SCHEDULE OF CONDITION A Public House In Somerset FOR Ms M Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by:
CONTENTS SCHEDULE OF CONDITION Elevations page 4 Internal Rooms page 17 Limitations page 56 Signature Document page 57 2
Address: Prospective Tenant: Covenants: Repairing Covenant, Redecorating Covenant, Reinstatement and Statutory Regulation Covenant Yield Up Clause: A Public House Somerset Ms M In this case we have not had the benefit of studying the lease, we therefore assume the property has a full repairing and insuring covenant or will have under the proposed lease. We have assumed it is a standard lease with no unusual or onerous clauses. Your Legal Adviser should confirm this and advise us of any unusual or onerous clauses immediately. Photographs: We typically take approximately 250 photographs during the course of a Schedule of Condition. We reserve the right to produce these photographs to establish the condition of the property over and above the ones included in the report. Orientation: All directions are taken as if viewing the property from the front. The Schedule of Condition offers a detailed description of the condition of the property. We have not carried out formal investigations to establish if the property is Listed or in a Conservation Area; if it is it will require various permissions to be obtained before work is carried out over and above that normally required, and possibly the use of appropriate materials for the age, type and style of property. The Schedule of Condition is to be read in conjunction with the Property Report. 3
ELEVATIONS All directions given as you face the property. We have been advised verbally that the property is in a Conservation Area; your legal adviser will need to check and confirm. Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. 4
FRONT ELEVATION Chimneys: Three brick chimneys Average, some moss Clear moss in the summer of 2011 Roofs: Tiles Average to the front some undulation to the rear. Greater than expected cover of moss, which could cause blockage to the gutters Clear moss in the summer of 2011 and general overhaul of roof Gutters and Downpipes: Cast iron and plastic Moss to tiles and cement flashing that needs replacing with lead Leaks and rusting Make watertight Rusted cast iron downpipes 5
Painted stonework Re-pointed in cement mortar, some stones can be seen to be spalling due to the cement mortar. Remove cement pointing and repoint in lime based mortar External Detailing: Metal single glazed windows Timber windows Deteriorating stonework Corrosion to metal windows and cracked glass Some wet rot to timber windows Doors Entrance canopy Deteriorating timber window Marked Porch timbers rotting Rotting timbers 6
LEFT HAND SIDE ELEVATION Chimneys: Two brick chimneys (front chimney refer to front elevation). Rear chimney located in valley gutter Dampness coming into property Dampness coming into property visible within roof space Stop dampness Stop dampness Chimney in valley gutter 7
Roofs: Tiles Valley gutters Moss visible and some displacement of tiles Blocked with moss build up General overhaul of roof Valley gutters generally need clearing and removal of moss Polycarbonate roof Blocked valley gutter We believe this roof is too shallow Replace and add a fall to it. Gutters and Downpipes: Cast iron and plastic Average Polycarbonate roof Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. 8
Stone A cement mortar and cement render has been used. Remove cement pointing with a soft brush and repoint in lime based mortar.. Painted cement render Timber Lintels Deteriorating stonework caused by cement mortar Inappropriate cement render and impact damage near kitchen window Impact damage to render Timber lintels can deteriorate quite rapidly where a cement mortar has been used. All hairline cracks to be sealed with a pliable mastic. Cement render is not ideal for this age of property and is effectively smothering it and therefore can be affecting any timbers within the structure. Likely to have accelerated deterioration to the timber lintels External Detailing: Timber windows Plastic windows Timber lintels visible Wet rot to timber windows Stone sill is deteriorating Repair and clean Deteriorating window sill Note: plastic windows typically have a life of ten to twenty years. 9
REAR ELEVATION Chimneys: Four brick chimneys (see front elevation and left hand elevation) Roofs: Tiled roofs Slate roofs Gutters and Downpipes: Moss visible Some slipped slates and moss visible General overhaul of roof General overhaul of roof Cast iron and plastic Average Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. 10
Stonework Brickwork Painted cement render Timber lintels External Joinery: Timber double glazed windows Plastic double glazed windows A cement mortar and cement render has been used. We can also see vegetation growing on it. Water staining to base, we believe this is due to the property being on a sloping site and being no way for the water to discharge from this area easily Inappropriate cement render Timber lintels can deteriorate quite rapidly where a cement mortar has been used. Wet rot to timber windows Timber windows sills and surrounds to plastic windows. Note: plastic windows typically have a life of ten to twenty years. Remove cement pointing and repoint in lime based mortar, and seal any hairline cracks in cement render with mastic. Cut back vegetation All hairline cracks to be sealed with a plyable mastic. Cement render is not ideal for this age of property and is effectively smothering it and therefore can be affecting any timbers within the structure. Check and confirm their condition.. Clean 11
