Schedule of Condition - Star Pubs & Bars Crown... · 2020-01-20 · flat roof. Good Condition 2 Internal 2.7 Chilled beer store Photographs [ 20-23 ] 2.7.1 Ceilings Timber boarded

Schedule of Condition

Property Address: New Crown

9 High Street

Dunstable

LU6 1HX

Outlet Number: 90035101

Document

Reference:N/A Rev.

Year 0

Document Date: 14th August 2019

A. Document Control Sheet

B. Background Information

C. Schedule Of Condition

D. Supplementary Photographs

E. Declaration of document publication

Page 2

Contents

New Crown, 9 High Street, Dunstable, LU6 1HX

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amendments to the document and ensures that all previous versions of the report are suitably superseded.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 14th August 2019 Initial Issue Romans Professional Services Ltd Josh Thomas

Page 3

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.

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.

Page 4

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 14th August 2019 and, at the time of inspection the weather was raining 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 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 9 High Street. 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.

Page 5



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.

Page 6



B3. Summary of Construction

Solid masonry construction with timber rafter and purlin pitched roof featuring clay tile coverings and single-storey extension to rear

featuring a rooftop bar area. Mixed timber sash and casement windows.

Internal walls and partitions are formed of wither solid masonry or timber stud with mixed finishes and decorations throughout. The

basement floor is of solid concrete construction, ground and upper floors suspended timber. Ceilings are mostly the original lath and

plaster with mixed decorations throughout.

B4. Accommodation

Basement -

Chilled beer store

Ground Floor -

Bar area, gents toilets, ladies toilets

First Floor -

Stairs and landing, domestic kitchen, office, commercial kitchen, bathroom

Second Floor -

Page 7



Box room, bedroom, lounge

Page 8



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

[ 2-5 ]

1.1.1 Rainwater

Goods

Plastic hopper heads and downpipes with some surface

water connections.

Good Condition

1.1.2 Roof Pitched roof with clay roof and ridge tiles. Satisfactory

Condition -

localised area of

slipped tiles

adjacent to the

right-hand

chimney.

1.1.3 Walls Solid masonry walls with brick facing finishes and partial

masonry paint decoration.

Satisfactory

Condition

1.1.4 Joinery Solid timber doors, mixed timber framed sash and

casement windows, all paint decorated.

Satisfactory

Condition

1.1.5 Miscellaneous CCTV camera, mixed external lighting and security

alarm sounder.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

1.2 Left elevation Photographs

[ 6 ]

1.2.1 Chimney Brick built chimney with clay pots. Satisfactory

Condition

Page 9

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

1.2.2 Walls Solid masonry wall with brick facing finishes. Satisfactory

Condition

1.2.3 Miscellaneous Satellite dish. Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

1.3 Rear elevation Photographs

[ 7-8 ]

1.3.1 Chimney 2no brick built chimneys with clay pots and lead

flashings.

Satisfactory

Condition - note

localised spalling

brickwork to taller

stack.

1.3.2 Rainwater

Goods

Painted metal gutters and downpipe with no surface

water connections.

Satisfactory

Condition - note

deteriorated

decorations.

1.3.3 Roof Multiple pitched roofs with clay roof and ridge tiles and

lead flashings to abutments.

Satisfactory

Condition - note

volume of moss to

roof and isolated

slipped tile to lower

roof.

1.3.4 Walls Solid masonry walls with brick facing finishes. Satisfactory

Condition

Page 10




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

1.3.5 Joinery Glazed timber door, timber framed sash windows and

timber fascia boards, all paint decorated.

Poor Condition -

note deteriorated

decoration.

1.3.6 Miscellaneous Television aerial, satellite dish, CCTV camera and metal

extractor chimneys.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

1.4 Right elevation Photographs

[ 9 ]

1.4.1 Walls Solid masonry walls with render finishes, partially

painted.

Poor Condition -

note localised

cracking and

deteriorated

decorations.

1.5 Rear beer garden Photographs

[ 10-11 ]

1.5.1 Grounds Small beer garden to rear featuring brick paving and

concrete finishes, enclosed by masonry walls with

access via a timber gate. The garden features external

lighting, emergency lighting, CCTV camera and fixed

timber seating.

Satisfactory

Condition

1.6 Rooftop terrace Photographs

[ 12-19 ]

1.6.1 Grounds Rooftop terrace to rear flat roof featuring painted timber

decking and non-slip tiling coverings, enclosed by mixed

Good Condition -

note isolated

Page 11




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 and masonry boundary structures. The terrace

features a plastic covered smoking shelter, mixed

external lighting, speakers, CCTV cameras, fixed timber

seating areas and raised planters.

pooling water to

surfaces.

1.6.2 Rooftop bar Timber constructed rooftop bar with mineral felt covered

flat roof.

Good Condition

2 Internal

2.7 Chilled beer store Photographs

[ 20-23 ]

2.7.1 Ceilings Timber boarded ceiling with paint decoration. Satisfactory

Condition - note

isolated areas of

damage, notably

above staircase,

2.7.2 Walls Solid masonry walls with masonry paint decoration. Satisfactory

Condition - note

individual areas of

deteriorated

decoration.

