JOB REFERENCE: XXXX PROPERTY REPORT XXX London SW4 XXX · Condition for XXXX London. SW4 XXX. We...

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JOB REFERENCE: XXXX

PROPERTY REPORT

XXX

XXX

London

SW4 XXX

FOR

Mr X

Prepared by:

XXXXX

INDEPENDENT CHARTERED SURVEYORS

XXXX London. SW4 XXX

XXXX

Independent Chartered Surveyors

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0800 298 5424 All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is prohibited

2

CONTENTS

Introduction page 3

Synopsis page 3

Summary of Construction page 5

Executive Summary page 7

Summary Upon Reflection page 18

Report Format and Information page 19

Facilities page 23

Limitations page 26


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INTRODUCTION

We have been instructed to inspect and prepare a Report and Schedule of

Condition for XXXX London. SW4 XXX. We inspected the property on

XXXX and again on XXXX.

The Property Report gives you advice on what we consider are the key

property issues.

The Schedule of Condition relates to the lease you are considering and will

limit your liability if legally appended to the lease. This helps protect you

against future dilapidations claims.

Dilapidations defined:

Dilapidations is a legal claim against someone who had a lease with

regard to the terms and requirements within the lease. Your Legal

Advisor should fully inform you about Dilapidations claims.

We assume the property is being let on a standard Full Repairing and Insuring

Lease (FRI) and that any unusual or onerous clauses will be brought to our

attention by your solicitor before legal commitment to purchase the property.

You should hand soft copies of these documents to your Legal Advisor for

their perusal and comment.

The work has been carried out as per our standard Terms and Conditions of

Contract which have been emailed to you as part of the confirmation of our

instructions. If you would like further clarification please do not hesitate to

contact us.

SYNOPSIS

SITUATION AND DESCRIPTION

This is a three storey detached Public House situated in a mixed area of

residential and commercial property. The original property has been extended,

amended and altered over the years many times. There is a beer garden area to

the front and a courtyard area to the rear. There is no parking at the premises.

If the age of the property interests you your Legal Advisor may be able to find

out more information from the Deeds.


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Location Plan


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SUMMARY OF CONSTRUCTION

External

Chimneys:

Main Roof:

Rear Roofs:

Roof Structure:

Parapet walls:

Numerous brick chimneys

Flat asphalt

Asphalt and Felt roofs

Cut timber flat roof

Brick

Gutters and Downpipes:

Mixture of Cast Iron and Plastic

Soil and Vent Pipe:

Walls:

Fascias and Soffits:

Cast Iron

Mixture of Flemish Bond brickwork and Cavity

Stretcher Bond Brickwork (assumed)

Painted timber

External Detailing: Sliding sash timber single glazed windows

Internal

Ceilings:

Likely to be lath and plaster (assumed)

Walls Solid and plastered (assumed)

Floors: Basement:

Ground Floor:

First and

Second/Top Floors:

Concrete (assumed)

Joist and floorboards (assumed)

Joist and floorboards (assumed)

Services

We have been advised by the existing leaseholder that the property has a mains water

supply, drainage, electricity and gas. The electrics are located in various locations with the

main electrics appearing to be in the cellar area to the left side. The wall mounted Potterton

boiler is located in the kitchen on the first floor.

We have used the term ‘assumed’ as we have not opened up the structure.

Finally, all these details need to be checked and confirmed by your Legal Advisor.


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EXTERNAL PHOTOGRAPHS

Rear view Front Elevation

Left View

Front view

Front Beer Garden

Right Elevation


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EXECUTIVE SUMMARY

Summaries are not ideal as they try to précis often quite complex subjects

into a few paragraphs. This is particularly so in a summary about someone’s

future business when we are trying to second-guess what your priorities are, so

it is important the Report is read in full.

It is inevitable with a report on a building of this nature that some of the issues

we have focussed in on you may dismiss as irrelevant and some of the areas

that we have decided are part of the ‘character’ of this property you may think

are very important. We have taken in the region of 300 photographs a CD

copy of all photographs is enclosed) during the course of this survey and many

pages of notes, so if an issue has not been discussed that you are interested in

or concerned about, please phone and talk to us before you purchase the lease

(or indeed commit to purchasing the lease), as we will more than likely have

noted it and be able to comment upon it. If we have not we will happily go

back. Having said all of that, here are our comments:

We are concerned that the implications of taking on a Full Repairing and

Insuring Lease have not been explained to you and we would refer you to your

Legal Advisor with regard to this matter.

