schedule of condition - starpubs.co.uk jolly... · jolly collier, 112 lucknow road, ... boiler or...

Schedule of Condition

Property Address: Jolly Collier

112 Lucknow Road

Willenhall

WV12 4QG

Outlet Number: 2301166101

Document

Reference:N/A Rev.

Year 0

Document Date: 6th June 2018

A. Document Control Sheet

B. Background Information

C. Schedule Of Condition

D. Supplementary Photographs

E. Declaration of document publication

Contents

Jolly Collier, 112 Lucknow Road, Willenhall, WV12 4QG

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amendments to the document and ensures that all previous versions of the report are suitably superseded.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 6th June 2018 Initial Issue Romans Professional Services Ltd Natalie Sams

A. Document Control Sheet.


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

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.

B. Background Information.


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 Wednesday 6th June 2018 and, at the time of inspection the weather was dry and sunny 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 access was possible to the external stores to the right aspect or to the section of disused land to the rear of the property due to stored

items.

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 112 Lucknow

Road. 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.

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.



B3. Summary of Construction

A public house of traditional construction with origins dating from circa 19/20th century with later additions.

The roof coverings are of pitched and flat construction including clay tiles and bitumen felt coverings with brickwork chimney stacks.

External walls are of brickwork construction, partially with predominantly single glazed timber framed windows and timber doors.

Internally the floors are of mixed type including suspended timber and solid floor constructions. Internal partitions comprise solid masonry

and timber stud walling, ceilings are of lath and plaster or plasterwork construction.

B4. Accommodation

Basement -

Chilled beer store and stair to ground floor level.

Ground Floor -

Gents and ladies toilets to left aspect, public bar areas to left aspect including entrance lobby to front left, public

bar areas to right aspect including entrance lobby to right, disused gents toilet/store to front right, toilet to right,

commercial kitchen to rear, kitchen wash area to rear right.

First Floor -

Bedroom to front left, bedroom to front centre left, bedroom to front centre right, lounge to front right, toilet to rear,

bathroom to rear, landing and stair to ground floor level including ground floor lobby and utility area.



Item Sub Element DescriptionInitial 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

[ 2-9 ]

1.1.1 Chimney Brick built chimney with clay pots. Satisfactory Condition -

1.1.2 Rainwater

Goods

Painted plastic gutters, metal hopper heads and

plastic downpipes to surface water gullies.

Satisfactory Condition -

deterioration to

finishes.

1.1.3 Roof Pitched roof with, clay tile covering, clay ridge tiles

and bonnet hip tiles. Sections of flat roofing behind

parapet walls to both left and right aspects, not

seen from ground level.


minor damage to

covering.

1.1.4 Walls Solid masonry wall with brick facing. Satisfactory Condition -

vegetation growth to

parapets.

1.1.5 Joinery Mixed metal and timber single glazed windows,

timber panel doors and reported items fully

decorated.


some damage,

corrosion and

deterioration evident

beneath paint finish.

1.1.6 Miscellaneous CCTV camera, mixed external lighting, flood lights,

illuminated pub signage, non illuminated pub

signage and plastic wastes.

Satisfactory condition

although no formal test

of these items have

been undertaken by us.

-

1.1.7 Grounds Grounds comprise a large section of tarmac

surfacing providing a car parking area, open to the


C. Schedule of Condition.



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

front aspect with other boundaries marked by

sections of timber fencing.

1.2 Left elevation Photographs

[ 10-16 ]

1.2.1 Chimney Brick built chimneys with clay pots and steel flue. Satisfactory Condition -

1.2.2 Rainwater

Goods

Painted plastic gutters, metal hopper heads and

metal and plastic downpipes to surface water

gullies.

Poor Condition -

deterioration to

finishes. Missing

elements. Vegetation

growth to hopper

heads.

1.2.3 Roof Multiple pitched roofs with, clay tile covering, clay

ridge tiles and bonnet hip tiles. Sections of flat

roofing behind parapet walls, covering not seen

from ground level.


1.2.4 Walls Solid masonry walls with brick facing. Satisfactory Condition -


parapets.


double glazed plastic framed windows and reported

items self finished or fully decorated. Section of

timber boxing.


deterioration to timber

boxing.

1.2.6 Miscellaneous CCTV camera, satellite dish, mixed external

lighting, illuminated pub signage and plastic wastes.



of these items have




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


-

1.2.7 Grounds Grounds comprise a section of tarmac surfacing

providing vehicular access to garden area, open to

the front aspect with other boundaries marked by

sections of timber fencing.


weed growth to

periphery.

