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JOB REFERENCE: O/G

PROPERTY REPORT

OF

A Converted 1920’s/1930’s Property Ealing, London W5

FOR

Ms H

Ealing, London, W5

——— Marketing by: ———


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2

CONTENTS

Introduction page 3

Synopsis page 3

Summary of Construction page 4

Accommodation and Facilities page 6

Report Format and Information page 7

Executive Summary page 9

Summary Upon Reflection page 16

Limitations page 17

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INTRODUCTION

We have been asked to inspect and prepare a Report and Schedule of

Condition.

This Report is to be read in conjunction with the Schedule of Condition.

SYNOPSIS

SITUATION AND DESCRIPTION

This is a self contained ground floor level licensed bar with outside area to the

front. The property sits within a three storey converted property; the top floor

being within the roof structure.

We are advised that recent refurbishment and conversion has taken place to the

upper floor to improve the flats. We believe there are at least three flats

directly above this property.

We believe the property to have been built in the 1920s/1930s. If the exact age

of the property interests you your Legal Advisor may be able to find out more

information from the Deeds.

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SUMMARY OF CONSTRUCTION

External

Chimneys: Three brick chimneys

Roofs: Pitched concrete tile roof with lead covered dormer

windows and various flat roofs

Gutters and

Downpipes: Mixture of cast iron Ogee gutters and plastic gutters and

downpipes

Soil and Vent Pipe: Not found

Walls: Flemish bond brickwork with cement repointing

External Joinery: Painted timber fascia board and a Georgian glazed front

with double door entrance; two fire exits to the rear (both

locked).

Roof window to flat area is a plastic bubble roof light.

Internal

Ceilings: Plasterboard (assumed)

Walls: Plasterboard (assumed)

Floors: Ground Floor: Suspended timber floor (assumed)

First Floor: Not known (assumed)

Services

We believe that the property has a mains water supply, drainage, electricity

and gas.

The above terms are explained in full in the main body of the Report.

We have used the term ‘assumed’ as we have not opened up the structure.

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EXTERNAL PHOTOGRAPHS

Front Elevation

Rear View

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ACCOMMODATION AND FACILITIES

Ground Floor – Trading Area

Front of House

• One large open plan bar

• Gentlemen’s Toilets

• Ladies Toilets

• Disabled / Less Abled Toilet (currently used as a staff room

and store)

Back of House

• Bar Servery Area

• Kitchen

• Beer Store

• Store Room

Outside Areas

• Sitting out area to the front

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REPORT FORMAT AND INFORMATION

To help you understand our Report we utilise various techniques and different

styles and types of text, these are as follows:

PHOTOGRAPHS

ACTION REQUIRED AND RECOMMENDATIONS

We have used the term ACTION REQUIRED where we believe that there

are items that you should carry out action upon or negotiate upon prior to

purchasing the Lease.

Where a problem is identified, we will do our best to offer a solution.

However, with most building issues, there are usually many ways to resolve

them dependent upon cost, time available and the length of time you wish the

repair/replacement to last.

MARKET VALUE

We have not been asked to comment upon the market value in this instance.

We have not seen copies of the trading figures or the accounts.

EVERY BUSINESS TRANSACTION HAS A RISK

Every business transaction has a risk, only you can assess whether that risk is

acceptable to you and your circumstances.

We utilise photographs and sketches to

illustrate issues or features. In some

photographs a pencil has been used to highlight

a specific area.

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AGENT / BUSINESS DEVELOPMENT MANAGER – FRIEND OR

FOE?

It is important to remember that the agents are acting for their client and not

the purchaser. We, as your employed Independent Chartered Surveyor,

represent your interests only.

SOLICITOR/LEGAL ADVISOR

To carry out your legal work you can use a solicitor or a legal advisor. We

have used both terms within the report.

TERMS OF ENGAGEMENT/LIMITATIONS

This report is being carried out under our terms of engagement, as agreed to

and signed by you. If you have not seen and signed a copy of our terms of

engagement please phone immediately.

OUR AIM IS ONE HUNDRED PERCENT SATISFACTION

Our aim is for you to be completely happy with the service we provide, and we

will try and help you in whatever way possible - just phone us.

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EXECUTIVE SUMMARY

Summaries are dangerous as they try to précis often quite complex subjects

into a few paragraphs. This is particularly so in a summary about someone’s

future business when we are trying to second-guess what their priorities are, so

it is important the Report is read in full.

It is inevitable with a report on a building of this nature that some of the issues

we have focussed in on you may dismiss as irrelevant and some of the areas

that we have decided are part of the ‘character’ of this property you may think

are very important. We have taken in the region of fifty plus photographs (a

CD copy of all photographs is enclosed) during the course of this survey and

many pages of notes, so if an issue has not been discussed that you are

interested in or concerned about, please phone and talk to us before you

purchase the lease (or indeed commit to purchasing the lease), as we will more

than likely have noted it and be able to comment upon it. If we have not we

will happily go back. Having said all of that, here are our comments:

When purchasing the lease on a public house we believe there are three

elements you need to consider, these are:

The Business

Only you can decide upon the true potential of the business and its value to

you; although we do recommend taking independent advice on the value of the

business and property.

The Lease

The quality of the lease needs to be discussed with your Legal Advisor and

understood. You need to understand your rights, responsibilities and liabilities

when you sign for a lease of this nature. We ask that your Legal Advisor

brings any onerous or unusual clauses to our attention immediately. We

assume this is a standard full repairing and insuring Lease.

