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Schedule of Condition
Property Address: Black Bull Market Place
Otley
LS21 3AQ
Property Reference Number:
2303384101
Document Reference:
LS/lt Rev.
Survey Date: 29th August 2019
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
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ensures that all previous versions of the report are suitably superseded.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. Schedule of Condition
G. Supplementary Photographs
H. Declaration of document publication
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
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: lee.sidebottom@brownillvickers.com
Date of site visit
29th August 2019
Date of issue
30th August 2019
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
D. Property Details
Summary of Construction:
The property occupies a prominent position in the pedestrianised marketplace in the centre of Otley. It is of traditional
construction with solid stone facing elevations set beneath pitched roofs overlaid in slate. A plaque from Otley town council
states that the property is the oldest in Otley, reputedly drunk dry by Cromwell’s troops who camped outside the town on the
eve of the battle of Marston Moor.
The property has been extended to the rear.
Accommodation:
Front entrance lobby to open plan bar areas with servery to the rear right and beyond this the kitchen and storeroom. Ladies and gents toilets off the left hand part of the ground floor accommodation and a step up to a rear lobby which gives access to
the rear beer garden. 2 x doors off the open plan bar areas give access to basement cellar areas and the 1st floor private
living accommodation.
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
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.
Weather fine.
The premises were open for business and a number of patrons were on site at the time of our inspection. This limited our
inspection to some of the public areas to an extent. Similarly the kitchen was in operation and our inspection of these areas
was limited again to some extent
2. Orientation
Any reference to left or right is taken from our observation from Market Place and facing the front elevation (with the
passageway to the left).
3. Limitations
Brownill Vickers Limited undertake a non-destructive visual inspection. This means we do not take up carpets, other floor
coverings or floorboards. We therefore cannot confirm the condition of underlying floor timbers. We do not move furniture or
remove the contents of cupboards. Neither do we remove secured panels or undo electrical fittings etc.
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 inspect roofs, chimneys and other surfaces on the outside of the building from ground level
and, if necessary, from neighbouring public property, with the help of binoculars. Close examination may reveal defects not
visible from a ground level vantage point. 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.
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.
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
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.
No tests were carried out to any of the service installations, plant or below ground drainage.
This survey does not constitute an asbestos survey and therefore enquiries should be made 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 elements presented in a serviceable condition with some 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. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1 INTERNAL
1.0 GROUND FLOOR Photos 1-27
1.1 Ground floor accommodation; open plan bar
areas including front entrance lobby
1.1.1 Ceilings Plaster/lath and plaster ceilings incorporating boxed beams where
the room has been opened up in
the past. Inherently uneven to some areas. Isolated damage
where previous fittings have been removed and non matching repairs
to same areas.
2.
1.1.2 Walls Solid walls largely timber panelled
up to dado height with painted artex above. Some sections of
facing stonework/masonry to
chimney breasts etc.
2.
1.1.3 Floors Solid floor with step down from front entrance. Flagged to central
areas with carpets to front left and
front right and section of stained timber to front central area to the
left of the entrance lobby.
2.
1.1.4 Windows Front facing timber framed sash
window.
2.
Untested.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.1.5 Doors External timber panelled gate style
door. Bespoke.
2.
Some impact damage.
1.1.6 Doors 2 Double internal timber panelled and part glazed doors from
entrance lobby with glazed screen over and incorporating sections of
glazing and closers.
2.
1.1.7 Fireplace Open fireplace to front right hand
part of accommodation. 2.
Smoke stained to surrounding masonry.
1.1.8 Radiators Steel panelled radiators. 2.
Secure. Untested.
1.2 Ground floor accommodation; servery
1.2.1 Counter Timber panelled frontage with tubular brass affect handrail and
footrest with stained surfaces.
1-2
Damage to footrest to left hand end.
1.2.2 Inner shelving Timber framed Formica shelving
beneath main bar counter.
2.
1.2.3 Back bar
fittings
Stained timber back bar fittings incorporating tiled and downlit
backs to match main bar.
2.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.2.4 Wash area Right hand side timber worktop incorporating stainless steel sink
drainer and mixer taps and circular
stainless steel wash basin. Formica
shelving beneath.
2.
1.2.5 Floors Raised suspended timber floor
overlaid in altro. 2.
