property report - 1st associated
TRANSCRIPT
Marketing by:
www.1stAssociated.co.uk
0800 298 5424
JOB REFERENCE: O/G
PROPERTY REPORT
OF
A Converted 1920’s/1930’s Property Ealing, London W5
FOR
Ms H
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
2
CONTENTS
Introduction page 3
Synopsis page 3
Summary of Construction page 4
Accommodation and Facilities page 6
Report Format and Information page 7
Executive Summary page 9
Summary Upon Reflection page 16
Limitations page 17
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
3
INTRODUCTION
We have been asked to inspect and prepare a Report and Schedule of
Condition.
This Report is to be read in conjunction with the Schedule of Condition.
SYNOPSIS
SITUATION AND DESCRIPTION
This is a self contained ground floor level licensed bar with outside area to the
front. The property sits within a three storey converted property; the top floor
being within the roof structure.
We are advised that recent refurbishment and conversion has taken place to the
upper floor to improve the flats. We believe there are at least three flats
directly above this property.
We believe the property to have been built in the 1920s/1930s. If the exact age
of the property interests you your Legal Advisor may be able to find out more
information from the Deeds.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
4
SUMMARY OF CONSTRUCTION
External
Chimneys: Three brick chimneys
Roofs: Pitched concrete tile roof with lead covered dormer
windows and various flat roofs
Gutters and
Downpipes: Mixture of cast iron Ogee gutters and plastic gutters and
downpipes
Soil and Vent Pipe: Not found
Walls: Flemish bond brickwork with cement repointing
External Joinery: Painted timber fascia board and a Georgian glazed front
with double door entrance; two fire exits to the rear (both
locked).
Roof window to flat area is a plastic bubble roof light.
Internal
Ceilings: Plasterboard (assumed)
Walls: Plasterboard (assumed)
Floors: Ground Floor: Suspended timber floor (assumed)
First Floor: Not known (assumed)
Services
We believe that the property has a mains water supply, drainage, electricity
and gas.
The above terms are explained in full in the main body of the Report.
We have used the term ‘assumed’ as we have not opened up the structure.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
5
EXTERNAL PHOTOGRAPHS
Front Elevation
Rear View
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
6
ACCOMMODATION AND FACILITIES
Ground Floor – Trading Area
Front of House
• One large open plan bar
• Gentlemen’s Toilets
• Ladies Toilets
• Disabled / Less Abled Toilet (currently used as a staff room
and store)
Back of House
• Bar Servery Area
• Kitchen
• Beer Store
• Store Room
Outside Areas
• Sitting out area to the front
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
7
REPORT FORMAT AND INFORMATION
To help you understand our Report we utilise various techniques and different
styles and types of text, these are as follows:
PHOTOGRAPHS
ACTION REQUIRED AND RECOMMENDATIONS
We have used the term ACTION REQUIRED where we believe that there
are items that you should carry out action upon or negotiate upon prior to
purchasing the Lease.
Where a problem is identified, we will do our best to offer a solution.
However, with most building issues, there are usually many ways to resolve
them dependent upon cost, time available and the length of time you wish the
repair/replacement to last.
MARKET VALUE
We have not been asked to comment upon the market value in this instance.
We have not seen copies of the trading figures or the accounts.
EVERY BUSINESS TRANSACTION HAS A RISK
Every business transaction has a risk, only you can assess whether that risk is
acceptable to you and your circumstances.
We utilise photographs and sketches to
illustrate issues or features. In some
photographs a pencil has been used to highlight
a specific area.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
8
AGENT / BUSINESS DEVELOPMENT MANAGER – FRIEND OR
FOE?
It is important to remember that the agents are acting for their client and not
the purchaser. We, as your employed Independent Chartered Surveyor,
represent your interests only.
SOLICITOR/LEGAL ADVISOR
To carry out your legal work you can use a solicitor or a legal advisor. We
have used both terms within the report.
TERMS OF ENGAGEMENT/LIMITATIONS
This report is being carried out under our terms of engagement, as agreed to
and signed by you. If you have not seen and signed a copy of our terms of
engagement please phone immediately.
OUR AIM IS ONE HUNDRED PERCENT SATISFACTION
Our aim is for you to be completely happy with the service we provide, and we
will try and help you in whatever way possible - just phone us.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
9
EXECUTIVE SUMMARY
Summaries are dangerous as they try to précis often quite complex subjects
into a few paragraphs. This is particularly so in a summary about someone’s
future business when we are trying to second-guess what their priorities are, so
it is important the Report is read in full.
It is inevitable with a report on a building of this nature that some of the issues
we have focussed in on you may dismiss as irrelevant and some of the areas
that we have decided are part of the ‘character’ of this property you may think
are very important. We have taken in the region of fifty plus photographs (a
CD copy of all photographs is enclosed) during the course of this survey and
many pages of notes, so if an issue has not been discussed that you are
interested in or concerned about, please phone and talk to us before you
purchase the lease (or indeed commit to purchasing the lease), as we will more
than likely have noted it and be able to comment upon it. If we have not we
will happily go back. Having said all of that, here are our comments:
When purchasing the lease on a public house we believe there are three
elements you need to consider, these are:
The Business
Only you can decide upon the true potential of the business and its value to
you; although we do recommend taking independent advice on the value of the
business and property.
The Lease
The quality of the lease needs to be discussed with your Legal Advisor and
understood. You need to understand your rights, responsibilities and liabilities
when you sign for a lease of this nature. We ask that your Legal Advisor
brings any onerous or unusual clauses to our attention immediately. We
assume this is a standard full repairing and insuring Lease.
The Property
There are many aspects to look at property-wise, both from its condition at the
moment, to its condition in relation to the lease (or in this case a standard full
repairing and insuring lease, as we have not seen the one specifically relating
to this property).
