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Photographic
Schedule of Condition
on
Setting Sun, 1 Windmill Street, Brighton, BN2 0GN on behalf of
Star Pubs & Bars Prepared by Lambert Smith Hampton Pyramus House, Roman Way Grange Park Northampton NN4 5EA Tel: 01604 664 366 Date: 23 July 2018 Ref: 0010690-BC-1814
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
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Setting Sun, 1 Windmill Street, Brighton, BN2 0GN
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
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Prepared by: Bradley Swingler BSc (Hons) MSc MRICS
Lambert Smith Hampton Building Consultancy Division
Pyramus House Roman Way Grange Park, Northampton NN4 5EA
Telephone: 01604 664 366
Inspection Date: 16th July 2018
Issued Date: 23rd
July 2018 This document has been prepared and checked in accordance with the Lambert Smith Hampton Quality Assurance procedures and authorised for release.
Signed: …………………………………………………………………………………………………….
For and on behalf of Lambert Smith Hampton
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
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This document has been prepared as an accurate record of the condition of the property as at the date of inspection.
Signed:
Signed:
For and on behalf of:
For and on behalf of:
Date:
Date:
This Schedule of Condition consists of 1 No. Volume of Photographs only. One copy has been produced for each party.
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
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1.0 Introduction 1.1 We were instructed by Star Pubs & Bars to prepare a Schedule of Condition of the premises known as Setting Sun, 1 Windmill Street, Brighton,
BN2 0GN. 1.2 The inspection of the premises was carried out on 16
th July 2018 by Bradley Swingler BSc (Hons) MSc MRICS on behalf of Lambert Smith
Hampton.
2.0 Generally 2.1 Weather conditions at the time of the inspection were dry sunny clear. 2.2 Our inspection was based on a visual examination only, without the aid of ladders and with no special facilities for access having been provided.
The inspection was limited as follows:
• This Schedule records the condition of the property at the time of inspection but does not state the cause of defects or prescribe remedies, as this is beyond the scope of a Schedule of Condition.
• We have not carried out a Structural Survey or checked the design of the building in any way whatsoever.
• Externally the inspection was carried out from ground floor level only with no access equipment being used. Closer inspection of any high level elements of the building may reveal defects not apparent from our ground floor inspection.
• Covered, unexposed or inaccessible parts of the building structure have not been inspected and are therefore not included within the Schedule.
• We were not able to gain access to the following areas:
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
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• Restricted inspection of front, left and right hand roof pitches from ground level.
• We have not carried out sampling or testing to establish the level or presence of radon gas within the building or established whether or not there are any contaminants or hazardous materials present within the building, soil, or sub-strata. We have not undertaken any concrete tests and thus are unable to confirm the presence of high alumina cement, asbestos, calcium chloride, carbonation of concrete or insufficient depth of concrete cover to reinforcement.
• No specialist inspections of the plumbing, heating, drainage or electrical installations have been arranged and we are therefore unable to confirm they are free from defect and in working order.
• The building was occupied and fully furnished during our inspection and no items were moved or lifted during our inspection. Upon removal of furniture, carpets etc defects may become apparent that were covered.
2.3 The following condition ratings are used within the schedule:
• GOOD CONDITION – Reported element had no apparent defects, being clean and well maintained, and the reported element is likely to offer a long serviceable life.
• SATISFACTORY CONDITION – Reported element presented in a serviceable condition with some wear and tear and/or minor damage but not requiring immediate attention, ongoing maintenance and periodic repairs are likely to be required from time to time.
• POOR CONDITION – Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or replacement.
3.0 Orientation 3.1 Any directions given assume you are facing the front elevation of the premises with ‘left’, ‘right’, ‘front’ and ‘rear’ referred to accordingly. 3.2 The terms ‘left’ and ‘right’ are used to describe the two sides of any specific element as viewed by an observer facing the element.
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
PORTFOLIO OF PHOTOGRAPHS
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
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Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
DESCRIPTION OF PHOTOGRAPHS
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
1.0 EXTERNALLY
1.1 Front Elevation
General General view. Satisfactory 1
Walls Staining noted to right hand side of front elevation at mid to high level adjacent to corroded fixings.
Satisfactory 2, 4
Decoration deterioration noted to rainwater downpipe to right hand side of front elevation.
Satisfactory 3
Staining noted to wall adjacent to entrance door with corrosion noted to fixings to hook and previous signage.
Poor 5
General view of front elevation entrance door. Satisfactory 6
General view. Satisfactory 7, 8
Isolated areas of damage and undulation noted to rendered finishes to left hand side front elevation.
Satisfactory 9, 10,11
1.2 Left Hand Side Elevation
General General view. Satisfactory 12, 13
Walls Decoration deterioration, graffiti and staining noted at low level adjacent to barrel drop doors.
Satisfactory 14
Impact damage noted to right hand corner at low level to render finishes. Satisfactory 15
Isolated areas of cracked and undulating render finishes noted to elevation. Satisfactory 16, 17, 18
Window Evidence of condensation and misting noted to double glazed unit to ground floor.
Poor 19
Walls Decoration deterioration, scuff marks and graffiti noted at low level. Satisfactory 20, 21
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Vertical and horizontal cracking noted to render finishes to left hand side of elevation with corrosion noted to angled fittings.
Poor 22
1.3 Rear Elevation
General General view. Satisfactory 23
Rear boundary wall General view. Satisfactory 24
Corrosion noted to angled brackets to right hand side of wall. Poor 24
Evidence of render repairs noted to centre of wall. Poor 25
Isolated areas of cracking noted to render finishes adjacent to entrance gate. Poor 26
Isolated areas of corrosion and staining noted to fixings to wall. Poor 26
Vertical and horizontal cracking noted to render finishes with mapping configuration noted.
Poor 28, 29, 30
Gate General view with isolated areas of decoration deterioration noted to frame. Satisfactory 27, 30
Roof General view. Satisfactory 31, 32, 33
Monopitch single storey tiled roof.
Noted to have a number of isolated cracked and chipped tiles with evidence of repair and replacement noted to roof covering.
Satisfactory 34, 39
General view of concrete tiled monopitch roof to right hand side of elevation is noted to have moss growth and mortar pointing deterioration noted to ridge.
Satisfactory 37
General view of metal corrugated roof to seating area within rear yard. Satisfactory 38
General view of felt flat roof covering and glazed conservatory roof with debris noted to areas along with bird guano and debris.
Satisfactory 36, 37, 38, 39
Walls Evidence of repair noted to render finishes to left hand corner of elevation at high level adjacent to boiler flue.
Satisfactory 40
General view with isolated areas of redundant fittings noted to single storey extension.
Satisfactory 41, 42
General view of timber conservatory and fixed glazing with areas of decoration deterioration noted.
Satisfactory 43, 50, 51
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Doors General view of doors to conservatory with decoration deterioration noted to finishes and isolated area of damage noted to right hand side door.
Satisfactory 43, 51
Walls General view of single storey extension to right hand side of elevation with horizontal hairline crack noted at mid-level and staining to decorative finishes adjacent to corroded fixings.
Satisfactory 44
Vertical and diagonal cracking noted to render finishes to left hand side of rear elevation wall to reveal with evidence of repair noted.
Satisfactory 46
Covered seating area. General view. Satisfactory 45, 47, 48, 49
A number of tenant’s stored items within area. Satisfactory 47, 48, 49
General view of underside of metal roof covering with soiling noted. Satisfactory 59
EXTERNAL AREAS 1.4 Rear Patio General General view. Satisfactory 52 Decoration deterioration and isolated areas of damage noted to timber fixed
seating to perimeter wall. Satisfactory 53, 54, 55
Render finishes to rear boundary wall are noted to have a number of cracks both vertically and horizontally with staining noted to finishes.
Satisfactory 53, 54
Paving General view with soiling and staining noted to finishes and isolated areas of vegetation growth noted between paviours.
Satisfactory 56, 57, 58
Isolated areas of mortar pointing deterioration noted to paviours. Satisfactory 56, 57, 58 Gate General view. Satisfactory 60
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
2.0 INTERNALLY Ground Floor 2.1 Trade Area Ceiling General view. Satisfactory 61 to 70 Number of redundant fixings holes are noted to ceiling throughout with isolated
areas of damage noted adjacent to spotlights. Satisfactory 62, 63, 64,
65, 66, 67, 68, 69, 70
Walls General view. Satisfactory 71 to 92 Decoration deterioration and damage noted to reveals adjacent to entrance
door to front elevation. Satisfactory 76, 77, 78
Redundant fixing holes noted to timber panelling to front elevation. Satisfactory 79 Redundant fixing holes noted to plastered walls to left hand side elevation. Satisfactory 84, 85 Area of decoration deterioration and staining noted to right hand side elevation
wall adjacent to entrance to male WCs. Satisfactory 89
Isolated areas of staining noted to painted finishes to left hand elevation wall adjacent to pool table games area.
Satisfactory 90
Service media cabling is noted to be penetrating through wall at high level to left hand side elevation wall adjacent to chimneybreast with staining and decoration deterioration noted.
Satisfactory 92
Windows Number of redundant fixing holes and hooks are noted to uPVC windows throughout front and left hand side elevation.
Satisfactory 74, 75, 80, 81, 82, 83,
84 Scorch/burn mark noted to uPVC frame to left hand side elevation adjacent to
sill. Poor 80, 81
Floor General view with timber flooring noted to be scuffed, worn and soiled throughout.
Satisfactory 93, 94, 95, 96, 97, 98
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
2.2 Main Bar General view. Satisfactory 99, 100,
101, 102 Floor Vinyl floor covering is heavily soiled and stained throughout. Poor 103, 104 2.3 Conservatory Seating Area General view. Satisfactory 105, 106 Ceiling General view with soiling, staining and bird guano noted to glazing. Satisfactory 107, 108 Walls General view. Satisfactory 105, 106,
109 Floor General view of timber flooring which is noted to be soiled, stained and worn. Satisfactory 110, 111,
112 Doors General view with isolated areas of decoration deterioration and scuff marks
noted to door and frames. Satisfactory 113, 114
Barrel drop bolt is noted to be missing to right hand side elevation door leaf at low and high level with redundant fixings noted.
2.4 Female WC Ceiling General view. Satisfactory 117, 118 Diagonal cracking noted to monopitch ceiling adjacent to window opening. Satisfactory 118 Walls General view. Satisfactory 119, 120,
121, 123, 124
Soiling and staining noted to tiled finishes. Satisfactory 119 Decoration deterioration and undulating plaster noted within WC cubicle. Satisfactory 123, 124 Floor General view. Satisfactory 124, 125,
126
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Isolated areas of grout are noted to be deteriorated and stained. Satisfactory 125, 126 Sanitaryware General view. Satisfactory 119, 124 Door General view. Satisfactory 116, 120 Window General view. Satisfactory 121, 122 2.5 Male WC Ceiling General view with isolated areas of staining and soiling adjacent to cistern. Satisfactory 128, 129 Walls General view with soiling and staining noted to tiled finishes throughout. Poor 130, 131,
132 Isolated areas of decoration deterioration noted to painted finishes. Satisfactory 133 Horizontal cracking noted to plaster finishes within WC cubicle at low level. Satisfactory 134 Floor General view with soiling and staining noted to tiles and grout throughout. Satisfactory 136, 137,
138 Sanitaryware WC pan is noted to be missing seat and lid and is laid loose with deterioration
noted and staining to grout to base of pan. Poor 134
Bandage repairs noted to WC cistern. Poor 135 General view of 2no urinals with soiling and staining noted to waste pipe work. Satisfactory 131, 134 General view of wash hand basin with 1no plug noted to be missing with soiling
and staining noted around taps and to mastic finishes. Satisfactory 132
Door General view with decoration deterioration noted to inner leaf. Satisfactory 127, 139 Redundant fixing holes noted to inner door face and door frame adjacent to
door closer. Satisfactory 140
Window General view. Satisfactory 129 2.6 Male WC Lobby Floor General view with soiling and staining noted to tiled finishes and grout. Satisfactory 141 Walls General view. Satisfactory 142 Door General view. Satisfactory 142
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
2.7 Cellar Ceiling General view of fire lined boarded ceiling with section noted to be missing with
penetrations and waste pipe work noted to be fed through. Poor 144, 145,
146 General view of brick vaulted ceiling within store area. Decoration
deterioration, soiling and staining noted to finishes. Satisfactory 147
Area of fire lined plasterboard ceilings noted to be loose and collapsed adjacent to base of staircase.
Poor 151
General view of fire lined plaster boarded ceiling beneath staircase with penetrations and foam filler noted.
Poor 157, 158
Walls General view with soiling and staining and decoration deterioration noted to finishes throughout.
Satisfactory 148, 149, 150
Diagonal cracking noted to plastered finishes beneath shelving. Satisfactory 153 Isolated areas of chipped and damaged brickwork and rendering at low level to
store area. Poor 154, 155,
156 Floor General view of brick paved flooring with soiling and staining noted to paving
and grout. Satisfactory 159, 160
Staircase General view. Satisfactory 161, 162, 163, 164
Timber stair treads are noted to be worn, soiled and stained. Satisfactory 162, 163, 164
2.8 Barrel Store Area Walls General view with isolated areas of decoration deterioration, soiling and
staining noted. Satisfactory 165, 166,
167, 168, 169, 170,
171 A number of redundant fitting holes noted to walls throughout. Satisfactory 165, 166 Soiling and staining and black mould growth noted to isolated areas. Poor 168
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Door General view with decoration deterioration noted to door. Satisfactory 170 General view of painted doors to barrel drop with decoration deterioration, scuff
marks and soiling noted. Satisfactory 171
Barrel drop General view with soiling, staining and damage noted to rendered finishes. Poor 172, 173, 174, 175
Damage noted to reveal to barrel drop door with scuff marks and damage noted at low level.
Poor 175
Floor General view of concrete floor with a number of gouges and cracks noted throughout. Soiling and staining noted to concrete floor throughout.
Poor 176, 177, 178
First Floor
2.9 Trade Kitchen Ceiling General view with isolated areas of soiling and staining noted to painted
finishes throughout. Satisfactory 180, 181,
182 Isolated areas of redundant fixings noted to ceiling with redundant flue and
services. Satisfactory 182
Walls General view. Satisfactory 183, 184, 185
Scorch mark noted to white rock panelling adjacent to cooking equipment. Poor 185 Deterioration and cracking noted to plastered finishes to window reveal to front
elevation. Poor 187,188
Ceiling Isolated area of damage and deterioration noted to Artex ceiling finishes adjacent to window opening.
Poor 188
Walls Vertical cracking and deterioration noted to plaster finishes to left hand side window reveal to front elevation.
Poor 189
Floor Vinyl floor covering is noted to be soiled, stained and scuffed throughout. Poor 190, 191, 192, 193
Door General view. Satisfactory 194, 195
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Intumescent strip to fire door is noted to be loose. Poor 195 2.10 Domestic Bathroom Ceiling General view with a number of hairline cracks noted to ceiling throughout. Satisfactory 196 Walls General view with decoration deterioration and staining noted to painted
finishes adjacent to WC pan with soiling and staining noted to tiled finishes throughout.
Poor 197, 198, 199, 200, 202, 203, 204, 206
Tiled finishes behind WC pan are noted to be missing with standard of repair to plaster finishes is noted to be poor.
Poor 200
Floor Sheet vinyl is noted to be soiled throughout and tear noted adjacent to base of WC pan.
Poor 201
Sanitaryware General view of WC pan. Satisfactory 197 General view of wash hand basin with plug noted to be missing. Satisfactory 198, 205 General view of bath with soiling and staining noted to finishes. Satisfactory 202 General view of electric shower with decoration deterioration noted to pipework
feeds with shower head riser noted to be loose. Poor 203
Door General view. Satisfactory 206 2.11 Bedroom 1 Ceiling General view. Satisfactory 207 Walls General view. Satisfactory 208, 209,
210, 211, 212, 213,
214 Evidence of repair noted to plaster finishes adjacent to boiler flue. Poor 213 Section of boxing and panelling adjacent to boiler noted to be missing. Poor 212 Floor Carpet floor finishes are noted to be heavily soiled and stained. Poor 215, 216
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Window General view of uPVC window with soiling and staining and paint marks noted to glazing.
Satisfactory 217
2.12 Bedroom 2 Ceiling General view. Satisfactory 218 Walls General view. Satisfactory 219, 220,
221 Isolated redundant fixing holes noted to rear elevation wall. Satisfactory 220 Isolated areas of decoration deterioration noted to walls. Satisfactory 221 Fixtures and Fittings Smoke detector head is noted to be missing with wires exposed. Poor 222 Fireplace General view. Satisfactory 223 Window General view of uPVC bay window with bandage repairs noted to uPVC tray
with decoration deterioration noted to timber sill with scuff and indentation marks noted.
Poor 224, 225
Floor Carpet floor covering is heavily soiled and stained. Poor 226, 227 Door General view with door handle noted to be missing to inner door face. Poor 228 2.13 Store/Airing Cupboard Ceiling General view. Satisfactory 231 Walls General view. Satisfactory 229, 230 2.14 Hallway and Landing Ceiling General view. Satisfactory 232, 233,
238
Photographic Schedule of Condition Setting Sun, 1 Windmill Street, Brighton, BN2 0GN July 2018
Ref: Location/Element Description/Comments Condition Photo No.
Walls General view with soiling, staining and scuff marks noted to areas throughout
with isolated areas of decoration deterioration and redundant fixings. Satisfactory 234, 235,
236, 237, 238, 239, 240, 241, 242, 243,
244 Impact damage and evidence of repair noted to plaster finishes to left hand
side elevation wall adjacent to trade kitchen. Poor 241, 242
Floor Vinyl and lino sheet floor coverings are noted to be soiled and stained throughout.
Poor 236, 245, 246, 247,
248 2.15 Airing Cupboard/Store
Cupboard 2
Ceiling General view. Satisfactory 249 Walls General view with a number of redundant services and pipework noted within
area. Satisfactory 249, 250
Floor General view with carpet and vinyl floor coverings noted to be soiled and stained.
Poor 251
2.16 Staircase General view. Satisfactory 247, 252,
253, 254, 255
Floor Vinyl floor coverings noted to be soiled, stained and worn. Poor 252, 253
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