schedule of condition...flat roofs with mineral felt and bitumen coverings. internally, the ground...
TRANSCRIPT
Schedule of Condition
Property Address: Spread Eagle
267 Victoria Avenue
Southend-on-Sea
SS2 6NE
Outlet Number: 2302581101
Document
Reference:N/A Rev.
Year 0
Document Date: 18th February 2019
A. Document Control Sheet
B. Background Information
C. Schedule Of Condition
D. Supplementary Photographs
E. Declaration of document publication
Page 2
Contents
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
This document was initially prepared by Romans Surveyors and Valuers on behalf of Star Pubs & Bars and, subsequent to the
release of the initial document, revisions are made at regular intervals to reflects the requirements of Star Pubs & Bars
property inspection programme.
This section of the report provides details of the document status and details of whom and which company has carried out
amendments to the document and ensures that all previous versions of the report are suitably superseded.
Revision Revision Date Revision Details Reviewers Company Report Authors Name
Year 0 18th February 2019 Initial Issue Romans Professional Services Ltd Josh Thomas
Page 3
A. Document Control Sheet.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Important note:
Romans Surveyors and Valuers undertake a non-destructive visual inspection, this means we do not take up carpets, floor coverings or floorboards,
move furniture or, remove the contents of cupboards. Additionally, we do not remove secured panels or undo electrical fittings etc.
We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if necessary, from neighbouring public property and
with the help of binoculars, close examination may reveal defects not visible from a ground level vantage point.
We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other
contents). We examine floor surfaces and under-floor spaces so far as there is access to these (although we do not move or lift furniture, floor coverings
or other contents). We are not able to assess the condition of the inside of any chimney, boiler or other flues.
We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance
and repairs we suggest may be expensive.
B1. Condition Rating Definitions
Condition Rating Definition
New Condition Reported element is new or very recently incorporated.
Good Condition Reported elements had no apparent defects, being, clean and well maintained, element is likely to offer a long
serviceable life.
Satisfactory
Condition
Reported element presented in a serviceable condition with signs of wear and tear or minor damage but not
requiring immediate attention.
Poor Condition Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or
replacement.
Page 4
B. Background Information.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
B2. Circumstances of Inspection
In accordance with instructions received from Star Pubs & Bars, Romans Surveyors and Valuers have carried out an inspection of the
subject premises to report on the condition of the premises in connection with the proposed leasehold interest.
Our site visit was made on Monday 18th February 2019 and, at the time of inspection the weather was dry and overcast and, the
premises were open for business at the time of inspection.
Whilst a schedule of photographs is provided to compliment the report, it should be noted that any defects may not be restricted to those
identified within the photographs.
It was not possible to inspect those parts of the property which were covered or unexposed at the time of the inspection and therefore,
we are unable to guarantee that some parts are free from defect.
No tests were carried out to any of the service installations, plant or beneath ground drainage neither was an asbestos survey /
management plan carried out as part of this instruction.
As it was not raining at the time of the inspection it is not possible to confirm that the rainwater installation is free from blockage, leakage
etc., or that it is coping with long periods of heavy rainfall. Gutters and any gullies should be cleaned out and checked for defects and
monitored during inclement weather.
Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to 267 Victoria
Avenue. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property and from
the public highway or rights of way.
The property was fully furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular
floor coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore cannot
confirm the condition of underlying floor timbers.
This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of
previous asbestos surveys and associated findings thereof, e.g. Asbestos management survey or, Asbestos refurbishment and
demolition survey or, the asbestos survey predecessors including Type 2 or type 3 asbestos survey.
Page 5
B. Background Information.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Neither the whole nor any part of the Report or any reference thereto may be included in any published document, circular or statement,
or published in any way without written approval from Romans Professional Services of the form and context in which it may appear.
Page 6
B. Background Information.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
B3. Summary of Construction
The Spread Eagle is a 19th-century public house constructed of solid masonry walls with a mixture of clay tile covered pitched roofs and
flat roofs with mineral felt and bitumen coverings. Internally, the ground floor is constructed of suspended concrete and the upper floors
are of a suspended timber type with mixed coverings throughout. Trade areas occupy the basement, ground and first floors and tenant
living quarters occupy the second floor.
