schedule of condition · of flat roofing with bitumen felt covering and mono pitched roof with...
TRANSCRIPT
Schedule of Condition
Property Address: Smiths Arms
118 Neath Road
Swansea
SA8 3HB
Outlet Number: 2302497101
Document
Reference:N/A Rev.
Year 0
Document Date: 23rd July 2018
A. Document Control Sheet
B. Background Information
C. Schedule Of Condition
D. Supplementary Photographs
E. Declaration of document publication
Page 2
Contents
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
This document was initially prepared by Romans Surveyors and Valuers on behalf of Star Pubs & Bars and, subsequent to the
release of the initial document, revisions are made at regular intervals to reflects the requirements of Star Pubs & 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amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Revision Details Reviewers Company Report Authors Name
Year 0 23rd July 2018 Initial Issue Romans Professional Services Ltd Natalie Sams
Page 3
A. Document Control Sheet.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Important note:
Romans Surveyors and Valuers 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 inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other
contents). We examine floor surfaces and under-floor spaces so far as there is access to these (although we do not move or lift furniture, floor coverings
or other contents). 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.
B1. Condition Rating Definitions
Condition Rating Definition
Good Condition Reported elements had no apparent defects, being, clean and well maintained, element is likely to offer a long
serviceable life.
Satisfactory
Condition
Reported element presented in a serviceable condition with signs of wear and tear or minor damage but not
requiring immediate attention.
Poor Condition Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or
replacement.
Page 4
B. Background Information.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
B2. Circumstances of Inspection
In accordance with instructions received from Star Pubs & Bars, Romans Surveyors and Valuers have carried out an inspection of the
subject premises to report on the condition of the premises in connection with the proposed leasehold interest.
Our site visit was made on Monday 23rd July 2018 and, at the time of inspection the weather was mixed conditions with some rain and,
the premises were open for business at the time of inspection.
Whilst a schedule of photographs is provided to compliment the report, it should be noted that any defects may not be restricted to those
identified within the photographs.
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.
As it was not raining at the time of the inspection it is not possible to confirm that the rainwater installation is free from blockage, leakage
etc., or that it is coping with long periods of heavy rainfall. Gutters and any gullies should be cleaned out and checked for defects and
monitored during inclement weather.
Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to 118 Neath Road.
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.
The property was partially 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.
This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of
previous asbestos surveys and associated findings thereof, e.g. Asbestos management survey or, Asbestos refurbishment and
demolition survey or, the asbestos survey predecessors including Type 2 or type 3 asbestos survey.
Page 5
B. Background Information.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
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 Romans Professional Services of the form and context in which it may appear.
Page 6
B. Background Information.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
B3. Summary of Construction
A public house of traditional construction with origins dating from circa 18th century with later additions.
The roof coverings are of pitched and flat construction including natural slate, corrugated cement and polycarbonate sheet and bitumen
felt coverings with a brickwork chimney stack. External walls are of rendered masonry construction, with predominantly double glazed
plastic framed windows, plastic framed and timber doors.
Internally the floors are of mixed type including suspended timber and solid floor constructions. Internal partitions comprise solid masonry
and timber stud walling, ceilings are of lath and plaster or plasterwork construction.
B4. Accommodation
Basement -
Disused basement area.
Ground Floor -
Public bar area to front left aspect, public bar and dining areas to front right including entrance lobby to front
elevation, kitchen to rear right, chilled beer store to rear including adjacent store, ladies toilet to rear left, service
corridor to rear, external walkway to gents toilet, external gents toilet to rear, external boiler room to rear.
First Floor -
Page 7
B. Background Information.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Bedroom to front left aspect, bedroom to centre front, lounge to front right, kitchen to rear right, bedroom to rear,
bathroom to rear left, landing and stair to ground floor level.
Page 8
B. Background Information.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
1 External
1.1 Front elevation Photographs
[ 2-9 ]
1.1.1 Chimney Brick built chimney with clay pots. Satisfactory Condition -
1.1.2 Rainwater
Goods
Painted, metal hopper heads, metal downpipes
and with, no surface water drainage.
