Schedule of Condition...flat roofs with mineral felt and bitumen coverings. Internally, the ground...

Schedule of Condition

Property Address: Spread Eagle

267 Victoria Avenue

Southend-on-Sea

SS2 6NE

Outlet Number: 2302581101

Document

Reference:N/A Rev.

Year 0

Document Date: 18th February 2019

A. Document Control Sheet

B. Background Information

C. Schedule Of Condition

D. Supplementary Photographs

E. Declaration of document publication

Page 2

Contents

Spread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE

This document was initially prepared by Romans Surveyors and Valuers on behalf of Star Pubs & Bars and, subsequent to the

release of the initial document, revisions are made at regular intervals to reflects the requirements of Star Pubs & Bars

property inspection programme.

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

amendments to the document and ensures that all previous versions of the report are suitably superseded.

Revision Revision Date Revision Details Reviewers Company Report Authors Name

Year 0 18th February 2019 Initial Issue Romans Professional Services Ltd Josh Thomas

Page 3

A. Document Control Sheet.


Important note:

Romans Surveyors and Valuers undertake a non-destructive visual inspection, this means we do not take up carpets, floor coverings or floorboards,

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

We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if necessary, from neighbouring public property and

with the help of binoculars, close examination may reveal defects not visible from a ground level vantage point.

We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other

contents). We examine floor surfaces and under-floor spaces so far as there is access to these (although we do not move or lift furniture, floor coverings

or other contents). We are not able to assess the condition of the inside of any chimney, boiler or other flues.

We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance

and repairs we suggest may be expensive.

B1. Condition Rating Definitions

Condition Rating Definition

New Condition Reported element is new or very recently incorporated.

Good Condition Reported elements had no apparent defects, being, clean and well maintained, element is likely to offer a long

serviceable life.

Satisfactory

Condition

Reported element presented in a serviceable condition with signs of wear and tear or minor damage but not

requiring immediate attention.

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

replacement.

Page 4

B. Background Information.


B2. Circumstances of Inspection

In accordance with instructions received from Star Pubs & Bars, Romans Surveyors and Valuers have carried out an inspection of the

subject premises to report on the condition of the premises in connection with the proposed leasehold interest.

Our site visit was made on Monday 18th February 2019 and, at the time of inspection the weather was dry and overcast and, the

premises were open for business at the time of inspection.

Whilst a schedule of photographs is provided to compliment the report, it should be noted that any defects may not be restricted to those

identified within the photographs.

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

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

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

management plan carried out as part of this instruction.

As it was not raining at the time of the inspection it is not possible to confirm that the rainwater installation is free from blockage, leakage

etc., or that it is coping with long periods of heavy rainfall. Gutters and any gullies should be cleaned out and checked for defects and

monitored during inclement weather.

Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to 267 Victoria

Avenue. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property and from

the public highway or rights of way.

The property was 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.

This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of

previous asbestos surveys and associated findings thereof, e.g. Asbestos management survey or, Asbestos refurbishment and

demolition survey or, the asbestos survey predecessors including Type 2 or type 3 asbestos survey.

Page 5



Neither the whole nor any part of the Report or any reference thereto may be included in any published document, circular or statement,

or published in any way without written approval from Romans Professional Services of the form and context in which it may appear.

Page 6



B3. Summary of Construction

The Spread Eagle is a 19th-century public house constructed of solid masonry walls with a mixture of clay tile covered pitched roofs and

flat roofs with mineral felt and bitumen coverings. Internally, the ground floor is constructed of suspended concrete and the upper floors

are of a suspended timber type with mixed coverings throughout. Trade areas occupy the basement, ground and first floors and tenant

living quarters occupy the second floor.

B4. Accommodation

Basement -

Basement beer store

Ground Floor -

Bar area, gents toilets, ladies toilets

First Floor -

First floor stairs and landing, gents toilets, ladies toilets, function room, commercial kitchen and storerooms, office

Second Floor -

Upper stairs and landing, lounge, study, bedroom, front right room, domestic kitchen, bathroom

Page 7



Item Sub Element Description Initial Inspection Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

1 External

1.1 Front elevation Photographs

[ 2-3 ]

1.1.1 Rainwater

Goods

Plastic gutters and mixed metal and plastic

downpipes with no surface water

connections.

Satisfactory Condition - note

vegetation within high level

gutter.

1.1.2 Roof Multiple pitched and hipped roofs with clay

tile covering and clay hip and ridge tiles.


some slipped and damaged

roof tiles.

1.1.3 Walls Solid masonry walls with brick facing, stone

cladding, timber cladding and painted

render finishes.

Satisfactory Condition

1.1.4 Joinery Glazed timber entrance doors, multiple

timber framed casement windows and

timber fascia boards, all paint decorated.