B4. Accommodation
Basement -
Basement beer store
Ground Floor -
Bar area, gents toilets, ladies toilets
First Floor -
First floor stairs and landing, gents toilets, ladies toilets, function room, commercial kitchen and storerooms, office
Second Floor -
Upper stairs and landing, lounge, study, bedroom, front right room, domestic kitchen, bathroom
Page 7
B. Background Information.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
1 External
1.1 Front elevation Photographs
[ 2-3 ]
1.1.1 Rainwater
Goods
Plastic gutters and mixed metal and plastic
downpipes with no surface water
connections.
Satisfactory Condition - note
vegetation within high level
gutter.
1.1.2 Roof Multiple pitched and hipped roofs with clay
tile covering and clay hip and ridge tiles.
Satisfactory Condition - note
some slipped and damaged
roof tiles.
1.1.3 Walls Solid masonry walls with brick facing, stone
cladding, timber cladding and painted
render finishes.
Satisfactory Condition
1.1.4 Joinery Glazed timber entrance doors, multiple
timber framed casement windows and
timber fascia boards, all paint decorated.
Satisfactory Condition
1.1.5 Miscellaneous Satellite dish, CCTV camera, mixed
external lighting and illuminated pub
signage.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
1.2 Right elevation Photographs
[ 4-6 ]
1.2.1 Rainwater
Goods
Plastic gutter, plastic hopper head, mixed
metal and plastic downpipes with surface
water gulleys and direct surface water
connections.
Satisfactory Condition
1.2.2 Roof Pitched roof with clay tile covering and clay
ridge tiles.
Satisfactory Condition
Page 8
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
1.2.3 Walls Solid masonry walls with brick facing
finishes.
Satisfactory Condition - note
individual areas of damaged
brickwork.
1.2.4 Joinery Solid timber entrance door, boarded
entrance door and large boarded window
opening, multiple timber framed casement
windows, timber fascia and barge boards.
All reported items paint finished.
Satisfactory Condition
1.2.5 Miscellaneous CCTV camera, flood lights and plastic soil
and waste pipes.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
1.3 Rear elevation Photographs
[ 7-11 ]
1.3.1 Rainwater
Goods
Plastic gutters, hopper heads and
downpipes with surface water gulleys.
Satisfactory Condition - note
vegetation within gutters and
loose connection to lower right
downpipe.
1.3.2 Roof Multiple pitched roofs with clay tile covering
and clay ridge tiles. 3no sections of flat
roof, two of which are covered with mineral
felt and one is covered with bitumen.
Satisfactory Condition - note
vegetation to upper flat roof.
1.3.3 Walls Solid masonry walls with brick facing
finishes. There is also a timber clad rear
entrance porch.
Satisfactory Condition - note
efflorescence to rear of left
hand downpipe.
1.3.4 Joinery Glazed timber entrance doors, timber-
framed windows, timber roof dormers,
fascia board and barge board, all paint
Satisfactory Condition - note
minor deterioration of paintwork
Page 9
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
decorated. There is also a painted metal
staircase with guarding.
to some windows and barge
boards.
1.3.5 Miscellaneous Satellite dish, CCTV camera, mixed
external lighting, security alarm sounder,
extractor equipment, balanced flue outlets,
mixed cabling and metal soil and waste
pipes.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
1.3.6 Chimney 3no brick built chimneys with clay pots,
lead and copper flashing and roof mounted
bracing.
Satisfactory Condition
1.4 Left elevation Photographs
[ 12 ]
1.4.1 Walls Solid masonry wall with brick facing. Satisfactory Condition
1.5 Rear car park Photographs
[ 13-14 ]
1.5.1 Grounds Rear car park with tarmacadam covering
accessed by painted metal gates, featuring
bay markings and enclosed by mixed
masonry walls and timber fencing.
Satisfactory Condition - note
faded bay markings.
1.6 Rear external bar and garage store Photographs
[ 15-17 ]
1.6.1 Outbuildings Masonry constructed garage with clay tile
covered pitched roof and solid concrete
floor and an outside bar constructed of
timber with plastic covered flat roof.
Satisfactory Condition
Page 10
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2 Internal
2.7 Basement beer store Photographs
[ 18-21 ]
2.7.1 Ceilings Suspended concrete ceiling with painted
timber boarding finishes within the chilled
beer store.
Satisfactory Condition
2.7.2 Walls Solid masonry walls with masonry paint
decoration.
Satisfactory Condition
2.7.3 Floors Solid concrete floors with no floor
coverings.
Satisfactory Condition
2.7.4 Joinery Timber staircase, keg drop, solid timber
doors and mixed shelving. All doors are
paint decorated.
