Marketing by:

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XXXX

JOB REFERENCE: XXXX

SCHEDULE OF CONDITION

Takeaway Restaurant – XXXX

XXX

Wandsworth

London

SW17 XXX

XXXX

FOR

Mr X

Prepared by:

XXXXX

INDEPENDENT CHARTERED SURVEYORS

XXXX Wandsworth, London. SW17 XXX

XXXXX

Independent Chartered Surveyors

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2

CONTENTS

SCHEDULE OF CONDITION

Elevations page 5 Front Elevation Left Elevation Rear Elevation Roof

Outside Areas

Internal Rooms page 17 Trading Area/Back of House

Take-away order area

Catering Kitchen cooking area

Kitchen rear preparation area

Rear store

Food storage and dining area

WC

Private Living Accommodation

Entrance and Hallway

Lounge

Middle Bedroom

Landing

Small Bathroom

Single Bedroom

Other Matters page 41 Fire Regulations

Disability and Discriminations Act

Asbestos Register

Limitations page 44

XXXX Wandsworth, London. SW17 XXX

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3

Introduction

The Schedule of Condition offers a detailed description of the condition of the

property at the time of our inspection on XXXX

We have not carried out any formal or informal investigations with any local

authorities or other statutory bodies with regard to issues relating to this property.

We can happily carry this out but you do need to instruct us in writing to do so.

XXXX Wandsworth, London. SW17 XXX

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4

Information Summary

Address:

XXXX Wandsworth,

London. SW17 XXX

Prospective Tenant:

.................................................................. (Name to be filled in here)

Covenants:

Repairing Covenant,

Redecorating Covenant,

Reinstatement Covenant,

Statutory Regulation Covenant,

Yield Up Covenant:

We have not seen a copy of the lease and

we have therefore assumed the property has

a full repairing and insuring lease (FRI) 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 300

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:

Weather:

All directions are taken as if viewing the

property from the front.

At the time of the survey the weather was

dry and sunny. The weather did not hamper

our survey.

XXXX Wandsworth, London. SW17 XXX

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5

ELEVATIONS

All directions given as you face the property.

The property has been viewed from ground level.

Under the terms of most Leases there is a redecoration covenant requiring

redecoration on termination of the Lease we assume this will take place or

appropriate agreed monetary compensation in lieu of this.

Contents:

Front Elevation

Left Elevation

Rear Elevation

Right Elevation

Roof

Outside Areas

Asbestos Warning:

In this age of property it was very common to use asbestos. Most leases require an

asbestos report. We have not carried out an asbestos test or report but we would

recommend one is carried out. We are not asbestos surveyors.

XXXX Wandsworth, London. SW17 XXX

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6

Location Plans

XXXX Wandsworth, London. SW17 XXX

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7

XXXX Wandsworth, London. SW17 XXX

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8

FRONT ELEVATION

DESCRIPTION

CONDITION

ACTION

REQUIRED Chimneys/Parapet Walls:

Left hand brick chimney

Right hand side brick chimney and

parapet wall on neighbouring

property.

Cement flashing at base where it

meets roof.

Leaning chimney with a

deteriorating cement flashing.

Deteriorating cement fillet

flashing

Repair/rebuild chimney

and replace cement

flashing with lead

flashing

Replace deteriorating

cement fillet flashing

with lead flashing

XXXX Wandsworth, London. SW17 XXX

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9

Roofs:

Pitched roof clad with natural slates

Slipped and missing slates in

many areas and lead tingle

repairs

Replace and re-fix slates

ensuring roof is left

watertight

Gutters and Downpipes:

Plastic gutter and cast iron

downpipe

Maintenance required.

Ensure all gutters are

watertight and falling

towards the downpipe.

Repair and secure as

necessary, ensure

downpipes are clear.

Walls:

Flemish bond (assumed) brickwork

with detailing to the windows and to

the fascia in a soft red brick

Ad hoc repointing

External Detailing:

Windows First Floor Level:

Two sliding sash timber windows

Shop Front:

Single glazed with aluminium frame

Tiles to under the window

Roller shutter

Areas deteriorating and areas

of cement repairs.

