Apton Day Centre - Apton Day Centre - Summary of assessment by Barker Summary of assessment by Barker

LLPLLP Overall conditionOverall condition

Fair for ageFair for age Pitched Roof:Pitched Roof:

Some patch repairs needed, vegetation to be removed from ChimneySome patch repairs needed, vegetation to be removed from Chimney Flat Roofs:Flat Roofs:

Need repair/replacementNeed repair/replacement Windows: Windows:

Some cills/frames suffering from patches of rot and generally need redecoratingSome cills/frames suffering from patches of rot and generally need redecorating Crittal windows at front ‘are not fitted with restrictors and could pose a risk to health and safety to Crittal windows at front ‘are not fitted with restrictors and could pose a risk to health and safety to

those passing by if left open’those passing by if left open’ Boundary walls: Boundary walls:

Some repointing recommendedSome repointing recommended Garden area to rearGarden area to rear

recommend clearingrecommend clearing Internal dampness/stainingInternal dampness/staining

present in several places, probably linked to roof defects or former pipe leaks. Where adjacent to present in several places, probably linked to roof defects or former pipe leaks. Where adjacent to socket then socket not to be used (Age UK notified). See page 20 for schedulesocket then socket not to be used (Age UK notified). See page 20 for schedule

Subsidence?Subsidence? ‘‘Slight weakness suspected at front corner of building – monitor’Slight weakness suspected at front corner of building – monitor’

Services: Services: No particular concernsNo particular concerns

Statutory testingStatutory testing Electrical (5 years), Gas (1 year), Fire Risk Assessment (on change), legionella (2 years), Asbestos, Electrical (5 years), Gas (1 year), Fire Risk Assessment (on change), legionella (2 years), Asbestos,

Access AuditAccess Audit Insulation/energy efficiencyInsulation/energy efficiency

Poor, would be improved by double glazing & roof insulationPoor, would be improved by double glazing & roof insulation

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Estimated repair costsEstimated repair costs

Essential repair/maintainance to fabric: £22,500Essential repair/maintainance to fabric: £22,500 RoofRoof £20,000£20,000 Window decorationWindow decoration £2,500£2,500

Desirable repairs to fabric: £5,300Desirable repairs to fabric: £5,300 ChimneyChimney £2,000£2,000 Repointing etcRepointing etc £1,500£1,500 TarmacTarmac £1,500£1,500 Garden clearanceGarden clearance £300£300

Other: up to £22,000Other: up to £22,000 Safety film for internal glazingSafety film for internal glazing £1,500£1,500 Step to escape doorStep to escape door £500£500 Replacement windows:Replacement windows: £20,000 or£20,000 or Restrictors to Crittal windowsRestrictors to Crittal windows £2,000£2,000

Note: all estimates by surveyor, will be verified through quotes Note: all estimates by surveyor, will be verified through quotes where appropriatewhere appropriate

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Contractural position and Contractural position and RecommendationRecommendation

Age UK are contractually obliged toAge UK are contractually obliged to Keep the interior in good repair and conditionKeep the interior in good repair and condition Redecorate both the interior and exterior at intervals we determine and within Redecorate both the interior and exterior at intervals we determine and within

three months of the end of the leasethree months of the end of the lease They are not obliged to make structural/exterior repairs (the lease is NOT’ full They are not obliged to make structural/exterior repairs (the lease is NOT’ full

repairing as has been frequently stated) however neither are we:repairing as has been frequently stated) however neither are we: ““There is no specific covenant on the Landlord to carry out any repairs and I do not

think there is any implied obligation to do so unless we go into the realms of the building becoming dangerous as a result of the state and condition of the building” (Govan Bramley, Solicitor)

“In practice the Landlord should be interested in keeping its building in a non-deteriorating state, the Tenant would also be interested in having a building that is habitable and whether some negotiation can then take place to agree on works to be carried out to move the matter forward. ” (Govan Bramley, Solicitor)

Summary/RecommendationSummary/Recommendation Overall condition of building is fair for ageOverall condition of building is fair for age RecommendRecommend

‘‘Essential’ roof repairs be carried out within 6 months, Committee to debate who pays.Essential’ roof repairs be carried out within 6 months, Committee to debate who pays. Age UK be served with notice Age UK be served with notice

to decorate those windows in need of exterior decoration and to patch repair rot resulting from to decorate those windows in need of exterior decoration and to patch repair rot resulting from poor decorative orderpoor decorative order

Reminding them of legal responsibilities in respect of statutory requirementsReminding them of legal responsibilities in respect of statutory requirements Remaining matters be further investigated by CEO in conjunction with Age UK and Remaining matters be further investigated by CEO in conjunction with Age UK and

dealt with as part of normal operations unless there are issues of budget or dealt with as part of normal operations unless there are issues of budget or responsibilityresponsibility © Bishop’s Stortford Town © Bishop’s Stortford Town

Council Council