Photographic Schedule of Condition - Star Pubs & Bars · Photographic Schedule of Condition On...

Photographic

Schedule of Condition

On

Crown Inn, Market Place, Hawes, DL8 3RD

on behalf of

Star Pubs & Bars

Prepared by

Lambert Smith Hampton

3 Hardman Street, Spinningfields,

Manchester, M3 3HF

Tel: 0161 228 6411

Date: August 2017

Ref: 16.114

Photographic Schedule of Condition Crown Inn, Market Place, Hawes August 2017

Crown Inn, Market Place, Hawes, DL8 3RD


Prepared by: Joe Johnson BSc (Hons) MRICS

Lambert Smith Hampton Building Consultancy Division

3 Hardman Street, Spinningfields, Manchester, M3 3HF

Telephone: 0161 242 7034

Inspection Date: 26th July 2017

Issued Date: 2nd

August 2017 This document has been prepared and checked in accordance with the Lambert Smith Hampton Quality Assurance procedures and authorised for release.

Signed: …………………………………………………………………………………………………….

For and on behalf of Lambert Smith Hampton


This document has been prepared as an accurate record of the condition of the property as at the date of inspection.

Signed:

Signed:

For and on behalf of:

For and on behalf of:

Date:

Date:

This Schedule of Condition consists of 1 No. Volume of Photographs only. One copy has been produced for each party.


1.0 Introduction 1.1 We were instructed by Star Pubs & Bars to prepare a Schedule of Condition of the premises known as Crown Inn, Market Place, Hawes, DL8 3RD. 1.2 The inspection of the premises was carried out on 26

th July 2017 by Joe Johnson BSc (Hons) MRICS on behalf of Lambert Smith Hampton.

2.0 Generally 2.1 Weather conditions at the time of inspection were inclement with persistent rainfall. 2.2 Our inspection was based on a visual examination only, without the aid of ladders and with no special facilities for access having been provided.

The inspection was limited as follows:

This Schedule records the condition of the property at the time of inspection but does not state the cause of defects or prescribe remedies, as this is beyond the scope of a Schedule of Condition.

We have not carried out a Structural Survey or checked the design of the building in any way whatsoever.

Externally the inspection was carried out from ground floor level only with no access equipment being used. Closer inspection of any high level elements of the building may reveal defects not apparent from our ground floor inspection.

Covered, unexposed or inaccessible parts of the building structure have not been inspected and are therefore not included within the Schedule.

We have not carried out sampling or testing to establish the level or presence of radon gas within the building or established whether or not there are any contaminants or hazardous materials present within the building, soil, or sub-strata. We have not undertaken any concrete tests and thus are unable to confirm the presence of high alumina cement, asbestos, calcium chloride, carbonation of concrete or insufficient depth of concrete cover to reinforcement.


No specialist inspections of the plumbing, heating, drainage or electrical installations have been arranged and we are therefore unable to confirm they are free from defect and in working order.

The building was occupied and fully furnished during our inspection and no items were moved or lifted during our inspection. Upon removal of furniture, carpets etc defects may become apparent that were covered.

2.3 The following condition ratings are used within the schedule:

GOOD CONDITION – Reported element had no apparent defects, being clean and well maintained, and the reported element is likely to offer a long serviceable life.

SATISFACTORY CONDITION – Reported element presented in a serviceable condition with some wear and tear and/or minor damage but not requiring immediate attention, ongoing maintenance and periodic repairs are likely to be required from time to time.

POOR CONDITION – Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or replacement.

3.0 Orientation 3.1 Any directions given assume you are facing the front elevation of the premises with ‘left’, ‘right’, ‘front’ and ‘rear’ referred to accordingly. 3.2 The terms ‘left’ and ‘right’ are used to describe the two sides of any specific element as viewed by an observer facing the element.


PORTFOLIO OF PHOTOGRAPHS

Photographic Schedule of Condition

Crown Inn, Hawes

August 2017

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Crown Inn, Hawes

August 2017

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Crown Inn, Hawes

August 2017

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August 2017

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August 2017

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August 2017

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August 2017

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August 2017

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Crown Inn, Hawes

August 2017

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(139)


Page 8

DESCRIPTION OF PHOTOGRAPHS


Page 9

Ref: Location/Element Description/Comments Condition Photo No.

EXTERNAL

1.0 Roof

1.1 General view to roof from front elevation. Some ridge tiles noted to be uneven. Satisfactory 3-7

1.2 Staining evident to chimney masonry. Satisfactory 5-7

1.3 Roof to rear noted to be undulating and isolated slipped/missing slates evident. Satisfactory 22

2.0 Elevations

2.1 General view of front elevation. Light soiling to stonework evident. Satisfactory 1-2

2.2 Damp staining to render on east elevation. Satisfactory 8, 9

2.3 Front door to premises and entrance. Fixed signage and hanging baskets evident.

Satisfactory 10, 11

2.4 Decorations to windows in satisfactory condition. Satisfactory 12

2.5 West elevation. Soiling evident to stonework. Satisfactory 13-17, 20

2.6 Loose cables evident at low level. Poor 18

2.7 Gutter to roof over WC appeared to be defective and leaking with adjacent masonry saturated.

Poor 19

2.8 General views to rear elevation. Staining evident to masonry and render finishes.

Poor 21, 22, 25-28, 32

2.9 Arches with stone cover and brick built barbeque grill in satisfactory condition. Satisfactory 23, 24

2.10 Moss growth at high level to the elevation. Poor 25

2.11 Staircase leading to first floor studio apartment. Vegetation unkempt. Fixings adjacent to door and render surfaces in poor condition.