1.1.5 Miscellaneous Satellite dish, CCTV camera, mixed

external lighting and illuminated pub

signage.

Satisfactory condition although

no formal test of these items

have been undertaken by us.

1.2 Right elevation Photographs

[ 4-6 ]

1.2.1 Rainwater

Goods

Plastic gutter, plastic hopper head, mixed

metal and plastic downpipes with surface

water gulleys and direct surface water

connections.


1.2.2 Roof Pitched roof with clay tile covering and clay

ridge tiles.


Page 8

C. Schedule of Condition.



Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

1.2.3 Walls Solid masonry walls with brick facing

finishes.


individual areas of damaged

brickwork.

1.2.4 Joinery Solid timber entrance door, boarded

entrance door and large boarded window

opening, multiple timber framed casement

windows, timber fascia and barge boards.

All reported items paint finished.


1.2.5 Miscellaneous CCTV camera, flood lights and plastic soil

and waste pipes.




1.3 Rear elevation Photographs

[ 7-11 ]

1.3.1 Rainwater

Goods

Plastic gutters, hopper heads and

downpipes with surface water gulleys.


vegetation within gutters and

loose connection to lower right

downpipe.

1.3.2 Roof Multiple pitched roofs with clay tile covering

and clay ridge tiles. 3no sections of flat

roof, two of which are covered with mineral

felt and one is covered with bitumen.


vegetation to upper flat roof.

1.3.3 Walls Solid masonry walls with brick facing

finishes. There is also a timber clad rear

entrance porch.


efflorescence to rear of left

hand downpipe.

1.3.4 Joinery Glazed timber entrance doors, timber-

framed windows, timber roof dormers,

fascia board and barge board, all paint


minor deterioration of paintwork

Page 9




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

decorated. There is also a painted metal

staircase with guarding.

to some windows and barge

boards.

1.3.5 Miscellaneous Satellite dish, CCTV camera, mixed

external lighting, security alarm sounder,

extractor equipment, balanced flue outlets,

mixed cabling and metal soil and waste

pipes.




1.3.6 Chimney 3no brick built chimneys with clay pots,

lead and copper flashing and roof mounted

bracing.


1.4 Left elevation Photographs

[ 12 ]

1.4.1 Walls Solid masonry wall with brick facing. Satisfactory Condition

1.5 Rear car park Photographs

[ 13-14 ]

1.5.1 Grounds Rear car park with tarmacadam covering

accessed by painted metal gates, featuring

bay markings and enclosed by mixed

masonry walls and timber fencing.


faded bay markings.

1.6 Rear external bar and garage store Photographs

[ 15-17 ]

1.6.1 Outbuildings Masonry constructed garage with clay tile

covered pitched roof and solid concrete

floor and an outside bar constructed of

timber with plastic covered flat roof.


Page 10




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2 Internal

2.7 Basement beer store Photographs

[ 18-21 ]

2.7.1 Ceilings Suspended concrete ceiling with painted

timber boarding finishes within the chilled

beer store.


2.7.2 Walls Solid masonry walls with masonry paint

decoration.


2.7.3 Floors Solid concrete floors with no floor

coverings.


2.7.4 Joinery Timber staircase, keg drop, solid timber

doors and mixed shelving. All doors are

paint decorated.


general wear and tear to

decoration of doors.

2.7.5 Miscellaneous Fluorescent light, switches and sockets,

electrical distribution board, smoke

detector, cabling, conduits, PIR sensor,

pipework, cellar cooling equipment and

steel sink.




2.8 Bar area Photographs

[ 22-34 ]

2.8.1 Ceilings Lath and plaster ceiling with lining paper

decoration.


2.8.2 Walls Mixed timber stud partitions and masonry

walls with plaster finishes, timber panelling,

paint decoration and ceramic tiling. There

are also 2no brick built fireplaces.


individual areas of wear and

tear to decoration.

Page 11




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.8.3 Floors Suspended concrete floor with mixed

carpet, timber boarding, ceramic tiling and

vinyl coverings. There is also non-slip vinyl

fitted to the rear of the bar.

Satisfactory Condition overall

but note individual loose and

damage ceramic floor tiles

surrounding the bar area.

2.8.4 Joinery Timber bar area with mixed shelving and

timber countertops. Mixed timber and

glazed timber access doors, multiple timber

framed casement windows, basement

hatch, fixed timber seating, timber skirting

boards, picture rails and coving. All

reported items either paint or stain finished.


individual areas of wear and

tear to some woodwork.

2.8.5 Miscellaneous Mixed ceiling and wall lights, emergency

light fitting, switches and sockets, smoke

detector, fire alarm sounder, cabling, CCTV

Camera, PIR sensor, speakers, wall

mounted TV, projector and screen, feature

fire opening, radiator, pipework and steel

sink.