The Property

There are many aspects to look at property-wise, both from its condition at the

moment, to its condition in relation to the lease (or in this case a standard full

repairing and insuring lease, as we have not seen the one specifically relating

to this property).

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You are currently reading the Property Report which is intended to advise you

on the property element of the purchase. We will also provide you with a

Schedule of Condition, which will enable you to agree with the Landlord the

condition of the property when you start to lease it.

Generally we found the public house in acceptable condition structurally and

in below average condition decoratively; we found the building that it sits

within to be in poor condition and we would not recommend you purchase the

Lease without agreement for works to the property as a whole.

We have divided the Executive Summary into ‘The Good’, ‘The Bad’ and

‘The Ugly’, to allow you to clarify and focus on exactly what the issues are.

The Good

Survey reports often are full of only the faults and general ‘doom and gloom’, so we thought

we would start with some positive comments on the property!

• There is an outside area.

• The bar looks to have been relatively recently refurbished; although it is

already suffering from deterioration due to the leaking front wall and

flat roof.

The Bad Problems / issues raised in the ‘bad’ section are usually solvable, but often need

negotiation upon. However, a large number of them may sometimes put us off the property.

1) Chimneys

The chimneys need repointing in the next

few years, there may even be damp getting

in at the moment. Unfortunately we did

not manage to get access to the flats on the

top floor.

Left hand chimney – in need of

repointing.

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ACTION REQUIRED: Repoint chimneys.

ANTICIPATED COST: Scaffolding is likely to be required; therefore

we would anticipate the cost to be in the region of £2,500 - £5,000.

Quotations should be obtained; we believe this to be a shared cost.

2) Movement Visible to the Tiles

We could see that the roof tiles have

opened up to both the front and rear of the

property. It is very difficult to ascertain

exactly why this has occurred without

gaining access to the roof space or the top

floor flat. However, we do think this is

where the alterations that have taken place

to add the flats upstairs and the roof now

sits onto different walls.

ACTION REQUIRED: Your Legal Advisor should remove this from

a responsibility under the terms of the Lease.

3) High Level Felt Flat Roof – Poor Workmanship

It is fair to say that the rear high level flat

roof has not been put on with the best of

workmanship. We noticed in particular

that the detailing was very poor. This roof

is directly above your property but forms

the roof of Flats 3A, 3B and 4A.

ACTION REQUIRED: Your Legal Advisor to establish that you do

not have liability or responsibility over this.

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4) Dampness from Rear Flat Roof

Within the property we could see that

dampness is coming in. There are visible

signs of dampness to the rear toilet areas,

the kitchen and the storage areas. We have

been on the roof which has new pavior

slabs which unfortunately are effectively

hiding any problems.

We noted a roof window on the flat roof that goes into the kitchen area and

we believe this may be an area of weakness where dampness is getting into

the property.

ACTION REQUIRED: You need to open up the roof to see the

construction. We believe it is a timber decking and that dampness is

inside it. This is an ideal candidate for wet rot or dry rot and it is

impossible to say without further investigation.

ANTICIPATED COST: In the region of £500 to open up and

investigate. We would say that even if the roof is in good condition it

does need to be ventilated to remove any moisture within it.

We would also add that the rear parapet walls are also allowing

dampness into the roof space, as we could see hairline cracking and

repaired cracks to these.

5) Rising Damp

We have found rising damp to the rear of

the property in the toilet areas and in the

kitchen and around the rear fire exits. We

suspect that there is not a damp proof

course in the rear section of the property

and we also suspect that it has not been

built to modern building regulation

standards.

Finding dampness

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ACTION REQUIRED: The dampness needs to be noted in your Lease

agreement and the Landlord to agree that this is not part of your

responsibility under the Lease.

6) Drains

There are drains to the rear of the property within the alleyway as well as

within the ladies toilets and also to the front of the property. The drains to

the rear of the property have both the manhole covers covered with timber,

which in itself is dangerous.

We were able to lift one and here we found

the broken manhole was wedged within

the drain, which appears to be blocking it.

We ran the taps within the kitchen and

they appeared to be working. We have not

flushed all the toilets or run the other taps

so there may well be a problem.

ACTION REQUIRED: We recommend that a close circuit TV camera

report is carried out on the drains.

ANTICIPATED COST: In the region of £200 - £500 for the report

plus any work necessary to the drains.

Rear right hand side broken

manhole

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The Ugly

We normally put here things that we feel will be difficult to resolve and will need serious

consideration.

7) Gutters to the Front of the Property

The gutters to the front of the property are

cast iron ogee gutters and they sit on top of

the wall (rather than next to the wall as

most gutters do).

This type of guttering is renowned for

leaking and is allowing dampness into the

front wall. There are visible vertical

cracks to this wall and also we believe this

to be related to the cracks in the ceiling.

In a worse case scenario, and we do need

to mention this, the dampness in the wall

could have affected the timber floor joists

at first floor level and this could be a

reason for the cracking. A best case

scenario could simply be dampness

coming down through the wall.

We also noted that hairline cracks are

occurring to the cast iron downpipes which

will also be allowing water into the

structure.

ACTION REQUIRED: Your

Landlord needs to carry out a full

investigation. We would recommend

that your Legal Advisor should remove

this from a liability within the terms of

the Lease.

ANTICIPATED COST: This work could be very expensive to carry

out.

Front gutter

Crack to front brickwork

Crack to downpipe

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Other Items

Moving on to more general information.

Electrics

Whilst we have carried out a visual inspection of the electrics we also need to

advise you of the following:

ACTION REQUIRED: As the property is changing occupancy the

Institute of Electrical Engineers (IEE) recommend an NICEIC registered

and approved electrical contractor carry out an inspection, test and report.

