schedule of condition of... · and cellar areas by a dumb waiter. the dumb waiter was untested....

Schedule of Condition

Property Address: City Bar Derby 12 Albert Street

Derby

DE1 2DS

Property Reference Number:

2302585101

Document Reference:

LS/mb Rev.

Survey Date: 8 February 2019

Property Address: City Bar Derby, 12 Albert Street , Derby, DE1 2DS

A. Document Control Sheet.

This document was initially prepared by Brownill Vickers Limited on behalf of Star Pubs & Bars and, subsequent to the release of the initial document, revisions

are made at regular intervals to reflect the requirements of Star Pubs and Bars’ property inspection programme.

This section of the report provides details of the document status and details of whom and which company has carried out amendments to the document and

ensures that all previous versions of the report are suitably superseded.

Revision Revision

Date Details of revision Reviewers Company Report Authors Name.

B. Contents

A. Document Control Sheet.

B. Contents

C. Preliminaries

D. Property Details

E. Survey Methodology

F. Executive Summary

G. Schedule of Condition

H. Supplementary Photographs

I. Declaration of document publication


C. Preliminaries

Name of company completing the schedule of condition

Brownill Vickers

Chartered Surveyors, Valuers & Property Agents

82 Queen Street, Sheffield, S1 2DW.

Tel: 0114 290 3306

www.brownillvickers.com

Name of Surveyor who completed the schedule

Mr Lee Sidebottom BSc (Hons) MRICS

RICS Registered Valuer Director

Tel: 0114 290 3306

Mob: 07775 792 371

e: [email protected]

Date of site visit

8th February 2019

Date of issue

12th February 2019

mailto:[email protected]


D. Property Details

Summary of Construction:

Of traditional construction with brick and render facing elevations to the main three storey building set beneath a pitched roof

overlaid in concrete tiles. The premises have been extended to the rear with two single storey buildings both beneath felt

covered flat roofs. The premises occupy almost the whole of the site upon which they stand with a narrow alleyway to the left

of the main building providing access for beer delivery purposes.

Accommodation:

Ground floor front right hand entrance lobby leading into open plan bar areas with servery to the right. Ladies’ and gent’s

toilets are at basement level and first floor level respectively accessible via a rear staircase which also gives access to the rear

left hand fire escape corridor (this also forms the beer delivery area). Cellar areas are accessible via a door to the rear of the

servery and in three distinct parts with the main beer cellar to the front, central storage area and a rear delivery area.

Upper floor accommodation on three levels is accessible via a door off the public front entrance lobby.


E. Survey Methodology

1. Description

In accordance with instructions received from Messer Star Pubs and Bars, Brownill Vickers Limited have carried out an

inspection of the subject premises to provide a Schedule of Condition.

At the time of inspection the weather was overcast with drizzle.

The premises were open for business.

2. Orientation

All references to front, left, rear and right are as standing in the main road looking at the front elevation with the entrance

door to the right hand side of the elevation. Our inspection was limited to those parts, which could be seen from ground level

within the boundaries of the property and from the public highway or rights of way.

3. Limitations

Brownill Vickers Limited undertake a non-destructive visual inspection, this means we do not take up carpets, floor coverings

or floorboards, move furniture or, remove the contents of cupboards. Additionally, we do not remove secured panels or undo

electrical fittings etc. We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if

necessary, from neighbouring public property and with the help of binoculars, close examination may reveal defects not visible

from a ground level vantage point.

We do not inspect the roof structure from inside the roof space. We are not able to assess the condition of the inside of any

chimney, boiler or other flues. We do not report on the cost of any work to put right defects or make recommendations on

how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive. The property was fully

furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor


coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore

cannot confirm the condition of underlying floor timbers.

Fixtures and fittings, including all floor coverings, do not form part of the freehold. We assume that fixtures and fittings will be

valued as part of a fixtures and fittings inventory and separately assessed independent of this report.

It was not possible to inspect those parts of the property which were covered or unexposed at the time of the inspection and

therefore, we are unable to guarantee that some parts are free from defect.

No tests were carried out to any of the service installations, plant or beneath ground drainage neither was an asbestos survey

/ management plan carried out as part of this instruction. Due to the weather conditions being dry on the day of inspection

the guttering systems could not be checked fully due to the dry conditions.