When taking on a lease we believe there are three key areas (talking from a

Chartered Surveyors point of view), these are:

The Business

Only you can decide upon the true potential of this property for your business

and its value to you; although we do recommend taking independent advice on

the market value and this identifies what the typical user would pay.

The Lease

The quality of the lease needs to be discussed with your Legal Advisor and

understood. You need to understand your rights, responsibilities and liabilities

when you sign for a lease of this nature. We ask that your Legal Advisor

brings any onerous or unusual clauses to your and our attention before legal

commitment to purchase. For the purpose of this report we have assumed this


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is a standard full repairing and insuring Lease.

The Property

There are many aspects to look at property-wise, both from its condition at the

moment, to its condition in relation to the lease and its future condition.

You are currently reading the Property Report which is intended to advise you

on the property element of the purchase. We will also provide you with a

Schedule of Condition, which will enable you to agree with the Landlord the

condition of the property when you start to lease it and should be signed and

appended to the lease.

The Summary

The Summary is divided into the good, bad and the ugly or as we have titled

the sections here plus points, medium priority and high priority. This is to

enable you to get a better understanding of the potential and issues with the

property.


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Plus Points

Survey reports often are full of only the faults and general ‘doom and gloom’, so we thought

we would start with some positive comments on the property!

To summarise these into plus points:

1.0 ) This is a period property with many original features.

2.0) The property is a reasonable size albeit the commercial catering

kitchen is located on the first floor.

3.0) The separate private living accommodation including its own

domestic kitchen although the fire escapes need to be checked with

the Fire Brigade/Local Authority.

We are sure you can think of other things to add to this list.

Medium Priority

Problems / issues raised in the ‘medium priority’ section are usually solvable, but often

need negotiation upon. However, a large number of them may sometimes put us off the

property.

1.0) General disrepair

The property has not been left to the

standard that we find in most Full

Repairing and Insuring Leases.

We would have expected the

dilapidations to be more

comprehensive and to have required

more work than the work we can see

being carried out. For example fairly

typically within all leases we have seen

there is a redecoration covenant which

requires full redecoration externally and

internally and associated repairs which

clearly are not being carried out. For

Rot to base of rear left side

Fire Exit door


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example many of the windows have deteriorated and have not been

eased, adjusted and repaired prior to redecoration.

Typically with a Full Repairing and Insuring Lease we would expect a

three to five year Redecoration and Repair clause.

ACTION REQUIRED: To meet the requirements in standard Full

Repairing and Insuring Leases you will need to repair, prepare and

redecorate external joinery including splicing in new timber where

timber is rotten together with easing and adjusting all windows.

ANTICIPATED COST: Costs for windows, fascias and soffits and

other external decoration, remembering you are likely to need

scaffolding to carry out some of the work, to meet the Full Repairing

and Insuring covenants you will be responsible for from day one we

believe is in the region of £10,000 to £20,000; please obtain

quotations.

2.0) Large areas of flat roofs

Flat roofs are renowned for problems,

unfortunately these roofs are likely to

require repair and renewal over the

time of the Lease as we can already see

some deterioration.

We can see at present cracking and

various other areas of deterioration

particularly around the flashings.

Main flat roof

Rot to window sill Rot to fascia at rear of the property


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Finally we would add that these flat roofs, as with any flat roofs of this

age, are unlikely, in our experience, to have any insulation which will be

an additional expense to heat the property and in addition to this you

may have to insulate the property as part of future Regulations. The

addition of a warm flat roof would we believe be the easiest option.

ACTION REQUIRED: Ad hoc repairs to the flat roofs, particularly

to the flashings on the left side which can be seen to be coming away

on the main flat roof. We would start by clearing all roofs of debris,

etc we noticed chairs on one of the rear roofs which of course can

cause point loading which in turn can cause damage to the roof.

ANTICIPATED COST: To carry out repair work assuming no

scaffolding is required £5,000 to £10,000 over the next few years;

please obtain quotations. We would add that this is very unusual to

have this amount of flat roofs.