Poor 26, 27

2.12 Extract fan/condenser unit with missing grille covers to fan. Poor 28

2.13 Door leading to kitchen, decorations in poor condition. Poor 29

2.14 Stone coal store in satisfactory condition but tenant cabinets and redundant white goods stored externally.

Satisfactory 30


Page 10


2.15 Door into pub and painted render to smoking area in satisfactory condition. Satisfactory 31

2.16 Staining evident to masonry. Satisfactory 35

2.17 Reminants of former stone wall remain adjacent to studio fire escape door at high level.

Poor 33

3.0 External Areas

3.1 Tenant’s stored goods and gas canisters located within rear yard area adjacent to staircase.

Satisfactory 34

3.2 Area leading to rear beer garden and gates/fence to rear yard. Satisfactory 36

3.3 General overview of rear beer garden. Satisfactory 37-42

3.4 General views within rear yard. Satisfactory 43-46

3.5 Front seating area with planters and timber furniture. Satisfactory 47,48

INTERNAL AREAS

4.0 Cellar

4.1 Stairs to cellar. Decorations perished in areas. Surfaces soiled and stained. Poor 49, 52

4.2 Missing plasterwork at high level. Surfaces soiled. Poor 50

4.3 Barrel drop to cellar. Surfaces stained and corrosion evident to steelwork. Poor 53

4.4 Cellar storage area. Soiled, damp and stained surfaces throughout. Poor 54-57

5.0 Ground Floor Bar Area

5.1 General overview of bar/restaurant area. Decorations in good condition having been renewed within the last six months. Carpets lightly trafficked. Numerous fixings to walls.

Satisfactory 58-65, 80, 81, 83

5.2 View to WC corridor. Floor finish trafficked and decorations to doors worn. Satisfactory 66, 76

5.3 Gents WC accommodation. Surfaces and fittings lightly soiled. Satisfactory 67, 68

5.4 Ladies WC accommodation. Surfaces and fittings lightly soiled. Damage evident to vanity unit worktop.

Satisfactory 69-72

5.5 Disabled WC accommodation. Surfaces and fittings lightly soiled. Satisfactory 73, 74


Page 11


5.6 Extract fan to WC corridor soiled. Poor 75

5.7 Entrance doors to pub. Decorations worn. Satisfactory 77

5.8 Extractors to pub area soiled. Satisfactory 78

5.9 Log burner / coal fire to pub area. Satisfactory 79, 84

5.10 Decorations to timber windows in satisfactory condition. Satisfactory 82

6.0 Bar Area

6.1 General view. Vinyl floor covering trafficked. Satisfactory 85 - 91

7.0 Corridor to Kitchen inc Store

7.1 General view. Satisfactory 92-94

7.2 Cracking evident to plasterwork. Poor 95

7.3 Vinyl floor covering split. Poor 96

7.4 Electricity board. No test certification provided. Satisfactory 97

7.5 Staircase to first floor. Carpet heavily trafficked and worn. Surfaces lightly soiled.

Poor 98, 99

7.6 Door into store room/corridor stained at low level. Satisfactory 100

8.0 Kitchen and Kitchen Store

8.1 General view of kitchen and store room. Surfaces lightly soiled. Kitchen equipment appeared to be in working order but no service records were provided for review.

Satisfactory 101-104, 110, 111

8.2 Floor finishes trafficked and isolated tiles to kitchen floor cracked. Poor 105

8.3 Damp staining evident within store room to walls and at low level adjacent to doorway. Door to store room missing.

Poor 106-109

9.0 Staircase and Landing to First Floor

9.1 General view of staircase and landing to first floor. Decorations in satisfactory Satisfactory 112-116,


Page 12


condition throughout but finish worn to handrails. Carpet floor finish in satisfactory condition but lightly trafficked.

120

10.0 Laundry Room

10.1 General view. Decorations in reasonable condition. Door has been removed and boarding installed to the floor.

Satisfactory 117-119

11.0 Store Room

11.1 General view. Surfaces soiled and decorations worn. Carpet floor finish is heavily trafficked and worn.

Poor 121, 122

12.0 Office / Lounge

12.1 General view. Tenant’s chattels remain. Surfaces lightly soiled. Carpet trafficked.

Satisfactory 123, 124

13.0 Guest Room 1 (Double)

13.1 General view. Satisfactory condition throughout. Surfaces and sanitaryware to en-suite lightly soiled.


14.0 Corridor to Guest Accommodation

14.1 General view. Satisfactory condition throughout. Satisfactory 128

15.0 Guest Room 2 (Double)

15.1 General view. Satisfactory condition throughout. Surfaces and sanitaryware to en-suite lightly soiled.


16.0 Guest Room 3 (Twin) inc Bathroom

16.1 General view. Satisfactory condition throughout. Surfaces and sanitaryware to Satisfactory 132, 139


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bathroom lightly soiled.

17.0 Studio Apartment

17.1 General view. Satisfactory condition throughout. Surfaces and sanitaryware lightly soiled.


17.2 WC cubicle to studio apartment. Satisfactory condition. Satisfactory 136

18.0 Manager/Chef Accommodation

18.1 General view. Satisfactory condition throughout. Minor staining evident to walls. En-suite sanitaryware fittings lightly soiled.

Satisfactory 137, 138

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