RIGHT HAND SIDE ELEVATION Chimneys: One brick chimney (See front elevation comments) 12
Roofs: Tiled roofs Slate roofs Moss visible Some slipped slates General overhaul of roof General overhaul of roof Awkward valley gutter Gutters and Downpipes: Cast iron and plastic Stonework Brickwork Slate roof Dampness coming into ladies toilets Average Long runs of gutters and downpipes that are likely to leak A cement mortar and cement render has been used. We can also see vegetation growing on it. Water staining to base, we believe this is due to the property being on a sloping site and being no way for the water to discharge from this area easily Stop dampness Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. Remove cement pointing and repoint in lime based mortar, and seal any hairline cracks in cement render with mastic. Cut back vegetation Brickwork that needs repointing 13
External Detailing: Fascias and soffits In need of redecoration Timber double glazed windows Fascias and soffits Some wet rot to timber windows Plastic double glazed windows Roof window Flaking paintwork to window sills Timber windows sills and surrounds to plastic windows. Note: this type of window typically has a life of ten years. Misted over to toilet area 14
EXTERNAL AREAS / CAR PARK AREA Car Park Surface: Tarmac All on a sloping site running towards the pub and road. No white lines No drainage noted Provide a French drain to stop dampness in the property where water runs against it and form a running gulley across access/egress of car park to stop rainwater running onto the road Add white lines Add drainage 15
Beer Garden, Smokers Area and Play Area: Play area No safety ground mats were noted Health and safety inspection Beer Garden Play area Tree in need of maintenance Cut back trees and vegetation Smokers Area Tree in garden Consists of covered area Retaining wall Fencing Smokers area Stain and make good Concrete Steps: Fence Repair 16
SKITTLE ALLEY (external comments only) Roofs: Asbestos Some moss. Note we are not asbestos surveyors. We are advised there is an Asbestos Report for the property although we have not seen it. We would refer you to asbestos specialists. Timber cladding Average to poor re-stain. Windows: Plastic Average. Note: this type of window typically has a life of ten years. Clean 17
INTERNAL All directions given as you face the property. Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. GROUND FLOOR TRADING AREA FRONT OF HOUSE 18
Main Bar Games Area (left hand side) Woodchip Dated and marked Papered with dado rail Dated and marked Carpet Marked and worn Clean and/or replace Joinery: Metal and timber windows Dated and marked Doors Services: See Services section Dated and marked 19
Store Painted Painted Dated and marked Dated and marked Carpet Dated and marked Clean and/or replace Joinery: Metal windows Doors Services: See Services section Marked and rusting Dated and marked Add rust stop agents, make good and 20
Main Bar Area Papered with timber beams Dated and marked Painted with timber dado to approx one and a half metres Dated and marked Veneered timber Threshold Joinery: Timber Windows Doors Services: See Services section Dated and marked Damaged Note external comments with rot in timber Dated and marked Repair and clean Repair and clean 21
Right Hand Bar Area Painted Average Painted with dado Marked below dado level Carpet Average Clean and/or replace Joinery: Timber Windows Doors Services: See Services section Note external comments with rot in timber Dated and marked 22
Rear Restaurant Area (Upper end) Mock timber beams with plasterboard between Dated and marked Painted with bench seating Dated and marked Carpet Worn Clean and/or replace Joinery: Two single glazed timber casement windows Fire exit doors, allows access to roof Dated and marked Rot to base. Replace. Services: See Services section Pen indicates rot to base of fire exit door 23
Main Rear Restaurant Area Traditional timber beams with plasterboard between Dated and marked Painted Dampness Stop dampness, repair, prepare and Finding damp Carpet Worn Clean and/or replace Joinery: One single glazed timber casement window Doors Services: See Services section 24
Toilet Facilities There are no specific toilets for the less able/disabled Gentlemen s Toilets One Painted and partly vaulted Average Painted Tiling to urinal walls Vinyl Some old fixing points Hairline cracking to rear right hand corner Dampness Stop dampness, repair, prepare and Damp readings 25
Sanitary Ware Three urinals, one wash hand basin, one WC Joinery: Two casement windows Two wooden panel entrance doors and WC doors Services: See Services section Stained and marked Marked Stained and marked ironmongery Deep clean 26
Ladies Toilets One Painted and partly vaulted Roof window Painted Old colours grinning through Misted over and paint marked Leaking valley gutter Replace double glazed unit, repair, prepare and Stop dampness, repair, prepare and Damp readings from valley gutter Vinyl Marked Deep clean Sanitary Ware: Three WC s, two vanity units Marked Deep clean 27