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
10
You are currently reading the Property Report which is intended to advise you
on the property element of the purchase. We will also provide you with a
Schedule of Condition, which will enable you to agree with the Landlord the
condition of the property when you start to lease it.
Generally we found the public house in acceptable condition structurally and
in below average condition decoratively; we found the building that it sits
within to be in poor condition and we would not recommend you purchase the
Lease without agreement for works to the property as a whole.
We have divided the Executive Summary into ‘The Good’, ‘The Bad’ and
‘The Ugly’, to allow you to clarify and focus on exactly what the issues are.
The Good
Survey reports often are full of only the faults and general ‘doom and gloom’, so we thought
we would start with some positive comments on the property!
• There is an outside area.
• The bar looks to have been relatively recently refurbished; although it is
already suffering from deterioration due to the leaking front wall and
flat roof.
The Bad Problems / issues raised in the ‘bad’ section are usually solvable, but often need
negotiation upon. However, a large number of them may sometimes put us off the property.
1) Chimneys
The chimneys need repointing in the next
few years, there may even be damp getting
in at the moment. Unfortunately we did
not manage to get access to the flats on the
top floor.
Left hand chimney – in need of
repointing.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
11
ACTION REQUIRED: Repoint chimneys.
ANTICIPATED COST: Scaffolding is likely to be required; therefore
we would anticipate the cost to be in the region of £2,500 - £5,000.
Quotations should be obtained; we believe this to be a shared cost.
2) Movement Visible to the Tiles
We could see that the roof tiles have
opened up to both the front and rear of the
property. It is very difficult to ascertain
exactly why this has occurred without
gaining access to the roof space or the top
floor flat. However, we do think this is
where the alterations that have taken place
to add the flats upstairs and the roof now
sits onto different walls.
ACTION REQUIRED: Your Legal Advisor should remove this from
a responsibility under the terms of the Lease.
3) High Level Felt Flat Roof – Poor Workmanship
It is fair to say that the rear high level flat
roof has not been put on with the best of
workmanship. We noticed in particular
that the detailing was very poor. This roof
is directly above your property but forms
the roof of Flats 3A, 3B and 4A.
ACTION REQUIRED: Your Legal Advisor to establish that you do
not have liability or responsibility over this.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
12
4) Dampness from Rear Flat Roof
Within the property we could see that
dampness is coming in. There are visible
signs of dampness to the rear toilet areas,
the kitchen and the storage areas. We have
been on the roof which has new pavior
slabs which unfortunately are effectively
hiding any problems.
We noted a roof window on the flat roof that goes into the kitchen area and
we believe this may be an area of weakness where dampness is getting into
the property.
ACTION REQUIRED: You need to open up the roof to see the
construction. We believe it is a timber decking and that dampness is
inside it. This is an ideal candidate for wet rot or dry rot and it is
impossible to say without further investigation.
ANTICIPATED COST: In the region of £500 to open up and
investigate. We would say that even if the roof is in good condition it
does need to be ventilated to remove any moisture within it.
We would also add that the rear parapet walls are also allowing
dampness into the roof space, as we could see hairline cracking and
repaired cracks to these.
5) Rising Damp
We have found rising damp to the rear of
the property in the toilet areas and in the
kitchen and around the rear fire exits. We
suspect that there is not a damp proof
course in the rear section of the property
and we also suspect that it has not been
built to modern building regulation
standards.
Finding dampness
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
13
ACTION REQUIRED: The dampness needs to be noted in your Lease
agreement and the Landlord to agree that this is not part of your
responsibility under the Lease.
6) Drains
There are drains to the rear of the property within the alleyway as well as
within the ladies toilets and also to the front of the property. The drains to
the rear of the property have both the manhole covers covered with timber,
which in itself is dangerous.
We were able to lift one and here we found
the broken manhole was wedged within
the drain, which appears to be blocking it.
We ran the taps within the kitchen and
they appeared to be working. We have not
flushed all the toilets or run the other taps
so there may well be a problem.
ACTION REQUIRED: We recommend that a close circuit TV camera
report is carried out on the drains.
ANTICIPATED COST: In the region of £200 - £500 for the report
plus any work necessary to the drains.
Rear right hand side broken
manhole
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
14
The Ugly
We normally put here things that we feel will be difficult to resolve and will need serious
consideration.
7) Gutters to the Front of the Property
The gutters to the front of the property are
cast iron ogee gutters and they sit on top of
the wall (rather than next to the wall as
most gutters do).
This type of guttering is renowned for
leaking and is allowing dampness into the
front wall. There are visible vertical
cracks to this wall and also we believe this
to be related to the cracks in the ceiling.
In a worse case scenario, and we do need
to mention this, the dampness in the wall
could have affected the timber floor joists
at first floor level and this could be a
reason for the cracking. A best case
scenario could simply be dampness
coming down through the wall.
We also noted that hairline cracks are
occurring to the cast iron downpipes which
will also be allowing water into the
structure.
ACTION REQUIRED: Your
Landlord needs to carry out a full
investigation. We would recommend
that your Legal Advisor should remove
this from a liability within the terms of
the Lease.
ANTICIPATED COST: This work could be very expensive to carry
out.
Front gutter
Crack to front brickwork
Crack to downpipe
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
15
Other Items
Moving on to more general information.
Electrics
Whilst we have carried out a visual inspection of the electrics we also need to
advise you of the following:
ACTION REQUIRED: As the property is changing occupancy the
Institute of Electrical Engineers (IEE) recommend an NICEIC registered
and approved electrical contractor carry out an inspection, test and report.
Maintenance
This type of property is relatively modern (i.e., less than one hundred years
old) but nevertheless still requires ongoing maintenance and repair. A budget
for such work must be allowed to ensure it is maintained in a good condition.
This will prevent undue and unnecessary deterioration.