Satisfactory Condition - note
general wear and tear to
decoration of doors.
2.7.5 Miscellaneous Fluorescent light, switches and sockets,
electrical distribution board, smoke
detector, cabling, conduits, PIR sensor,
pipework, cellar cooling equipment and
steel sink.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.8 Bar area Photographs
[ 22-34 ]
2.8.1 Ceilings Lath and plaster ceiling with lining paper
decoration.
Satisfactory Condition
2.8.2 Walls Mixed timber stud partitions and masonry
walls with plaster finishes, timber panelling,
paint decoration and ceramic tiling. There
are also 2no brick built fireplaces.
Satisfactory Condition - note
individual areas of wear and
tear to decoration.
Page 11
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.8.3 Floors Suspended concrete floor with mixed
carpet, timber boarding, ceramic tiling and
vinyl coverings. There is also non-slip vinyl
fitted to the rear of the bar.
Satisfactory Condition overall
but note individual loose and
damage ceramic floor tiles
surrounding the bar area.
2.8.4 Joinery Timber bar area with mixed shelving and
timber countertops. Mixed timber and
glazed timber access doors, multiple timber
framed casement windows, basement
hatch, fixed timber seating, timber skirting
boards, picture rails and coving. All
reported items either paint or stain finished.
Satisfactory Condition - note
individual areas of wear and
tear to some woodwork.
2.8.5 Miscellaneous Mixed ceiling and wall lights, emergency
light fitting, switches and sockets, smoke
detector, fire alarm sounder, cabling, CCTV
Camera, PIR sensor, speakers, wall
mounted TV, projector and screen, feature
fire opening, radiator, pipework and steel
sink.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.9 Gents toilets Photographs
[ 35-38 ]
2.9.1 Ceilings Plasterboard ceiling with paint and textured
paint decoration.
Satisfactory Condition - note
deteriorated area of decoration
above entrance door.
2.9.2 Walls Mixed timber stud partitions and masonry
walls with ceramic tiling.
Satisfactory Condition
2.9.3 Floors Suspended concrete floor with non-slip
vinyl coverings.
Satisfactory Condition
Page 12
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.9.4 Joinery Mixed solid timber and glazed timber doors,
timber-framed casement windows and
timber loft hatch, all paint decorated. There
is also a plastic framed casement window
to the entrance area.
Satisfactory Condition - note
minor wear and tear to
decoration of some woodwork
and minor decay to 1no timber
window frame.
2.9.5 Miscellaneous Spotlights, emergency light fitting, switches
and sockets, smoke detector, fire alarm
sounder, radiator, pipework, extractor fan,
electric hand dryer, ioniser, ceramic sink,
toilet and slab urinal.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
Note, 1no electric hand dryer is
heavily rusted.
2.10 Ladies toilets Photographs
[ 39-41 ]
2.10.1 Ceilings Plasterboard ceiling with paint decoration. Satisfactory Condition
2.10.2 Walls Mixed timber stud partitions and masonry
walls with paint decoration and ceramic
tiling.
Satisfactory Condition - note
minor wear and tear to paint
decoration.
2.10.3 Floors Suspended concrete floor with ceramic tile
coverings.
Satisfactory Condition
2.10.4 Joinery Solid timber doors, timber sink unit and
dado rails, all either paint or stain finished.
Satisfactory Condition
2.10.5 Miscellaneous Spotlights, emergency light fitting, switches
and sockets, speaker, fire alarm sounder,
radiator, pipework, extractor fan, electric
hand dryer, ceramic sink and toilets.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
Page 13
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.11 First floor stairs and landing Photographs
[ 42-51 ]
2.11.1 Ceilings Lath and plaster ceiling with paint
decoration.
Poor Condition - note staining
and cracking to decoration.
2.11.2 Walls Mixed timber stud partitions and masonry
walls with plaster finishes, timber panelling,
lining paper and paint decoration.
Poor Condition - note individual
areas of damage and
deteriorated decorations.
2.11.3 Floors Suspended timber floor with non-slip vinyl
coverings.
Poor Condition - note individual
areas of damaged and stained
coverings including taped
repairs at joints.
2.11.4 Joinery Timber staircase with handrails, guarding
and timber stair stringers. Mixed timber fire
and non fire rated doors, timber framed
casement windows, borrowed light safety
glass, timber boarded fireplace, timber coat
hooks, skirting boards, picture rails and
coving. Most reported items paint
decorated.