Joinery: Three casement windows Varnished doors Services: See Services section One is rotten Marked and paint stained Sand, repair, prepare and 28
Access Corridor to Toilets and Function Room Timbered and plastered Dated and marked Papered and stonework Dampness found Stop dampness, repair, prepare and Carpet Worn Clean and/or replace Joinery: Windows Doors Services: See Services section Marked Dated and marked 29
Entrance Lobby to B&B Only Sloping polycarbonate ceiling with Velux roof light. Painted with two modern timber beams Marked and dirty Replace roof appropriate for this area Painted brickwork Average Carpet Worn Clean and/or replace Joinery: Windows Doors Services: See Services section 30
GROUND FLOOR BACK OF HOUSE Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. 31
Bar Servery Area Painted Marked Covered with back bar feature Marked Sand and re-varnish. Altro style flooring Ingrained dirt Deep clean Joinery: Back bar and timber front bar Services: See Services section Marked 32
Catering Kitchen Area Painted Average Deep clean Painted and stainless steel clad Average Deep clean Altro style flooring Wear on joints Repair joints and deep clean Joinery: Windows Doors Catering Equipment: Fryers, cooking range and sink all stainless steel The catering equipment has not been inspected, as we are not expert in this area, you should seek expert advice. We have assumed that the catering equipment meets Local Authority approval and is appropriate for use. Services: Electric fusepoint Needs boxing in Box up 33
Prep Area Painted with T shape timber beam Average Deep clean Painted with tiling to two walls Average Deep clean Altro style flooring Step down from kitchen to prep area Joinery: Windows Doors Services: See Services section Ingrained dirt Dated and marked Dated and marked Deep clean 34
Cellar (below ground level) Painted Average Painted Damp found Concrete Marked Joinery: Doors Dated and marked Steps Area to Cellar: Services: See Services section 35
FIRST FLOOR GUEST ACCOMMODATION AND PRIVATE LIVING ACCOMMODATION Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. 36
GUEST ACCOMMODATION Room 1 (Middle of building) Painted lath and plaster Average Painted woodchip Average Fireplace Carpet Joinery: Windows Doors Services: See services section Some of the floor is soft under foot, indicating there may be problems with the floor joists Plastic double glazed Marked and has no door closer. Clean Clean. 37
Room 1 Internal En-Suite Shower Painted plasterboard Average Paper Average Carpet Not joined properly Clean and/or replace Joinery: Doors Modern hollow core door Door handle needs securing, Prepare and Sanitary Ware: Shower, WC and wash hand basin WC is on a macerator Clean Services: External extract Clean 38
Room 2 (end of property above restaurant) Painted plasterboard Average Paper Average with some marks Clean or Carpet Joinery: Windows Doors Average Plastic double glazed windows Clean 39
Room 2 Internal En-Suite Shower Painted plasterboard Average Paper Average Carpet Average Joinery: Doors Sanitary Ware: Shower, WC and wash hand basin Traditional timber brace door without door closer Add door closer 40
Room 3 (With Shower in room) Painted plasterboard Average Paper with picture rail Average Carpet Joinery: Windows Doors Sanitary Ware: Average Plastic Timber ledge door Clean Door handle needs securing, Prepare and Shower and wash hand basin Marked Clean 41
Corridor Painted plasterboard Average Access into roof space Mixture of papered and painted areas and painted cupboards Average Carpet Slightly worn at joints Clean and/or replace 42
PRIVATE LIVING ACCOMMODATION Large landing, incorporating Office Painted and timber Painted Average Marked Carpet Worn Clean and/or replace Joinery: Windows Marked 43
Bathroom Old style artex Papered and painted Boarding to dado height Carpet Joinery: Windows Doors Possibility of asbestos to artex. Bulge in ceiling Boxing around bathroom marked Average Slight deflection in floor Marked Marked Clean or replace 44
Sanitary Ware: Bath, shower, WC and wash hand basin. Marked Deep clean Needs redecoration 45
WC Painted plaster Average Painted boards Timber boarding to half a metre (we think duct work for piping) Average Carpet Joinery: Windows Doors Sanitary Ware: Average Plastic double glazed window Panel Clean. High level WC cistern Marked 46
Domestic Kitchen Painted Marked Painted and papered Marked Carpet Worn Clean or replace Joinery: Doors Marked Appliances: The equipment has not been inspected, as we are not expert in this area, you should seek expert advice. Services: See Services section 47
Lounge Painted Painted Average Average Carpet Joinery: Windows Doors Services: See Services section Average Metal Marked 48
Front Bedroom Painted Average Painted Average Carpet Worn Clean or replace Joinery: Windows Doors Services: See Services section Marked Marked 49
Middle Bedroom Painted Marked. We believe it is a lath and plaster ceiling that has failed Problems with ceiling Painted Marked Carpet Worn Clean or replace Joinery: Windows Doors Services: See Services section Marked Marked 50