This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain if a Type 2 or

type 3 asbestos survey has been conducted and the findings thereof. Neither the whole nor any part of the Report or any

reference thereto may be included in any published document, circular or statement, or published in any way without written

approval from Brownill Vickers Limited of the form and context in which it may appear.

Limited access was only available to the various boundaries around the site due to the premises being located adjacent to

private property.

4. Condition

Condition Rating

Definition

3 - Good Condition

Reported elements had no apparent defects, being clean and well maintained, element

is likely to offer a long serviceable life.

2 - Satisfactory Condition Reported element presented in a serviceable condition with some of wear and tear or

minor damage but not requiring immediate attention.

1 - Poor Condition Reported element in a deteriorated condition or with disrepair evident, likely to require

substantial repair or replacement.


F. Executive Summary

Internal

Cellars – normal wear and tear associated with cellar areas. Recently redecorated although efflorescence and staining noted beneath

decorations.

Within the front main beer cellar is a recessed area. The lath and plaster ceiling within this area has deteriorated and there was evidence

that the suspended timber floor over is rotten to bearing ends. Further investigation is required to this area.

Public accommodation – the premises would benefit from complete overhaul and refurbishment. This includes to public toilets and to the

wash-up area and servery area within the main bar. No significant disrepair evident to structural elements and the only damp detected is within the front entrance lobby and around the front display window.

Private accommodation – upper floor areas on three levels appears to be utilised as a House in Multiple Occupation (HMO) with shared bathroom and kitchen facilities. This should be clarified. The kitchen was formerly the commercial kitchen and is linked to the ground floor

and cellar areas by a dumb waiter. The dumb waiter was untested. Kitchen fittings are minimal but adequate for limited domestic use.

The bathroom is at second floor level and requires repair to ensure fittings are secure and watertight.

Bedrooms are generally finished to a very basic standard and would benefit from decorative overhaul. Doors to bedrooms are marked as fire

doors but these have not been checked or rated at this inspection. A fire risk assessment should clarify the effectiveness of the doors.

External

Main buildings – requiring overhaul. Pitched roof appears to be in reasonable condition with no evidence of leakage through. However,

facing brickwork is heavily spalled with numerous sections of pointing weathered and incomplete particularly to the front and to the right hand gable. Rot was noted to a number of windows and the flat roof over the central linking building is uneven and subject to Puddling with

standing water evident.

High level gutters to the front elevation are corroded including to the left hand downpipe.

Site – the only site areas are the left hand passageway which may or may not be within the demise. In any case a right of way exists, we

assume, for beer delivery purposes. No access gained to this area at the time of our inspection. A gate was seen to the front which was in reasonable condition. We assume that wear and tear has been occasioned to areas of hardstanding forming the ramped pathway.



Item Location Description Condition

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1 INTERNAL

1.0 PUBLIC ACCOMMODATION Photos 1-62

1.1 Public accommodation; first floor gent’s toilets

1.1.1 Ceilings Skimmed plasterboard 1

Damaged around light fittings and previously repaired in non-matching

materials.

1.1.2 Walls Solid finished in painted skimmed

plaster and tiles. 1

Tiles dated and non-matching with numerous instances of disrepair

particularly where previous fixtures and

fittings have been removed.

1.1.3 Floors Solid floor overlaid in Altro. 1-2

Generally level. Altro damaged and

poorly repaired in non-matching

materials.

1.1.4 Doors Timber framed doors x 3. 1-2

Outer door operable. Intermediate door

missing. Handle and furniture to cubicle

door non-matching and poorly fitted.

1.1.5 Sanitaryware 2 x stainless steel urinals with boxed cisterns. Vanity unit

incorporating two wash hand

basins. Low-flush WC.

1

Vanity unit rotted, damaged and poorly

detailed. Foul smell evident within the

toilets generally.




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1.1.6 Radiator Unseen with metal sheeting

surrounding.

2

1.2 Public accommodation; rear staircase to toilet

areas and fire escape

1.2.1 General Skimmed plasterboard ceilings and

skimmed plaster to solid wall

surfaces. Solid floor and staircase flights in three sections overlaid in

Altro with rubber nosings. Handrails affixed to walls either

side of flights. Steel panel radiator

fixed to right hand wall at low level half landing. Timber panelled door

to underfloor areas at lower

ground floor level.