Maintenance

This type of property is relatively modern (i.e., less than one hundred years

old) but nevertheless still requires ongoing maintenance and repair. A budget

for such work must be allowed to ensure it is maintained in a good condition.

This will prevent undue and unnecessary deterioration.

DIY/Handyman Type Work

There are numerous other items that we would class as DIY or handyman type

work such as redecorating. Unfortunately in this instance the work to stop the

‘cause’ of the problem needs to be carried out before you can repair the

‘effect’ which is the deteriorating paintwork. We have detailed these and other

issues within the Schedule of Condition.

Estimates of Costs

Where we have offered an estimate of building costs please remember we are

not experts in this area. We always recommend you obtain quotations for the

large jobs before purchasing the property (preferably three quotes). The cost

of building work has many variables such as the cost of labour. For unskilled

labour we currently use between £75 and £100 per day (the higher costs in the

city areas) and for tradesmen we use between £100 and £200 per day for an

accredited, qualified, skilled tradesman. Other variations include the quality of

materials used and how the work is carried out, for example off ladders or

from scaffold.

If you obtain builders estimates that vary widely, we would advise the work is

probably difficult or open to various interpretations and we would recommend

a specification is prepared. It would probably be best to supervise the work if

it is complex, both of which we can do if so required.

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The Summary Upon Reflection is a second summary so to speak, which is

carried out when we are doing the second or third draft a few days after the

initial survey when we have had time to reflect upon our thoughts on the

property. We would add the following in this instance:

The severity of the problems to the property as a whole mean that it is very

important that the Schedule of Condition is agreed and served upon the

Landlord and / or that you also get compensation and benefit from putting up

with the problems that it is likely to cause; i.e. deteriorating plaster and

decorations.

As a general comment for any work required we would always recommend

that you obtain at least three quotations for any work from a qualified, time

served tradesperson or a competent registered building contractor prior to legal

completion.

We would ask that you read this Property Report and the Schedule of

Condition and contact us on any issues that you require further clarification on.

SUMMARY UPON REFLECTION

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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 us.

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.

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If you would like any further advice on any of the issues discussed (or indeed

any that have not been discussed!) then please do not hesitate to contact us on

0800 298 5424.

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0800 298 5424

JOB REFERENCE: O/G

SCHEDULE OF CONDITION OF

A Converted 1920’s/1930’s Property Ealing, London, W5

FOR

Ms H

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CONTENTS

SCHEDULE OF CONDITION

External page 4 CHIMNEY STACKS, PARAPET WALLS,

DORMER WINDOWS AND ROOF WINDOWS

ROOF COVERINGS AND UNDERLAYER

ROOF STRUCTURE

GUTTERS AND DOWNPIPES

EXTERNAL JOINERY

EXTERNAL DECORATIONS

External Areas page 17 CARPARKING

BOUNDARIES

Elevations page 18

Internal Rooms page 21 GROUND FLOOR TRADING AREA

GROUND FLOOR BACK OF HOUSE

DAMPNESS

TIMBER DEFECTS

THERMAL EFFICIENCY

Services page 37 ELECTRICITY

GAS

PLUMBING AND HEATING

MAIN DRAINS

Other Matters page 43 FIRE REGULATIONS

DISABILITY AND DISCRIMINATIONS ACT

ASBESTOS REGISTER

Limitations page 44

Signature Document page 45

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Address London

W5

Prospective

Tenant: Ms H

Repairing Covenant: We have not seen a copy of the lease and we

have therefore assumed 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 100

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.

There follows a detailed appraisal of the property, starting with the External and

then looking at each room. The Schedule of Condition offers a detailed

description of the condition of the property on 13th September 2007.

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.

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EXTERNAL

CHIMNEY STACKS, PARAPET WALLS, DORMER

WINDOWS AND ROOF WINDOWS

Chimney Stacks

This property has three chimneys located to the middle, the right hand side and

to the left hand side.

Chimney One – Located to the Middle

This chimney is built in brick with a lead

flashing and four chimney post. From what

we could see the chimney needs repointing

and the flashing needs checking / replacing.

We were unable to see the very top of the

chimney know as the flaunching, we therefore

cannot comment upon it.

ACTION REQUIRED: Carry out repointing as soon as possible. Check

flashing immediately and replace with lead in the long term. This will be a

shared liability with a shared cost and will need to be agreed with the

Landlord.

Chimney Two – Located to the Right Hand Side

We would comment in a similar manner to the

previous chimney.

ACTION REQUIRED: Repoint, the

sooner the better. Again, this will be a

shared liability and a shared cost and will

need to be agreed with the Landlord.

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Chimney Three - Left Hand Side

There is also a left hand side chimney, however this does not appear to be

directly above the property and we therefore assume that it does not form part

of your responsibility.

Flaunchings Defined

A low, wide cement mortar fillet surrounding the flue terminal on top of

the chimney stack to throw off rainwater.

Flashings Defined

Flashings prevent dampness from entering the property, usually at

junctions where materials change. Such a junction is the one between the

chimney and the roof.

Dormer Windows

There are two front dormer windows to this

property and one to the rear. They have been

inspected from ground level (and with a

ladder to the rear) and all look to be newly

covered with a lead lining both to the side and

we believe to the top as well, although we

could not view this area properly.

From talking to the adjoining neighbours they

advised that the dormers are relatively new.

The reason we have commented upon these is

that you will have a shared liability for them.

We would comment that flat roofs can cause

considerable problems, particularly at high

level.

