Schedule of Condition · property inspection programme. This section of the report provides details...

Schedule of Condition

Property Address: The Red Beret

Melbourne Avenue

Chelmsford

CM1 2DX

Outlet Number: 2303339101

Document

Reference:N/A Rev.

Document Date: 2nd June 2018

A. Document Control Sheet

B. Background Information

C. Schedule Of Condition

D. Supplementary Photographs

E. Declaration of document publication

Contents

The Red Beret, Melbourne Avenue, Chelmsford, CM1 2DX

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amendments to the document and ensures that all previous versions of the report are suitably superseded.

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

New Condition Reported element is new or very recently incorporated.

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 Saturday 2nd June 2018 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. A film production was underway during the inspection, therefore, areas

of the left side public area was limited due to TV network base / site set up and camera / cabling was installed throughout the property

and although included within the photographic record, are not commented upon in this report.

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 Melbourne

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.

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

Traditionally constructed public house with multiple flat roof decks covered with felt / asphalt finishes set above solid masonry walls with

brick facades, timber cladding and mixed decorations. Floors are of solid concrete and suspended timber construction.

B4. Accommodation

Ground Floor -

Cellar, Main Bar, Kitchen, Disabled WC, Ladies WC, Gents WC.

First Floor -

WC, Bathroom, Kitchen, Living Room, Dining Room, 2no. Bedrooms.



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 Internal

1.1 Games Bar (front left) Photographs

[ 2-4 ]

1.1.1 Ceilings Plasterboard ceiling , fully decorated

including, lining paper and water based

paint, oil based paint.

Satisfactory Condition - water

streak noted to ceiling above

amusement machines.

1.1.2 Walls Solid masonry walls and partitions with,

plaster finishes, timber panelling, lining

paper and mixed decorations.

Satisfactory Condition - water

streak continued vertically

behind amusement machines.

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

1.1.4 Joinery Double glazed plastic framed window,

glazed timber door, skirting boards,

architraves and reported items decorated

with mixed materials.

Satisfactory Condition -

1.1.5 Miscellaneous Mixed ceiling and wall lights, emergency

light fitting, power sockets, smoke detector,

CCTV Camera, speakers, wall mounted TV

and radiator.

Satisfactory condition although

no formal test of these items

have been undertaken by us. -

1.2 Main Bar & Lounge Photographs

[ 5-13 ]





C. Schedule of 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


plaster finishes, timber panelling, lining

paper and mixed decorations.


1.2.3 Floors Solid concrete floor, timber boarding, vinyl

flooring, ceramic tiling and carpet finishes.


1.2.4 Joinery Single glazed timber windows, double

glazed plastic framed windows, timber non

fire rated door, glazed timber door, skirting

boards, architraves, dado rail and reported

items decorated with mixed materials.


1.2.5 Miscellaneous Mixed ceiling and wall lights, emergency

light fitting, switches and sockets, smoke

detector, CCTV Camera, speakers, wall

mounted TV and radiator.




1.3 Front Porch Photographs

[ 14-17 ]

1.3.1 Ceilings Concrete soffit fully decorated including,

lining paper and water based paint, oil

based paint.



plaster finishes, lining paper and paint

decoration.


1.3.3 Floors Solid concrete floor and carpet finishes. Satisfactory Condition -

1.3.4 Joinery Single glazed timber windows, glazed

timber door, skirting boards, architraves and


damaged section of door panel




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

reported items decorated with mixed

materials.

to the main entrance door

adjacent to the top hinge butt.

1.3.5 Miscellaneous Bulkhead light, CCTV Camera and radiator. Satisfactory condition although



1.4 Gents WC Photographs

[ 18-21 ]






1.4.3 Joinery Single glazed metal framed windows, timber

non fire rated door, timber panel door,

skirting boards, architraves and reported

items decorated with mixed materials.


cracked glazing and missing

stay noted to window in urinal

area.

1.4.4 Miscellaneous Bulkhead light, emergency light fitting, PIR

sensor, radiator, pipework, extractor fan,

ceramic sink, toilet and urinal.




1.4.5 Walls Mixed timber stud partitions and masonry

walls with, plaster finishes, lining paper,

paint decoration and ceramic tiling.


1.5 Ladies WC Photographs

[ 22-25 ]








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


plaster finishes, lining paper, paint

decoration and ceramic tiling.

Satisfactory Condition - fine

cracking noted to left hand wall

plaster panel when entering

room.