TOP FLOOR PRIVATE LIVING ACCOMMODATION Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. 51
Landing Area Painted and vaulted Dated and marked Painted Dated and marked Carpet Worn Clean or replace Joinery: Doors Marked. 52
Right Hand Room Painted and vaulted with timbers Dated and marked Painted Dated and marked Carpet Joinery: Roof window Our view was limited due to the stored items. Average Clean or replace Doors Marked Services: 53
Long Room to Rear Painted and vaulted Dated and marked Painted Dated and marked Signs of woodworm Resolve woodworm problem, repair, prepare and Carpet Joinery: Roof window and amended end window Doors Woodworm Our view was limited due to the stored items Marked Marked Clean or replace 54
OTHER MATTERS SERVICES Electrics All electrics need to be tested by an NICEIC approved electrician or equivalent to Institute of Electrical Engineers (IEE) standard. Note our comments with regards to the lights and the extract system. Fuel Gas/Oil The respective safety standards to be applied and most full repairing and insuring leases require a test certificate. All services to Gas Safe Standard or equivalent. FIRE REGULATIONS Normally it is a requirement of any Lease or Tenancy agreement that current fire regulations are adhered to and that a service contract is in place. This is how the property should be left. ACTION REQUIRED: You should have a suitable Fire Safety Notice from the outgoing tenant/landlord. We would draw your attention to our comments with regard to the guest rooms not having fire doors. Also it is normal to have fire doors to the staircase area to limit the spread of fire from one floor the next in a chimney type effect. DISABILITY DISCRIMINATION ACT There are no specific facilities, as far as we can see, fro the disabled; you should be aware that it is now a requirement to give reasonable access to the disabled and make reasonable amendments to the property as is necessary to accommodate them. It is a condition of all the leases that we have seen to meet this requirement. ACTION REQUIRED: You should ask to see if a report has been carried out in line with the Disabilities Act highlighting areas that can be improved or have been improved. 55
ASBESTOS REGISTER You have asbestos to the Skittles Room roof. In a property of this age there may well be more asbestos. This was commonly used post war until it was banned only in the last ten or so years, although it is rumoured that it was still used after this point in time. It is now a requirement for any public building to have an asbestos register, indicating whether there is or is not asbestos and if so where it is. ACTION REQUIRED: An Asbestos Register should be provided by the outgoing tenant/landlord. You should note that work involving products containing asbestos is covered by Health and Safety legislation and you are recommended to seek the advice of the Local Authority Environmental Health Officer before proceeding with any such work. We are not asbestos surveyors. 56
LIMITATIONS As per our original Terms of Engagement, we would remind you specifically that: We have not inspected parts of the structure that were covered, unexposed or inaccessible during our inspection. We therefore cannot confirm that such parts are free from defect, structural or otherwise. We have not determined whether any hazardous materials such as high alumina cement, calcium chloride, asbestos etc have been used in the construction. Our report is for the use of the party to whom it is addressed above and no responsibility is accepted under the Third Parties Act or for any third parties who use this report in whole or in part. We have not carried out a comprehensive test of any electrical, mechanical or drainage services. We therefore cannot confirm that they are operational and in good condition. If you wish us to arrange tests please advise. We have not carried out or arranged for specialists to undertake any reports, for example an environmental report or an audit report upon the property. We are therefore unable to advise whether any contaminated or other adverse environmental issues affect the site. This report does not constitute a Structural Survey (now known as a Building Survey). 57
Signature Document in Relation to A Public House, in Somerset Schedule of Condition This signature document represents page 57 and 58 of a 58 page Schedule of Condition relating to: A Public House in Somerset as prepared by You should ensure your Legal Advisor gets this document signed by the relevant parties and agreed prior to legal commitment to purchase. Delete/amend as you require. Lessees Representative We verify that this is a true and accurate record of the condition of: A Public House in Somerset As inspected By Signed:..... Dated: For and on Behalf 58
Lessee Ms M has seen and forwarded this document on by recorded delivery on.... to the owners/landlords or their legal representatives in relation to the proposed Lease. Signed:... Ms M Dated:...... Landlords Representative (delete as applicable) Print Name:.... for and on behalf of..... has inspected and read the Schedule of Condition for an on behalf of. and accepts that it is a true and accurate record. Signed: Dated:. For and on Behalf of:..... I have the authority to sign this document on behalf of the aforementioned company. 59