Poor Condition - note
deteriorated decoration to most
doors, holes within fire rated
doors, broken overhead closers
and a cracked borrowed light
window.
2.11.5 Miscellaneous Bulkhead light, fluorescent light, emergency
light fitting, switches and sockets, electrical
distribution board, fire alarm control panel,
fire alarm call point, smoke detector, fire
alarm sounder, cabling, conduits, PIR
sensor, radiator and pipework.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
Page 14
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.12 First floor gents toilets Photographs
[ 52-57 ]
2.12.1 Ceilings Lath and plaster ceiling with textured paint
decoration.
Poor Condition - note cracked,
damaged and patchy
decoration.
2.12.2 Walls Mixed timber stud partitions and masonry
walls with, plaster finishes, timber
panelling, paint decoration and ceramic
tiling.
Satisfactory Condition - note
patchy decoration.
2.12.3 Floors Suspended timber floor with non-slip vinyl
coverings.
Satisfactory Condition - note
clean required.
2.12.4 Joinery Timber panel doors, timber-framed
casement windows and timber skirting
boards, all paint decorated.
Satisfactory Condition - note
deteriorated decoration to
external window and skirting
boards.
2.12.5 Miscellaneous Bulkhead light, emergency light fitting, light
switch, electric hand dryer, radiator,
pipework, ceramic sink, toilet and urinal.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.13 First floor ladies toilets Photographs
[ 58-61 ]
2.13.1 Ceilings Lath and plaster ceiling with paint
decoration.
Poor Condition - note cracked
and patchy decoration.
2.13.2 Walls Mixed timber stud partitions and masonry
walls with plaster finishes, paint decoration
and ceramic tiling.
Satisfactory Condition - note
patchy and cracked decoration.
Page 15
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.13.3 Floors Suspended timber floor with non-slip vinyl
coverings.
Satisfactory Condition - note
clean required.
2.13.4 Joinery Timber panel door, timber-framed
casement windows and timber skirting
boards, all paint decorated.
Satisfactory Condition - note
deteriorated decoration to
windows.
2.13.5 Miscellaneous Bulkhead light, emergency light fitting, pull
cord, pipework, toilet, ceramic sink and
electric hand dryer.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.14 Function room Photographs
[ 62-67 ]
2.14.1 Ceilings Lath and plaster ceiling with plasterboard
covering.
Poor Condition - note individual
areas of damage and stained
decoration.
2.14.2 Walls Solid masonry walls and partitions with,
timber panelling, lining paper and paint
decoration.
Poor Condition - note
deteriorated decorations
throughout.
2.14.3 Floors Suspended timber floor with timber
boarding and vinyl coverings.
Satisfactory Condition
2.14.4 Joinery Timber bar area with laminate worktop and
mixed shelving. Raised timber DJ platform,
timber fire rated doors, service hatch,
timber-framed casement windows, skirting
boards, picture rails, coving and boarded
fireplaces, all paint decorated.
Satisfactory Condition overall
but not damage and
deteriorated decoration to some
doors and other woodwork.
2.14.5 Miscellaneous Mixed ceiling lights, emergency light fitting,
switches and sockets, fire alarm call point,
Satisfactory condition although
no formal test of these items
Page 16
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
smoke detector, fire alarm sounder,
cabling, CCTV Camera, PIR sensor,
radiator, pipework and extractor fan.
have been undertaken by us. -
note 1no emergency light taped
up.
2.15 Commercial kitchen and storerooms Photographs
[ 68-73 ]
2.15.1 Ceilings Lath and plaster ceiling with paint
decoration.
Poor Condition - note cracking,
deteriorated paintwork and area
of patch repair.
2.15.2 Walls Mixed timber stud partitions and masonry
walls with paint decoration and ceramic
tiling.
Satisfactory Condition overall
but note individual areas of
deteriorated paintwork,
particularly to the rear corner
where a leak appears to have
occurred and within the utility
room where there are areas of
damaged plaster.
2.15.3 Floors Suspended timber floor with non-slip vinyl
coverings.
Satisfactory Condition - note
general clean required.
2.15.4 Joinery Solid timber fire rated and non-fire rated
doors, timber-framed casement windows,
timber serving hatch and timber pipework
boxing in, all paint decorated.
Satisfactory Condition overall
but note individual areas of
deteriorated decoration and
damage to some woodwork.