DIY/Handyman Type Work
There are numerous other items that we would class as DIY or handyman type
work such as redecorating. Unfortunately in this instance the work to stop the
‘cause’ of the problem needs to be carried out before you can repair the
‘effect’ which is the deteriorating paintwork. We have detailed these and other
issues within the Schedule of Condition.
Estimates of Costs
Where we have offered an estimate of building costs please remember we are
not experts in this area. We always recommend you obtain quotations for the
large jobs before purchasing the property (preferably three quotes). The cost
of building work has many variables such as the cost of labour. For unskilled
labour we currently use between £75 and £100 per day (the higher costs in the
city areas) and for tradesmen we use between £100 and £200 per day for an
accredited, qualified, skilled tradesman. Other variations include the quality of
materials used and how the work is carried out, for example off ladders or
from scaffold.
If you obtain builders estimates that vary widely, we would advise the work is
probably difficult or open to various interpretations and we would recommend
a specification is prepared. It would probably be best to supervise the work if
it is complex, both of which we can do if so required.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
16
The Summary Upon Reflection is a second summary so to speak, which is
carried out when we are doing the second or third draft a few days after the
initial survey when we have had time to reflect upon our thoughts on the
property. We would add the following in this instance:
The severity of the problems to the property as a whole mean that it is very
important that the Schedule of Condition is agreed and served upon the
Landlord and / or that you also get compensation and benefit from putting up
with the problems that it is likely to cause; i.e. deteriorating plaster and
decorations.
As a general comment for any work required we would always recommend
that you obtain at least three quotations for any work from a qualified, time
served tradesperson or a competent registered building contractor prior to legal
completion.
We would ask that you read this Property Report and the Schedule of
Condition and contact us on any issues that you require further clarification on.
SUMMARY UPON REFLECTION
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
17
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 us.
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.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
18
If you would like any further advice on any of the issues discussed (or indeed
any that have not been discussed!) then please do not hesitate to contact us on
0800 298 5424.
Marketing by:
www.1stAssociated.co.uk
0800 298 5424
JOB REFERENCE: O/G
SCHEDULE OF CONDITION OF
A Converted 1920’s/1930’s Property Ealing, London, W5
FOR
Ms H
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
2
CONTENTS
SCHEDULE OF CONDITION
External page 4 CHIMNEY STACKS, PARAPET WALLS,
DORMER WINDOWS AND ROOF WINDOWS
ROOF COVERINGS AND UNDERLAYER
ROOF STRUCTURE
GUTTERS AND DOWNPIPES
EXTERNAL JOINERY
EXTERNAL DECORATIONS
External Areas page 17 CARPARKING
BOUNDARIES
Elevations page 18
Internal Rooms page 21 GROUND FLOOR TRADING AREA
GROUND FLOOR BACK OF HOUSE
DAMPNESS
TIMBER DEFECTS
THERMAL EFFICIENCY
Services page 37 ELECTRICITY
GAS
PLUMBING AND HEATING
MAIN DRAINS
Other Matters page 43 FIRE REGULATIONS
DISABILITY AND DISCRIMINATIONS ACT
ASBESTOS REGISTER
Limitations page 44
Signature Document page 45
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
3
Address London
W5
Prospective
Tenant: Ms H
Repairing Covenant: We have not seen a copy of the lease and we
have therefore assumed the property has a full
repairing and insuring covenant – 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 100
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: All directions are taken as if viewing the
property from the front.
There follows a detailed appraisal of the property, starting with the External and
then looking at each room. The Schedule of Condition offers a detailed
description of the condition of the property on 13th September 2007.
We have not carried out formal investigations to establish if the property is Listed
or in a Conservation Area; if it is it will require various permissions to be obtained
before work is carried out over and above that normally required, and possibly the
use of appropriate materials for the age, type and style of property.
The Schedule of Condition is to be read in conjunction with the Property Report.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
4
EXTERNAL
CHIMNEY STACKS, PARAPET WALLS, DORMER
WINDOWS AND ROOF WINDOWS
Chimney Stacks
This property has three chimneys located to the middle, the right hand side and
to the left hand side.
Chimney One – Located to the Middle
This chimney is built in brick with a lead
flashing and four chimney post. From what
we could see the chimney needs repointing
and the flashing needs checking / replacing.
We were unable to see the very top of the
chimney know as the flaunching, we therefore
cannot comment upon it.
ACTION REQUIRED: Carry out repointing as soon as possible. Check
flashing immediately and replace with lead in the long term. This will be a
shared liability with a shared cost and will need to be agreed with the
Landlord.
Chimney Two – Located to the Right Hand Side
We would comment in a similar manner to the
previous chimney.
ACTION REQUIRED: Repoint, the
sooner the better. Again, this will be a
shared liability and a shared cost and will
need to be agreed with the Landlord.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
5
Chimney Three - Left Hand Side
There is also a left hand side chimney, however this does not appear to be
directly above the property and we therefore assume that it does not form part
of your responsibility.
Flaunchings Defined
A low, wide cement mortar fillet surrounding the flue terminal on top of
the chimney stack to throw off rainwater.
Flashings Defined
Flashings prevent dampness from entering the property, usually at
junctions where materials change. Such a junction is the one between the
chimney and the roof.
Dormer Windows
There are two front dormer windows to this
property and one to the rear. They have been
inspected from ground level (and with a
ladder to the rear) and all look to be newly
covered with a lead lining both to the side and
we believe to the top as well, although we
could not view this area properly.
From talking to the adjoining neighbours they
advised that the dormers are relatively new.
The reason we have commented upon these is
that you will have a shared liability for them.
We would comment that flat roofs can cause
considerable problems, particularly at high
level.
Dormer windows to the front
Dormer window to the rear
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
6
Parapet Walls
To the rear of the property there is a parapet
wall. We could see signs of cracking that has
been repaired and also hairline cracking. This
may well be the cause of the dampness getting
into your property at the rear.