1.3 Ground floor accommodation; commercial
kitchen
1.3.1 Ceilings Suspended ceiling surround a
lightweight metal frame.
2.
1.3.2 Walls Painted plastered wall surfaces. Stainless steel sheeting around
cooking area.
2.
1.3.3 Floors Step up from bar servery and solid
overlaid in altro.
2.
1.3.4 Windows 2 x left hand facing timber framed casement windows incorporating
reinforced glazing.
1-2.
Damaged glazing to front window.
1.3.5 Doors External timber panelled door with
glazed screen over to left hand
side of rom.
2.
Dated but serviceable.
1.3.6 Doors 2 Modern timber panelled and part
glazed door incorporating closer
giving access to servery.
2.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.3.7 Fittings Extractor hood and canopy and all sinks including wash basins and
sinks and drainers are assumed to
form part of the freehold. All other fittings within the kitchen are
assumed to form part of the
fixtures and fittings inventory and valued according to condition
within that.
2.
Fittings secure and operable. Extractor
hood untested.
1.4 Ground floor accommodation; storeroom to rear
of commercial kitchen
1.4.1 General Skimmed plastered ceiling surfaces, solid skimmed plaster
wall surfaces, solid concrete floor with paint finish provided. Timber
panelled door giving access back
to commercial kitchen and push bar fire exit door within left hand
wall.
2.
Isolated impact damage to wall surfaces
and decoration to floor surfaces worn.
1.5 Ground floor accommodation; gents toilets
1.5.1 Ceilings Skimmed plaster. 2.
1.5.2 Walls Tiled from floor to ceiling height
within the main toilet area with painted plaster throughout lobby
area.
2.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.5.3 Floors Solid within lobby area and suspended timber to main. Cord
carpet o lobby and altro to main
with PVC upstands.
2.
1.5.4 Windows Rear facing uPVC double glazed window with Manrose expel air unit
set within top panel.
2.
1.5.5 Doors Timber panelled contemporary
style cubicle door with adjacent screen and incorporating locking
mechanism.
2.
1.5.6 Doors 2 Flush faced intermediate door
incorporating closer.
2.
1.5.7 Doors 3 Outer timber panelled door
incorporating closer.
2.
1.5.8 Sanitary ware Stainless steel urinal fed from ceramic system. Ceramic pedestal
wash basin with hot and cold taps.
Low flush wc with ceramic cistern.
2.
All fittings secure and operable when
tested.
1.5.9 Radiators Steel panelled radiators. 2.
Secure. Untested.
1.6 Ground floor accommodation; ladies toilets
1.6.1 Ceilings Painted anaglypta to ceiling
surfaces.
2.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.6.2 Walls Tiled up to dado height with
painted lining paper above.
2.
1.6.3 Floors Suspended timber overlaid in altro
with upstands.
2.
1.6.4 Doors Outer door as per gent’s toilets. 2.
1.6.5 Doors 2 2 x timber panelled cubicle doors
incorporating locking mechanisms. 1-2.
Relatively modern doors but locking
mechanisms non matching.
Doors 3 Locked door within right hand
cubicle.
2.
Unused by public. Adequate for
purposes.
1.6.6 Windows Rear facing uPVC double glazed
window. No opening lights.
2.
1.6.7 Sanitary ware 2 x low flush wc’s and 2 x wash
basins set in vanity unit.
2.
1.6.8 Radiators Steel panelled radiators. 2.
2.0 BASEMENT Photos 28-40
2.1 Cellar areas
2.1.1 Vault Painted stonework forming vaulted ceiling and wall surfaces to front
left hand part of accommodation.
1-2.
Significant discolouration to surfaces.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.1.2 Cooler unit Hubbard cooler unit x 2 within front vaulted area and adjacent
drop.
2.
Both in use at time of our inspection. No
testing undertaken.
2.1.3 Drop Metal covers over drop giving
access to timber runners and
bumps.
1-2.
Corrosion to cover and framing over drop. Isolated damage to timber
surfaces.
2.1.4 Ceilings Suspended timber largely unseen
to drop area. Insulation affixed to underside with boarding affixed
atop the insulation.
1-2.
No suitable closure. See fire risk assessment. No defect noted but
covering incomplete and does not
appear to conform to fire safety
standards.
2.1.5 Ceilings 2 Suspended concrete to rear right. 2.
Some discolouration.