3.0) Internal alterations

As with many public houses and

properties of this era there have been

many internal alterations. We could see

that the internal alterations have opened

up the bar at ground floor level and also

at second/top floor level alterations

have taken place with removal of walls

and reconfiguration in this area. This

alteration appears to have left the roof

Gap in flashings Asphalt cracking

Wall removed second/top floor


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not as well supported as we would require today. We could see that

walls have been removed without piers being added and the thickness of

the beams look smaller than what would be used today.

ACTION REQUIRED: Further investigation needs to take place

including opening up of the structure. We noted hairline cracking

which we discuss next.

4.0) Hairline cracks visible in front middle bedroom on second/top floor

(All directions given as you face the property from the front)

We noted hairline cracking visible in

the front middle bedroom on the

second/top floor indicating that there

may be some movement to the front of

the property and possibly some

rainwater ingress from the flat roof

above.

It is fairly common in this type of

property to have problems with lateral

restraint and some movement in the

external walls where they are no longer

tied into the internal walls or the joist

feet.

5.0) Environmental Health Issues and Standards

5.1) Kitchen

We believe that the catering kitchen

requires a deep clean and also some

repairs to the Altro style flooring. The

catering kitchen also does not have such

items as fly screens to doors and

windows and we could see when

cooking is carried out the extraction

could be improved.

Catering kitchen

Hairline cracking


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5.2) Cellar

Within the cellar we could see that the

ceiling has completely deteriorated.

There is a suspended ceiling which we

do not normally come across in cellars

(the type that you typically see in older

offices).

ACTION REQUIRED:

Kitchen: We would recommend a

deep clean and possibly re-grouting

of the tiles, repairs to Altro flooring

together with the addition of fly

screens.

Cellar: We recommend a complete

new ceiling is required in this area

and also removal of mould to walls

and possibly a floor paint.

Environmental Health Officer

meeting

We also recommend meeting with the Environmental Health Officer

prior to legally committing to lease the property and ask for any

copies of past Environmental Health certificates or request directly

from Environmental Health Department. (You advised that the

Business Development Manager for the pub company has said that

Environmental Health Standards are okay but is not the same as

seeing copies of Environmental Health certificates yourself).

6.0) Sight of Dilapidations Report

We have not seen a copy of the Dilapidations Report. The existing

landlord seemed, in our opinion, unhappy to find a copy for us at the

time of our inspection although you have since advised us that you have

a copy.

Missing sections of suspended

ceiling, also mould and staining

visible

Damp in cellar walls


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In our experience pub companies often serve light Dilapidations i.e.

Dilapidations that do not fully commit the landlord to carry out all their

obligations as set out within the lease. Whilst we could see some work

has been carried out here it is not to the standard that we would

normally expect to see.

ACTION REQUIRED: We would ask that a copy of the

Dilapidations Report served upon the existing pub operation is

forwarded onto us electronically.

Additionally we would comment that we would not recommend legally

taking on the Lease until your Legal Advisors and ourselves as

Chartered Surveyors have viewed the Dilapidations document.

7.0) Dilapidation painting work being carried out

When we returned to the property we could see that paint was literally

being put over the old paint without any preparation. This paintwork

was being carried out on the first floor level.

8.0) Graffiti

An example of a Dilapidations element

that has not been carried out - graffiti

There is an above average level of

graffiti to the property all things

considered. The graffiti is present to

the sides of the property under the

terms of the Dilapidations this would

have to be removed.

Graffiti to left side of property


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9.0) Services

Electrics

There are areas where the electrics are

dated.

When we carried out an earth test in the

domestic kitchen on the second/top

floor the electrics failed and tripped the

electrics.

ACTION REQUIRED: We

recommend an Institute of

Electrical Engineers standards

(IEE) recommend a test and

report should be carried out by

an NICEIC registered and

approved electrical contractor or

equivalent.

ANTICIPATED COST: Test

and report plus associated repairs

we expect to be in the £2,500 to

£7,500 range; please obtain

quotations.

We also make the comment that on leaving the property it is a normal

requirement to have a full set of tests and reports generally on service

equipment including the electrics.

Earth test in domestic kitchen

failed

Fuseboard


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High Priority

We normally put here things that we feel will be difficult to resolve and will need serious

consideration.

Whilst there is nothing specifically which we feels falls within this

category we believe that there is concern that the existing Dilapidations

work is not being carried out and there is a large future liability with this

property.


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Other Items

Services

We have reported earlier about the services but we do need to reiterate that

this survey does not include any specialist reports on the electricity supply and

circuits, heating or drainage, as they were not requested. The comments that

follow are based upon a visual inspection carried out as part of the overall

Survey.