2

Area generally adequate for purposes.

Uneven sections of plaster to wall surfaces. No high moisture readings

recorded.

1.3 Public accommodation; ladies’ toilets

1.3.1 Ceiling As per gent’s toilets. 1-2

Non-matching repairs within rear right

hand cubicle; metal sheet cover

provided.

1.3.2 Walls As per gent’s toilets. 1-2

Tiles dated and some damaged,

particularly where previous fixtures and fittings have been removed. Non-

matching repairs within rear left hand

cubicle.




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1.3.3 Floor Solid floor overlaid in Altro and

vinyl.

1-2

No damage evident to floor beneath

coverings. Coverings poorly fitted.

1.3.4 Doors Five doors as per gent’s toilets;

outer and intermediate doors incorporating glazing and closers.

3 x flush faced cubicle doors.

1-2

Redundant sections of furniture to cubicle doors and poorly fitted

replacement sections.

1.3.5 Sanitaryware 3 x low-flush WCs and vanity unit

incorporating two wash basins as

per gent’s toilets.

1-2

Damaged and ill-fitting cisterns to left

hand low-flush WCs. Vanity unit dated.

1.3.6 Radiator As per gent’s toilets. 2

1.4 Public accommodation; lower ground floor fire

escape and corridor

1.4.1 General Boarded ceiling with paint finish

around a lightweight timber frame.

Solid walls with painted plaster

finish and painted brickwork.

2

1.4.2 Floor Solid concrete floor incorporating

drain covers with paint finish. External push-bar fire exit door

which also acts as a beer delivery

area. Push-bar fire exit door from

rear staircase.

1-2

Damage to floor to concrete cover. Damage to floor around drop area.

Isolated damage to ceiling surfaces.




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1.5 Public accommodation; front entrance lobby

1.5.1 Ceiling Painted anaglypta surfaces. 2

Slightly uneven.

1.5.2 Walls Solid and partition walls finished in timber panelling at low level and

painted anaglypta above.

1

Damp affecting surfaces over timber

panelling to right hand side of room.

Metal plate affixed to left hand wall

providing support for TV bracket.

1.5.3 Floor Suspended floor overlaid in carpet. 2

Covering poorly fitted and heavily

discoloured.

1.5.4 Door External flush faced timber door with glazed light over and

incorporating projecting letterbox

and closer.

2

Operable when tested. Damage to

letterbox.

1.5.5 Meter housing Two flush faced lightweight timber doors around timber frame with

panel above.

2

Adequate for purposes. Doors bind.

1.5.6 Doors 2 x timber framed doors incorporating glazing and closers

with non-matching furniture.

2

Operable when tested.




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1.6 Public accommodation; open plan bar area

1.6.1 Ceiling Painted anaglypta around boxed

beams with plaster coving to perimeter and incorporating

numerous access hatches and

vents.

2

Level. Vents untested.

1.6.2 Walls Largely solid with painted anaglypta finishes and with timber

panelling at low level to rear part of room. Sections of fixed seating

to front left hand corner hiding

areas at low level to these areas.

1-2

No significant damp but high readings

recorded either side of front facing

window.

1.6.3 Floors Suspended timber floors with evidence of some suspended

concrete floors overlaid in laminate

to front, timber to central sections

and Altro to rear.

2

Generally level. Altro covering

damaged and incomplete to rear.

Timber finishes worn. Laminate worn.

1.6.4 Windows 4 x display windows within front

wall with arched sections over. 2

No evidence of any significant rot. Condensation affected and replacement

beading non-matching.

1.6.5 Radiators Steel panel radiators affixed to

walls. 2

Secure. Untested.




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1.7 Public accommodation; servery and wash-up

area

1.7.1 Counter

fittings

Vinyl counter top with panelled front incorporating half door to

front. Inner shelving with stainless steel fittings over and with

domestic style worktop

incorporating two stainless steel sinks. Back bar fittings in timber

with mirrored backs and optic

brackets.

1-2

Back bar fittings warped and damaged.

