Schedule of Condition · E. Survey Methodology F. Schedule of Condition G. Supplementary...

Schedule of Condition

Property Address: Blacksmiths Arms

Church Street

Everton

Doncaster

DN10 5BQ

Property Reference Number:

2303297101

Document Reference:

RC/tb Rev.

Survey Date: 21st May 2019

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document and ensures that all previous versions of the report are suitably superseded.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

Property Address: Blacksmiths, Church Street, Everton, Doncaster, DN10 5BQ

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


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 Robin Curtis BSc (Hons) MRICS

For and on behalf of Brownill Vickers Tel: 0114 290 3306

e: [email protected]

Date of site visit

22nd May 2019

Date of issue

11th June 2019


D. Property Details

Summary of Construction:

The Blacksmiths Arms is a detached public house of traditional solid masonry construction with brick faced elevations

surmounted by pitched roofs overlaid in interlocking pan tiles. There are single storey elements of a similar construction to

the rear together with a more modern infill type extension under a flat felt roof. There is also a large uPVC framed

conservatory extension. Windows are of a UPVC double glazed specification and there is central heating throughout.

The property occupies a large site area with car parking, an enclosed yard as well as a beer garden and external courtyard

trade terrace.

Accommodation:

Ground Floor- L shaped lounge bar and tap room together with toilet accommodation. Additional dining conservatory with

additional toilets. Commercial catering kitchen and stores. Three en-suite letting bedrooms with external access. Separate

residential flat (not accessed).

First Floor- Private residential accommodation in two parts.

Basement- Vaulted beer cellars

EXTERNAL

Large surface car park

Beer Garden and terraced courtyard trade area


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 clear and sunny.

The premises were open for business.

2. Orientation

Any reference to left or right is taken from our observation from the roadside and facing the front elevation standing in Church

Street. 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. Where the weather conditions are dry on the day of inspection the

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

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.

Some of the soft landscaped areas within the site were obscured due to overgrown grasses, foliage, bushes and trees. Large

trees and bushes that are located within the site will require ongoing inspection, management and maintenance particularly

when adjacent to buildings, boundaries, boundary walls and fences.

Chimneys – we assume that open fires are in working order and that flues have been adequately checked.

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 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.



Item Location Description Condition

Yr0 Condition

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No 2

Condition

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No 3

1 INTERNAL

1.0 GROUND FLOOR Photos 124-217

1.1 Ground floor accommodation; front entrance

lobby

1.1.1 Ceiling Suspended ceiling with artex finish

and inset spotlight.

2

1.1.2 Walls Rough plastered walls with painted finish to hoppers with timber dado

rail and carpeting to low level.

2

Slight damage to dado. Carpeting could

mask issues beneath.

1.1.3 Floor Solid floor overlaid in ribbed

matting.

2

1.1.4 Joinery Part glazed door with feature leadwork and door closer to inner

bar area.

2

1.2 Ground floor lounge bar areas in five areas

1.2.1 Ceiling Exposed beams throughout with

infill painted boarding small section of artex plaster board

adjacent front entrance.

2




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.2.2 Walls Solid masonry elevations with rough plastered hoppers, sections

of timber panelling including

timber panel fixed frame seating as well as elements with rubber

backed carpeting. Rough cast

plaster with painted finish.

2

Generally, in satisfactory condition.

Isolated dampness. Readings taken to

plasterwork around window reveal to front elevation some discolouration and

chips to decoration.

1.2.3 Floor Solid concrete floor throughout overlaid in carpeting with steps to

split level area and toilet accommodation with thermoplastic

nosing’s. Small section of

suspended floor adjacent to front

entrance lobby.

2

Slight unevenness noted although

satisfactory.

1.2.4 Timberwork Sections of dado railing, drinks

shelving and timber panelling to

walls.

2

1.3 Miscellaneous

1.3.1 Fireplace 1 x large cast iron log burner with open chimney reveal with concrete

hearth and exposed brickwork.

1-2

Poor detailing to brickwork although

generally considered adequate.

1.3.2 Fireplace (2) Central open fireplace with

reconstituted stone surround and

brass canopy

2




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No 3

1.3.3 Fireplace (3) Fireplace to rear dining area with attractive canopy with brick

surround stone slab hearth.

2

Pointing incomplete to tiling although

adequate.

1.3.4 Fireplace (4) Former Yorkshire range set in

brick surround. 2

1.3.5 Radiators 6 x double panelled radiators with

various radiator covers.