Dormer windows to the front

Dormer window to the rear

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Parapet Walls

To the rear of the property there is a parapet

wall. We could see signs of cracking that has

been repaired and also hairline cracking. This

may well be the cause of the dampness getting

into your property at the rear.

ACTION REQUIRED: You should

ask your Landlord to investigate and

repair this issue and to ensure that you

are not liable for any dampness caused

by it.

Roof Windows

There is one roof window to the rear of the

property on the flat roof. This has a wire cage

over it to limit access. The roof window itself

is a plastic bubble-style roof light.

We did note dampness around this area in the

kitchen.

It seems inevitable with roof windows that

they will sooner or later leak. If this doesn’t

occur then they seem prone to condensation.

Keep a cloth handy!

Party Walls

We were not exactly sure where the party walls were on this property, but we

believe that the chimneys probably sit upon them and some of the parapet

walls certainly are party walls. Here is a bit more information about party

walls: Party Structures Defined - Party Wall Act Etc. 1996

A structure that both parties enjoy the use of or benefit from. An

example of this would be where both parties gain support from a wall or

utilise a chimney or chimneys.

Any work to party structures, such as party walls or party chimney stacks, require

agreement under the Party Wall Act. We would be more than happy to offer you help and

advice in this matter.

Cracking to parapet wall

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ROOF COVERINGS AND UNDERLAYERS

We will consider the roofs in three different areas, the main roof, the rear high

level flat roof and the single storey flat roof .

Main Roof

The roof is pitched and clad in a small nibbed

concrete tile. Sometimes we find that

deterioration occurs to the ridge and exposed

areas such as the perimeter and so you should

periodically check these areas.

From what we could see the concrete tiles are

generally lying level and true and look in

reasonable condition; although we did note

that the tiles have opened up. We cannot be

one hundred percent certain what this relates

to.

ACTION REQUIRED: This needs to be noted and your Landlord

should be advised. Your Landlord should carry out further

investigation.

Protective Underlayer (Often known as the sarking felt or underfelt)

Unfortunately it was not

possible to access the loft space

to inspect its condition.

General view of the roof. Note

the opening up of the tiles to the

centre.

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High Level Flat Roof to the Rear

The high level flat roof is newly covered with

a mineral felt.

We are slightly concerned by some of the

detailing where the workmanship looked

shoddy. However, this type of modern

mineral felt should last 10 – 30 years,

depending upon the quality of workmanship,

the materials used and the decking.

ACTION REQUIRED: Your Legal

Advisor to check and confirm that a

guarantee has been obtained for the

roofing work to minimise future costs.

Poor detailing

Note how the felt is cut where it

goes into the gutter.

High level flat roof

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Low Level Flat Roof to the Rear The flat roof is formed in asphalt on a timber

decking. The asphalt could not be seen due to

the pavior slabs.

General Information on Asphalt

Asphalt is a mixture of bitumen and inert mineral

matter. If laid upon a suitable base it is usual to

expect a life of approximately 25 years from new.

Whilst the roof looks relatively new dampness

is coming into your property below; we could

see it around the toilet area and also to the

kitchen area and also to the store areas (all of

these areas are located to the rear of the

property).

ACTION REQUIRED: Your Legal

Advisor to confirm if there is a

guarantee in relation to the asphalt flat

roof.

Low Level Felt Roofs

There are some felt roofs also at low level to

the rear of the property. These are covered in

mineral felts, similar to the high level rear flat

roof, with a lead flashing. These looked in

reasonable condition, where we could see

them, and cover the very rear part of the

property.

ACTION REQUIRED: Your Legal Advisor to confirm if there is a

guarantee in relation to the felt flat roofs.

Photo of the drainage point

Low level flat roof to the rear

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ROOF STRUCTURE AND ROOF VOIDS

(ALSO KNOWN AS ROOF SPACE OR ATTIC SPACE)

Main Roof

There is not access to the main roof.

Rear Flat Roof

We could see no access to the rear flat roof. We would however comment that

the latest Building Regulations require flat roofs to be ventilated and we are

surprised that this roof is not ventilated. It could be argued that Building

Regulations are not retrospective (as this is a repair on an older property) but

their standards are generally met by good practice. The reason for the

requirement is to make sure that any moisture that enters the roof construction

is dispelled by way of ventilation. We would suggest that if the opportunity

arises ventilation should be provided. This will stop the possibility of fungal

growth above the ceiling in the flat roof area.

Also it could not be established if there is insulation within the roof or a

vapour barrier, without the vapour barrier and combined with inadequate

ventilation there will be an increase in the risk of wet or dry rot.

ACTION REQUIRED: Landlord to add ventilation to roof space.

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11

GUTTERS AND DOWNPIPES

The property has a mixture of the original cast iron gutters and downpipes and

the more modern replacement plastic gutters and downpipes. Cast Iron of this

age will require regular maintenance, we noted cracks.

Front Gutters and Downpipes

The front gutters and downpipes are causing a

major problem to this property.

The front gutters sit on the wall of the main

structure, which unfortunately when they leak

causes damage and deterioration. We could

see vertical cracks in the walls (please see our

comments in the Walls Section) which are

allowing dampness into the structure and can

be seen to be causing deterioration to the front

of the property and also to the ceiling area.

ACTION REQUIRED: Landlord to repair and / or replace these

gutters immediately.

We would also comment that the downpipes

are cracked.

ACTION REQUIRED: Landlord to

repair and / or replace the downpipes to

stop dampenss getting into the

structure.

At the very least your Legal Advisor

needs to ensure that the gutters and

downpipes are not your responsibility

and liability.