Damage to domestic worktop housing sinks. Remaining laminate topped

shelving warped to some areas and half

door to front of counter damaged.

1.7.2 Ceilings Ceilings to wash-up area and head of staircase in painted plaster and

painted woodchip.

2

Damaged decorations within rear wash-

up area.

1.7.3 Swing doors Double saloon style swing doors to

rear of servery area.

2

Secured. Appear operable.

1.7.4 Walls Tiled surfaces throughout wash-up

area.

1-2

Dated and discoloured with some impact

damage where previous fixtures and fittings have been removed. Some non-

matching tiles provided to boxed section

to rear left hand side of room. Level

and secure.




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1.7.5 Floor Suspended floor overlaid in Altro. 1-2

Generally level although some

resonance to central section to top of

staircase to cellars. Altro damaged and non-matching with joints particularly

damaged.

1.7.6 Kitchen

fittings

Domestic style wall units to rear of

wash-up area and incorporating

stainless steel sink and drainers.

1

Incomplete and damaged to carcass.

1.7.7 Window Rear window recess has been

boarded over with metal sheet. 2

1.7.8 Doors Flush faced door to cellar and flush

faced door back to bar areas.

2

Both operable when tested.

2.0 BASEMENT Photos 63-83

2.1 Basement; rear delivery

2.1.1 General Boarded ceiling around lightweight

timber frame with painted blockwork and brick walls. Double

timber framed and part glazed doors to delivery corridor with solid

concrete floor. 2 x timber panelled

doors within right hand wall. No

access gained.

1-2

Wear to concrete surfaces around delivery area particularly. Recent

repairs undertaken to walls forming access through to central cellar areas.

Incomplete sections to ceiling panelling

where pipes are projecting.




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2.2 Basement; central storage areas

2.2.1 General Boarded ceiling with paint finish

provided. Plastered finish to wall surfaces with paint provided. Solid

concrete floor with timber panelled door through to staircase and flush

faced over-sized door to main beer

cellar. Step up to recess storage

area to right hand side of room.

1-2

Uneven ceiling surfaces and some impact damage to floor. Build-up of

tenant’s stored possessions prevented any meaningful inspection of left hand

areas and within the recess. Areas

within the recess are unfinished and in

very poor condition.

2.3 Basement; drop and beer cellar

2.3.1 General Suspended concrete ceiling with

painted finish. Solid walls with

paint finish applied to masonry. Two tubular metal supports to

centre of room affixed to timber

beam and concrete floor surfaces. Floor surface slightly ramped with

impact pad adjacent delivery door. Cellar cooler unit affixed to rear

wall.

1

Recently redecorated and generally in

reasonable condition but subject to efflorescence to brickwork. Some rot

evident to door frame. Within the right

hand recess the lath and plaster ceiling is deteriorated and there is evidence of

rot to the suspended timber floor where

seen.




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2.4 Basement; cellar staircase

2.4.1 General Boarded ceiling with paint finish.

Solid walls with painted plaster finish. Solid concrete floor at

ground level with concrete steps overboarded in timber. Flush

faced door at ground floor level as

previously described and oversized door to small storage area to

bottom of staircase. Shelving affixed to walls within storage

area.

2

Wear to timber steps which are overlaid

over concrete. Loose handrail.

3.1 UPPER FLOOR ACCOMMODATION Photos 84-122

3.1.1 Ceilings Painted plaster ceilings with

original plaster coving. 2

Hairline cracking noted to the ceiling

within the first floor kitchen. Recent repairs undertaken. Damp affected to

left hand side of wall particularly within

third floor front room.




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3.1.2 Walls Solid and partition walls with

painted anaglypta finishes.

2

Damp detected beneath windows to first

floor front left hand room. Limited

inspection to shower room off first floor landing but likelihood of damp affecting

both ceiling and wall surfaces within this

area. Impact damage within some bedrooms to partition walls. Damp

affected to left hand side of wall particularly within third floor front room.

Raking cracking through painted

anaglypta within the third floor staircase areas indicating previous movement to

the premises. No other indications to suggest any movement is recent or

ongoing.

3.1.3 Floors Suspended timber floors overlaid

in carpets and with vinyl coverings

in the bathrooms and kitchen.