2

Radiator adjacent to front bar servery

in pool room loose to fixings. Not tested

1.3.6 Joinery door to

private

accommodation

Flush faced door with door closer

and furniture. 2

1.3.7 Joinery Panel door to toilet accommodation with push plate

and furniture.

2

Slightly binding to frame although

adequate.

1.3.8 Bar servery Timber counter on brick-built

servery partially covered in rubber backed carpeting. Half door and

hatch.

1-2

Varnishing heavily worn to countertop. Half door to servery loose to hinges and

ill-fitting and incomplete

1.3.9 Ceiling Exposed timber beams with inset boarding together with suspended

plaster boarded ceiling with rough

cast plastered finish to servery to

pool room.

2

1.3.10 Walls As previously described.




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No 3

1.3.10 Floor Solid concrete floor overlaid in altro floor covering together with

rubber backed carpeting to servery

to pool room.

2

Generally adequate throughout

although carpeting worn.

1.3.11 Back bar fittings and

inner glass

shelving.

Timber framed backbar fitting with mirrored inserts and various

shelving.

1-2

Slight delamination noted to shelving

principally to under counter areas.

1.3.12 Under counter

sink

Undercounter sink with attached stainless steel wash hand basin

supported off timber upstands.

1

Sink work inadequately supported and

upstands loose.

1.4. Ground floor lobby to left hand toilet

accommodation

1.4.1 Miscellaneous Metal handrail to stairs to pool

area.

1

Loose to fixings and decorations worn.

1.4.2 Ceiling Suspended plaster board ceiling

with painted finish.

2


adequate.

1.4.3 Walls Solid plastered walls with painted finish with timber skirting and tile

upstand.

1

Evidence of damp staining to wall at low

level and high moisture meter readings

recorded to same.

1.4.4 Floor Solid floor overlaid in rubber

backed carpeting.

2




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No 3

1.4.5 Joinery 2 x matching timber panel doors with brass furniture together with

closers.

2

Slightly ill-fitting but adequate.

1.5 Gent’s w.c

1.5.1 Ceiling Suspended plaster boarded ceiling

with painted decorative finish. 1-2

Some unevenness noted where

previous filler repairs undertaken on section of timberwork forming mounting

to previous light fitting.

1.5.2 Walls Solid plastered walls together with lined walls to external elevations

with painted plaster finish.

1-2

Evidence of impact damage to walls

adjacent to door to lobby. Some

condensation staining to decorations

within front cubicle.

1.5.3 Floor Solid floor overlaid in vinyl type

covering with thermos plastic lined

upstands to quarry tiling.

1-2

Vinyl poorly fitted around drainage

point and stained around urinals. Vinyl thermoplastic upstands missing beneath

urinals and poorly fitted elsewhere.

1.5.4 Timberwork Freestanding cubicle system 2

Additional locking mechanism noted to

rear cubicle.

1.5.5 Sanitary ware

toilets 2 x low flush w.c’s 2




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No 3

1.5.6 Sanitary ware 4 x wall mounted urinals with

header tank.

2

1.5.7 Sanitary ware 1 x pedestal wash hand basin with

hot and cold pressurised taps.

2

1.5.8 Miscellaneous 1 x wall mounted double panelled

radiator. 2

Although loose to fixings.

1.6 Ground floor ladies’ w.c including area to lobby

area

1.6.1 Ceiling Plaster boarded ceiling with

painted decorative finish.

2

1.6.2 Walls Solid and lined walls being fully

tiled with quarry tiled upstands to

main toilet area.

2

With slight cracking noted to mortar at

high level.

1.6.3 Joinery Double cubicle free standing system with locking mechanisms

to door.

1-2

Locking mechanisms non matching and

slight delamination to decorations at

low level to framework.

1.6.4 Joinery Flush faced inner door. 1-2

Ill-fitting to frame.

1.6.5 Joinery vanity

unit

Double vanity unit with shelving

below with Formica top. 1-2

Evidence of swelling to timbers at low

level and piece missing to Formica work

surface and seals poor to sinks.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.6.6 Sanitary ware 2 low flush w.c 1-2

Rear panel loose to fixings and lid

cracked to cistern to front cubicle.

1.6.7 Sanitary ware 2 x wash hand basins with

pressurised hot and cold feeds. 2

1.6.8 Miscellaneous 1 x wall mounted double panel

radiator.

2

Although loose to fixings.

1.6.9 Miscellaneous cleaners’

cupboard

Inner cupboarding. 2

1.7 Ground floor rear entrance lobby including inner

area and stairs to main bar areas

1.7.1 Ceiling Expose timber frame beams to

ceiling with inset boarding.