2.1.6 Walls Solid masonry walls with paint
finish applied.
1-2.
Some impact damage including to
central stone wall and around drop.
2.1.7 Floors Solid concrete with screed finish
provided. 1-2.
Impact damaged to bottom of drop and
around drain cover adjacent bottom of
drop.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.1.8 Staircase Concrete flags set a top brick steps giving access from door off bar
areas.
1-2.
Impact damaged to some concrete
steps.
2.1.9 Doors Flush faced timber door giving
access from ground floor
accommodation.
2.
2.1.10 Doors 2 Flush faced door to boiler room within rear right hand part of
accommodation.
2.
2.1.11 Sink Small Belfast style sink with copper taps attached to adjacent
wall surfaces.
2.
3.0 FIRST FLOOR Photos 41-68
3.1 First floor accommodation
3.1.1 Ceilings Plaster with some having artex
finish others with skimmed paint
finish.
2.
3.1.2 Walls Solid and partition walls with patterned paper, painted
anaglypta part panelled and some
areas where tiled finishes are
provided.
1.
Damp penetration affecting walls to
front left hand corner of front left hand
living room.
3.1.3 Floors Suspended floor overlaid in carpet
and vinyl with steps between
levels.
2.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.1.4 Kitchen
fittings
Relatively modern domestic quality fittings incorporating stainless
steel sink drainer and mixer taps
and with extractor hood over free
standing cooker.
2.
3.1.5 Windows Rear facing timber framed
casement windows. 2.
Untested.
3.1.6 Windows 2 Front facing timber framed sash
windows. 2.
Untested. Some of the windows noted
to be operable.
3.1.7 Windows 3 Older style timber casement and
sash windows rear facing. 2.
Untested.
3.1.8 Windows 4 Metal framed windows within
bathroom. Further windows similar
construction within separate wc.
1-2.
Glazing missing to rear most window. Glazing missing to window within
separate wc.
3.1.9 Windows 5 Left hand facing sash window to rear off shot bedroom and off shot
office.
2.
Untested.
3.1.10 Doors Timber panelled older style doors
with mix of handle types.
2.
Some adjustment required from time to
time.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.1.11 Doors 2 Push bar fire exit door from rear
most off shot room.
2.
3.1.12 Velux Velux within front left hand
bedroom.
2.
Discoloured.
3.1.13 Radiators Steel panelled radiators.
2.
Secure. Untested.
3.1.14 Staircase Timber staircase with handrail
balusters and newel posts
surrounding.
Found to be easy to ascend and
descend.
3.1.15 Fixed
cupboarding
Fixed wardrobes within front left
hand bedroom with mirrored
fronts.
2.
Adequate for purposes.
3.1.16 Sanitary ware Panelled bath with shower unit over, low flush wc and pedestal
wash hand basin within main
bathroom. Further high flush wc within separate wc beyond
bathroom.
2.
Secure and operable. Non matching and
dated.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
4.0 EXTERNAL Photos 76-103
4.1 Main building
4.1.1 Chimneys 2 x substantial stone built
chimneys to main pitched roof. Right hand incorporates clay flue
with left hand incorporating
shaped pot. Both incorporate step
lead flashing to base.
1-2.
Weathered pointing to both. Isolated damage to oversails to right hand stack
and discolouration to both.
4.1.2 Chimneys 2 Projecting stone built stack
incorporating clay pot between 2 x pitched roofs to rear right hand off
shots.
1-2.
Deterioration to mortar around clay pot.
4.1.3 Chimneys 3 Projecting stack to rear gable
overlooking beer garden. In stone
with stone oversails detail.
1-2.
Pointing weathered and previously
repaired in non matching materials.
4.1.4 Roofs Pitched roof over main building overlaid in slate with coping stones
to left hand edge and lead flashing to right hand edge adjacent
neighbouring premises.
1-2.
Some moss growth to surfaces. Appears
adequately detailed with no evidence of leakage as a result of defective roof
coverings. Renewed pointing to inner
face of copings to left hand end where
internal leakage was noted.
4.1.5 Roofs 2 Pitched roof over central right
hand area. Limited inspection from
rear.
1-2.
Ridge pointing incomplete where seen
and 1 x damaged slate noted.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
4.1.6 Roofs 3 Left hand slope to pitched roof
over rear bedroom and office.
1-2.