Services and specialist installations have been visually inspected. It is

impossible to examine every detail of these installations without partially

dismantling the structure. Tests have not been applied. Conclusive tests can

only be undertaken by suitably qualified contractors. The vendor/seller should

be requested to provide copies of any service records, test certificates and,

ideally, the names and addresses of the installing contractors.

The owner/landlord/last lessee should provide you with tests and reports in

relation to:

1. Electrics – An Institute of Electrical Engineers standards (IEE)

test and report to be carried out by an NICEIC registered and

approved electrical contractor or equivalent.

2. Space heating inspection and test report (you need to see these in

working order)

3. Asbestos report with samples.

4. Drainage – closed circuit TV camera report. We have not tested

the drains.

5. Environmental Health certificates.

6. Any other specialist testing such as for the dumb waiter.

7. Anything specific to this particular unit.


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The Summary Upon Reflection is a second summary so to speak, which is

carried out when we are doing the second or third draft a few days after the

initial survey when we have had time to reflect upon our thoughts on the

property. We would add the following in this instance:

We would have liked to have seen the Dilapidations Report together with a

copy of the Lease to comment further although we do appreciate the minimal

time available as you are looking to complete on XXX with us viewing the

property on XXXX.

We would recommend that you telephone us with regard to any issues. We

have worked over the weekend to meet your requirements; this Report has not

had the usual checks that our Reports would normally have.

We would ask that you read this Property Report and the Schedule of

Condition and contact us on any issues that you require further clarification on.

SUMMARY UPON REFLECTION


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REPORT FORMAT AND INFORMATION

To help you understand our Report we utilise various techniques and different

styles and types of text, these are as follows:

ACTION REQUIRED AND RECOMMENDATIONS

We have used the term ACTION REQUIRED where we believe that there

are items that you should carry out action upon or negotiate upon prior to

purchasing the Lease.

Where a problem is identified, we will do our best to offer a solution.

However, with most building issues, there are usually many ways to resolve

them dependent upon cost, time available and the length of time you wish the

repair/replacement to last.

EVERY BUSINESS TRANSACTION HAS A RISK

Every business transaction has a risk, only you can assess whether that risk is

acceptable to you and your circumstances.

AGENT / BUSINESS DEVELOPMENT MANAGER – FRIEND OR

FOE?

It is important to remember that the agents are acting for their client and not

the purchaser. We, as your employed Independent Chartered Surveyor,

represent your interests only.

SOLICITOR/LEGAL ADVISOR

To carry out your legal work you can use a solicitor or a legal advisor. We

have used both terms within the report.


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TERMS OF ENGAGEMENT/LIMITATIONS

This report is being carried out under our terms of engagement, as agreed to

and signed by you. If you have not seen and signed a copy of our terms of

engagement please phone immediately.

OUR AIM IS ONE HUNDRED PERCENT SATISFACTION

Our aim is for you to be completely happy with the service we provide, and we

will try and help you in whatever way possible - just phone us.


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21

If you would like any further advice on any of the issues discussed (or indeed

any that have not been discussed!) then please do not hesitate to contact us on


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APPENDICES


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FACILITIES (All directions given as you face the property)

We have included a list of the facilities that we have viewed. The following

gives a general overview of the property.

Basement:

1.0) Cold cellar

2.0) Main cellar

3.0) Wine store

4.0) General store.

Ground Floor Trading area:

Front of House

5.0) Entrance lobby area (internal)

6.0) Open plan bar

7.0) Central bar servery

8.0) Ladies Toilets (rear)

9.0) Gentlemen’s Toilets (rear)

10.0) Disabled/less able Toilets (middle, rear)

Back of House

11.0) Access stairs

First Floor:

12.0) Toilet

13.0) Bathroom

14.0) Office (front left)


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15.0) Bar/Function room/Lounge (right)

16.0) Catering Kitchen (far right)

Second/Top Floor:

Private Living Accommodation

17.0) Stairs

18.0) Domestic Kitchen/Dining Room (right)

19.0) Corridor

20.0) Bedroom One (middle)

21.0) Bedroom Two (left)

22.0) En suite to Bedroom Two

Boundaries

1.0) Front: Beer garden area to footpath

2.0) Left side: Alleyway

3.0) Right side: adjoins grassed area, we assume for the multi-occupied

low rise property to the side.