Satisfactory Condition -
evidence of leaking to
joints causing corrosion.
1.1.3 Roof Pitched roof with, natural slate covering, clay
ridge tiles and lead valleys and flashings.
Satisfactory Condition -
1.1.4 Walls Solid masonry wall with render finishes. Satisfactory Condition -
hairline cracking.
1.1.5 Joinery Double glazed plastic framed windows, glazed
plastic framed door and all items self finished.
Satisfactory Condition -
double glazed units
breached.
1.1.6 Miscellaneous Flood lights, illuminated pub signage, non
illuminated pub signage, security alarm sounder
and cigarette bin.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. - 1no
sign in poor condition
with defective light above.
1.1.7 Grounds Grounds comprise public highway only. Satisfactory Condition -
1.2 Right and rear elevations Photographs
[ 10-31 ]
1.2.1 Chimney Brick built chimney with clay pot. Satisfactory Condition -
Page 9
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
1.2.2 Rainwater
Goods
Painted, plastic and metal guttering and
downpipes and with some surface water
drainage.
Satisfactory Condition -
some damage. Blocked
gullies.
1.2.3 Roof Pitched roof with, natural slate covering, clay
ridge tiles and lead valleys and flashings. Section
of flat roofing with bitumen felt covering and mono
pitched roof with corrugated cement sheet
covering.
Poor Condition - section
of missing/damaged slate
noted. Deterioration to
cement to ridge tiles.
Broken and slipped
slates.
1.2.4 Walls Solid masonry walls with render finishes. Satisfactory Condition -
1.2.5 Joinery Double glazed plastic framed windows, glazed
plastic framed door, timber dray doors, single
glazed timber window and adjacent panel and all
items self finished or fully decorated.
Satisfactory Condition -
timber items generally in
poor condition.
1.2.6 Miscellaneous Satellite dish, mixed external lighting, flood lights,
illuminated pub signage, non illuminated pub
signage, security alarm sounder and plastic soil
and waste pipes.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
1.2.7 Grounds Grounds comprise a section of tarmac surfacing
providing a car parking area, open to the front
aspect with sections of timber fencing and
shrubbery forming rear boundaries. A section of
gravel surfacing provides an area for external
seating with further sheltered seating on a raised
paved patio area adjacent to building. Concrete
surfacing provides pedestrian and vehicular
Poor Condition - tarmac
surfacing deteriorating.
Gravel overgrown with
grass and weeds. No
guarding to drop from
raised area. Rear areas
generally overgrown with
weeds and brambles.
Page 10
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
access to the building with small sections of
garden.
Rubbish and discarded
items to area.
1.2.8 Outbuilding -
garage
An attached masonry built structure with flat roof
and bitumen felt covering. Access is via an up
and over metal door.
Satisfactory Condition -
1.2.9 Outbuilding -
smoking
shelter
An open sided timber framed shelter with mono
pitched roof and concrete tile covering with plastic
rainwater goods.
Satisfactory Condition -
corrosion to post holders.
2 Internal
2.3 Disused basement area Photographs
[ 32-34 ]
2.3.1 Ceilings Plasterboard ceiling with, no plaster/decoration.
Underside of suspended concrete ground floor
slab with paint decoration.
Satisfactory Condition -
2.3.2 Floors Solid concrete floor and masonry stair with no
floor coverings.
Satisfactory Condition -
limited access due to
flooding.
2.3.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes, manmade boarding and
paint decoration.
Satisfactory Condition -
for use.
2.3.4 Joinery Timber fire rated door and reported items fully
decorated.
Satisfactory Condition -
2.3.5 Miscellaneous Fluorescent light, pendant light, emergency light
fitting, switches and sockets, smoke detector, fire
alarm sounder, cabling, pipework and Belfast
sink.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. - note:
Page 11
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
water pump required due
to intermittent flooding.