1.3 Rear elevation Photographs

[ 17-36 ]

1.3.1 Chimney Brick built chimneys with clay pots, asbestos and

steel flues.


1.3.2 Rainwater

Goods

Painted plastic and metal gutters, metal hopper

heads and metal and plastic downpipes to surface

water gullies.

Poor Condition -

deterioration to

finishes. Missing and

loose elements.

Vegetation growth to

hopper heads.

Vegetation growth to

guttering. Damage

around gullies.




from ground level.


minor damage to

covering.

1.3.4 Walls Solid and cavity masonry walls with brick facing. Satisfactory Condition -


parapets.




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


double glazed plastic framed windows and doors

and reported items self finished or fully decorated.


deterioration and

corrosion evident.

Windows considered in

poor condition in

places.

1.3.6 Miscellaneous CCTV camera, satellite dish, alarm sounder, mixed

external lighting, floodlights, metal soil pipe and

plastic wastes.



of these items have


-

1.3.7 Grounds Grounds comprise sections of lawn, concrete

footpaths and concrete slab surfacing forming an

external seating area bounded by a low level brick

wall with concrete copings. Main boundaries consist

of sections of timber fencing incorporating access

gates. To the far rear is a section of disused and

overgrown grass land which remains inaccessible.

Poor Condition -

damage to copings,

fencing and slab

surfacing.

1.3.8 Outbuildings Outbuilding consists of a partially open timber

framed shelter with polycarbonate roof and plastic

rainwater goods.


1.4 Right elevation Photographs

[ 76-88 ]

1.4.1 Chimney Brick built chimneys with asbestos and steel flue. Satisfactory Condition -

1.4.2 Rainwater

Goods

Painted plastic and metal gutters, metal downpipe. Satisfactory Condition -

deterioration to

finishes.




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




from ground level.


1.4.4 Walls Solid masonry walls with brick facing. Satisfactory Condition -


parapets.


timber flush doors, metal dray doors and reported

items fully decorated.

Poor Condition -

deterioration to timber

and paint finishes.

1.4.6 Miscellaneous CCTV camera, satellite dish, mixed external

lighting.



of these items have


-

1.4.7 Grounds Grounds comprise a section of tarmac surfacing

providing vehicular access to service area with

other boundaries marked by sections of timber

fencing including access gates. To the rear are 3no

stores which remain inaccessible due to stored

items.

Poor Condition -

excessive waste and

discarded items.

External stores not

accessible due to

stored items.

Deterioration to

surfacing.




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

2.5 Ground floor gents toilet to left aspect Photographs

[ 37-43 ]

2.5.1 Ceilings Plasterboard ceiling , fully decorated including water

based paint, oil based paint.


minor deterioration.

2.5.2 Floors Solid concrete floor and vinyl flooring. Satisfactory Condition -

some staining to urinal

area.

2.5.3 Walls Solid masonry walls and partitions with, plaster

finishes, paint decoration and ceramic tiling.


however blackspot

mould evident.

2.5.4 Joinery Double glazed plastic framed windows, timber flush

doors, all items self finished or fully decorated.


minor wear.

2.5.5 Miscellaneous Bulkhead light, emergency light fitting, fire alarm

sounder, radiator, pipework, ceramic sink, toilet and

slab urinal.



of these items have


- corrosion to radiator.

2.6 Ground floor ladies toilet to left aspect Photographs

[ 44-47 ]

2.6.1 Ceilings Plasterboard ceiling, fully decorated including water



2.6.2 Floors Solid concrete floor with carpet and vinyl flooring. Satisfactory Condition -

minor damage to

skirting.




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


finishes, paper and paint decoration and ceramic

tiling.

Good Condition -

2.6.4 Joinery Double glazed plastic framed windows, single

glazed metal and timber framed windows, timber

flush doors, vanity unit all items self finished or fully

decorated.


corrosion to metal

frame.


sounder, conduit, radiator, pipework, ceramic sink,

toilets.



of these items have


- corrosion to radiator.

2.7 Ground floor public bar area to left aspect including entrance

lobby to front left.

Photographs

[ 48-58 ]

2.7.1 Ceilings Lath and plaster ceiling, fully decorated including

textured coating and water based paint, oil based

paint.


2.7.2 Walls Solid masonry walls and partitions with, plaster/

textured coating finishes, timber panelling, lining

paper and paint decoration.


soiling and wear

evident.