2.9 Gents toilets Photographs

[ 35-38 ]

2.9.1 Ceilings Plasterboard ceiling with paint and textured

paint decoration.


deteriorated area of decoration

above entrance door.


walls with ceramic tiling.


2.9.3 Floors Suspended concrete floor with non-slip

vinyl coverings.


Page 12




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.9.4 Joinery Mixed solid timber and glazed timber doors,

timber-framed casement windows and

timber loft hatch, all paint decorated. There

is also a plastic framed casement window

to the entrance area.


minor wear and tear to

decoration of some woodwork

and minor decay to 1no timber

window frame.

2.9.5 Miscellaneous Spotlights, emergency light fitting, switches

and sockets, smoke detector, fire alarm

sounder, radiator, pipework, extractor fan,

electric hand dryer, ioniser, ceramic sink,

toilet and slab urinal.




Note, 1no electric hand dryer is

heavily rusted.

2.10 Ladies toilets Photographs

[ 39-41 ]

2.10.1 Ceilings Plasterboard ceiling with paint decoration. Satisfactory Condition


walls with paint decoration and ceramic

tiling.


minor wear and tear to paint

decoration.

2.10.3 Floors Suspended concrete floor with ceramic tile

coverings.


2.10.4 Joinery Solid timber doors, timber sink unit and

dado rails, all either paint or stain finished.


2.10.5 Miscellaneous Spotlights, emergency light fitting, switches

and sockets, speaker, fire alarm sounder,

radiator, pipework, extractor fan, electric

hand dryer, ceramic sink and toilets.




Page 13




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.11 First floor stairs and landing Photographs

[ 42-51 ]

2.11.1 Ceilings Lath and plaster ceiling with paint

decoration.

Poor Condition - note staining

and cracking to decoration.


walls with plaster finishes, timber panelling,

lining paper and paint decoration.

Poor Condition - note individual

areas of damage and

deteriorated decorations.

2.11.3 Floors Suspended timber floor with non-slip vinyl

coverings.


areas of damaged and stained

coverings including taped

repairs at joints.

2.11.4 Joinery Timber staircase with handrails, guarding

and timber stair stringers. Mixed timber fire

and non fire rated doors, timber framed

casement windows, borrowed light safety

glass, timber boarded fireplace, timber coat

hooks, skirting boards, picture rails and

coving. Most reported items paint

decorated.

Poor Condition - note

deteriorated decoration to most

doors, holes within fire rated

doors, broken overhead closers

and a cracked borrowed light

window.

2.11.5 Miscellaneous Bulkhead light, fluorescent light, emergency

light fitting, switches and sockets, electrical

distribution board, fire alarm control panel,

fire alarm call point, smoke detector, fire

alarm sounder, cabling, conduits, PIR

sensor, radiator and pipework.




Page 14




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.12 First floor gents toilets Photographs

[ 52-57 ]

2.12.1 Ceilings Lath and plaster ceiling with textured paint

decoration.

Poor Condition - note cracked,

damaged and patchy

decoration.


walls with, plaster finishes, timber

panelling, paint decoration and ceramic

tiling.


patchy decoration.


coverings.


clean required.

2.12.4 Joinery Timber panel doors, timber-framed

casement windows and timber skirting

boards, all paint decorated.


deteriorated decoration to

external window and skirting

boards.

2.12.5 Miscellaneous Bulkhead light, emergency light fitting, light

switch, electric hand dryer, radiator,

pipework, ceramic sink, toilet and urinal.




2.13 First floor ladies toilets Photographs

[ 58-61 ]


decoration.

Poor Condition - note cracked

and patchy decoration.


walls with plaster finishes, paint decoration

and ceramic tiling.


patchy and cracked decoration.

Page 15




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5


coverings.


clean required.

2.13.4 Joinery Timber panel door, timber-framed

casement windows and timber skirting

boards, all paint decorated.



windows.

2.13.5 Miscellaneous Bulkhead light, emergency light fitting, pull

cord, pipework, toilet, ceramic sink and

electric hand dryer.




2.14 Function room Photographs

[ 62-67 ]

2.14.1 Ceilings Lath and plaster ceiling with plasterboard

covering.


areas of damage and stained

decoration.

2.14.2 Walls Solid masonry walls and partitions with,

timber panelling, lining paper and paint

decoration.


deteriorated decorations

throughout.

2.14.3 Floors Suspended timber floor with timber

boarding and vinyl coverings.


2.14.4 Joinery Timber bar area with laminate worktop and

mixed shelving. Raised timber DJ platform,

timber fire rated doors, service hatch,

timber-framed casement windows, skirting

boards, picture rails, coving and boarded

fireplaces, all paint decorated.


but not damage and

deteriorated decoration to some

doors and other woodwork.