Areas of rust and general dirt.

Remove cement, cut and

splice in new timber,

ease and adjust, repair,

prepare and redecorate.

Clean, apply rust stop

agent and redecorate.

XXXX Wandsworth, London. SW17 XXX

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10

Pilasters Corbels/Columns: Either

side of shop front window

Door: Timber, right hand

side, door gives access to private

living accommodation.

Roof over Takeaway Restaurant sign: Flashband

Signage: Light box Takeaway Restaurant sign

Deteriorating

Flashband deteriorating

Repair, prepare and

redecorate.

Remove flashband and

replace with lead

Clean

XXXX Wandsworth, London. SW17 XXX

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11

LEFT ELEVATION

DESCRIPTION

CONDITION

ACTION REQUIRED

Chimneys:

As Front elevation

Walls:

Flemish bond (assumed) brickwork

with soft red brick detailing

Deterioration occurring to soft

red brick typically due to

cement mortar repointing.

Repoint areas in lime mortar

and ad hoc repointing.

XXXX Wandsworth, London. SW17 XXX

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12

REAR ELEVATION

DESCRIPTION

CONDITION

ACTION

REQUIRED Chimneys:

Three brick chimneys:-

Front left hand side

Brick built rear middle, right hand

side chimney

Brick built rear right hand side

chimney

See front elevation

Deteriorating.

Cement flashing

Leaning and deteriorating

cement flashing.

Rebuild/repair.

Remove deteriorating

cement flashing and

replace with lead

flashing.

Repair/rebuild and

replace deteriorating

cement flashing with a

lead flashing.

XXXX Wandsworth, London. SW17 XXX

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13

Main Roofs:

Pitched roof clad with natural

slates

Very limited view, approximately

twenty percent of roof visible

Low Level Roof:

Asbestos Flue: First floor level

adjacent to bedroom window

Vent from Valliant wall mounted

boiler:

Extract Fan: Circular Metal

Corrugated Roof: Plastic

Used for store for catering

equipment and some food.

Deterioration to roof where

visible.

Lead tingles noted.

Grease etcetera coming out

of the base of the extract fan

Debris. Repairs with

flashband and other

materials.

Hole to right hand side.

Damp staining to the timber

structure indicating leaks.

Repair and make

watertight.

Confirm asbestos action

as asbestos report

Clean and ensure

regularly cleaned (access

hatches may need to be

added).

Clear roof. Make

watertight. Repair

timber framework as

necessary.

XXXX Wandsworth, London. SW17 XXX

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14

Small Asbestos Roof: with Valley Gutter

(over rear right hand corner)

No downpipe, debris on roof. Clear roof and add

downpipe, asbestos

report and action as

recommended.

Gutters and Downpipes:

Plastic

Flashband repairs can be seen

Ensure all gutters are

watertight and falling

towards the downpipe.

Repair and secure as

necessary, ensure

downpipes are clear.

Walls:

Flemish bond (assumed) brickwork

Wooden lean to under

corrugated plastic roof

Re-pointed with cement

mortar

Re-pointing work to

perimeter of slate roof

In need of repair/rebuild and

redecoration.

Re-point in lime mortar

particularly to right hand

side above single storey

roof.

Repair, rebuild and

redecorate.

External Detailing:

Windows:

Doors:

Deteriorating, repair work

required.

Deteriorating.

Repair, prepare and

redecorate.

Repair, prepare and

redecorate.

XXXX Wandsworth, London. SW17 XXX

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15

ROOFS - EXTERNAL

DESCRIPTION

CONDITION

ACTION REQUIRED

Main Roof:

Natural slate

Cement fillet flashings to parapet

walls and chimney

Areas of missing and slipped

slates, areas of repairs with

lead tingles.

Deteriorating cement flashing

Repair and make watertight.

Repair and make watertight.