2.7.3 Joinery Double glazed plastic framed windows, mixed metal

and timber single glazed windows, glazed plastic

framed door, skirting boards, dado rail, fire

surround, bar servery and display units, inbuilt

timber bench seating all items self finished or fully

decorated.


minor damage and

wear and tear noted.




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

2.7.4 Miscellaneous Pendant light, spot light, emergency light fitting,

switches and sockets, smoke detector, cabling,

conduits, CCTV Camera, PIR sensor, speakers,

wall mounted TV, radiator, pipework and steel sink.



of these items have


-

2.7.5 Floors Solid concrete floor, vinyl flooring and carpet

finishes.


minor damage to vinyl.

2.8 Ground floor public bar area to right aspect including entrance

lobby to front right

Photographs

[ 59-68 ]

2.8.1 Ceilings Lath and plaster ceiling, fully decorated including

lining paper and water based paint, oil based paint.


minor areas of

damage.


finishes, plastic panelling, lining/vinyl paper and

paint decoration.


soiling and wear

evident. Incomplete

decorations. Area of

staining due to damp

ingress.


timber framed doors, skirting boards, dado rail, fire

surround, bar servery and display units, inbuilt

timber bench seating all items fully decorated.


minor damage and

wear and tear noted.

2.8.4 Miscellaneous Pendant light, spot light, emergency light fitting,

switches and sockets, smoke detector, cabling,

conduits, CCTV Camera, PIR sensor, speakers,

wall mounted gas boiler, radiator, pipework



of these items have





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

- diffuser missing to

light fitting in lobby.

2.8.5 Floors Solid concrete floor, vinyl flooring and carpet

finishes.


2.9 Ground floor disused gents toilet/store to right aspect Photographs

[ 69-75 ]




for use. minor

deterioration.


2.9.3 Walls Solid masonry walls and partitions with plastic

cladding, paint decoration and ceramic tiling.

Poor Condition -

damage to cladding

and from past/present

leak. Blackspot mould.

2.9.4 Joinery Double glazed plastic framed window, timber flush

door, all items self finished or fully decorated.


minor damage.


sounder, pipework and slab urinal.



of these items have


-

2.10 Ground floor toilet to right aspect Photographs

[ 89-93 ]

2.10.1 Ceilings Plasterboard ceiling, fully decorated including


paint.

Poor Condition -

deterioration and black

spot mould.




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


skirting pulling away.

2.10.3 Walls Solid masonry walls and partitions with textured

coating, paint decoration and ceramic tiling.

Poor Condition -

damage and mould.

2.10.4 Joinery Single glazed metal and timber framed window,

timber flush door, all items fully decorated.


some damage.

2.10.5 Miscellaneous Bulkhead light, ceramic sink, toilet, electric heater. Satisfactory condition


of these items have


-

2.11 Ground floor commercial kitchen to centre rear aspect Photographs

[ 94-99 ]

2.11.1 Ceilings Lath and plaster ceiling , fully decorated including

water based paint, oil based paint.


hairline cracking.

2.11.2 Floors Solid concrete floor with painted vinyl flooring. Satisfactory Condition -

pulling away of skirting.

Some wear.


finishes, paint decoration and metal cladding.


wear and tear evident.

2.11.4 Joinery Double glazed plastic framed window, timber flush

doors all items self finished or fully decorated.


2.11.5 Miscellaneous Fluorescent light, emergency light fitting, switches

and sockets, electrical distribution board, fire alarm

call point, smoke detector, conduits, PIR sensor,



of these items have




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

pipework, commercial kitchen air extract equipment

and steel sink.


-

2.12 Ground floor kitchen wash area to rear right aspect Photographs

[ 100-103 ]

2.12.1 Ceilings Lath and plaster ceiling , fully decorated including


Poor Condition -

deterioration to

finishes.

2.12.2 Floors Solid concrete floor with painted screed flooring. Satisfactory Condition -

2.12.3 Walls Solid masonry walls and partitions with, plaster/

textured coating finishes, paint decoration.


some blackspot mould

evident.


timber flush doors all items fully decorated.


some deterioration.

2.12.5 Miscellaneous Fluorescent light, emergency light fitting, switches

and sockets, smoke detector, conduits, extractor

fan and steel sink.



of these items have


- no diffuser to light

fitting.