2.15.5 Miscellaneous Fluorescent light, pendant light, emergency
light fitting, switches and sockets, fire alarm
call point, smoke detector, cabling,
conduits, PIR sensor, radiator, pipework,
Satisfactory condition although
no formal test of these items
have been undertaken by us.
Page 17
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
commercial kitchen air extract equipment
and steel sink.
2.16 Office Photographs
[ 74-75 ]
2.16.1 Ceilings Lath and plaster ceiling with paint
decoration.
Satisfactory Condition - note
cracking above entrance door.
2.16.2 Walls Mixed timber stud partitions and masonry
walls with timber cladding, lining paper and
paint decoration.
Poor Condition - note
deteriorated decoration.
2.16.3 Floors Suspended timber floor with loose carpet
tile coverings.
Satisfactory Condition - note
requires general clean.
2.16.4 Joinery Solid timber fire door, sealed timber door,
timber-framed casement window, mixed
shelving, timber skirting boards and picture
rails.
Satisfactory Condition
2.16.5 Miscellaneous Fluorescent light, switches and sockets,
smoke detector, cabling, conduits, PIR
sensor, feature fire opening, radiator and
pipework.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.17 Upper stairs and landing Photographs
[ 76-78 ]
2.17.1 Ceilings Lath and plaster ceiling with paint
decoration.
Good Condition
2.17.2 Walls Mixed timber stud partitions and masonry
walls with textured paint decoration.
Good Condition
Page 18
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.17.3 Floors Suspended timber floor with mixed carpet
and vinyl coverings.
Satisfactory Condition
2.17.4 Joinery Timber staircase with guarding and stair
stringer. Mixed timber fire rated and non-
fire rated doors, timber-framed casement
window, timber skirting boards, picture rails
and loft hatch. All reported items paint
decorated.
Good Condition - note door to
lounge removed from hinges.
2.17.5 Miscellaneous Pendant light, switches and sockets, smoke
detector, fire alarm sounder, cabling,
radiator and pipework.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.18 Lounge Photographs
[ 79-80 ]
2.18.1 Ceilings Lath and plaster ceiling with lining paper
decoration.
Good Condition
2.18.2 Walls Mixed timber stud partitions and masonry
walls with lining paper.
Satisfactory Condition
2.18.3 Floors Suspended timber floor with carpet
coverings.
Satisfactory Condition
2.18.4 Joinery Timber-framed casement windows, timber
fireplace surround, skirting boards and
picture rails, all paint decorated.
Satisfactory Condition - note
poor decoration to windows.
2.18.5 Miscellaneous Ceiling fan light, pendant light, switches
and sockets, cabling, feature fire opening,
radiator and pipework.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
Page 19
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.19 Study Photographs
[ 81-82 ]
2.19.1 Ceilings Lath and plaster ceiling with textured paint
decoration.
Good Condition
2.19.2 Walls Mixed timber stud partitions and masonry
walls with timber cladding and paint
decoration.
Good Condition
2.19.3 Floors Suspended timber floor with carpet
coverings.
Good Condition
2.19.4 Joinery Glazed timber door, timber-framed
casement windows and skirting boards all
paint decorated.
Satisfactory Condition - note
poor decoration to windows.
2.19.5 Miscellaneous Pendant light, switches and sockets,
conduits, radiator and pipework.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.20 Bedroom Photographs
[ 83-84 ]
2.20.1 Ceilings Lath and plaster ceiling with lining paper
decoration.
Good Condition
2.20.2 Walls Mixed timber stud partitions and masonry
walls with lining paper decoration.
Satisfactory Condition - note
damp to corner.
2.20.3 Floors Suspended timber floor with carpet
coverings.
Good Condition
Page 20
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.20.4 Joinery Timber door, timber-framed casement
windows, skirting boards and picture rails
all paint decorated.
Satisfactory Condition
2.20.5 Miscellaneous Ceiling fan light, switches and sockets,
radiator and pipework.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.21 Front right room Photographs
[ 85-86 ]
2.21.1 Ceilings Lath and plaster ceiling with paint
decoration.
Good Condition
2.21.2 Walls Mixed timber stud partitions and masonry
walls with lining paper decoration and
ceramic tiling.
Satisfactory Condition
2.21.3 Floors Suspended timber floor with carpet
coverings.
Good Condition
2.21.4 Joinery Timber door, timber-framed casement
windows, skirting boards and picture rails
all paint decorated.
Satisfactory Condition - note
deteriorated decoration to
windows and small crack to 1no
pane.