Rear low level roof:

General debris on roof, patch

repairs with temporary

materials such as flashband.

Appropriately repair. Owner

advises that they added

kitchen, check and confirm

planning

permission/building

regulations approval agreed.

Asbestos Roof:

Awkward valley gutter and no

drainage.

Clear roof, flashing is

necessary and add drainage.

XXXX Wandsworth, London. SW17 XXX

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16

OUTSIDE AREAS

DESCRIPTION

CONDITION

ACTION REQUIRED

Rear Yard Broken concrete slabs

Gate:

Left hand side: Fence

Right hand side:

Broken up concrete slabs are

a trip hazard and other debris

General deterioration, hinges

need replacing

In need of support and

making good

Neighbour has built up to the

boundary if not beyond it.

Level yard and remove trip

hazard.

Repair and replace hinges

Make good

Your Legal Advisor to check

and confirm if neighbour has

built on their land or your

land.

XXXX Wandsworth, London. SW17 XXX

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17

INTERNAL

All directions given as you face the property.

Under the terms of most Leases there is a redecoration covenant requiring

redecoration on termination of the Lease we assume this will take place or

appropriate agreed monetary compensation in lieu of this.

Contents -

Take-away order area

Catering Kitchen cooking area

Kitchen rear preparation area

Rear store

Food storage and dining area

WC

XXXX Wandsworth, London. SW17 XXX

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18

TRADING AREA

XXXX Wandsworth, London. SW17 XXX

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19

Take-away order area (front of house)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Suspended, plasterboard ceiling

behind

Four Cat II lights

Marked

Walls:

Tiles

Average

Deep clean

Floors:

Tiles

Mat well to entrance door

Ingrained dirt

Deep clean

XXXX Wandsworth, London. SW17 XXX

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20

Detailing:

Formica covered counter

Doors: Aluminium entrance door

Timber door with vision panel into

kitchen

Average

Repair, prepare and

redecorate.

XXXX Wandsworth, London. SW17 XXX

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21

BACK OF HOUSE

XXXX Wandsworth, London. SW17 XXX

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22

Catering Kitchen Cooking Area

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Painted

Florescent lights

Extract fan Left hand side

Marked

No luminaries

Working

Repair, prepare and

redecorate.

Add luminaries

Deep clean

Walls:

Floor to ceiling tiles

Average

Deep clean

Floors:

Terracotta floor tiles

Ingrained dirt

Deep clean

Detailing:

Door:

Damage to door between

stairs and cooking area

Repair, prepare and

redecorate.

XXXX Wandsworth, London. SW17 XXX

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23

Kitchen Rear - Preparation Area

(under corrugated plastic roof)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Painted

Corrugated plastic sheet above

which we would consider fire

hazard.

Florescent lights

Marked

No luminaries

Repair, prepare and

redecorate.

Re-roof in appropriate

material, considered a fire

hazard.

Add luminaries

Walls:

Floor to ceiling tiles

Average

Deep clean

Floors:

Terracotta floor tiles

Ingrained dirt

Deep clean

Fixtures and fittings:

Wash hand basin

Stainless steel sink

Deep clean

XXXX Wandsworth, London. SW17 XXX

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24

Rear Store (food and catering equipment stored in it at the time of our inspection)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings:

Corrugated plastic on wood

structure

Hole to right hand side and

generally dirty. Staining to

timber.

Make watertight

Walls:

Wood structure with wood cladding

Staining to timber

indicating leaks.

Make good, replace exterior

cladding.

Floors:

Concrete

WC tiles

Ingrained dirt

Deep clean

XXXX Wandsworth, London. SW17 XXX

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25

Detailing:

Windows/Extract to toilet

Doors: No door to WC

Timber door to yard.

Replace window or make

into proper extract.

No door

Add door

Sanitary ware:

Wash hand basin

WC

High level cistern

Dirty

Deep clean or replace

Drains:

Open drains

Enclose drains.