2.4 Ground floor public bar area to front left aspect Photographs
[ 35-39 ]
2.4.1 Ceilings Lath and plaster and plasterboard ceiling , fully
decorated including and water based paint, oil
based paint.
Good Condition -
2.4.2 Floors Suspended timber floor, timber boarding and vinyl
flooring.
Satisfactory Condition -
worn finish to timber
flooring.
2.4.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes, lining paper and paint
decoration.
Satisfactory Condition -
wear and tear noted.
2.4.4 Joinery Double glazed plastic framed windows, timber fire
rated door, skirting boards, bar servery and
display units and reported items decorated with
mixed materials.
Satisfactory Condition -
some wear to painted
finish.
2.4.5 Miscellaneous Bulkhead light, pendant light, spot light,
emergency light fitting, switches and sockets,
smoke detector, cabling, conduits, PIR sensor,
speakers, radiator and pipework.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.5 Ground floor public bar and dining area to front right aspect
including entrance lobby to front elevation
Photographs
[ 40-49 ]
2.5.1 Ceilings Lath and plaster and plasterboard ceiling , fully
decorated including and water based paint, oil
based paint.
Satisfactory Condition -
minor damage/staining.
Page 12
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.5.2 Floors Solid concrete floor, carpet finish and vinyl
flooring.
Satisfactory Condition -
worn finish to vinyl and
carpet flooring. Damage
to threshold strip.
2.5.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes, lining paper and paint
decoration.
Satisfactory Condition -
wear and tear noted.
Damp at low level to rear
lifting paper finish.
2.5.4 Joinery Single glazed timber framed window, double
glazed plastic framed windows, timber fire rated
doors, skirting boards, bar servery and display
units and reported items, inbuilt timber bench
seating, decorated with mixed materials.
Satisfactory Condition -
some wear to painted
finish.
2.5.5 Miscellaneous Mixed ceiling and wall lights, emergency light
fitting, light switch, smoke detector, cabling,
conduits, electric room heater, electrical
distribution board, PIR sensor, wall mounted TV,
radiator, pipework and steel sink.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.6 Ground floor kitchen to rear right aspect Photographs
[ 50-54 ]
2.6.1 Ceilings Plasterboard ceiling, fully decorated including
water based paint, oil based paint.
Good Condition -
2.6.2 Floors Solid concrete floor, and vinyl flooring. Satisfactory Condition -
damage to skirting.
2.6.3 Walls Mixed timber stud partitions and masonry walls
with, fibreboard finishes, steel cladding, plastic
cladding and paint decoration.
Satisfactory Condition -
blackspot mould at low
level.
Page 13
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.6.4 Joinery Single glazed timber framed window, timber fire
rated doors, skirting boards, decorated with paint
decoration.
Satisfactory Condition -
rot to window frame
noted.
2.6.5 Miscellaneous Fluorescent light, emergency light fitting, switches
and sockets, electrical distribution board,
conduits, pipework, commercial kitchen air extract
equipment and steel sink.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.7 Ground floor chilled beer store to rear aspect including
adjacent store
Photographs
[ 55-61 ]
2.7.1 Ceilings Fibreboard ceiling, fully decorated including and
water based paint, oil based paint.
Satisfactory Condition -
minor damage/staining.
2.7.2 Floors Solid concrete floor, and no flooring. Satisfactory Condition -
2.7.3 Walls Solid masonry walls with, plaster finishes and
paint decoration.
Satisfactory Condition -
hairline cracking.
2.7.4 Joinery Timber fire and non fire rated doors, decorated
with paint decoration.
Satisfactory Condition -
some damage to finishes.
2.7.5 Miscellaneous Fluorescent light, emergency light fitting, switches
and sockets, electrical distribution board, smoke
detector, fire alarm sounder, cabling, conduits,
pipework, cellar cooling equipment and steel sink.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.8 Ground floor ladies toilet to rear left aspect Photographs
[ 62-69 ]
2.8.1 Ceilings Timber boarded ceiling, fully decorated including
water based paint, oil based paint.