4.0) Rear: Boundary wall.

Note, we have not seen a copy of the Deeds and assume the boundary is to be

as visually set out above.

Your Legal Advisor to check and confirm boundaries and your legal rights

with regard to access, parking and permitted hours of work.


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Letter Dear Mr X

Ref: Property Report and Schedule of Condition XXXX, London. SW4 XXX

Further to our two meetings on XXX, telephone discussion with

your father and various discussions with our office.

We have prepared a Property Report (which is a brief

Commercial Building Survey) and a Schedule of

Condition. The purpose of the Property Report is to identify any

issues such as structural issues and the purpose of the Schedule of

Condition is to limit your liabilities and should be legally appended

to the Lease. Both of these Reports can be used to negotiate to reduce the price

of the property. Again in the current market we would not recommend and

indeed we do not believe that a tenant has

to take on any Lease without a Schedule of

Condition legally attached to the Lease.

We would also add that in the current market we

are seeing rental prices

reduced and as it is a tenant’s market

we are also seeing far greater use

of Schedules of Condition which are

after all, in our opinion, the only fair way to

establish the condition of the property when you

take the property on and limit your liabilities.

We remind you of our discussion where we explained that your liability literally starts from

day one and relates to the condition of the property as stated within your Lease not as the condition

on day one you took on the property unless a Schedule of Condition is legally attached to the Lease

(in our experience usually organised by your Legal Advisor).

Given the limited time please read the Property Report in full and the Schedule of Condition and

contact us immediately.

We would also advise, as explained to you, that the very short time scale that you have requested

these reports are carried out in means we cannot carry out our normal second checking process on

the reports. We have only carried out these reports to the limited time scale due to your insistence

on your XXX deadline, we would have much preferred to have this deadline extended and

recommended this.

May we take this opportunity to thank you for commissioning us to carry out this survey and hope

that we may be of assistance to you again at some stage in the future.


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26

LIMITATIONS

CONDITIONS OF ENGAGEMENT

The report has been prepared in accordance with our Conditions of

Engagement dated XXXX and should be regarded as a comment on the overall

condition of the property and the quality of its structure and not as an

inventory of every single defect. It relates to those parts of the property that

were reasonably and safely accessible at the time of the inspection, but you

should be aware that defects can subsequently develop particularly if you do

not follow the recommendations.

ENGLISH LAW

We would remind you that this report should not be published or reproduced in

any way without the surveyor’s expressed permission and is governed by

English Law and any dispute arising there from shall be adjudicated upon only

by the English Courts.

SOLE USE

This report is for the sole use of the named Client and is confidential to the

Client and his professional advisors. Any other persons rely on the Report at

their own risk.

ONLY HUMAN!

Although we are pointing out the obvious, our Surveyors obviously can’t see

through walls, floors, heavy furniture, fixed kitchen units etc. they have

therefore made their best assumptions in these areas.

As this is a one off inspection, we cannot guarantee that there are no other

defects than those mentioned in the report and also that defects can

subsequently develop.


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WEATHER

It was a dry and cold day at the time of the inspection. The weather did not

hamper the survey.

NOT LOCAL

It should be noted that we are not local surveyors to this area and are carrying

out the work without the benefits of local knowledge on such things as soil

conditions, aeroplane flight paths, and common defects in materials used in the

area etc.

INSPECTION LIMITED

Unfortunately in this instance our inspection has been very limited due to:-

1) We have had a limited view of the roofs.

2) The fixtures and fittings and stored items limited our view internally.

3) We have not had access to the first floor bathroom.

BUILDING INSURANCE

We do not advise with regard to building insurance. You need to make your

own enquiries. Some areas may have a premium, some buildings may have a

premium and some insurers may be unwilling to insure at all in certain areas.

You need to make your own enquires prior to committing to purchase the

property. Please be aware the fact a building is currently insured does not mean

it can be re insured.

We would comment that non-insurability of a building we feel will affect lease

value.

ACTION REQUIRED: You need to ensure that the leaseholders have

adequate insurance.


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TERMS AND CONDITIONS

Our computer system sends two copies of our Terms and Conditions to the

email address given to us when booking the survey; one has the terms attached

and the other has links to the Terms and Conditions on our website (for a

limited time). If you have not received these please phone your contact

immediately.

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