2

1.7.2 Walls Painted rough cast plasterwork

with small element of carpet

upstands to dado level within outer lobby area. Porthole to

dining area and incorporating

skirtings.

2

1.7.3 Floor Solid floor overlaid in ribbed and normal carpeting together with

stairs to upper areas with

thermoplastic nosing strips.

2




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.7.4 Joinery Dado skirtings and handrails to

stairs with matchboard panelling.

2

1.7.5 Joinery 2 x sets of double timber doors to dining area with brass push plates

and handles.

1-2

Satisfactory general condition although

handle missing to door to outer area.

1.7.6 Timberwork Timber panel door to private

accommodation.

1-2

Loose to hinges.

1.7.7 Timberwork Timber panel door to bottle store. 2

Although varnish scuffed and

discoloured.

1.7.8 Radiator 1 x double panel wall mounted

radiator with timber radiator

cover.

2

1.8 Ground floor conservatory and dining room

1.8.1 Ceiling Plaster boarded ceiling with inset

lighting and exposed timber

beams attached to roof space.

2

Generally adequate although uneven

were former patch repairs undertaken.

1.8.2 Ceiling (2) Poly carpeted ceiling to

conservatory area

2

Generally satisfactory condition

although slight staining to panels.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.8.3 Walls Painted brickwork and rough cast

plasterwork.

2

Small number of scuffs to decorations

although considered to be adequate.

1.8.4 Floor Solid floor overlaid with carpeting

except to lobby area with thermoplastic nosing and same to

bar servery.

2


satisfactory.

1.8.5 Timberwork Skirting and dado where fitted

including pipe boxing. 2

1.8.6 Timberwork

door

1 x timber panel door to toilet accommodation with furniture and

closer.

2

1.8.7 Radiators 5 x low level double panel

radiators. 2

Satisfactory general condition although

caps missing to 2 x valves.

1.9 Lobby to toilet accommodation

1.9.1 Ceiling Suspended ceiling painted finish. 2

1.9.2 Walls Plastered walls with painted finish. 2

1.9.3 Floor Solid floor overlaid in carpet. 2

1.9.4 Timberwork Architraves and skirtings. 2

1.9.5 Timberwork 3 x panel doors with furniture.

2




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.10 Wheelchair access w.c

1.10.1 Ceiling Plasterboard ceiling with hatch to

loft area.

2

1.10.2 Walls Solid walls overlaid in tiling. 2

1.10.3 Floor Solid floor overlaid in tiling. 2

1.10.4 Sanitary ware Comprising low flush w.c, wash

hand basin together with grab

rails.

2

1.10.5 Radiator Double panelled wall mounted

radiator. 2

1.11 Ladies w.c


with painted finish.

2

1.11.2 Walls Solid walls being fully tiled. 2


1.11.4 Joinery 2 x double panelled doors to

cubicles together with locking

mechanisms.

2

Locking mechanisms non matching.

1.11.5 Sanitary ware 2 x low flush w.c’s`

2




Yr0 Condition

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No 1

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No 2

Condition

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No 3

1.11.6 Sanitary ware

(2)

Timber vanity unit with Formica top and 2 x insert wash hand

bowls with hot and cold mixer tap.

2

Tap noted to be leaking to front sink

cold and cap in pieces missing to hot

taps. Some staining to both sinks. Door

knob missing to cabinet.

1.11.7 Radiator 1 x double panel radiator. 2

Slight corrosion to metalwork although

adequate.

1.11.8 Miscellaneous Window described externally. 2

Although glazing noted to have failed to

lower pane.

1.12 Gents w.c


with painted finish incorporating

vent to cubicle.

2

1.12.2 Walls Fully tiled. 2


1.12.4 Joinery Panel door to cubicle with locking

mechanism.

2

1.12.5 Sanitary ware Low flush w.c to cubicle. 2

1.12.6 Sanitary ware 2 x wall mounted urinals with

overhead feeder.

2




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.12.7 Sanitary ware 1x sink within vanity unit

1-2

Decoration to vanity unit worn. Cap

missing to hot tap.

1.12.8 Timberwork Pipe boxing to urinals at low level. 2

Radiator Wall mounted radiator. 2

1.13 Bar servery to dining room

1.13.1 Ceiling Plasterboard ceiling with exposed timber beams and inset lighting.

Hatch to loft.

2

Evidence of damage to ceiling around

inset spot lights. Damage to framework

to loft hatch.

1.13.2 Walls Painted masonry. 2

1.13.3 Floor Solid floor partly overlaid in carpet

and part altro to servery

2

Slight damage noted to altro although

adequate.