Satisfactory Condition -
2.8.2 Floors Mixed timber and concrete floor and vinyl flooring. Satisfactory Condition -
Page 14
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.8.3 Walls Mixed timber stud partitions and masonry walls
with and ceramic tiling.
Poor Condition - blown/
loose/missing/cracked
tiling. Damage to paint
finish to tile skirting.
2.8.4 Joinery Single glazed timber and metal framed windows,
timber panel and flush doors, skirting boards/
boxing and reported items fully decorated.
Satisfactory Condition -
damage to boxing.
2.8.5 Miscellaneous Bulkhead light, emergency light fitting, cabling,
radiator, pipework, extractor fan, ceramic sink and
toilets.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.9 Ground floor service corridor to rear aspect Photographs
[ 70-72 ]
2.9.1 Ceilings Lath and plaster ceiling, fully decorated including,
lining paper and water based paint, oil based
paint.
Satisfactory Condition -
2.9.2 Floors Solid concrete floor and vinyl flooring. Satisfactory Condition -
soiled.
2.9.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes, lining paper and paint
decoration.
Satisfactory Condition -
2.9.4 Joinery Mixed fire rated and non fire rated timber doors,
skirting boards and reported items fully
decorated.
Satisfactory Condition -
soiling.
2.9.5 Miscellaneous Bulkhead light, emergency light fitting, smoke
detector, cabling and pipework.
Satisfactory condition
although no formal test of
Page 15
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
these items have been
undertaken by us. -
2.10 Ground floor external walkway to gents toilet Photographs
[ 73-75 ]
2.10.1 General To the rear is an enclosed courtyard/walkway to
gents toilet with concrete surfacing and timber
framed shelter with corrugated polycarbonate
sheet roofing and plastic rainwater goods.
Satisfactory Condition -
some cracking to
concrete surfacing.
Damage to
polycarbonate.
2.11 Ground floor external gents toilet to rear aspect Photographs
[ 76-83 ]
2.11.1 Ceilings Plasterboarded ceiling, fully decorated including
and water based paint, oil based paint.
Satisfactory Condition -
2.11.2 Floors Concrete floor and tile flooring. Satisfactory Condition -
2.11.3 Walls Solid masonry walls with ceramic tiling. Poor Condition - blown/
missing/cracked tiling.
Blackspot mould to grout.
2.11.4 Joinery Double glazed plastic framed window, timber
panel door and reported items fully decorated.
Satisfactory Condition -
2.11.5 Miscellaneous Bulkhead light, emergency light fitting, conduits,
pipework, extractor fan, ceramic sink, trough
urinal, and toilet.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
Page 16
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.12 Ground floor external boiler room Photographs
[ 84-85 ]
2.12.1 Ceilings Plasterboarded ceiling with no finish. Satisfactory Condition -
2.12.2 Floors Concrete floor and tile flooring. Satisfactory Condition -
limited access/view.
2.12.3 Walls Solid masonry walls with plaster finish. Satisfactory Condition -
for use.
2.12.4 Joinery Timber flush door and reported items fully
decorated.
Satisfactory Condition -
2.12.5 Miscellaneous Rose light fitting, switches and sockets, cabling,
conduits, gas boiler and pipework.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.13 First floor bedroom to front left aspect Photographs
[ 86-88 ]
2.13.1 Ceilings Lath and plaster ceiling, fully decorated including
textured coating and water based paint, oil based
paint.
Good Condition -
2.13.2 Floors Suspended timber floor and carpet finishes. Poor Condition - noise
and movement to
floorboards on impact.
Soiling to carpet.
2.13.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes and paint decoration.
Satisfactory Condition -
Page 17
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.13.4 Joinery Double glazed plastic framed windows, timber
panel/flush doors, skirting boards and reported
items fully decorated.