ACTION REQUIRED: You should
ask your Landlord to investigate and
repair this issue and to ensure that you
are not liable for any dampness caused
by it.
Roof Windows
There is one roof window to the rear of the
property on the flat roof. This has a wire cage
over it to limit access. The roof window itself
is a plastic bubble-style roof light.
We did note dampness around this area in the
kitchen.
It seems inevitable with roof windows that
they will sooner or later leak. If this doesn’t
occur then they seem prone to condensation.
Keep a cloth handy!
Party Walls
We were not exactly sure where the party walls were on this property, but we
believe that the chimneys probably sit upon them and some of the parapet
walls certainly are party walls. Here is a bit more information about party
walls: Party Structures Defined - Party Wall Act Etc. 1996
A structure that both parties enjoy the use of or benefit from. An
example of this would be where both parties gain support from a wall or
utilise a chimney or chimneys.
Any work to party structures, such as party walls or party chimney stacks, require
agreement under the Party Wall Act. We would be more than happy to offer you help and
advice in this matter.
Cracking to parapet wall
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
7
ROOF COVERINGS AND UNDERLAYERS
We will consider the roofs in three different areas, the main roof, the rear high
level flat roof and the single storey flat roof .
Main Roof
The roof is pitched and clad in a small nibbed
concrete tile. Sometimes we find that
deterioration occurs to the ridge and exposed
areas such as the perimeter and so you should
periodically check these areas.
From what we could see the concrete tiles are
generally lying level and true and look in
reasonable condition; although we did note
that the tiles have opened up. We cannot be
one hundred percent certain what this relates
to.
ACTION REQUIRED: This needs to be noted and your Landlord
should be advised. Your Landlord should carry out further
investigation.
Protective Underlayer (Often known as the sarking felt or underfelt)
Unfortunately it was not
possible to access the loft space
to inspect its condition.
General view of the roof. Note
the opening up of the tiles to the
centre.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
8
High Level Flat Roof to the Rear
The high level flat roof is newly covered with
a mineral felt.
We are slightly concerned by some of the
detailing where the workmanship looked
shoddy. However, this type of modern
mineral felt should last 10 – 30 years,
depending upon the quality of workmanship,
the materials used and the decking.
ACTION REQUIRED: Your Legal
Advisor to check and confirm that a
guarantee has been obtained for the
roofing work to minimise future costs.
Poor detailing
Note how the felt is cut where it
goes into the gutter.
High level flat roof
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
9
Low Level Flat Roof to the Rear The flat roof is formed in asphalt on a timber
decking. The asphalt could not be seen due to
the pavior slabs.
General Information on Asphalt
Asphalt is a mixture of bitumen and inert mineral
matter. If laid upon a suitable base it is usual to
expect a life of approximately 25 years from new.
Whilst the roof looks relatively new dampness
is coming into your property below; we could
see it around the toilet area and also to the
kitchen area and also to the store areas (all of
these areas are located to the rear of the
property).
ACTION REQUIRED: Your Legal
Advisor to confirm if there is a
guarantee in relation to the asphalt flat
roof.
Low Level Felt Roofs
There are some felt roofs also at low level to
the rear of the property. These are covered in
mineral felts, similar to the high level rear flat
roof, with a lead flashing. These looked in
reasonable condition, where we could see
them, and cover the very rear part of the
property.
ACTION REQUIRED: Your Legal Advisor to confirm if there is a
guarantee in relation to the felt flat roofs.
Photo of the drainage point
Low level flat roof to the rear
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
10
ROOF STRUCTURE AND ROOF VOIDS
(ALSO KNOWN AS ROOF SPACE OR ATTIC SPACE)
Main Roof
There is not access to the main roof.
Rear Flat Roof
We could see no access to the rear flat roof. We would however comment that
the latest Building Regulations require flat roofs to be ventilated and we are
surprised that this roof is not ventilated. It could be argued that Building
Regulations are not retrospective (as this is a repair on an older property) but
their standards are generally met by good practice. The reason for the
requirement is to make sure that any moisture that enters the roof construction
is dispelled by way of ventilation. We would suggest that if the opportunity
arises ventilation should be provided. This will stop the possibility of fungal
growth above the ceiling in the flat roof area.
Also it could not be established if there is insulation within the roof or a
vapour barrier, without the vapour barrier and combined with inadequate
ventilation there will be an increase in the risk of wet or dry rot.
ACTION REQUIRED: Landlord to add ventilation to roof space.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
11
GUTTERS AND DOWNPIPES
The property has a mixture of the original cast iron gutters and downpipes and
the more modern replacement plastic gutters and downpipes. Cast Iron of this
age will require regular maintenance, we noted cracks.
Front Gutters and Downpipes
The front gutters and downpipes are causing a
major problem to this property.
The front gutters sit on the wall of the main
structure, which unfortunately when they leak
causes damage and deterioration. We could
see vertical cracks in the walls (please see our
comments in the Walls Section) which are
allowing dampness into the structure and can
be seen to be causing deterioration to the front
of the property and also to the ceiling area.
ACTION REQUIRED: Landlord to repair and / or replace these
gutters immediately.
We would also comment that the downpipes
are cracked.
ACTION REQUIRED: Landlord to
repair and / or replace the downpipes to
stop dampenss getting into the
structure.
At the very least your Legal Advisor
needs to ensure that the gutters and
downpipes are not your responsibility
and liability.
Front gutter
Crack in downpipe
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
12
Rear Gutters
To the rear there are plastic gutters and
downpipes that have minor leaks to them,
as can be seen by the paintwork coming
away from the fascia boards.
ACTION REQUIRED: We would
always recommend that the gutters
and downpipes are cleaned out, the
joints are checked and the alignment
checked to ensure that the gutters
fall towards the downpipes.
Soil and Vent Pipe
We were unable to establish where the soil and vent pipe is.