Front gutter

Crack in downpipe

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Rear Gutters

To the rear there are plastic gutters and

downpipes that have minor leaks to them,

as can be seen by the paintwork coming

away from the fascia boards.

ACTION REQUIRED: We would

always recommend that the gutters

and downpipes are cleaned out, the

joints are checked and the alignment

checked to ensure that the gutters

fall towards the downpipes.

Soil and Vent Pipe

We were unable to establish where the soil and vent pipe is.

Rear gutter

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WALLS

The property is brick built originally in a lime

mortar in what is known as Flemish bond

brickwork, which has been repointed in a

cement mortar.

The term Flemish Bond relates to the

way the bricks are bonded together

and have a pattern visible from the

outside of the property that shows the

end of the brick (header), then the

side of the brick (stretcher), then the

end of the brick, then the side of the

brick, and this pattern repeats course

after course, i.e. header-stretcher,

header-stretcher.

Generally Flemish Bond brickwork is liable to penetrating dampness

internally, dependent upon the condition of the brickwork and the exposure to

the weather. In this case the pointing is reasonable although it will require

some ad hoc repointing. It is essential that external faces be kept in good

condition.

Vertical Cracking

The property has vertical cracks, these are

caused by the leaking gutters and downpipes

(please see our earlier comments); they are

causing substantial damage and deterioration

to the property and need to be repaired or

replaced immediately.

Note vertical crack from the top

of the gutter down to the corner of

the window.

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ACTION REQUIRED: The gutters

and downpipes need to be repaired and

/ or replaced. The wall needs to be

allowed to dry out and then remedial

repairs should be carried out.

ANTICIPATED COST: Without

seeing the damage and deterioration to

the flats in the upper section of this

property it is very difficult to comment

on costs, but we would expect costs in

the region of £10,000 - £20,000 due to

the scaffolding that will be required and

the long term damage that we believe is

being caused and also the possibility

that the dampness has affected the floor

timbers at first floor level.

Your Legal Advisor needs to ensure that this work is not your

responsibility and liability.

DAMP PROOF COURSE

All modern properties should incorporate a damp proof course (DPC) and

good building practice dictates that a differential of 150mm (6 inches) should

be maintained between the damp proof course and ground levels.

There is no damp proof course to the front of the property due to it being

formed in timber and glazing panels. To the rear we believe there may be a

damp proof course, although we did find dampness in this area.

Note vertical stepped cracking to

the right hand side of the

downpipe.

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EXTERNAL JOINERY

Fascias and Soffits

The property has timber fascias to the rear of the property with next to no paint

on these, indicating that the gutters are leaking.

ACTION REQUIRED: Repair the gutters and repaint the fascia

boards.

Windows and Doors

The bar has painted timber windows to the

front and to the rear there is a blocked up

window.

The flats above look to have double glazing,

which from the profile size looks to be a

relatively cheap and older style double

glazing.

Signage and Lighting

We have not had the benefit of seeing the property lit and during the course of

the survey they wasn’t any staff there to switch it on, other than when the fire

alarm was going off and it wasn’t an appropriate time to ask to be shown the

lighting.

The signage looks relatively new. ‘The Common Room’ is formed with fixed

lettering and there is also various wording on the side panels and to the

canopies. There is an illuminated ‘Stella Artois’ sign to the centre of the

property.

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FOUNDATIONS

In a property such as this it is likely to have a mixture of foundations, due to

the property being extended and/or altered over the years. We would expect

this to include shallow foundations to the older part of the property and

concrete foundations to newer part.

We had discussions with the owners / leaseholders of the adjoining property to

the left hand side of The Common Room. They have been in the property for

many years and advised that they originally extended to the rear of their

property in 1969 and then other properties have duly extended too. They also

commented that the rear extensions go over the foul water drainage system.

EXTERNAL DECORATIONS

Generally overall the external decorations are in average condition and we

would expect some redecoration to be required within the next three to five

years.

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EXTERNAL AREAS

Please note the focus of this report has been on the main building.

CAR PARKING

We noted a sign on the window advising where the nearest car parking is.

We were not made aware of any car parking with the property. It is a

business decision as to how much this will affect business.

BOUNDARIES

We have assumed the boundary to the property to be the front of the seating

area, as marked by the planters, and to the rear of the alleyway with you

having a right of access to the property.

ACTION REQUIRED: Your Legal Advisor to check and confirm the

above.

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ELEVATIONS

In this section we look at each external elevation in turn and reiterate

any issues. This is to ensure complete clarity over the various issues

with the property.

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FRONT ELEVATION

DESCRIPTION

CONDITION

ACTION REQUIRED

Chimneys:

Two brick chimneys

In need of some repointing.

Repoint and check flashings

Roof:

A tiled roof

Some opening up of the tiles.

Close up the tiles and carry

out investigations to confirm

the reason why the tiles are

opening.

Gutters and Downpipes:

Mixture of cast iron and plastic

Leaking and in urgent need of

repair.

General repair and

replacement.

Walls:

Flemish bond brickwork

Cracking – being caused by

the leaking gutters to the

front.

Immediate repair.

External Joinery:

Painted timber shop front

Reasonable.

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REAR ELEVATION

DESCRIPTION

CONDITION

ACTION REQUIRED

Chimneys:

Two brick chimneys

In need of some repointing.

Repoint and check flashings

Roof:

High level flat roof

Low level flat roof

We have not had access to the

upper floor accommodation

Known to be leaking

Repair roof

Gutters and Downpipes:

Plastic

Leaking, based upon the

condition of the fascia board

Repair

Walls:

Stretcher bond brickwork

Average

External Joinery:

Fascia Boards

Paint coming off

Redecorate

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INTERNAL

GROUND FLOOR TRADING AREA – FRONT OF HOUSE

Main Bar

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings: Plasterboard

Hairline cracking

throughout, particularly to

the front of the property

which has been filled and

made good.