2.7.3 Floors Solid concrete floor with no floor coverings. Satisfactory

Condition - note

isolated cracking to

surface.

2.7.4 Joinery Solid timber doors and mixed shelving. Satisfactory

Condition - note

Page 12




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

isolated damage to

lower door.

2.7.5 Miscellaneous Fluorescent light, rose light fitting, emergency light

fitting, switches and sockets, electrical distribution

board, fire alarm control panel, smoke detector, cabling,

conduits, pipework, cellar cooling equipment and Belfast

sink.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

2.8 Bar area Photographs

[ 24-35 ]

2.8.1 Ceilings Mixed lath and plaster and plasterboard ceilings with

paint and textured paint decoration.

Good Condition

2.8.2 Walls Mixed timber stud partitions and masonry walls with

brick facing finishes, plaster finishes, plasterboard

lining, timber panelling, paint decoration and ceramic

tiling.

Good Condition

2.8.3 Floors Suspended timber floor with mixed timber boarding,

ceramic tiling and non-slip vinyl coverings.

New Condition

2.8.4 Joinery Timber bar area with mixed shelving and timber

countertops. Mixed solid timber and glazed timber

doors, timber framed casement windows, roof window,

fixed seating areas, mixed shelving, DJ booth, timber

steps and guardings, skirting boards, dado rails and

picture rails. All reported woodwork is either paint or

stain decorated.

Good Condition

2.8.5 Miscellaneous Mixed ceiling and wall lights, emergency light fitting,

switches and sockets, smoke detector, fire alarm

Satisfactory

condition although

Page 13




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

sounder, cabling, CCTV Camera, speakers, wall-

mounted TV, radiator, extractor fan, food service lift and

steel sink.

no formal test of

these items have

been undertaken

by us.

2.9 Gents toilet Photographs

[ 36-38 ]

2.9.1 Ceilings Plasterboard ceiling with paint decoration. Good Condition

2.9.2 Walls Solid masonry walls and partitions with ceramic tiling. Good Condition

2.9.3 Floors Solid concrete floor with engineered timber coverings. New Condition

2.9.4 Joinery Solid timber door, toilet partition and door and timber

skirting boards.

Good Condition

2.9.5 Miscellaneous Bulkhead lights, emergency light fitting, smoke detector,

fire alarm sounder, radiator, pipework, extractor fan,

ceramic sink, toilet and urinals.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

2.10 Ladies toilets Photographs

[ 39-41 ]


2.10.2 Walls Mixed solid masonry and timber stud walls and

partitions with timber cladding, paint decoration and

ceramic tiling.

Good Condition

2.10.3 Floors Solid concrete floor with engineered timber coverings. New Condition

Page 14




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

2.10.4 Joinery Solid timber door, timber framed casement window with

safety glazing, toilet partitions and doors, timber sink

unit, radiator cover and timber skirting boards.

Good Condition

2.10.5 Miscellaneous Bulkhead lights, emergency light fitting, smoke detector,

fire alarm sounder, radiator, pipework, extractor fan,

ceramic sinks and toilets.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

2.11 Stairs and landings Photographs

[ 42-47 ]

2.11.1 Ceilings Lath and plaster ceilings with textured paint decoration. Good Condition

2.11.2 Walls Mixed timber stud partitions and masonry walls with,

lath and plaster finishes, plasterboard lining, lining

paper and paint decoration.

Good Condition

2.11.3 Floors Suspended timber floor with carpet and non-slip vinyl

coverings.

Satisfactory

Condition

2.11.4 Joinery Timber staircase with guarding and stair stringers.

Mixed solid and glazed timber fire and non-fire rated

doors, timber framed casement window with plastic

shutters, loft hatch, storage cupboard and timber

skirting boards, all paint decorated.

Satisfactory

Condition

2.11.5 Miscellaneous Pendant light, emergency light fitting, switches and

sockets, electrical distribution board, fire alarm call

point, smoke detector, fire alarm sounder, cabling,

conduits, PIR sensor and electric space heater.

Satisfactory

condition although

no formal test of

these items have

Page 15




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

been undertaken

by us.

2.12 FF domestic kitchen Photographs

[ 48-50 ]

2.12.1 Ceilings Lath and plaster ceiling with paint decoration. Poor Condition -

note heavy staining

above extractor

fan.


plaster finishes, plasterboard lining, lining paper and

paint decoration.

Satisfactory

Condition

2.12.3 Floors Suspended timber floor with no-slip vinyl coverings. Satisfactory

Condition

2.12.4 Joinery Basic fitted kitchen with laminate worktop and timber

wall mounted storage units. Solid timber fire rated door,

timber framed sash window, mixed shelving, timber

skirting boards and picture rails, all paint decorated.

Satisfactory

Condition - note

isolated damage to

fitted kitchen and

worktop.