1.13.4 Timberwork Timber skirtings and architraves. 2

1.13.5 Timberwork Timber built in cabinet with display

cabinet.

2

1.13.6 Timberwork Flush faced and part glazed fire

door to catering kitchen.

1-2

Generally, in adequate condition save

for wear to decorations and door closer

removed.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.13.7 Bar counter Back bar fittings and rear counter

to service area.

1-2

Generally, in serviceable condition

lipping edges missing to Formica

worktop throughout. Glazing to backbar

fitting mirrored and intact.

1.14 Catering kitchen in two parts

1.14.1 Ceiling Plaster boarded ceiling with painted decorative finish

incorporating patch to roof space

area x2.

2

Satisfactory throughout.

1.14.2 Walls Painted plasterwork and PVC lined

walls together with stainless steel

lining around fume extraction system. PVC capping around

windows.

1-2

Generally serviceable throughout. Some

slight discolouration to linings. Capping

piece to rear window incomplete.

1.14.3 Floor Solid floor overlaid in altro with

central steps with thermoplastic

nosing’s and same to bar servery.

1-2

Floor covering generally adequate throughout. Upstands to central steps

poorly fixed.

1.14.4 Miscellaneous Various stainless steel free

standing shelving and sink units

generally considered satisfactory.

2




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No 1

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Condition

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No 3

1.14.5 Joinery Built in timber shelving for dry

products and cutlery and crockery.

2

Damage to lipping edges although

generally considered satisfactory. No

doors to shelving provided.

1.14.6 Stainless steel fume

extraction

system

1-2

Generally satisfactory although grease

stained.

1.14.7 Miscellaneous Worcester combination boiler. 2

Assume adequately certified.

2.0 External letting bedrooms Photos 218-231

2.1 Room 2

2.1.1 Ceiling Exposed timber beam ceiling with

inset boarding.

2

2.1.2 Walls Painted plastered walls. 2

2.1.3 Floor Solid floor overlaid with inner carpeting with inset matting

around door.

2

2.1.4 Timberwork Skirtings and built in wardrobe

doors.

2

2.1.5 Timberwork Panel door to ensuite. 2

2.1.6 Radiator Double panel wall mounted

radiator.

2




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No 3

2.2 Ensuite to Room 2

2.2.1 Ceiling Suspended plaster boarded ceiling. 2

Although decorations condensation

stained.

2.2.2 Walls Solid walls been fully tiled. 2

2.2.3 Floor Solid floor with tiling. 2

2.2.4 Sanitary ware Comprising low flush w.c, wash hand basin and shower cubicle

with plastic tray and door.

2

2.3 Room 3

2.3.1 Ceiling Exposed beams with rough cast

plasterwork.

2

2.3.2 Walls Rough cast painted plasterwork to

solid masonry and lined walls.

2

2.3.3 Floor Solid floor overlaid in carpet with

inset matting to door. 2

2.3.4 Joinery Comprising skirtings, built in

wardrobe and panel door to

ensuite.

2

2.3.5 Miscellaneous

radiator Double panelled radiator.

2




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No 3

2.4 Ensuite to same


with inset vent and loft hatch.

2

2.4.2 Walls Solid masonry and part partitioned

being fully tiled.

2


2.4.4 Sanitary ware Comprising low flush w.c, wash hand basin, shower cubicle with

plastic tray and glazed door.

2

2.5 Room 4

2.5.1 Ceiling Exposed beam with timber

matchboard panel lined open

ceiling.

2

2.5.2 Walls Solid masonry and partitioned

walling with rough cast

plasterwork with painted finish.

2

2.5.3 Floor Solid floor overlaid in carpeting. 2

2.5.4 Timberwork Comprising skirtings, pipe boxing built in wardrobe and panel door

to ensuite.

2

2.5.5 Radiator Double panel wall mounted

radiator.

2




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No 2

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No 3

2.6 Ensuite to room 4


with inset vent. Painted.

2

Although evidence of condensation

staining to decorations.

2.6.2 Walls Solid walls being fully tiled. 2


2.6.4 Sanitary ware Comprising low flush w.c, wash hand basin, shower cubicle with

plastic tray and glazed door.

2

2.7 External flat adjacent to kitchen – no access

available at the time of our inspection

3.0 BASEMENT Photos 232-235

3.1 Ground floor lobby to private accommodation

front private flat and basement cellars

3.1.1 Ceiling Plywood boarded ceiling. 1-2

Poor detailing to ceiling area.

3.1.2 Walls Partitioned walls with textured

paper finish together with lining

paper to solid masonry wall.

1-2

Poor detailing although adequate.