Cracking to front section

of the property

approximately 5mm-10mm

which we believe shows

movement in the property.

Dampness coming through

ceiling to rear of bar area

near gents toilets.

Stop dampness coming in

from front gutters, repair

wall and then repair ceiling.

As above

As above

Walls:

Painted plasterboard at high level

Timber boarding at low level

(except where there is fixed seating

around the edge of the property).

Front ‘wall’ of the property is

timber and glazing

Dampness visible near

lights coming from flat

roof

Average

Average

Repair flat roof

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Floors: Wooden boarding running from

front to back.

Average conditions with

some marks

Sand and restain

Windows and Doors: Two glazed double doors to front

with four extract fans set in top

sections.

Two rear fire exits

One blocked up door

Fire exits locked and not to

appropriate standards

Bring up to standard

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Toilet Facilities

Gentlemen’s Toilets and Entrance Lobby

DESCRIPTION

CONDITION

ACTION REQUIRED

Lobby Area:

Painted ceilings and walls

Hairline cracking and

dampness

Repair leaking roofs above

and redecorate.

Ceilings: Painted

Access hatch

Average

Open up hatch and

investigate.

Walls: Painted and part tiled

Generally in average

condition

Signs of dampness above

entrance door

Minor movement

Stop leaks to roof and

redecorate

Floors: Tiling

Ingrained dirt

Require cleaning

Sanitary Ware One w.c.

Three urinals

One wash hand basin

Average

Average

Average

Require general clean

Windows and Doors: W.C Door

Average. Some paint

damage

Redecorate.

Services: Extract fan

Requires cleaning

Requires cleaning

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Ladies’ Toilets

DESCRIPTION

CONDITION

ACTION REQUIRED

Lobby Area: Painted ceilings and walls

Average

Ceilings: Painted

Average

Walls: Painted above dado.

Tiling below dado.

Average

Floors: Tiled

Ingrained dirt

Requires general clean

Sanitary Ware: Two W.C.s with hidden cysterns

Double wash hand basin

Average

Average


Windows and Doors: Entrance Door

Some paintwork marks

Redecorate

Services:

Inset lights

Extract fan in one of the w.c.s

Manhole cover

Requires cleaning

This looks to be a

frequently lifted manhole

with blockages in this area.

Requires cleaning

Close circuit TV camera

report of the drainage system

and carry out appropriate

action as recommended.

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Internal Disabled / Less Able Toilets

Being used as Staff Clothing Area and

Storage Area

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings: Painted

Average

Walls: Painted and tiled

Average


Floors: Tiled floor

Ingrained dirt


Sanitary Ware: W.C.s

Wash hand basin

Average

Average


Windows and Doors:

Door

General marks

Redecorate

Services:

Inset lights to ceiling

Electric socket point

Extract Fan

Broken. Burn marks

around light

Loose

Not Working

Fix lights and redecorate

Fix

Repair

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Store off of Lobby Area

(rear right hand side of property)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings:

Timber

Partially open where items

have been stored

Make good

Walls:

Inner walls: Stretcher bond

brickwork

Outer wall: English bond brickwork

Average

Average

Recommend plaster

boarding

Floors: Tiled

Ingrained dirt

Requires cleaning

Windows and Doors: Entrance Door

Inner door

Could not gain access to

inner store

Services:

Boiler

Unmarked

Requires service information

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GROUND FLOOR – BACK OF HOUSE

Bar Servery Area

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings: Painted

Average

Walls: Formed from the back bar display

(please see the Joinery section

below)

Floors:

Altro-style flooring

Marks and indents.

General ingrained dirt.

Has ‘give’ in it, indicating

that there is a void or cellar

beneath.

Open up floor and check

condition. We believe there

may be some wet rot

underneath this.

Joinery: Metal top to bar with wooden fascia

Mirrored back bar with bottles

standing on painted shelving

Back bar: Formica covered shelf

Skirting to end of back bar

Front: Metal module unit

Average

Average

Average

In need of replacement

Average

Replace

Storage to end of bar: Computer system and sound system.

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Catering Kitchen

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings: Painted

Roof Window: Polycarbonate domed roof window

with mesh

General grease covering.

Water damage which we

assume is from the flat

roof.

Requires cleaning

Walls: Ceiling to floor tiles

Ingrained dirt to grout

Requires cleaning

Floors: Altro-style finish

Missing sections and

ingrained dirt

Replace

Doors:

General marks

Repair and redecorate

Catering Equipment: Stainless steel units

Extract hood within kitchen

We have assumed that the catering

equipment meets Local Authority

approval and is appropriate for use.

The catering equipment has not

been inspected, as we are not expert

in this area.

Dirty

Require a deep clean

Check there are no

Environmental Health

Certificates against the

property.

Services: Lights are covered luminaires

Emergency light

Not marked

Require directional arrows

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Lobby between Bar Trading Area and Kitchen

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings:

Painted

Average

Walls: Tiled

Ingrained dirt

Requires cleaning

Floors: Altro-style flooring

Dirty

Requires cleaning or

possible replacement

Doors: Two painted doors with circular

vision panels

Marked

Require redecoration

Services: Inset lights

Fire emergency light

One light not working

Not marked

Repair

Requires directional arrows

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Store / Beer Cellar

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings: Painted

Flaking and signs of damp

and deterioration from roof

above

Fix leak and generally

redecorate

Walls: Boarded

Marked

Replace or redecorate

Floors: Painted concrete

Heavily marked

Redecorate

Doors:

General marks


Services: Exposed ductwork area

Emergency fire exit

Exposed

Box in

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Small Storage Area to Rear

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings: Painted

Water damage visible

Repair roof above

Walls: Plastered

Marked with signs of

damp and deterioration at

high level.