1 x damaged slate noted to right hand
side. Isolated chipped and missing
slates and repairs previously undertaken
where tingles noted.
4.1.7 Roofs 4 Stone flagged covered pitched roof
over rear most right hand
bedroom. We assume that part of this roof is within a separate
demise
2.
No evidence of deterioration to roof.
4.1.8 Rainwater
goods
Cast iron gutter dispensing to
downpipe to front elevation of
main building.
1-2.
Evidence of misalignment and previous
leakage to joints.
4.1.9 Rainwater
goods 2
Timber gutters in 2 x sections to
rear right hand off shots. Front
section dispenses to cast iron downpipe. Rear section dispenses
on to neighbours roof.
1-2.
Clarify extent of gutters within the
demise. Evidence of leakage to previously poorly formed joints to
timber gutters.
4.1.10 Rainwater
goods 3
Cast iron gutter to left hand elevation dispense within PVC
hopper and downpipe to rear.
1-2.
Discolouration to jointed sections which
were noted to be uneven.
4.1.11 Windows Timber framed sash windows to
front elevation as detailed
internally.
2.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
4.1.12 Windows 2 Rear facing timber framed casement windows to gable
overlooking beer garden.
1-2.
Evidence of rot to ground floor window.
Decorations weathered to 1st floor
windows possible deteriorating to right
hand window.
4.1.13 Windows 3 Rear facing replacement uPVC
double glazed windows as
described internally.
2.
4.1.14 Windows 4 Left hand facing windows overlooking rear beer garden x 3
at 1st floor level.
1-2.
Weathered to decorations. Rot
beginning to develop and mastic
deteriorating.
4.1.15 Doors Timber panelled front entrance
door as described internally.
1-2.
Some impact damage but serviceable.
4.1.16 Doors 2 Timber panelled door giving access
to commercial kitchen. As
described internally.
2.
4.1.17 Doors 3 Flush faced fire door at 1st floor
level overlooking rear beer garden.
1-2.
Frame around the door incomplete at
low level.
4.1.18 Walls Facing stonework to elevation
within passageway (right hand
elevation to main building).
1-2.
Pointing incomplete weathered and previously repaired in non matching
materials.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
4.1.19 Walls 2 Painted textured render to front elevation of main building with
painted plain stone skirt at low
level.
1-2.
Isolated impact damage to render and
decorations scuffed damaged and
incomplete.
4.1.20 Walls 3 Left hand elevation to new market as per right hand elevation
beneath passageway.
1-2.
Pointing weathered and incomplete
particularly at low level.
4.1.21 Walls 4 Pointed stonework forming rear
gable overlooking beer garden. 1-2.
Pointing weathered and incomplete
particularly at low level.
4.1.22 Walls 5 Dressed and pointed stonework
forming left hand facing elevations
overlooking rear beer garden.
1-2.
Sections of pointing incomplete.
4.1.23 Soil and vent
pipe
PVC soil and vent pipe within rear
gable elevation.
2.
4.1.24 Rear atrium Timber framed and glazed atrium above horizontal timber panelled
elevation incorporating timber panelled door giving access from
rear beer garden into main public
house.
1.
Timber framed glazed atrium
significantly deteriorated. Deterioration to timber panelling and rot beginning to
develop at low level.
F. Schedule of Condition
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
4.2 SITE AREAS Photos 69-75
4.2.1 Rear beer
garden
Level flagged surface incorporating
covers to cellar drop. A stone built well with out of use pump set
within and a stone staircase giving egress from the fire escape door at
1st floor level.
1.
Significant impact damage to block paved surfaces particularly around the
cellar drop area. Weed and moss growth to all other areas. Deterioration to
covers over drop as described internally.
Deterioration to stonework forming the staircase which acts as a fire escape
from the 1st floor accommodation. Clarification within the FRA should be
sought as to whether this staircase is
adequate for a fire escape. The pump is for decorative purposes only and is in
some disrepair.
G. Photographs
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
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H. Declaration of document publication
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
H1. 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 lee.sidebottom@brownillvickers.com
Property
address Black Bull, Market Place, Otley, LS21 3AQ
Client’s name Star Pubs & Bars Date this report
Was produced 29th August 2019
H. Declaration of document publication
Property Address: Black Bull, Market Place, Otley, LS21 3AQ
H2. 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