2

3.1.4 Doors Flush faced timber doors marked

as fire doors and with intumescent

strips and closers. The fire door to the first floor kitchen incorporates

reinforced glazing.

2

3.1.5 Doors (2) Timber panelled doors to two

rooms at second floor level incorporating closers. Marked as

fire doors and with intumescent

strips provided.

1-2

Unlikely to pass fire regulations.




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3.1.5 Windows Timber framed sash windows. Rear facing arched window

incorporating coloured glazing.

2

Isolated cracked sections of glazing to

rear facing arched window.

3.1.6 Windows (2) Rear facing timber framed

casement windows and including timber framed and part glazed

door to fire escape. Left hand

facing timber framed casement window within second floor

bathroom.

1

Rot to door and repaired in non-

matching materials.

3.1.7 Windows (3) Front facing timber framed

casement windows at second floor

level.

1

Opening light to right hand window is insecure. Incomplete furniture to same

window.

3.1.8 Radiators Steel panel radiators affixed to

walls.

1-2

The radiator within the staircase at first/second floor level is loose and

there is evidence of leakage (carpet

adjacent is sodden).

3.1.9 Fireplace Tiled hearth and timber surround

to feature fireplace within front left

hand first floor room.

1

Damage to tiles forming hearth.




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3.1.10 Kitchen

fittings

Stainless steel sink set atop metal framing. Freestanding metal

worktops and formica shelving

affixed to tiled wall surfaces up to approximately two metres in

height within rear left hand first

floor kitchen/utility room.

1-2

Isolated damaged and missing wall tiles

particularly around rear fire exit door.

Some impact damage to metal sinks but generally secure and serviceable. Seals

to perimeter of sinks worn.

Note: the room was formerly the commercial kitchen to the premises but

is now utilised only by persons living on site. The dumb waiter connects this

area to ground floor level and the

cellars.

3.1.11 Sanitaryware Shower unit within shower room off first floor landing. Limited

inspection.

2

The shower unit off the first floor

landing appears to be out of use. The

room is used for general storage purposes only and only a limited

inspection could be undertaken.

3.1.12 Sanitaryware

(2)

Bathroom at second floor level incorporating wall mounted wash

basin, low-flush WC and panelled

bath with electric shower over.

1

Seals to bath damaged and also to wash

basin. Panel to bath damaged.

Evidence of leakage beneath wash

basin.

3.1.13 Tank Factory lagged tank within airing

cupboard in second floor

bathroom.

1-2

Appears operable. Lagging to tank

damaged.




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3.1.14 Staircase Timber staircase with handrails, newel posts and balusters

surrounding connecting ground

floor to third floor. Overlaid in

carpet.

2

Found to be easy to ascend and

descend. Some deflection noted to top

flight.

3.1.15 Velux Within the third floor landing area

is a timber framed and glazed

skylight. Previously this appears to have been operable but is now

secured shut.

1

Evidence of leakage affecting ceiling

surfaces throughout the third floor

landing area.

3.1.16 Roof void Eaves areas to front and rear at

third floor level as seen via two lightweight timber panelled doors.

Timber roof overlaid in felt with repairs undertaken relatively

recently. Flat areas boarded with

some insulation provided.

1-2

Build-up of possessions within which requires clearing and likelihood is that

insulation will require upgrade.

4.0 EXTERNAL

4.1 Main building Photos 123-164

4.1.1 Chimneys Two projecting brick built chimney

stacks as seen from ground level

or from rear flat roofs.

1

Significant deterioration noted to brickwork and pointing from limited

inspection.




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4.1.2 Roofs Pitched roof over main building overlaid in concrete tiles. Mortar

detail to edge where roof meets

adjacent buildings.

1-2

Limited inspection. No evidence of any

missing tiles but moss growth to

surfaces.

4.1.3 Roofs (2) Sloping roof to rear projection forming shower room off staircase.

Overlaid in concrete tiles.

2

Covering complete. Moss growth to

surfaces.

4.1.4 Roofs (3) Flat roof accessible from upper

floor accommodation. Overlaid in felt incorporating raised area

forming former skylight.

1

Significant standing water with slumped

sections noted.

4.1.5 Roofs (4) Lean-to roof beneath fire escape at

second floor level over dumb

waiter housing.