3.1.3 Floor Solid floor overlaid in carpeting.

2




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No 2

Condition

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No 3

3.1.4 Timberwork Forming fire partitioning to

stairway and doors.

1-2

Evidence of damage to door where

former furniture removed and poor

detailing generally.

3.2 Basement vaulted beer cellar and stairs, ceilings

and walls

3.2.1 Ceiling Vaulted ceiling solid masonry with whitewash and black painted

decorations. Section of plaster

boarded ceiling above cooler unit.

1-2

Decorations damp affected and worn to

stairs.

3.2.2 Floor Concrete floor with central

drainage point. 2

3.2.3 Step within

beer drop

Steps to ground floor formed in

brickwork. 1-2

Evidence of spalling to steps to ground

floor area.

3.2.4 Beer gate Metal beer gates to beer drop. 2

Although corrosion noted to metal work.

4.0 FIRST FLOOR Photos 236-261

4.1 First floor accommodation front section including

staircase comprising bathroom, kitchen lounge,

two bedrooms and dressing room

4.1.1 Ceiling Plaster boarded ceiling with

anaglypta paper or artex.

2




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No 2

Condition

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No 3

4.1.2 Walls Mix of solid and partition walls finished in painted plasterwork

artex plasterwork to stairwell,

painted lining paper and part tiled to bathroom area with tiled

splashbacks to kitchen. Sections of

rubber backed carpeting to dado area within hallway area and

stairs.

1-2

Generally satisfactory although uneven

within main lounge and damage to

plastered walls where former fixtures

removed.

4.1.3 Floors Suspended timber floors throughout overlaid in carpeting

and laminate to bathroom.

2

Generally satisfactory although carpet

coverings to lounge poor.

4.1.4 Timberwork Comprising skirtings architraves

and pipe box work. 2

Box work to pipes within lounge area

poorly fitted. Other areas satisfactory.

4.1.5 Timberwork

doors

Comprising of eight various panelled flush faced and part

glazed doors throughout.

2

4.1.6 Radiators Steel panel radiators affixed to

walls within principal rooms.

2

Secure. Untested.

4.1.7 Fireplace Open fireplace to lounge area with

tiled surround.

1-2

Evidence of damage to tiling. Firestones

damaged to rear. No testing of flue.




Yr0 Condition

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No 1

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No 2

Condition

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No 3

4.1.8 Kitchen fitting Base and wall units with Formica worktop in a far house style

incorporating integral electric hob

and oven. Stainless steel sink.

2

Slightly dated although adequate and

lipping edges missing to Formica work

surfaces.

4.1.9 Sanitary ware 3-piece bathroom suite with

electric shower over bath.

1-2

Generally considered satisfactory

although no shower curtain or screen

provided over bath and seals to

perimeter poor.

4.1.10 Staircase Timber staircase overlaid in

carpeting with fixed timber panel

balustrade.

2

4.1.11 Bottle store adjacent to

rear entrance

lobby

Plaster board lined partially tiled former fireplace with concrete

floor.

2

Adequate for purpose.

4.1.12 Secondary

staircase

Access from rear entrance timber

staircase overlaid in carpeting.

2

4.2 Rear flat incorporating landings, bedrooms,

bathroom

4.2.1 Ceiling Predominantly plaster boarded

ceilings with painted decorative finish together with artex finish

within bathroom area.

2




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No 1

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No 2

Condition

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No 3

4.2.2 Walls Mix of solid and partition walls finished in painted plasterwork

being fully tiled within bathroom.

Wall papering throughout.

2

Evidence of dampness affecting

plasterwork to inner bedroom linking to

front flat area.

4.2.3 Floors Suspended timber floor overlaid in carpet with vinyl to bathroom area

and exposed boarding within

landing.

2

4.2.4 Doors Various flush faced doors. 1-2

Evidence of impact damage to panel

door to bathroom.

4.2.5 Sanitary ware Low flush w.c single base to wash

basin and bath with shower over

with temporary curtain surround.

2

4.2.6 Radiators Various wall mounted radiators

affixed to wall.

Secure but not tested. Various caps

missing to radiators.

4.2.7 Cupboarding Fixed cupboarding to landing and

within lower staircase. 2

Satisfactory for purpose.




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No 3

5 EXTERNAL

5.1 Main building Photos 1-11

5.1.1 Roofs Pitched roof overlaid in pantiles to

four principle slopes incorporating rounded ridge tiles and gable

parapet to right hand elevation

lead flashings to upstands.

2

Satisfactory overall condition some moss growth although adequate.

Evidence of recent repointing to verge

details.