1.5.3 Floors Solid concrete floor with full vinyl finishes. Satisfactory Condition -

1.5.4 Joinery Timber non fire rated doors, skirting boards,

architraves and reported items decorated

with mixed materials.


1.5.5 Miscellaneous Bulkhead light, emergency light fitting,

smoke detector, PIR sensor, ceramic sink

and toilet.




1.6 Disabled WC Photographs

[ 26-29 ]









1.6.3 Floors Solid concrete floor with full vinyl finishes. Satisfactory Condition -

1.6.4 Joinery Single glazed timber windows, timber non

fire rated door, architraves and reported

items fully decorated.





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

1.6.5 Miscellaneous Bulkhead light, smoke detector, radiator,

pipework, extractor fan, ceramic sink and

toilet.




1.7 Kitchen (front right) Photographs

[ 30-35 ]










1.7.4 Joinery Single glazed timber windows, timber fire

rated door, architraves and reported items

fully decorated.


1.7.5 Miscellaneous Carbon monoxide detector, fluorescent light,

switches and sockets, smoke detector, gas

boiler, electric water heater, radiator,

pipework, extractor fan and steel sink.




1.8 Office / Back Bar Area Photographs

[ 36-41 ]








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

1.8.2 Walls Mixed timber stud partitions and masonry

walls with, plaster finishes, lining paper and

paint decoration.



1.8.4 Joinery Timber fire rated door, skirting boards,

architraves and reported items fully

decorated.


1.8.5 Miscellaneous Fluorescent light, emergency light fitting,

switches and sockets, switch gear, electrical

distribution board, fire alarm control panel,

fire alarm call point, smoke detector, cabling

and conduits.




1.9 Dry Cellar Photographs

[ 42-45 ]


including water based paint, oil based paint.


1.9.2 Walls Mixed timber stud partition and solid

masonry walls with, paint decoration.


1.9.3 Floors Solid concrete floor and no floor coverings. Satisfactory Condition -

1.9.4 Joinery Mixed fire rated and non fire rated timber

doors, architraves and reported items fully

decorated.


1.9.5 Miscellaneous Fluorescent light, emergency light fitting,

switches and sockets, electrical distribution







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

board, fire alarm call point, smoke detector,

cabling, conduits, pipework and Belfast sink.

1.10 Cold Cellar Photographs

[ 46-50 ]


including water based paint, oil based paint.





1.10.3 Floors Solid concrete floor and no floor coverings. Satisfactory Condition -

1.10.4 Joinery Mixed fire rated and non fire rated timber

doors, architraves and reported items fully

decorated.


1.10.5 Miscellaneous Fluorescent light, cabling, conduits,

pipework and cellar cooling equipment.




1.11 Private Stairwell / Entrance Hall Photographs

[ 51-54 ]







decoration.


1.11.3 Floors Mixed timber and concrete floor and carpet

finishes.





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

1.11.4 Joinery Single glazed timber windows, double

glazed plastic framed windows, timber non

fire rated door, skirting boards, architraves

and reported items fully decorated.


1.11.5 Miscellaneous Bulkhead light, pendant light, emergency

light fitting, switches and sockets and

smoke detector.




1.12 Bedroom (rear right) Photographs

[ 55-56 ]







decoration.


1.12.3 Floors Suspended timber floor and carpet finishes. Satisfactory Condition -

1.12.4 Joinery Double glazed plastic framed windows,

timber non fire rated door, skirting boards,


decorated.


1.12.5 Miscellaneous Bulkhead light, switches and sockets and

radiator.







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

1.13 Bedroom (front right) Photographs

[ 57-60 ]







decoration.






decorated.


1.13.5 Miscellaneous Rose light fitting, switches and sockets,

radiator and pipework.




1.14 Dining Room Photographs

[ 61-62 ]







decoration.






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.







1.15 Bedroom (front centre) Photographs

[ 63-64 ]







decoration.


1.15.3 Floors Suspended timber floor and timber laminate

finishes.





decorated.

Satisfactory Condition - window

glazing misted.









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

1.16 Living Room Photographs

[ 65-68 ]







decoration.


1.16.3 Floors Suspended timber floor and timber laminate

finishes.





decorated.

Satisfactory Condition - window

glazing misted.

1.16.5 Miscellaneous Feature fire place, wall mounted TV, rose

light fitting, switches and sockets, radiator

and pipework.