Rear gutter
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
13
WALLS
The property is brick built originally in a lime
mortar in what is known as Flemish bond
brickwork, which has been repointed in a
cement mortar.
The term Flemish Bond relates to the
way the bricks are bonded together
and have a pattern visible from the
outside of the property that shows the
end of the brick (header), then the
side of the brick (stretcher), then the
end of the brick, then the side of the
brick, and this pattern repeats course
after course, i.e. header-stretcher,
header-stretcher.
Generally Flemish Bond brickwork is liable to penetrating dampness
internally, dependent upon the condition of the brickwork and the exposure to
the weather. In this case the pointing is reasonable although it will require
some ad hoc repointing. It is essential that external faces be kept in good
condition.
Vertical Cracking
The property has vertical cracks, these are
caused by the leaking gutters and downpipes
(please see our earlier comments); they are
causing substantial damage and deterioration
to the property and need to be repaired or
replaced immediately.
Note vertical crack from the top
of the gutter down to the corner of
the window.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
14
ACTION REQUIRED: The gutters
and downpipes need to be repaired and
/ or replaced. The wall needs to be
allowed to dry out and then remedial
repairs should be carried out.
ANTICIPATED COST: Without
seeing the damage and deterioration to
the flats in the upper section of this
property it is very difficult to comment
on costs, but we would expect costs in
the region of £10,000 - £20,000 due to
the scaffolding that will be required and
the long term damage that we believe is
being caused and also the possibility
that the dampness has affected the floor
timbers at first floor level.
Your Legal Advisor needs to ensure that this work is not your
responsibility and liability.
DAMP PROOF COURSE
All modern properties should incorporate a damp proof course (DPC) and
good building practice dictates that a differential of 150mm (6 inches) should
be maintained between the damp proof course and ground levels.
There is no damp proof course to the front of the property due to it being
formed in timber and glazing panels. To the rear we believe there may be a
damp proof course, although we did find dampness in this area.
Note vertical stepped cracking to
the right hand side of the
downpipe.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
15
EXTERNAL JOINERY
Fascias and Soffits
The property has timber fascias to the rear of the property with next to no paint
on these, indicating that the gutters are leaking.
ACTION REQUIRED: Repair the gutters and repaint the fascia
boards.
Windows and Doors
The bar has painted timber windows to the
front and to the rear there is a blocked up
window.
The flats above look to have double glazing,
which from the profile size looks to be a
relatively cheap and older style double
glazing.
Signage and Lighting
We have not had the benefit of seeing the property lit and during the course of
the survey they wasn’t any staff there to switch it on, other than when the fire
alarm was going off and it wasn’t an appropriate time to ask to be shown the
lighting.
The signage looks relatively new. ‘The Common Room’ is formed with fixed
lettering and there is also various wording on the side panels and to the
canopies. There is an illuminated ‘Stella Artois’ sign to the centre of the
property.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
16
FOUNDATIONS
In a property such as this it is likely to have a mixture of foundations, due to
the property being extended and/or altered over the years. We would expect
this to include shallow foundations to the older part of the property and
concrete foundations to newer part.
We had discussions with the owners / leaseholders of the adjoining property to
the left hand side of The Common Room. They have been in the property for
many years and advised that they originally extended to the rear of their
property in 1969 and then other properties have duly extended too. They also
commented that the rear extensions go over the foul water drainage system.
EXTERNAL DECORATIONS
Generally overall the external decorations are in average condition and we
would expect some redecoration to be required within the next three to five
years.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
17
EXTERNAL AREAS
Please note the focus of this report has been on the main building.
CAR PARKING
We noted a sign on the window advising where the nearest car parking is.
We were not made aware of any car parking with the property. It is a
business decision as to how much this will affect business.
BOUNDARIES
We have assumed the boundary to the property to be the front of the seating
area, as marked by the planters, and to the rear of the alleyway with you
having a right of access to the property.
ACTION REQUIRED: Your Legal Advisor to check and confirm the
above.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
18
ELEVATIONS
In this section we look at each external elevation in turn and reiterate
any issues. This is to ensure complete clarity over the various issues
with the property.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
19
FRONT ELEVATION
DESCRIPTION
CONDITION
ACTION REQUIRED
Chimneys:
Two brick chimneys
In need of some repointing.
Repoint and check flashings
Roof:
A tiled roof
Some opening up of the tiles.
Close up the tiles and carry
out investigations to confirm
the reason why the tiles are
opening.
Gutters and Downpipes:
Mixture of cast iron and plastic
Leaking and in urgent need of
repair.
General repair and
replacement.
Walls:
Flemish bond brickwork
Cracking – being caused by
the leaking gutters to the
front.
Immediate repair.
External Joinery:
Painted timber shop front
Reasonable.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
20
REAR ELEVATION
DESCRIPTION
CONDITION
ACTION REQUIRED
Chimneys:
Two brick chimneys
In need of some repointing.
Repoint and check flashings
Roof:
High level flat roof
Low level flat roof
We have not had access to the
upper floor accommodation
Known to be leaking
Repair roof
Gutters and Downpipes:
Plastic
Leaking, based upon the
condition of the fascia board
Repair
Walls:
Stretcher bond brickwork
Average
External Joinery:
Fascia Boards
Paint coming off
Redecorate
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
21
INTERNAL
GROUND FLOOR TRADING AREA – FRONT OF HOUSE
Main Bar
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings: Plasterboard
Hairline cracking
throughout, particularly to
the front of the property
which has been filled and
made good.
Cracking to front section
of the property
approximately 5mm-10mm
which we believe shows
movement in the property.
Dampness coming through
ceiling to rear of bar area
near gents toilets.
Stop dampness coming in
from front gutters, repair
wall and then repair ceiling.
As above
As above
Walls:
Painted plasterboard at high level
Timber boarding at low level
(except where there is fixed seating
around the edge of the property).