Horizontal cracking at low

level.

Repair and Redecorate

Floors: Concrete

Heavily marked

Repair and add floor finish

Doors:

Marked


Services:

Python system

Cooling system

Drainage pipe running through wall

at ceiling level

Gas bottles

Exposed

Not secured

Box pipe in

Secure

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DAMPNESS

In this section we look at any problems that are being caused by dampness. It is therefore

essential to diagnose the source of the dampness and to treat the actual cause and not the

effect of the dampness.

Rising Damp Rising damp depends upon various

components including the porosity of the

structure, the supply of water and the

rate of evaporation of the material,

amongst other things. Rising damp can

come from the ground, drawn by

capillary action, to varying degrees of

intensity and height into the materials

above.

A random visual inspection and tests with a moisture meter have been taken to

the perimeter walls and some internal walls. We found rising damp to the rear

of the property.

ACTION REQUIRED: This needs to be discussed and agreed with

the Landlord.

Lateral or Penetrating Dampness

This is where water ingress occurs through

the walls. This can be for various reasons

such as poor pointing or wall materials or

inadequate gutters and downpipes, such as

poorly jointed gutters.

Not found.

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Condensation This is where the humidity held within the air meets a cold surface causing condensation.

You have an internal kitchen which is likely to have condensation.

Common sense is needed and a balance between heating and ventilation of

properties. Normally opening windows first thing in the morning resolves

most condensation issues.

Finally, effective testing was prevented in areas concealed by heavy furniture,

fixtures such as kitchen fittings with backboards, wall tiles and wall panelling.

We have not carried out tests to BRE Digest 245, but only carried out a visual

inspection.

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TIMBER DEFECTS

Dry Rot Dry rot is also sometimes known by its Latin name Serpula lacrymans. Dry rot requires

constant dampness together with a warmish atmosphere and can lead to extensive decay in

timber.

We carried out a visual inspection. We did not see any dry rot.

Wet Rot Wet rot, also known by its Latin name Contiophora puteana, is far more common than dry

rot. Wet rot darkens and softens the wood and is most commonly seen in window and

doorframes, where it can relatively easily be remedied. Where wet rot affects the structural

timbers in a property, which are those in the roof and the floor areas, it is more serious.

Wet rot could possibly be present beneath the floor, particularly to the bar

area.

Woodworm Active woodworm can cause significant damage to timber. There are a variety of

woodworm that cause different levels of damage with probably the worst of the most well

known being the Death Watch Beetle. Many older properties have woodworm that is no

longer active, this can often be considered as part of the overall character of the property.

Recent research has shown that many woodworm chemicals do not actually work and it

should be remembered that the chemicals are poisons. Also, unless great care is taken, the

people applying the treatment can cause significant damage. The woodworm can only

really be seen in action during the breading season, which runs from April to July. We

have therefore tried to take a pragmatic view on this matter.

None noted.

Finally, when you move into the property, floor surfaces should be carefully

examined for any signs of insect infestation when furniture and floor coverings

are removed together with stored goods. Any signs that are found should be

treated to prevent it spreading. However, you need to be aware that many

damp and woodworm treatment companies have a vested interest in selling

their products and therefore have fairly cleverly worded quotations where they

do not state if the woodworm they have found is ‘active’. You should ask

them specifically if the woodworm is active or not.

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We would also comment that any work carried out should have an insurance

backed guarantee to ensure that if the company does not exist, or for whatever

reason, the guarantee is still valid. More importantly it is essential to ensure

that any work carried out is carried out correctly.

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THERMAL EFFICIENCY

Roofs

We have not had access to the flat roofs, but we suspect that there is no

insulation in them. With regard to the front of the property you are effectively

insulated by the floors of the flats above.

Walls

The walls to this property are solid. It is very difficult to improve thermal

efficiency in solid wall construction without major alterations. These will

usually affect the external appearance or reduce the internal space – best left

alone.

We would comment that the timber frontage will allow a lot of coldness in

during the winter months.

Windows

The windows are single glazed and therefore will have poor thermal

properties.

Services

Service records should be obtained. It is essential for the services to be

regularly maintained to run efficiently.

Summary

Assuming the above is correct, this property is below average compared with

what we typically see.

Further information can be obtained with regard to energy saving via the

Internet on the following pages:

HTTP//www.est.org.uk, which is by the Energy Saving Trust and

includes a section on grant aid

or alternatively www.cat.org.uk

or www.ecocentre.org.uk for an alternative technological view.

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SERVICES

This survey does not include any specialist reports on the electricity supply

and circuits, heating or drainage as they were not requested. The comments

that follow are based upon a visual inspection carried out as part of the

Schedule of Condition.

Services and specialist installations have been visually inspected. It is

impossible to examine every detail of these installations without partially

dismantling the structure. Tests have not been applied. Conclusive tests can

only be undertaken by suitably qualified contractors.

ACTION REQUIRED: The Landlord should be requested to provide

copies of any service records, test certificates and, ideally, the names

and addresses of the installing contractors.

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ELECTRICITY

We would always recommend an independent electrical report on a property of

this nature. The Institute of Electrical Engineers (IEE) recommends that

inspections and testing are undertaken at least every 10 years (we recommend

every five years) and on change of occupancy. We have made basic comments

below based upon our visual inspection.

