photographic schedule of condition - star pubs & bars · photographic schedule of condition...

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

Setting Sun, 1 Windmill Street, Brighton, BN2 0GN


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


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 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:


• 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.


PORTFOLIO OF PHOTOGRAPHS


Photograph (1) Photograph (2)




Photograph (255)


DESCRIPTION OF PHOTOGRAPHS


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



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



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.


Isolated areas of mortar pointing deterioration noted to paviours. Satisfactory 56, 57, 58 Gate General view. Satisfactory 60



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



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



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



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.


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



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



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



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



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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photographic schedule of condition - star pubs & bars · photographic schedule of condition...

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