Front ‘wall’ of the property is
timber and glazing
Dampness visible near
lights coming from flat
roof
Average
Average
Repair flat roof
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
22
Floors: Wooden boarding running from
front to back.
Average conditions with
some marks
Sand and restain
Windows and Doors: Two glazed double doors to front
with four extract fans set in top
sections.
Two rear fire exits
One blocked up door
Fire exits locked and not to
appropriate standards
Bring up to standard
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
23
Toilet Facilities
Gentlemen’s Toilets and Entrance Lobby
DESCRIPTION
CONDITION
ACTION REQUIRED
Lobby Area:
Painted ceilings and walls
Hairline cracking and
dampness
Repair leaking roofs above
and redecorate.
Ceilings: Painted
Access hatch
Average
Open up hatch and
investigate.
Walls: Painted and part tiled
Generally in average
condition
Signs of dampness above
entrance door
Minor movement
Stop leaks to roof and
redecorate
Floors: Tiling
Ingrained dirt
Require cleaning
Sanitary Ware One w.c.
Three urinals
One wash hand basin
Average
Average
Average
Require general clean
Windows and Doors: W.C Door
Average. Some paint
damage
Redecorate.
Services: Extract fan
Requires cleaning
Requires cleaning
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
24
Ladies’ Toilets
DESCRIPTION
CONDITION
ACTION REQUIRED
Lobby Area: Painted ceilings and walls
Average
Ceilings: Painted
Average
Walls: Painted above dado.
Tiling below dado.
Average
Floors: Tiled
Ingrained dirt
Requires general clean
Sanitary Ware: Two W.C.s with hidden cysterns
Double wash hand basin
Average
Average
Requires general clean
Windows and Doors: Entrance Door
Some paintwork marks
Redecorate
Services:
Inset lights
Extract fan in one of the w.c.s
Manhole cover
Requires cleaning
This looks to be a
frequently lifted manhole
with blockages in this area.
Requires cleaning
Close circuit TV camera
report of the drainage system
and carry out appropriate
action as recommended.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
25
Internal Disabled / Less Able Toilets
Being used as Staff Clothing Area and
Storage Area
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings: Painted
Average
Walls: Painted and tiled
Average
Requires general clean
Floors: Tiled floor
Ingrained dirt
Requires general clean
Sanitary Ware: W.C.s
Wash hand basin
Average
Average
Requires general clean
Windows and Doors:
Door
General marks
Redecorate
Services:
Inset lights to ceiling
Electric socket point
Extract Fan
Broken. Burn marks
around light
Loose
Not Working
Fix lights and redecorate
Fix
Repair
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
26
Store off of Lobby Area
(rear right hand side of property)
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings:
Timber
Partially open where items
have been stored
Make good
Walls:
Inner walls: Stretcher bond
brickwork
Outer wall: English bond brickwork
Average
Average
Recommend plaster
boarding
Floors: Tiled
Ingrained dirt
Requires cleaning
Windows and Doors: Entrance Door
Inner door
Could not gain access to
inner store
Services:
Boiler
Unmarked
Requires service information
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
27
GROUND FLOOR – BACK OF HOUSE
Bar Servery Area
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings: Painted
Average
Walls: Formed from the back bar display
(please see the Joinery section
below)
Floors:
Altro-style flooring
Marks and indents.
General ingrained dirt.
Has ‘give’ in it, indicating
that there is a void or cellar
beneath.
Open up floor and check
condition. We believe there
may be some wet rot
underneath this.
Joinery: Metal top to bar with wooden fascia
Mirrored back bar with bottles
standing on painted shelving
Back bar: Formica covered shelf
Skirting to end of back bar
Front: Metal module unit
Average
Average
Average
In need of replacement
Average
Replace
Storage to end of bar: Computer system and sound system.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
28
Catering Kitchen
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings: Painted
Roof Window: Polycarbonate domed roof window
with mesh
General grease covering.
Water damage which we
assume is from the flat
roof.
Requires cleaning
Walls: Ceiling to floor tiles
Ingrained dirt to grout
Requires cleaning
Floors: Altro-style finish
Missing sections and
ingrained dirt
Replace
Doors:
General marks
Repair and redecorate
Catering Equipment: Stainless steel units
Extract hood within kitchen
We have assumed that the catering
equipment meets Local Authority
approval and is appropriate for use.
The catering equipment has not
been inspected, as we are not expert
in this area.
Dirty
Require a deep clean
Check there are no
Environmental Health
Certificates against the
property.
Services: Lights are covered luminaires
Emergency light
Not marked
Require directional arrows
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
29
Lobby between Bar Trading Area and Kitchen
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings:
Painted
Average
Walls: Tiled
Ingrained dirt
Requires cleaning
Floors: Altro-style flooring
Dirty
Requires cleaning or
possible replacement
Doors: Two painted doors with circular
vision panels
Marked
Require redecoration
Services: Inset lights
Fire emergency light
One light not working
Not marked
Repair
Requires directional arrows
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
30
Store / Beer Cellar
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings: Painted
Flaking and signs of damp
and deterioration from roof
above
Fix leak and generally
redecorate
Walls: Boarded
Marked
Replace or redecorate
Floors: Painted concrete
Heavily marked
Redecorate
Doors:
General marks
Repair and redecorate
Services: Exposed ductwork area
Emergency fire exit
Exposed
Box in
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
31
Small Storage Area to Rear
DESCRIPTION
CONDITION
ACTION REQUIRED
Ceilings: Painted
Water damage visible
Repair roof above
Walls: Plastered
Marked with signs of
damp and deterioration at
high level.
Horizontal cracking at low
level.