2.12.5 Miscellaneous Fluorescent light, switches and sockets, smoke

detector, cabling, conduits, extractor fan, pipework and

steel sink.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

Page 16




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 FF office Photographs

[ 51-55 ]

2.13.1 Ceilings Lath and plaster ceiling with paint decoration. Good Condition


lath and plaster finishes, lining paper and paint

decoration.

Satisfactory

Condition

2.13.3 Floors Suspended timber floor with vinyl coverings. Satisfactory

Condition

2.13.4 Joinery Solid timber door, timber framed sash windows and

timber skirting boards, all paint decorated.

Satisfactory

Condition - note

broken sash cord

to right-hand

window and

cracking around

left-hand window.

2.13.5 Miscellaneous Emergency light fitting, switches and sockets, smoke

detector, cabling, conduits, CCTV Camera, PIR sensor

and radiator.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us. - Note, light

fitting removed.

2.14 Commercial kitchen Photographs

[ 56-61 ]

2.14.1 Ceilings Lath and plaster ceiling with paint decoration. Satisfactory

Condition

Page 17




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


paint decoration and ceramic tiling.

Satisfactory

Condition

2.14.3 Floors Suspended timber floor with non-slip vinyl coverings. Satisfactory

Condition

2.14.4 Joinery Solid timber fire-rated doors and timber storage

cupboards, all paint decorated.

Satisfactory

Condition

2.14.5 Miscellaneous Bulkhead light, fluorescent light, emergency light fitting,

switches and sockets, electrical distribution board,

smoke detector, fire alarm sounder, cabling, conduits,

pipework, commercial kitchen air extract equipment,

food service lift and steel sink.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

2.15 FF bathroom Photographs

[ 62-64 ]

2.15.1 Ceilings Plasterboard ceiling with textured paint decoration. Good Condition


plaster finishes, plasterboard lining, paint decoration

and ceramic tiling.

Satisfactory

Condition - note

1no missing wall

tile.

2.15.3 Floors Suspended timber floor with non-slip vinyl coverings. Satisfactory

Condition

2.15.4 Joinery Timber door, timber framed sash windows, timber

pipework housing and timber skirting boards, all paint

decorated.

Satisfactory

Condition

2.15.5 Miscellaneous Rose light fitting, conduits, pipework, ceramic sink,

toilet, steel bath, glass surround and electric shower.

Satisfactory

condition although

Page 18




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

no formal test of

these items have

been undertaken

by us.

2.16 SF box room Photographs

[ 65-66 ]



lath and plaster finishes, plasterboard lining, lining

paper and paint decoration.

Satisfactory

Condition

2.16.3 Floors Suspended timber floor with carpet coverings. New Condition

2.16.4 Joinery Timber panel door, timber framed sash window, timber

storage cupboard and timber skirting boards, all paint

decorated.

Satisfactory

Condition

2.16.5 Miscellaneous Pendant light, switches and sockets, smoke detector,

cabling, radiator and pipework.

Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

2.17 SF bedroom Photographs

[ 67-70 ]

2.17.1 Ceilings Lath and plaster ceiling with lining paper and paint

decoration.

Good Condition

Page 19




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

2.17.2 Walls Solid masonry walls and partitions with, lath and plaster

finishes, lining paper and paint decoration.

Good Condition


2.17.4 Joinery Timber panel door, timber framed sash window, timber

skirting boards and picture rails, all paint decorated.

Satisfactory

Condition



Satisfactory

condition although

no formal test of

these items have

been undertaken

by us.

2.18 SF lounge Photographs

[ 71-72 ]

2.18.1 Ceilings Lath and plaster ceiling with lining paper and paint

decoration.

Good Condition

2.18.2 Walls Solid masonry walls and partitions with, lath and plaster

finishes, lining paper and paint decoration.

Satisfactory

Condition


2.18.4 Joinery Timber panel door, timber framed sash windows, timber

storage cupboards and timber skirting boards, all paint

decorated.

Satisfactory

Condition - note

crack to lower front

left window pane.



Satisfactory

condition although

no formal test of

Page 20




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

these items have

been undertaken

by us.

2.19 Roof void Photographs

[ 73-74 ]

2.19.1 Miscellaneous Timber rafter and purlin roof structure with struts and

partial underlining.

Satisfactory

Condition

Page 21



Photo 2 Photo 3 Photo 4


Page 22

D. Supplementary Photographs.




Page 23





Page 24





Page 25





Page 26





Page 27





Page 28





Page 29





Page 30





Page 31





Page 32





Page 33



Photo 74

Page 34



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".

Josh Thomas

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

addressNew Crown, 9 High Street, Dunstable, LU6 1HX

Client's

nameStar Pubs & Bars Date this report was produced 14th August 2019

Page 35

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: Josh Thomas

Signature:

Page 36

E. Declaration of document publication.


Documents

Schedule of Condition - Star Pubs & Bars Crown... · 2020-01-20 · flat roof. Good Condition 2 Internal 2.7 Chilled beer store Photographs [ 20-23 ] 2.7.1 Ceilings Timber boarded