XXXX Wandsworth, London. SW17 XXX

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26

Stored items:

Our view was restricted of floors,

walls and ceilings due to the amount

of stored items in the area.

XXXX Wandsworth, London. SW17 XXX

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27

Food storage area/dining area

(rear right side)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings:

Painted

Marked

Repair, prepare and

redecorate.

Walls:

Painted woodchip wallpaper

Chimneybreast

Marked and stained.

Repair, prepare and

redecorate.

Floors:

Tiles

Ingrained dirt

Deep clean

XXXX Wandsworth, London. SW17 XXX

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28

Detailing:

Windows: Internal timber sliding

sash

Clean, repair, prepare and

redecorate.

XXXX Wandsworth, London. SW17 XXX

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29

WC

(internal)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Painted

Repair, prepare and redecorate.

Walls:

Tiled

Deep clean.

XXXX Wandsworth, London. SW17 XXX

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30

Floors:

Tiles

Skirting:

Ingrained dirt

Signs of wet rot or dry rot

under the floor.

Deep clean

Further investigation required,

open up the floor and check

and confirm the condition.

There is a suspended timber

floor under this section which

may also have defects.

Sanitary Ware:

WC

Wash hand basin

Rusting to wash hand

basin

Deep clean

Replace wash hand basin

XXXX Wandsworth, London. SW17 XXX

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31

PRIVATE LIVING

ACCOMMODATION

All directions given as you face the property.

Contents:-

Entrance and hallway

Lounge

Middle Bedroom

Landing

Small Bathroom

Single Bedroom

XXXX Wandsworth, London. SW17 XXX

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32

Entrance and Hallway

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceilings:

Plasterboard

Hairline cracking

Repair, prepare and

redecorate.

Walls:

Wallpaper

Heavily marked, areas of

dampness.

Resolve dampness. Repair,

prepare and redecorate.

Floors:

Partly tiled and partly wood

Mat well

Dirty and ingrained dirt

Benefit from replacement

Deep clean/replace

Replace

XXXX Wandsworth, London. SW17 XXX

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33

Detailing:

Doors:

Heavily marked

Clean and re-stain or

replace.

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34

FIRST FLOOR

XXXX Wandsworth, London. SW17 XXX

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35

Lounge

(front)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Wallpapered

Signs of water leak to front

right hand side

Repair roof and make

watertight.

Repair, prepare and

redecorate.

XXXX Wandsworth, London. SW17 XXX

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36

Walls:

Wallpapered

Chimney breast

Marked

Crack likely to be a

supporting wall to the roof

No vent

Repair, prepare and

redecorate.

Add vents

Floors:

Carpet

Marked

Clean/replace

Detailing:

Windows: Two windows

Door: Border panel door

Old repair with cement!

Paint flaking.

Crack to left hand side of

the door

Remove cement. Repair,

prepare and redecorate.

Repair/replace

Services:

Single panelled radiator

XXXX Wandsworth, London. SW17 XXX

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37

Middle Bedroom

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Wallpapered

Cracks visible

Repair, prepare and

redecorate.

Walls:

Wallpapered

Chimney breast

Marked

No vents

Repair, prepare and

redecorate.

Add vents

Floors:

Carpet

Marked

Clean/replace

Detailing:

Windows: One window

Doors: Veneer

Dated

Dated

Ease and adjust. Repair,

prepare and redecorate.

Clean/replace.

XXXX Wandsworth, London. SW17 XXX

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38

Landing

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Painted

Marked

Repair, prepare and

redecorate.

Walls:

Painted

Marked

Dampness coming into

boiler area off landing

Repair, prepare and

redecorate.

Make watertight. Repair,

prepare and redecorate.

Floors:

Carpet

Marked

Clean/replace

Services:

Valliant wall mounted boiler to the

left hand side where the WC would

normally be located.

This is the area where the

dampness is located.

See Walls section

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39

Small Bathroom

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Woodchip wallpaper

Marked

Repair, prepare and

redecorate.