Repair and Redecorate
Floors: Concrete
Heavily marked
Repair and add floor finish
Doors:
Marked
Repair and redecorate
Services:
Python system
Cooling system
Drainage pipe running through wall
at ceiling level
Gas bottles
Exposed
Not secured
Box pipe in
Secure
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
32
DAMPNESS
In this section we look at any problems that are being caused by dampness. It is therefore
essential to diagnose the source of the dampness and to treat the actual cause and not the
effect of the dampness.
Rising Damp Rising damp depends upon various
components including the porosity of the
structure, the supply of water and the
rate of evaporation of the material,
amongst other things. Rising damp can
come from the ground, drawn by
capillary action, to varying degrees of
intensity and height into the materials
above.
A random visual inspection and tests with a moisture meter have been taken to
the perimeter walls and some internal walls. We found rising damp to the rear
of the property.
ACTION REQUIRED: This needs to be discussed and agreed with
the Landlord.
Lateral or Penetrating Dampness
This is where water ingress occurs through
the walls. This can be for various reasons
such as poor pointing or wall materials or
inadequate gutters and downpipes, such as
poorly jointed gutters.
Not found.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
33
Condensation This is where the humidity held within the air meets a cold surface causing condensation.
You have an internal kitchen which is likely to have condensation.
Common sense is needed and a balance between heating and ventilation of
properties. Normally opening windows first thing in the morning resolves
most condensation issues.
Finally, effective testing was prevented in areas concealed by heavy furniture,
fixtures such as kitchen fittings with backboards, wall tiles and wall panelling.
We have not carried out tests to BRE Digest 245, but only carried out a visual
inspection.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
34
TIMBER DEFECTS
Dry Rot Dry rot is also sometimes known by its Latin name Serpula lacrymans. Dry rot requires
constant dampness together with a warmish atmosphere and can lead to extensive decay in
timber.
We carried out a visual inspection. We did not see any dry rot.
Wet Rot Wet rot, also known by its Latin name Contiophora puteana, is far more common than dry
rot. Wet rot darkens and softens the wood and is most commonly seen in window and
doorframes, where it can relatively easily be remedied. Where wet rot affects the structural
timbers in a property, which are those in the roof and the floor areas, it is more serious.
Wet rot could possibly be present beneath the floor, particularly to the bar
area.
Woodworm Active woodworm can cause significant damage to timber. There are a variety of
woodworm that cause different levels of damage with probably the worst of the most well
known being the Death Watch Beetle. Many older properties have woodworm that is no
longer active, this can often be considered as part of the overall character of the property.
Recent research has shown that many woodworm chemicals do not actually work and it
should be remembered that the chemicals are poisons. Also, unless great care is taken, the
people applying the treatment can cause significant damage. The woodworm can only
really be seen in action during the breading season, which runs from April to July. We
have therefore tried to take a pragmatic view on this matter.
None noted.
Finally, when you move into the property, floor surfaces should be carefully
examined for any signs of insect infestation when furniture and floor coverings
are removed together with stored goods. Any signs that are found should be
treated to prevent it spreading. However, you need to be aware that many
damp and woodworm treatment companies have a vested interest in selling
their products and therefore have fairly cleverly worded quotations where they
do not state if the woodworm they have found is ‘active’. You should ask
them specifically if the woodworm is active or not.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
35
We would also comment that any work carried out should have an insurance
backed guarantee to ensure that if the company does not exist, or for whatever
reason, the guarantee is still valid. More importantly it is essential to ensure
that any work carried out is carried out correctly.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
36
THERMAL EFFICIENCY
Roofs
We have not had access to the flat roofs, but we suspect that there is no
insulation in them. With regard to the front of the property you are effectively
insulated by the floors of the flats above.
Walls
The walls to this property are solid. It is very difficult to improve thermal
efficiency in solid wall construction without major alterations. These will
usually affect the external appearance or reduce the internal space – best left
alone.
We would comment that the timber frontage will allow a lot of coldness in
during the winter months.
Windows
The windows are single glazed and therefore will have poor thermal
properties.
Services
Service records should be obtained. It is essential for the services to be
regularly maintained to run efficiently.
Summary
Assuming the above is correct, this property is below average compared with
what we typically see.
Further information can be obtained with regard to energy saving via the
Internet on the following pages:
HTTP//www.est.org.uk, which is by the Energy Saving Trust and
includes a section on grant aid
or alternatively www.cat.org.uk
or www.ecocentre.org.uk for an alternative technological view.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
37
SERVICES
This survey does not include any specialist reports on the electricity supply
and circuits, heating or drainage as they were not requested. The comments
that follow are based upon a visual inspection carried out as part of the
Schedule of Condition.
Services and specialist installations have been visually inspected. It is
impossible to examine every detail of these installations without partially
dismantling the structure. Tests have not been applied. Conclusive tests can
only be undertaken by suitably qualified contractors.
ACTION REQUIRED: The Landlord should be requested to provide
copies of any service records, test certificates and, ideally, the names
and addresses of the installing contractors.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
38
ELECTRICITY
We would always recommend an independent electrical report on a property of
this nature. The Institute of Electrical Engineers (IEE) recommends that
inspections and testing are undertaken at least every 10 years (we recommend
every five years) and on change of occupancy. We have made basic comments
below based upon our visual inspection.
It is a standard Lease clause that all electrics are kept in a safe manner.
We do not carry out electrical tests. We can arrange for them to be carried out
if you so require.
Fuse Board
We have not identified a fuse board but we suspect the wiring to be dated
within the property.
Earth Test
We carried out an earth test in the kitchen area
to the socket point that is normally used for
the kettle, this proved to be satisfactory.
ACTION REQUIRED: As the property is changing occupancy an IEE
inspection, test and report should be carried out by a NICEIC registered
and approved electrical contractor. You will also be required to carry
out a Portable Appliance Test (PAT) on all portable appliances.