5.1.2 Chimney 2 x brick chimney stacks with pots

to right hand stack.

1-2

Left hand stack capped although poorly

pointed and cracking to flaunching.

5.1.3 Walls Solid brick faced elevation with

painted decorated finish in white

with black painted plinths.

1-2

Slight discolouration to decorations evidence of flaking paint work around

hanging sign.

5.1.4 Rainwater

gutters

PVC rainwater gutters and fall

pipes with metal bracket supports.

2

Slightly misaligned although appear to

be adequately supported.

5.1.5 Windows Incorporating 10 x PVC framed

double glazed units of both fixed

pane and casement varieties.

2

5.1.6 Joinery Timber panelled door to

storeroom.

1

Evidence of rot to panelling principally

at low level and rusting to hinges.




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No 3

5.1.7 Joinery Timberwork forming baton to plant

watering system.

2

5.1.8 Miscellaneous 2 x plastic vent covers to

extractors.

2

5.1.9 Signage 1 x flat faced blacksmiths Arm sign

with 1 x metal framed blacksmith

Arms hanging sign.

1-2

Generally satisfactory although

evidence of corrosion to metal

framework to hanging sign.

5.1.10 Miscellaneous Various planter boxes to windows

off metal supports. 1

Evidence of rot to timberwork forming

shelving.

5.2 Single storey front entrance area Photos 12-15

5.2.1 Roof Hipped roof overlaid in clay tiles with rounded ridges and lead

flashing detail.

1-2

Generally satisfactory evidence of moss

growth that’s adequate. Evidence of one

cracked tile to front roof section.

5.2.2 Rainwater

gutters

PVC rainwater gutters. 2

Slightly misaligned although adequate.

5.2.3 Walls Brick faced elevation with painted

decorative finish in white with low

level black painted plinth.

1-2

Generally satisfactory although signs of

discolouration and decorations flaking in and around corner of building adjacent

to beer drop.




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No 3

5.2.4 Windows 2 x uPVC double glazed units. 1 x encasement window and 1 x fixed

pane.

2

5.2.5 Joinery 1 x solid timber door to main

entrance incorporating furniture and letter box including framework

to door.

2

Slight damage noted at low level

although adequate.

5.2.6 Timberwork Fascia board to rainwater gutter

mound. 1-2

Some filler noted although considered adequate. Evidence of vegetation to

rainwater gutter to right hand return

section.

5.3 Right hand two storey return sections to main

building

Photos 16-22

5.3.1 Roofs Pitched roof overlaid in pantiles in

three principal sections and

incorporating rear slope to main building around valley area leaded

upstands.

2

Evidence of single tile slipped to foot of

valley.

5.3.2 Chimneys 2 x brick formed stacks. 2

Evidence of some repointing and refacing of brickwork where previous

spalling occurred.




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No 3

5.3.3 Rainwater

gutters

PVC gutters supported off metal brackets with PVC formed fall

pipes.

1-2

Evidence of vegetation growth towards

front section to bottom of valley drop.

5.3.4 Walls Solid brick faced elevations in part

with painted decorative finish. 2

Evidence of slight deterioration to decorations towards front main

building. Evidence of patch pointing to

rear area in non-matching mortar. Evidence of slight vegetation growth at

low level and to street gutter.

5.3.5 Windows (1) PVC double glazed casement

window.

2

5.3.6 Windows (2) Fixed pane timber frame window

with inset extractor.

1

Evidence of rot to frame and previous

poor repairs evident.

5.4 Right hand elevation to single storey offshot Photos 23-29

5.4.1 Roofs Pitched roof overlaid in clay pan

tiles with rounded ridge. Projecting

boiler flue

2

Generally satisfactory some deflection

noted to roof frame.

5.4.2 Walls Solid brick faced masonry with

inset glazed blockwork window. 2

Evidence of some efflorescence to

brickwork. Previous non matching pointing repairs. Some general

weathering to brickwork.




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No 3

5.4.3 Rainwater

Gutter

PVC gutters and cast iron fall pipe. 1-2

Guttering misaligned. Some damage to

fall pipe.

5.5 Rear elevation to single storey right hand return

building Photos 30-31

5.5.1 Walls Solid masonry elevation with

facing brickwork.

1-2

Evidence of efflorescence to brickwork and spalling occurred to rear left hand

area at low level. Small section of isolated weathering to pointing. Verge

detail to roof in good condition.

5.6 Left hand elevation to single storey right hand

return including inner facing elevation to kitchen

courtyard

Photos 32-40

5.6.1 Roofs Pitched roof overlaid in pantile

with rounded ridge incorporating

stainless steel extractor vent with

lead flashings.