2.13 Basement chilled beer store and stair to ground floor level Photographs

[ 104-110 ]

2.13.1 Ceilings Underside of painted brickwork vaulting and

concrete soffit with painted plasterboard over stair.


deterioration and

blackspot mould.

2.13.2 Floors Solid brickwork floor with screed finish and no floor

coverings.

Poor Condition -

damaged screed.




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 Walls Solid masonry walls and partitions with and paint

decoration.


damp ingress.

2.13.4 Joinery Timber fire rated door, metal dray doors and

reported items fully decorated.


2.13.5 Miscellaneous Bulkhead light, fluorescent light, emergency light

fitting, switches and sockets, fire alarm call point,

smoke detector, cabling, conduits, pipework, cellar

cooling equipment and Belfast sink.



of these items have


- diffuser missing to

light fitting on stair.

2.14 First floor bedroom to front left aspect Photographs

[ 111-113 ]

2.14.1 Ceilings Lath and plaster ceiling, fully decorated including,


Good Condition -

2.14.2 Floors Suspended timber floor and carpet finishes. Good Condition -


finishes and paint decoration.

Good Condition -


timber fire rated door, skirting boards and reported

items fully decorated.


some deterioration to

finishes to window.

2.14.5 Miscellaneous Pendant light, switches and sockets, smoke

detector, radiator and pipework.



of these items have


-




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

2.15 First floor bedroom to front centre left aspect Photographs

[ 114-116 ]




hairline cracking.



finishes and paint decoration.


cracking to internal

wall.



items fully decorated. Inbuilt wardrobe.



finishes to windows.





of these items have


-

2.16 First floor bedroom to front centre right aspect Photographs

[ 117-118 ]




hairline cracking.


2.16.3 Walls Solid masonry walls and partitions with, paper/

plaster finishes and paint decoration.

Good Condition -




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



items fully decorated. Inbuilt wardrobe.








of these items have


-

2.17 First floor lounge to front right aspect Photographs

[ 119 ]



paint.

Good Condition -


2.17.3 Walls Solid masonry walls and partitions with, paper/

plaster finishes and paint decoration.

Good Condition -


timber fire rated door, skirting boards, fire surround

and reported items fully decorated.




Fire surround not fixed

to wall.





of these items have


-




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

2.18 First floor toilet to rear aspect Photographs

[ 120-122 ]



Good Condition -

2.18.2 Floors Suspended timber floor and carpet flooring. Good Condition -


coating, paint decoration.


some cracking and

damage.


skirting, fully decorated.


door missing from

frame.

2.18.5 Miscellaneous Rose light fitting, light switch, toilet and pipe work. Satisfactory condition


of these items have


-

2.19 First floor bathroom to rear aspect Photographs

[ 123-125 ]

2.19.1 Ceilings Plasterboard ceiling, fully decorated including

textured coating water based paint, oil based paint.

Good Condition -

2.19.2 Floors Suspended timber floor and carpet flooring. Satisfactory Condition -


coating, paint decoration and ceramic tiles.





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


timber flush door, skirting, built in cupboards, fully

decorated.


skirting missing.

2.19.5 Miscellaneous Bulkhead light, light switch, cabling, gas boiler, hot

water cylinder, radiator, pipework, ceramic sink,

acrylic bath, shower tray, glass surround and

electric shower.



of these items have


-

2.20 First floor landing and stair to ground floor level including

ground floor lobby and utility area

Photographs

[ 126-138 ]


lining paper, water based paint, oil based paint.


hairline cracking. Minor

deterioration.

2.20.2 Floors Suspended timber floor and carpet finishes. Solid

concrete floor with painted finish and terrazzo.


however Ill fitting carpet

to stair. Worn paint.


finishes and paper/paint decoration.


area of damage under

window on landing.

Damp staining.


timber fire and non fire rated doors, skirting boards,

timber stair with solid guarding and handrail and

reported items fully decorated.


some damage/

deterioration to finishes

generally.

2.20.5 Miscellaneous Pendant light, emergency light, switches and

sockets, conduits, smoke detector, radiator and

pipework.



of these items have




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


-



Photo 2 Photo 3 Photo 4


D. Supplementary Photographs.



Photo 137 Photo 138



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".

Natalie Sams

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

addressJolly Collier, 112 Lucknow Road, Willenhall, WV12 4QG

Client's

nameStar Pubs & Bars Date this report was produced 6th June 2018

E. Declaration of document publication.


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: Natalie Sams

Signature:

E. Declaration of document publication.


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