Satisfactory Condition -
2.13.5 Miscellaneous Pendant light, switches and sockets, smoke
detector, radiator and pipework.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.14 First floor bedroom to centre front aspect Photographs
[ 89-93 ]
2.14.1 Ceilings Lath and plaster ceiling, fully decorated including
textured coating and water based paint, oil based
paint.
Poor Condition - damage
due to last/present water
ingress.
2.14.2 Floors Suspended timber floor and carpet finishes. Satisfactory Condition -
noise and movement to
floorboards on impact.
Soiling to carpet.
2.14.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes and paper/paint decoration.
Poor Condition - damage
due to damp ingress.
2.14.4 Joinery Double glazed plastic framed windows, timber
flush door, mirrored sliding doors, skirting boards
and reported items fully decorated.
Satisfactory Condition -
2.14.5 Miscellaneous Pendant light, switches and sockets, conduits,
smoke detector, radiator and pipework.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
Page 18
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.15 First floor lounge to front right aspect Photographs
[ 94-96 ]
2.15.1 Ceilings Lath and plaster ceiling, fully decorated including
textured coating and water based paint, oil based
paint.
Good Condition -
2.15.2 Floors Suspended timber floor and timber laminate
finishes.
Satisfactory Condition -
2.15.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes and paint decoration.
Good Condition -
2.15.4 Joinery Double glazed plastic framed windows, timber
panel/flush doors, skirting boards and reported
items fully decorated.
Satisfactory Condition -
double glazed units
breached.
2.15.5 Miscellaneous Wall lights, switches and sockets, smoke
detector, radiator.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.16 First floor kitchen to rear right aspect Photographs
[ 97-104 ]
2.16.1 Ceilings Lath and plaster ceiling, fully decorated including
textured coating and water based paint, oil based
paint.
Satisfactory Condition -
hairline cracking.
Blackspot mould.
2.16.2 Floors Suspended timber floor and timber laminate
finishes.
Satisfactory Condition -
minor damage.
2.16.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes, paint decoration and
ceramic tiling.
Satisfactory Condition -
blackspot mould and
soiling/damage in areas.
Page 19
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.16.4 Joinery Double glazed plastic framed windows, timber
flush door, skirting boards, fitted kitchen units with
worktops, and reported items fully decorated.
Satisfactory Condition -
2.16.5 Miscellaneous Pendant light, switches and sockets, smoke
detector and steel sink.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.17 First floor bedroom to rear aspect Photographs
[ 105-107 ]
2.17.1 Ceilings Lath and plaster ceiling, fully decorated including
lining paper and water based paint, oil based
paint.
Good Condition -
2.17.2 Floors Suspended timber floor and carpet finishes. Satisfactory Condition -
Soiling to carpet.
2.17.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes and paint decoration.
Good Condition -
2.17.4 Joinery Double glazed plastic framed windows, timber
panel/flush doors, skirting boards and reported
items fully decorated.
Satisfactory Condition -
doors off hinges to
cupboards.
2.17.5 Miscellaneous Pendant light, switches and sockets, smoke
detector, hot water cylinder, radiator and
pipework.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
Page 20
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.18 First floor bathroom to rear left aspect Photographs
[ 108-112 ]
2.18.1 Ceilings Lath and plaster ceiling, fully decorated including
textured coating and water based paint, oil based
paint.
Satisfactory Condition -
minor damage.
2.18.2 Floors Suspended timber floor and vinyl flooring. Satisfactory Condition - ill
fitting vinyl.
2.18.3 Walls Mixed timber stud partitions and masonry walls
with, timber panelling, stain decoration and
ceramic tiling.
Satisfactory Condition -
tile broken to sill.
2.18.4 Joinery Double glazed plastic framed windows, timber
panel door, skirting boards/boxing and reported
items fully decorated.
Satisfactory Condition -
2.18.5 Miscellaneous Bulkhead light, light switch, radiator, pipework,
ceramic sink, toilet, acrylic bath, shower tray,
glass surround and electric shower.