It is a standard Lease clause that all electrics are kept in a safe manner.

We do not carry out electrical tests. We can arrange for them to be carried out

if you so require.

Fuse Board

We have not identified a fuse board but we suspect the wiring to be dated

within the property.

Earth Test

We carried out an earth test in the kitchen area

to the socket point that is normally used for

the kettle, this proved to be satisfactory.

ACTION REQUIRED: As the property is changing occupancy an IEE

inspection, test and report should be carried out by a NICEIC registered

and approved electrical contractor. You will also be required to carry

out a Portable Appliance Test (PAT) on all portable appliances.

In addition to this your Legal Advisor is required to make full enquiries

with the owners to establish if any electrical installation work has been

carried out and to provide suitable certification for any works carried out

after 1st January 2005. Any comments made within this report or

verbally do not change this requirement.

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GAS

We do not carry out gas tests. We can arrange for them to be carried out if you

so require.

ACTION REQUIRED: All gas appliances, pipework and flues should

be the subject of an annual service by a competent engineer, i.e., a

member of CORGI (the Council of Registered Gas Installers); works to

gas appliances etc., by unqualified personnel is illegal. Unless evidence

can be provided to confirm that there has been annual servicing we

would recommend that you commission such a service prior to use to

ensure safe and efficient operation.

As a matter of course it is recommended that the entire gas installation

is inspected and made good, as necessary, by a CORGI registered

contractor. Thereafter the installation should be serviced annually.

PLUMBING AND HEATING

Again, tests have not been carried out. If you wish us to organise these we

can. Please advise immediately.

Water Supply

We assume the property to be mains connected.

Water Pressure

When the taps where run to carry out the drainage tests we checked the

pressure, literally by putting a finger over a tap, and the pressure seemed

typical of what we find. The Water Board have to guarantee a certain pressure

of water to ensure that things like boilers, particularly the instantaneous ones,

have a constant supply of pressured water (they would blow up if they didn’t!).

Plumbing

The plumbing, where visible, comprises copper pipework. No significant

leakage was noted on the surface, although most of the pipework is concealed

in ducts and floors.

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Heating

The boiler was located in the rear left hand side store.

We have not tested the heating. We would therefore recommend that the

system be tested and overhauled before exchange of contracts and that a

regular maintenance contract be placed with an approved heating engineer.

Finally, it should be noted that the supply pipe from the Water Company

stopcock to the internal stop tap is the responsibility of the property owner.

We cannot comment on the condition of the water service pipe to the building.

It should be appreciated that leaks can occur for some time before signs are

apparent on the surface.

We do not carry out drainage tests as part of a Schedule of Condition.

We are believe that the property has the benefit of mains drainage and that the

foul drains from the property discharge into a public sewer; this should be

confirmed by your Legal Advisor prior to exchange of contracts, who should

also provide information in respect of any common or shared drains including

liability for the maintenance and upkeep of the same.

Inspection Chambers / Manholes For your information, inspection chambers / manholes are required to be provided in the

current Building Regulations at each change of direction or where drainage runs join the

main run.

There are two drains to the rear alleyway; these we believe are rainwater

drains.

We have identified four inspection chambers / manholes:

MAIN DRAINS

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Inspection Chamber / Manhole One – Rear

Right Hand Side

We duly lifted the cover and interestingly

enough found it to be taking waste water from

the kitchen, which is illegal.

Inspection Chamber / Manhole Two – Rear

Left Hand Side

We decided not to lift this manhole cover as it

is broken and we thought it would possibly

fall into the drain and block it.

Inspection Chamber / Manhole Three – Located in the Ladies Toilets

We duly lifted the manhole cover and found it to be not blocked at the time of

our inspection. However, this does look to be a frequently lifted manhole.

Inspection Chamber / Manhole Four – Located to the Front of the

Property Outside

Unfortunately we were unable to lift this manhole.

We have only undertaken a visual inspection of the property’s foul drains by

lifting some of the covers and running water from the taps within the property.

It must be emphasised that the condition of the property’s foul drains can only

be ascertained by the carrying out of a test; such a test has not been

undertaken. Should there be leaks in the vicinity of the building then

problems could occur, particularly with respect to the stability of the

building’s foundations. Drainage repairs are inevitably costly and may result

in damage being caused to those areas of the property beneath, or adjacent to,

which the drains have been run.

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Rainwater/Surface Water Drainage

We have not carried out a test in relation to this.

Rain/surface water drains have not been tested and their condition or

effectiveness is not known. Similarly, the adequacy of soak-aways has not

been established although you are advised that they tend to silt up and become

less effective with time.

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OTHER MATTERS

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.

We noted that the fire extinguishers were not fixed or signed as to what they could

be used for.

ACTION REQUIRED: You should have a suitable Fire Certificate for the

property.

DISABILITY DISCRIMINATION ACT

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. In this instance there were no obvious signs to indicate that a policy

was in place.

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.

ASBESTOS REGISTER

In a property of this age there may well be some 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: A Type Two Survey should be carried out under the

Control of Asbestos at Work Regulations 2002.

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.

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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).

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Signature Document in Relation to

Schedule of Condition

This signature document represents page 45 and 46 of a 46 page Schedule of

Condition relating to:

London, W5

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:

London, W5

Signed: …….…..……………………….. Dated:

For and on Behalf of

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Lessee

Ms H 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: …………..……………………. Dated: ………………...………...

Ms H

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.

property report - 1st associated

Documents