In addition to this your Legal Advisor is required to make full enquiries
with the owners to establish if any electrical installation work has been
carried out and to provide suitable certification for any works carried out
after 1st January 2005. Any comments made within this report or
verbally do not change this requirement.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
39
GAS
We do not carry out gas tests. We can arrange for them to be carried out if you
so require.
ACTION REQUIRED: All gas appliances, pipework and flues should
be the subject of an annual service by a competent engineer, i.e., a
member of CORGI (the Council of Registered Gas Installers); works to
gas appliances etc., by unqualified personnel is illegal. Unless evidence
can be provided to confirm that there has been annual servicing we
would recommend that you commission such a service prior to use to
ensure safe and efficient operation.
As a matter of course it is recommended that the entire gas installation
is inspected and made good, as necessary, by a CORGI registered
contractor. Thereafter the installation should be serviced annually.
PLUMBING AND HEATING
Again, tests have not been carried out. If you wish us to organise these we
can. Please advise immediately.
Water Supply
We assume the property to be mains connected.
Water Pressure
When the taps where run to carry out the drainage tests we checked the
pressure, literally by putting a finger over a tap, and the pressure seemed
typical of what we find. The Water Board have to guarantee a certain pressure
of water to ensure that things like boilers, particularly the instantaneous ones,
have a constant supply of pressured water (they would blow up if they didn’t!).
Plumbing
The plumbing, where visible, comprises copper pipework. No significant
leakage was noted on the surface, although most of the pipework is concealed
in ducts and floors.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
40
Heating
The boiler was located in the rear left hand side store.
We have not tested the heating. We would therefore recommend that the
system be tested and overhauled before exchange of contracts and that a
regular maintenance contract be placed with an approved heating engineer.
Finally, it should be noted that the supply pipe from the Water Company
stopcock to the internal stop tap is the responsibility of the property owner.
We cannot comment on the condition of the water service pipe to the building.
It should be appreciated that leaks can occur for some time before signs are
apparent on the surface.
We do not carry out drainage tests as part of a Schedule of Condition.
We are believe that the property has the benefit of mains drainage and that the
foul drains from the property discharge into a public sewer; this should be
confirmed by your Legal Advisor prior to exchange of contracts, who should
also provide information in respect of any common or shared drains including
liability for the maintenance and upkeep of the same.
Inspection Chambers / Manholes For your information, inspection chambers / manholes are required to be provided in the
current Building Regulations at each change of direction or where drainage runs join the
main run.
There are two drains to the rear alleyway; these we believe are rainwater
drains.
We have identified four inspection chambers / manholes:
MAIN DRAINS
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
41
Inspection Chamber / Manhole One – Rear
Right Hand Side
We duly lifted the cover and interestingly
enough found it to be taking waste water from
the kitchen, which is illegal.
Inspection Chamber / Manhole Two – Rear
Left Hand Side
We decided not to lift this manhole cover as it
is broken and we thought it would possibly
fall into the drain and block it.
Inspection Chamber / Manhole Three – Located in the Ladies Toilets
We duly lifted the manhole cover and found it to be not blocked at the time of
our inspection. However, this does look to be a frequently lifted manhole.
Inspection Chamber / Manhole Four – Located to the Front of the
Property Outside
Unfortunately we were unable to lift this manhole.
We have only undertaken a visual inspection of the property’s foul drains by
lifting some of the covers and running water from the taps within the property.
It must be emphasised that the condition of the property’s foul drains can only
be ascertained by the carrying out of a test; such a test has not been
undertaken. Should there be leaks in the vicinity of the building then
problems could occur, particularly with respect to the stability of the
building’s foundations. Drainage repairs are inevitably costly and may result
in damage being caused to those areas of the property beneath, or adjacent to,
which the drains have been run.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
42
Rainwater/Surface Water Drainage
We have not carried out a test in relation to this.
Rain/surface water drains have not been tested and their condition or
effectiveness is not known. Similarly, the adequacy of soak-aways has not
been established although you are advised that they tend to silt up and become
less effective with time.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
43
OTHER MATTERS
FIRE REGULATIONS
Normally it is a requirement of any Lease or Tenancy agreement that current fire
regulations are adhered to and that a service contract is in place. This is how the
property should be left.
We noted that the fire extinguishers were not fixed or signed as to what they could
be used for.
ACTION REQUIRED: You should have a suitable Fire Certificate for the
property.
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. It is a condition of all the leases that we have seen to meet this
requirement. In this instance there were no obvious signs to indicate that a policy
was in place.
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.
ASBESTOS REGISTER
In a property of this age there may well be some 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: A Type Two Survey should be carried out under the
Control of Asbestos at Work Regulations 2002.
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.
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
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.
This report does not constitute a Structural Survey (now known as a Building
Survey).
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
45
Signature Document in Relation to
Schedule of Condition
This signature document represents page 45 and 46 of a 46 page Schedule of
Condition relating to:
London, W5
You should ensure your Legal Advisor gets this document signed by the
relevant parties and agreed prior to legal commitment to purchase.
Delete/amend as you require.
Lessees Representative
We verify that this is a true and accurate record of the condition of:
London, W5
Signed: …….…..……………………….. Dated:
For and on Behalf of
Ealing, London, W5
——— Marketing by: ———
www.1stAssociated.co.uk
0800 298 5424
46
Lessee
Ms H has seen and forwarded this document on by recorded delivery on
…………….………….….. to the owners/landlords or their legal
representatives in relation to the proposed Lease.
Signed: …………..……………………. Dated: ………………...………...
Ms H
Landlords Representative (delete as applicable)
Print Name: ……………..…………………….. for and on behalf of
……………….………………………….……... has inspected and read the
Schedule of Condition for an on behalf of ………………………….………
and accepts that it is a true and accurate record.
Signed: ………………………………… Dated: ………………………….
For and on Behalf of: ….…………………..…………………………………..
I have the authority to sign this document on behalf of the aforementioned
company.