1.17 Private Kitchen Photographs

[ 69-71 ]









1.17.3 Floors Suspended timber floor and ceramic tiling. Satisfactory 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 fire rated door, glazed plastic framed

door, skirting boards, architraves and

reported items fully decorated.


1.17.5 Miscellaneous Fluorescent light, switches and sockets,

smoke detector, gas boiler, radiator,

pipework and steel sink.




1.18 Bathroom Photographs

[ 72-75 ]





1.18.2 Walls Solid masonry walls and timber stud

partitions with, plaster finishes, lining paper,



1.18.3 Floors Suspended timber floor and vinyl flooring. Satisfactory Condition -




decorated.


1.18.5 Miscellaneous Bulkhead light, radiator, pipework, acrylic

sink, acrylic bath and power shower.




bath panel damaged.




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

1.19 WC Photographs

[ 76 ]





1.19.2 Walls Solid masonry walls and timber stud

partitions with, plaster finishes, lining paper,



1.19.3 Floors Suspended timber floor and vinyl flooring. Satisfactory Condition -




decorated.


1.19.5 Miscellaneous Pendant light, radiator, pipework and toilet. Satisfactory Condition -

2 External

2.20 Front Elevation Photographs

[ 77-92 ]

2.20.1 Roof Multiple levelled flat roof slopes / decks with

mixed asphalt / felt finishes and metallic

verge cover flashing and felt flashing.


2.20.2 Rainwater

Goods

Internal boxed guttering / outlets concealed

from view.




2.20.3 Walls Solid masonry walls with brick finishes,

timber panelling and paint decoration.





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 Mixed double glazed plastic windows and

timber single glazed windows with glazed

doors, frames, soffits, fascia and painted

decorations.


2.20.5 Miscellaneous Satellite dish, CCTV camera, mixed external

lighting, illuminated pub signage and burglar

alarm.




2.20.6 Grounds Paved hardstandings with timber side gates

and timber balustrades.


localised decay to timber gate

and post noted.

2.21 Beer Garden Photographs

[ 93-96 ]

2.21.1 Grounds Lawned garden with paved patio and

concrete pathway with mixed boundary

features comprising hedgerows, timber

picket fencing and feather edge fencing.


2.22 Right Elevation Photographs

[ 97-104 ]

2.22.1 Rainwater

Goods

Plastic gutters and downpipe. Satisfactory condition although













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

2.22.4 Joinery Mixed double glazed plastic windows and

timber single glazed windows with glazed

doors, frames, soffits, fascia and painted

decorations.


2.22.5 Grounds Brick dwarf wall with timber fencing and

gates leading to private drive and garage.

Satisfactory Condition - brick

masonry damaged with

displaced post, timber fencing

decorations have faded, and

some individual panels are

broken.

2.22.6 Miscellaneous Satellite dish, CCTV camera and mixed

external lighting.




2.23 Rear Elevation Photographs

[ 105-108 ]

2.23.1 Rainwater

Goods

Painted plastic downpipes noted. Satisfactory condition although






Satisfactory Condition - minor

torn felt verge above far right

downpipe when viewed from

rear residential car park.




2.23.4 Joinery Timber fascia and soffits, double glazed

plastic framed windows, glazed plastic





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

framed door and reported items fully

decorated.

2.24 Left Elevation Photographs

[ 109-122 ]

2.24.1 Joinery Timber and plastic fascia / soffits, double

glazed plastic framed windows, metal single

glazed windows, timber flush doors, glazed

timber doors and reported items fully

decorated.





Satisfactory Condition - section

of newly installed felt is uneven

(green colour) and raised from

deck.




2.24.4 Rainwater

Goods

Boxed gutters felt lined with metal

downpipes and internal outlets.




2.24.5 Miscellaneous Satellite dish, CCTV camera and mixed

external lighting.




2.24.6 Grounds Concrete yard and public seating with close

boarded timber fencing.





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

2.25 Car Park Photographs

[ 123-126 ]

2.25.1 Grounds Macadam surfaced parking with

thermoplastic markings, dwarf brick walls

and timber close boarded fencing.


displaced brick wall at

threshold with main road.



Photo 2 Photo 3 Photo 4


D. Supplementary Photographs.



Photo 125 Photo 126



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".

David Brooks

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

addressThe Red Beret, Melbourne Avenue, Chelmsford, CM1 2DX

Client's

nameStar Pubs & Bars Date this report was produced 2nd 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: David Brooks

Signature:

E. Declaration of document publication.


Schedule of Condition · property inspection programme. This section of the report provides details...

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