1

Overlaid in temporary material.

4.1.6 Roofs (5) Flat roof to rear right of adjacent

flat roof, itself directly accessible

from rear fire escape.

1-2

Detail incomplete to adjacent walls to

rear central single storey extension.

Build-up of moss and debris to surfaces.

4.1.7 Roofs (6) Flat roof overlaid in felt to

rearmost single storey extension. 2

Some moss growth to surfaces including

within gutter channel.

4.1.7 Roofs (7) Small flat roofed area between

rear single storey extensions.

1

Standing water and debris noted to

surfaces. Limited inspection.




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4.1.8 Rainwater

goods

Rear facing gutters to main building. PVC affixed to timber

fascia.

1

Leakage and poorly bracketed.

4.1.9 Rainwater

goods (2)

PVC hopper and downpipe to front

elevation of rearmost single storey

extension.

2

4.1.10 Rainwater

goods (3)

Cast iron rainwater goods as seen from front elevation with gutters

dispensing to left hand downpipe.

1

Leakage to ends and joints and with

significant corrosion noted. Limited

inspection.

4.1.11 Walls Brick facing elevations to main

building. 1-2

Weathered but replacement brick

provided where openings have been created. Pointing generally intact.

Limited inspection to left hand

elevations.

4.1.12 Walls (2) Timber panelled surfaces surrounding dumb waiter

projecting through rear flat roof.

1

Rot noted to timber panelling.

4.1.13 Walls (3) Brick facing cavity elevations to

rearmost single storey extension incorporating projecting parapets

with opening tops.

2

Limited inspection to left hand areas and no inspection made to rear. Some

moss growth to coping stones.




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4.1.14 Walls (4) Brick facing elevations to rear central single storey extension

incorporating coping topped

parapets.

2

Extremely limited inspection to both left

and rear elevations.

4.1.15 Walls (5) Brick facing to upper floor areas to

front and right hand gable.

1

Significant deterioration to sections of

brickwork at upper floor level.

4.1.16 Walls (6) Render finishes to front elevation

and part of right hand projection

as seen from front.

2

Decorations weathered.

4.1.17 Walls (7) Painted brickwork to left hand

elevation overlooking alleyway. 1-2

Impact damaged at low level to front

corner and cover missing to vent unit as

seen to front Katie corner.

4.1.18 Doors Second floor door to rear

elevation. 1

As detailed internally.

4.1.19 Doors (2) First floor timber framed door and

adjacent glazed window. 1

Rot evident to adjacent window.

4.1.20 Doors (3) Push-bar fire exit door between

rear single storey extensions.

2

Operable when tested.

4.1.21 Doors (4) Timber framed door incorporating decorative beading and letterbox

to front elevation.

2

Rot beginning to develop at low level.




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4.1.22 Windows Rear facing timber framed windows at second floor level as

described internally.

2

Some weathering to decorations.

4.1.23 Windows (2) Upper floor timber framed windows

to upper front elevation. 1

Significant rot noted to second floor

windows.

4.1.24 Windows (3) Front facing timber framed

windows at ground floor level.

1-2

Isolated instances of rot noted to

windows.

4.1.25 Fire escape Metal fire escape with straight section from second floor to flat

roof and curved section between

flat roofs. Including metal fencing

surrounding flat roofed areas.

1-2

Secure. Some deterioration to

decorations.



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I1. Original Document Issue

Signature

“I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection.

Lee Sidebottom MRICS For and on behalf of Brownill Vickers Limited

Company Brownill Vickers Limited

Address 82 Queen Street

Town Sheffield County South Yorkshire

Postcode S1 2DW

Phone number 0114290 3306

Website www.brownillvickers.com Fax number 0114 275 4971

Email [email protected]

Property

address City Bar Derby, 12 Albert Street, Derby, DE1 2DS

Client’s name Star Pubs & Bars Date this report

Was produced 11 February 2019



I2. Amended document Publication declaration

Document

Revision Declaration

“I hereby certify that the preceding Schedule is a true record of the condition of

premises at the date of inspection. Signed:

Publication Date Signatories company

and

position

schedule of condition of... · and cellar areas by a dumb waiter. the dumb waiter was untested....

Documents