Walls:

Woodchip wallpaper and

Tiled

Marked

Damaged tiles

Ingrained dirt

Re-tile and where painted

repair, prepare and

redecorate.

Floors:

Vinyl

Dated

Replace

Sanitary Ware:

Small Bath

Hand basin

Poor

Replace

Detailing:

We recommend adding an

extract fan.

XXXX Wandsworth, London. SW17 XXX

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40

Single Bedroom

(rear)

DESCRIPTION

CONDITION

ACTION REQUIRED

Ceiling:

Woodchip wallpaper

Average

Walls:

Wallpapered

Marked

Wallpaper coming off to

the rear left hand side

Repair, prepare and

redecorate.

Floors:

Carpet

Marked

Clean/replace

Detailing:

Windows: One window

Doors: Veneer

Repair, prepare and

redecorate.

Clean/replace

Services: Single panelled radiator

XXXX Wandsworth, London. SW17 XXX

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41

OTHER MATTERS

SERVICES

Electrics

The electrics were located to the left hand side of the takeaway counter (all

directions given as you face the property).

ACTION REQUIRED: We would recommend an Institute of

Electrical Engineers standards (IEE) test and report carried out by an

NICEIC registered and approved electrical contractor or equivalent,

which is recommended whenever a property changes occupancy.

.

Portable Appliance Testing (PAT)

There does not seem to have been any PAT testing on the property.

ACTION REQUIRED: Carry out PAT testing.

Lighting

The current lighting is dated and in most positions a modern appropriate we

believe Category Two style lighting would be required but you do need to

check and confirm the lighting is appropriate for how you intend to use the

building.

Heating

The property has a wall mounted Valliant

boiler located on the first floor private living

accommodation supplies a system of radiators

which look relatively new.

ACTION REQUIRED: A Gas Safe

certificate to be provided.

Removed radiator

XXXX Wandsworth, London. SW17 XXX

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42

Stopcock location

It is important that its presence is established in case of bursts or leaks. The

stopcock and other controlling valves have not been inspected or tested for

operational effectiveness.

ACTION REQUIRED: Identify where the stopcock is located and

record this at the property and elsewhere for any future emergencies.

Fire Alarm System / Smoke Alarm System Emergency Alarms

There are fire alarm bells present in some of the rooms.

ACTION REQUIRED: You need to check that this works to your

required standards. We would recommend taking the opportunity to

have wired in a fire alarm system as the activity of cooking constitutes a

high risk hazard.

Energy Efficiency

Older properties such as this will not be as energy efficient as modern

properties. We feel that energy efficiency will become very important in years

to come and may well affect re-saleability of a property. We are advised this

is already starting to happen to some extent in the office sector.

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.

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.

XXXX Wandsworth, London. SW17 XXX

XXXXX

Independent Chartered Surveyors

——— Marketing by: ———

www.1stAssociated.co.uk

XXXX All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is prohibited

43

Asbestos Register

What we believe to be asbestos was noted to the rear roof of the property and

also to a flue. In a property of this age there may well be some further

asbestos. This was commonly used post war until it was banned only in the

last ten or so years, although it is rumoured that it was still used after this point

in time.

It is now a requirement for any public building to have an asbestos register,

indicating whether there is or is not asbestos and if so where it is.

ACTION REQUIRED: An Asbestos Register should be provided by

the outgoing tenant/landlord.

You should note that work involving products containing asbestos is

covered by Health and Safety legislation and you are recommended to

seek the advice of the Local Authority Environmental Health Officer

before proceeding with any such work.

We are not asbestos surveyors.

This is not a structural survey or a building survey.

XXXX Wandsworth, London. SW17 XXX

XXXXX

Independent Chartered Surveyors

——— Marketing by: ———

www.1stAssociated.co.uk

XXXX All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is prohibited

44

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.

The Schedule of Condition has been prepared by XXXX following a visit on

XXXX. This Interim Schedule of Condition to be read in conjunction with

your Property Report and does not constitute a Structural Survey (now known

as a Building Survey).