2

5.6.2 Rainwater

gutters

PVC rainwater gutter and fall pipes

together with PVC soil and vent

pipe.

1-2

Generally, in satisfactory condition

although evidence of slumping to

rainwater gutter above door to kitchen.




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No 3

5.6.3 Walls Brick faced elevation has been partially painted in white with

black painted plinth.

2

Some discolouration to decorations and

evidence of efflorescence to older

brickwork to rear area.

5.6.4 Windows Comprising 6 x uPVC double

glazed encasement windows.

2

5.6.5 Joinery doors 2 x timber doors. 1 being part glazed and of a stable variety to

kitchen including frames.

1-2

Evidence of rot to framework to rear

door and decorations heavily bruised

and scuffed.

5.6.6 Timber work Timber fascia forming mounting to

rainwater gutter. 2

5.6.7 Rainwater

shelter

Timber framed and Perspex glazed

rainwater shelter to kitchen

courtyard

1

Evidence of slumping to framework

principally over door to kitchen.

5.6.8 Miscellaneous Timber structure with flat decked

roof over external walk in freezer.

1

Roof deck partially collapsed and

plywood delaminating.

5.7 Left hand elevation to single storey offshot

adjacent to conservatory

Photos 40

5.7.1 Walls Brick faced walls with painted finish in white including

incorporating black painted plinth

and verge pointing detail.

2




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No 3

5.7.2 Windows 1 x uPVC double glazed window

with frosted glazing.

2

5.8 Left hand elevation to single storey right hand offshot adjacent to conservatory (masked by

conservatory)

External rear elevation photos 41-

78

5.8.1 Roofs Pitched roof overlaid in pantiles. 2

5.8.2 Gutters Gutters including lined valley to

conservatory.

1

Evidence of vegetation growth.

5.8.3 Rear single storey uPVC

framed

conservatory off blockwork

footings

uPVC double glazing 1-2

Evidence of five failed double-glazed

units. Lead detail damaged to one fixed

pane.

5.8.4 Footings to

conservatory

and blockwork

Painted white with black plinth. 2

5.9 Left hand inner elevation to right hand two

storey offshot as seen from flat roof areas

5.9.1 Chimneys As previously described.

5.9.2 Roofs Inner coping sections to main

pitched roofs overlaid in pantiles

with lead flashing details.

2




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No 3

5.9.3 Rainwater

gutters

PVC form rainwater gutters off

metal brackets.

1

Gutters misaligned and not adequately

joined.

5.9.4 Walls Brick faced elevation with painted

decorative finish. 2

Slight cracking to mortar to felted upstand to roof and poor detailing

although adequate.

5.9.5 Windows 3 x uPVC double glazed window

units. 2

5.10 Single storey flat roof extensions to courtyard

(all elevations)

5.10.1 Roofs Mineral felt covered roof in two

sections.

2

Generally, in adequate condition small

amount of moss and debris to roof covering and roof slightly uneven

although adequate.

5.10.2 Rainwater

gutters

PVC rainwater gutter mounted to

timber fascia with PVC fall pipe. 2

5.10.3 Walls Brick faced elevation with painted decorative finish in white with

black paint at plinth.

2

5.10.4 Windows Comprising 5 x uPVC double

glazed casement windows. 2

PVC end caps missing to sills on 2 x

windows.




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No 3

5.10.5 Timber work Timber fascia boarding. 2

5.10.6 Doors 1 x timber panel door, 1 x flush

faced door and double rear main entrance doors with side screens.

Evidence of weathering and bruising to varnish and painted

decorations.

1-2

Evidence of bruising and deterioration to varnish and painted decorations.

Weatherboard and framework to main

rear entrance rotten and damaged.

5.11 Single storey pitched roof extensions to rear of

main buildings (all elevations)

5.11.1 Roofs Pitched roof in three sections overlaid in pantiles with rounded

ridge with leaded flashing and

upstand incorporating flue venting

to inner slope.

2

Adequate overall condition with pointed

verge details satisfactorily presented.

5.11.2 Rainwater

gutters

PVC formed rainwater gutters off

metal brackets and associated fall

pipes.

1-2

Car park facing gutter to rear section

misaligned and damaged around fall

pipe satisfactory elsewhere.

5.11.3 Walls Brick faced elevations painted in

white with black painted plinth. 2

Slight deterioration to decorations but

generally adequate.

5.11.4 Windows 4 x uPVC double glazed windows. 2

5.11.5 Doors 2 x timber panel doors.

2




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No 3

5.11.6 Doors Timber panel stable door to rear

store.