2.21.5 Miscellaneous Pendant light, switches and sockets and
ceramic sink.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.22 Domestic kitchen Photographs
[ 87-91 ]
2.22.1 Ceilings Lath and plaster ceiling with paint
decoration.
Satisfactory Condition
Page 21
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.22.2 Walls Mixed timber stud partitions and masonry
walls with paint decoration and ceramic
tiling.
Satisfactory Condition - note
some wear and tear to
decorations including 1no
cracked tile to splash back.
2.22.3 Floors Suspended timber floor with vinyl covering. Satisfactory Condition - note
vinyl rucking beneath
dishwasher.
2.22.4 Joinery Basic kitchen suite with laminated worktops
and mixed shelving. Timber fire door and
glazed timber non-fire rated door, timber-
framed windows and skirting boards, all
paint decorated.
Satisfactory Condition overall
but note poor condition to
elements of fitted kitchen
including rotten doors,
delamination of coverings and
missing plinth boards. The
paintwork to the window frame
is also deteriorated.
2.22.5 Miscellaneous Bulkhead light, switches and sockets,
radiator, pipework and steel sink.
Satisfactory condition although
no formal test of these items
have been undertaken by us.
2.23 Bathroom Photographs
[ 92-95 ]
2.23.1 Ceilings Lath and plaster ceiling with textured paint
decoration.
Satisfactory Condition
2.23.2 Walls Mixed timber stud partitions and masonry
walls with paint decoration and ceramic
tiling.
Satisfactory Condition - note
some cracking to paintwork.
2.23.3 Floors Suspended timber floor with vinyl covering. Satisfactory Condition
Page 22
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Item Sub Element Description Initial Inspection Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.23.4 Joinery Glazed timber door, timber shelving,
skirting boards and picture rails, all paint
decorated.
Satisfactory Condition
2.23.5 Miscellaneous Mixed ceiling and wall lights, pull cords,
electric space heater, pipework, extractor
fan, ceramic sink, toilet and steel bath.
Satisfactory condition although
no formal test of these items
have been undertaken by us. -
note bath panel missing, minor
crack to basin and wear and
tear to toilet seat.
Page 23
C. Schedule of Condition.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 2 Photo 3 Photo 4
Photo 5 Photo 6 Photo 7
Page 24
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 8 Photo 9 Photo 10
Photo 11 Photo 12 Photo 13
Page 25
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 14 Photo 15 Photo 16
Photo 17 Photo 18 Photo 19
Page 26
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 20 Photo 21 Photo 22
Photo 23 Photo 24 Photo 25
Page 27
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 26 Photo 27 Photo 28
Photo 29 Photo 30 Photo 31
Page 28
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 32 Photo 33 Photo 34
Photo 35 Photo 36 Photo 37
Page 29
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 38 Photo 39 Photo 40
Photo 41 Photo 42 Photo 43
Page 30
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 44 Photo 45 Photo 46
Photo 47 Photo 48 Photo 49
Page 31
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 50 Photo 51 Photo 52
Photo 53 Photo 54 Photo 55
Page 32
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 56 Photo 57 Photo 58
Photo 59 Photo 60 Photo 61
Page 33
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 62 Photo 63 Photo 64
Photo 65 Photo 66 Photo 67
Page 34
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 68 Photo 69 Photo 70
Photo 71 Photo 72 Photo 73
Page 35
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 74 Photo 75 Photo 76
Photo 77 Photo 78 Photo 79
Page 36
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 80 Photo 81 Photo 82
Photo 83 Photo 84 Photo 85
Page 37
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 86 Photo 87 Photo 88
Photo 89 Photo 90 Photo 91
Page 38
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Photo 92 Photo 93 Photo 94
Photo 95
Page 39
D. Supplementary Photographs.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
E1. Original Document Issue
Signature
"I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of
inspection".
Josh Thomas
Company Romans Professional Services Limited.
Address Crowthorne House, Nine Mile Ride.
Town Crowthorne County Berkshire
Postcode RG40 3GZ Phone number 02380 820110
Website www.romanssurveyors.com Fax number 02380 820119
Email [email protected]
Property
addressSpread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
Client's
nameStar Pubs & Bars Date this report was produced 18th February 2019
Page 40
E. Declaration of document publication.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE
E2. Document Publication declaration.
I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection.
Actioned by: Josh Thomas
Signature:
Page 41
E. Declaration of document publication.
Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE