photographic schedule of condition horse & jocke… · 1.1 we were instructed by star pubs...

Photographic

Schedule of Condition on Horse & Jockey Hope Street Wrexham LL11 1BD on behalf of Star Pubs & Bars Prepared by Lambert Smith Hampton Pyramus House, Roman Way Grange Park Northampton NN4 5EA Tel: 01604 664366 Date: 2nd October 2018 Ref: 0010690-BC-1872

Photographic Schedule of Condition Horse & Jockey, Hope Street, Wrexham 2nd October 2018

Horse & Jockey, Hope Street, Wrexham


Prepared by: Peter Townsend AssocRICS MRaPS

Lambert Smith Hampton Building Consultancy Division

Pyramus House, Roman Way, Grange Park, Northampton NN4 5EA

Telephone: ( 01604 664366

Inspection Date: 27th September 2018

Issued Date: 3rd October 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


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.


1.0 Introduction 1.1 We were instructed by Star Pubs & Bars to prepare a Schedule of Condition of the premises known as Horse & Jockey, Hope Street, Wrexham

LL11 1BD. 1.2 The inspection of the premises was carried out on 27th September 2018 by Peter Townsend on behalf of Lambert Smith Hampton.

2.0 Generally 2.1 Weather conditions at the time of the inspection were dry and sunny. 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:

• The flat roof at the rear of the main pitch. • The valley gutter at the abutment with the adjoin building.


• 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.


PORTFOLIO OF PHOTOGRAPHS


Photo (1) Photo (2)

Photo (3) Photo (4)


Photo (5) Photo (6)

Photo (7) Photo (8)


Photo (9) Photo (10)



DESCRIPTION OF PHOTOGRAPHS


Ref: Location/Element Description/Comments Condition Photo No. 1.0 Thatched Roof 1.1 Roof Covering Thatched roof covering with 3no dormers to front slope. Poor 1 Moss/grass growth throughout with mesh to ridge and dormers. Poor 2, 3, 4, 8,

18, 19, 20 1.2 Chimney Masonry built and rendered chimney to left hand side of roof with cracking. Poor 5, 6, 7 Masonry built and rendered chimney to right hand side in reasonable condition. Satisfactory 11, 12 1.3 Flashings Lead flashings to all abutments in reasonable condition. Satisfactory 13, 22 1.4 Rainwater Goods Lead formed valley gutter to adjoining building. No real view afforded but

appeared reasonable. Satisfactory 9, 10

Rainwater down pipe to valley gutter showing signs on being blocked/leaking. Poor 15 2.0 Flat Roof 2.1 Roof Covering Felted roof with 2no roof lights and various vents through. Satisfactory 18, 19, 20 Some minor ponding to roof. Satisfactory 19,20, 21 Air conditioning units mounted of the roof. Satisfactory 20, 23 3.0 Front Elevation 3.1 Elevation Masonry built and rendered with a range of timber windows and doors. 24 Poor render repairs towards the right hands side of the elevation. Poor 25, 26 Blown decorations at low level towards the centre of the elevation. Poor 27


Ref: Location/Element Description/Comments Condition Photo No. 3.2 Doors General view of front entrance door. Satisfactory 28 Wet rot to base of frame of front entrance door. Poor 29, 30 General view of door to dining area. Satisfactory 31 General view of door to right hand side of the elevation. Satisfactory 32 3.3 Windows Timber casement windows in satisfactory condition. Satisfactory 33, 34, 36,

37, 38, 3.4 Fascia Timber fascia showing signs of wet rot to ends. Poor 16, 17, 35 4.0 Left Hand Elevation 4.1 Elevation Masonry built and rendered with a range of 2no timber windows. 14 Poor render repairs throughout the elevation. Poor 39, 40, 42

,43 4.2 Windows Timber casement windows in satisfactory condition. Satisfactory 41 5.0 Right Hand Elevation 5.1 Elevation Masonry built and rendered with a single timber door. 44 Cracking to render at high level. Poor 45 5.2 Doors General view of entrance door to rear passageway. 46 Wet rot to base of the door and frame. Poor 47 6.0 Rear Yard Area 6.1 Yard Area no access fully due to general pigeon droppings which cover the entire

area including the steps down to the yard surfaces. Poor 48, 50, 52


Ref: Location/Element Description/Comments Condition Photo No. Showing missing pigeon netting to the area. Poor 49, 51 7.0 Main Bar Area 7.1 Bar Area Fitted out and decorated to current tenant’s style and in a reasonable

condition. Satisfactory 53, 56, 57,

58, 60, 61, 62,

7.2 Front Entrance Lobby Timber entrance door in satisfactory condition. Satisfactory 54 Tiled entrance lobby floor. Satisfactory 55 7.3 Bar Showing damage to decorations on the bar. Poor 60, 62 Showing satisfactory condition to rear bar area. Satisfactory 66 7.4 Flooring Tiles floor in satisfactory condition. Satisfactory 58, 63, 65 7.5 Fixed Seating Showing rip in covering. Poor 59 7.6 Entrance door Inside view of dining entrance door. Satisfactory 94 7.7 Side Bar Area General view showing satisfactory condition of the area. Satisfactory 67, 68 8.0 Dining Area 8.1 Dining Area General views of dining area showing satisfactory condition. Satisfactory 69, 72, 73,

74, 75 8.2 Floor Covering Marked and stained carpet. Poor 70, 71


Ref: Location/Element Description/Comments Condition Photo No. 9.0 Corridor from Bar to Cellar 9.1 General General view of corridor. 76, 77 9.2 Walls Showing damage to plaster around the dumb waiter lift. Poor 78 Showing damage top plaster both sides of wall pier. Poor 79, 80 10.0 Rear Corridor 10.1 General General view of corridor. 81, 83, 88,

89 10.2 Floor Sowing contrite floor/general wear. Satisfactory 82 10.3 Walls Showing loose conduit to wall. Poor 84 Showing damage to wall. Poor 86 10.4 Ceiling Plasterboard and skim ceiling with damage by exit door. Poor 85 10.5 Mains Electrics Showing mains electrical installation. Satisfactory 87 11.0 Ladies Toilet 11.1 Doors Timber entrance door showing damage to the decorations. Poor 90 Timber inner lobby door showing damage to the decorations. Poor 97 11.2 Sanitaryware General view of satisfactory sanitaryware. Satisfactory 91, 9293,

94 11.3 Flooring Grout marked and stained. Poor 95, 96


Ref: Location/Element Description/Comments Condition Photo No. 12.0 Male Toilet 12.1 Doors Timber entrance door showing damage to the decorations. Poor 98 Timber inner lobby door showing damage to the decorations. Poor 99 Showing detached finger guard to inner lobby door. Poor 100 Showing damage lock/additional lock added to WC door. Poor 114 12.2 Sanitaryware Stainless steel urinal trough heavily stained. Poor 102, 103 General view of WC and WSHB. Satisfactory 106, 107 12.3 Flooring Grout marked and stained. Poor 102 12.4 Wall Damp effected timber panel around urinal waste. Poor 104 Damage tile above urinal. Poor 105 Damp effected/stained tiling at low level in WC. Poor 109 Damp effected timber boxing to rear of WC. Poor 110,112,

113 12.5 Ceiling Mark to ceiling where fitting removed. Poor 108 13.0 Cellar 13.1 General General view of cellar. Satisfactory 115, 116,

117 13.2 Floor Concrete floor with general wear. Satisfactory 118 13.3 Belfast Sink Belfast sink with damage to leading edge/general staining. Poor 119


Ref: Location/Element Description/Comments Condition Photo No. 13.4 Doors General view of door to bar area. Satisfactory 120 General view of door to rear corridor. Satisfactory 121 13.5 Bottle Store General view of bottle store. Satisfactory 122 14.0 Stairs to First Floor 14.1 General Timber staircase finished with vinyl tiling. Satisfactory 123, 124 15.0 Dry Store Area 15.1 General General view of dry store area. Satisfactory 125, 126,

127 16.0 Commercial Kitchen 16.1 General Commercial kitchen with range of appliances. Satisfactory 128, 129,

131, 132, 133

16.2 Gas Boiler Gas boiler installed within the kitchen. Satisfactory 130 17.0 Office 17.1 General General view of office under the stairs to first floor. Satisfactory 134, 135,

136, 137, 138

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photographic schedule of condition horse & jocke… · 1.1 we were instructed by star pubs...

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