1-2

Although adequate for purpose.

5.12 Rear elevation main building

5.12.1 Chimneys As described

5.12.2 Roofs Rear slopes in pantiles with leaded

upstands and verge pointing.

2

5.12.3 Rainwater

gutters

PVC form rainwater gutters off metal supporting brackets with

associated fall pipes.

1-2

End cap missing to main guttering

section as seen from flat roof area.

5.12.4 Walls Solid masonry brick faced elevations with painted decorative

finish in white with black painted

plinth.

2

Some deterioration to decorations and

flaking to low level plinth as seen

principally from within car park area.

5.12.5 Windows 5 x uPVC double glazed windows. 2

5.12.6 Doors Double uPVC frame doors to main

bar area.

2

5.13 Left hand elevation to single storey offshot to

front main building

5.13.1 Walls Brick faced walls with painted

decoration in white with black

plinth.

2

Slight discolouration to decorations

although adequate.




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No 3

5.13.2 Timber work Timber plank boarding for

watering system mounting.

2

5.13.3 Outbuildings The shack bar brick built and timber panelled outbuilding with

mono pitched boarded roof

overlaid in astro turf.

2

Basic building although adequate for

purpose with brickwork where entrance doorway created into courtyard blocking

any gutter detailing.

5.13.4 Smoking

shelter to

forecourt

Timber framed smoking shelter

with polycarbonate sheet roof, PVC rainwater gutter and fall pipe with

trellis timberwork to sides and

panelling to rear.

2

Generally satisfactory for purpose.

6.0 SITE AREAS Photos 79-123

6.1 Forecourt and circulation area to car park

6.1.1 Forecourt and

circulation area

to car park.

Forecourt area formed in concrete

with concrete paving slabs to circulation area towards car park

incorporating beer delivery gates

to front area.

1-2

Concrete lipping damaged to beer delivery gates. Various cracks running

through larger concreted area with sections of vegetation growth. Slight

unevenness to paving slabs although

generally adequate with no damage

noted.

6.1.2 Concrete step

to store Concrete step 1

Damaged




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No 3

6.1.3 Car park Tarmac covered car park with thermoplastic line markings. Small

area covered in astro turf with

raised curbs.

2

6.1.4 Walls Retaining walls adjacent to car

park entrance.

2

Some vegetation growth at low level

and spalling to isolated brickworks

noted although generally satisfactory.

6.1.5 Signage to

same

Freestanding sign adjacent to car

park entrance.

2

6.1.6 Metal gate to

car park. Swing Gates 2

Evidence of slight corrosion to

metalwork causing staining to

decorations although adequate.

6.1.7 Various

boundary

walling to car

park perimeter

Ownership to be clarified although

low level brick walling with

rounded stone copings adjacent to beer garden and in courtyard

areas.

1-2

Walls slightly misaligned and evidence

of heavy weathering to brickwork

including numerous spalled bricks.

6.1.8 Gates to same Basic timber gate to same with

blackboard signage.

2

Although decorations weathered.

6.1.9 Timber fencing Timber fencing to lower beer

garden area and adjacent to

1-2

Small number of isolated panels

damaged to fence principally to side

street.




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No 3

6.1.10 Timber fencing Timber panelled fencing including

concrete posts to inner yard areas.

2

6.1.11 Courtyard Walls to inner courtyard area is in

brickwork and partially painted.

2

Generally, in adequate condition for

purpose evidence of some ivy growth to wall and copings missing where section

removed opening into beer garden poor

detailing to finish. Brickwork also forming numerous raised planters

considered generally adequate although

some spalling to brickwork to copings.

6.1.12 Yard adjacent to beer garden

area

Section of yard overlaid in pebbles and loose chippings evidence of

vegetation growth through same and poorly applied. Concrete apron

around beer garden adequate.

2

6.1.13 Paving slabs to

courtyard area

York stone paving slabs generally

adequate although some loose slabs noted and worn and cracked

slab adjacent to steps towards

rear main entrance pointing

incomplete to sections.

2

6.1.14 Edging stones Edging stones to gravelled areas

and beds within courtyard area 1-2

Poorly formed and loose around main

entrance to bar area.



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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” On behalf of Brownill Vickers Limited

Mr Robin Curtis MRICS

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 Blacksmiths Arms, Church Street, Everton, Doncaster, DN10 5BQ

Client’s name Star Pubs & Bars Date this report

Was produced 10th June 2019



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

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Schedule of Condition · E. Survey Methodology F. Schedule of Condition G. Supplementary...

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