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
2.19 First floor landing and stair to ground floor level Photographs
[ 113-116 ]
2.19.1 Ceilings Lath and plaster ceiling, fully decorated including
textured coating and water based paint, oil based
paint.
Satisfactory Condition -
2.19.2 Floors Suspended timber floor, timber stair and carpet
finishes. Section of vinyl to ground floor.
Satisfactory Condition -
Soiling to carpet.
2.19.3 Walls Mixed timber stud partitions and masonry walls
with, plaster finishes and paper/paint decoration.
Satisfactory Condition -
Page 21
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Item Sub Element DescriptionInitial Inspection
Condition
Condition
Re-
inspection
No 1
Condition
Re-
inspection
No 2
Condition
Re-
inspection
No 3
Condition
Re-
inspection
No 4
Condition
Re-
inspection
No 5
2.19.4 Joinery Double glazed plastic framed window, timber
panel/flush doors, skirting boards, balustrading
and reported items fully decorated.
Satisfactory Condition -
wear and tear.
2.19.5 Miscellaneous Pendant light, emergency light, switches and
sockets, smoke detector, electrical distribution
board, fire alarm panel, fire alarm call point, fire
sounder
Satisfactory condition
although no formal test of
these items have been
undertaken by us. -
Page 22
C. Schedule of Condition.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 2 Photo 3 Photo 4
Photo 5 Photo 6 Photo 7
Page 23
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 8 Photo 9 Photo 10
Photo 11 Photo 12 Photo 13
Page 24
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 14 Photo 15 Photo 16
Photo 17 Photo 18 Photo 19
Page 25
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 20 Photo 21 Photo 22
Photo 23 Photo 24 Photo 25
Page 26
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 26 Photo 27 Photo 28
Photo 29 Photo 30 Photo 31
Page 27
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 32 Photo 33 Photo 34
Photo 35 Photo 36 Photo 37
Page 28
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 38 Photo 39 Photo 40
Photo 41 Photo 42 Photo 43
Page 29
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 44 Photo 45 Photo 46
Photo 47 Photo 48 Photo 49
Page 30
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 50 Photo 51 Photo 52
Photo 53 Photo 54 Photo 55
Page 31
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 56 Photo 57 Photo 58
Photo 59 Photo 60 Photo 61
Page 32
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 62 Photo 63 Photo 64
Photo 65 Photo 66 Photo 67
Page 33
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 68 Photo 69 Photo 70
Photo 71 Photo 72 Photo 73
Page 34
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 74 Photo 75 Photo 76
Photo 77 Photo 78 Photo 79
Page 35
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 80 Photo 81 Photo 82
Photo 83 Photo 84 Photo 85
Page 36
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 86 Photo 87 Photo 88
Photo 89 Photo 90 Photo 91
Page 37
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 92 Photo 93 Photo 94
Photo 95 Photo 96 Photo 97
Page 38
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 98 Photo 99 Photo 100
Photo 101 Photo 102 Photo 103
Page 39
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 104 Photo 105 Photo 106
Photo 107 Photo 108 Photo 109
Page 40
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 110 Photo 111 Photo 112
Photo 113 Photo 114 Photo 115
Page 41
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
Photo 116
Page 42
D. Supplementary Photographs.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
E1. 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".
Natalie Sams
Company Romans Professional Services Limited.
Address Crowthorne House, Nine Mile Ride.
Town Crowthorne County Berkshire
Postcode RG40 3GZ Phone number 02380 820110
Website www.romanssurveyors.com Fax number 02380 820119
Email [email protected]
Property
addressSmiths Arms, 118 Neath Road, Swansea, SA8 3HB
Client's
nameStar Pubs & Bars Date this report was produced 23rd July 2018
Page 43
E. Declaration of document publication.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB
E2. Document Publication declaration.
I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection.
Actioned by: Natalie Sams
Signature:
Page 44
E. Declaration of document publication.
Smiths Arms, 118 Neath Road, Swansea, SA8 3HB