2.14.5 Miscellaneous Mixed ceiling lights, emergency light fitting,

switches and sockets, fire alarm call point,



Page 16




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

smoke detector, fire alarm sounder,

cabling, CCTV Camera, PIR sensor,

radiator, pipework and extractor fan.

have been undertaken by us. -

note 1no emergency light taped

up.

2.15 Commercial kitchen and storerooms Photographs

[ 68-73 ]


decoration.

Poor Condition - note cracking,

deteriorated paintwork and area

of patch repair.



tiling.


but note individual areas of

deteriorated paintwork,

particularly to the rear corner

where a leak appears to have

occurred and within the utility

room where there are areas of

damaged plaster.


coverings.


general clean required.

2.15.4 Joinery Solid timber fire rated and non-fire rated

doors, timber-framed casement windows,

timber serving hatch and timber pipework

boxing in, all paint decorated.


but note individual areas of

deteriorated decoration and

damage to some woodwork.

2.15.5 Miscellaneous Fluorescent light, pendant light, emergency

light fitting, switches and sockets, fire alarm

call point, smoke detector, cabling,

conduits, PIR sensor, radiator, pipework,




Page 17




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

commercial kitchen air extract equipment

and steel sink.

2.16 Office Photographs

[ 74-75 ]


decoration.


cracking above entrance door.


walls with timber cladding, lining paper and

paint decoration.


deteriorated decoration.

2.16.3 Floors Suspended timber floor with loose carpet

tile coverings.


requires general clean.

2.16.4 Joinery Solid timber fire door, sealed timber door,

timber-framed casement window, mixed

shelving, timber skirting boards and picture

rails.


2.16.5 Miscellaneous Fluorescent light, switches and sockets,

smoke detector, cabling, conduits, PIR

sensor, feature fire opening, radiator and

pipework.




2.17 Upper stairs and landing Photographs

[ 76-78 ]


decoration.

Good Condition


walls with textured paint decoration.

Good Condition

Page 18




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.17.3 Floors Suspended timber floor with mixed carpet

and vinyl coverings.


2.17.4 Joinery Timber staircase with guarding and stair

stringer. Mixed timber fire rated and non-

fire rated doors, timber-framed casement

window, timber skirting boards, picture rails

and loft hatch. All reported items paint

decorated.

Good Condition - note door to

lounge removed from hinges.

2.17.5 Miscellaneous Pendant light, switches and sockets, smoke

detector, fire alarm sounder, cabling,

radiator and pipework.




2.18 Lounge Photographs

[ 79-80 ]


decoration.

Good Condition


walls with lining paper.


2.18.3 Floors Suspended timber floor with carpet

coverings.


2.18.4 Joinery Timber-framed casement windows, timber

fireplace surround, skirting boards and

picture rails, all paint decorated.


poor decoration to windows.

2.18.5 Miscellaneous Ceiling fan light, pendant light, switches

and sockets, cabling, feature fire opening,





Page 19




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.19 Study Photographs

[ 81-82 ]


decoration.

Good Condition


walls with timber cladding and paint

decoration.

Good Condition


coverings.

Good Condition

2.19.4 Joinery Glazed timber door, timber-framed

casement windows and skirting boards all

paint decorated.


poor decoration to windows.

2.19.5 Miscellaneous Pendant light, switches and sockets,

conduits, radiator and pipework.




2.20 Bedroom Photographs

[ 83-84 ]


decoration.

Good Condition


walls with lining paper decoration.


damp to corner.


coverings.

Good Condition

Page 20




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.20.4 Joinery Timber door, timber-framed casement

windows, skirting boards and picture rails

all paint decorated.


2.20.5 Miscellaneous Ceiling fan light, switches and sockets,





2.21 Front right room Photographs

[ 85-86 ]


decoration.

Good Condition


walls with lining paper decoration and

ceramic tiling.



coverings.

Good Condition

2.21.4 Joinery Timber door, timber-framed casement

windows, skirting boards and picture rails

all paint decorated.



windows and small crack to 1no

pane.

2.21.5 Miscellaneous Pendant light, switches and sockets and

ceramic sink.




2.22 Domestic kitchen Photographs

[ 87-91 ]


decoration.


Page 21




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5



tiling.


some wear and tear to

decorations including 1no

cracked tile to splash back.

2.22.3 Floors Suspended timber floor with vinyl covering. Satisfactory Condition - note

vinyl rucking beneath

dishwasher.

2.22.4 Joinery Basic kitchen suite with laminated worktops

and mixed shelving. Timber fire door and

glazed timber non-fire rated door, timber-

framed windows and skirting boards, all

paint decorated.


but note poor condition to

elements of fitted kitchen

including rotten doors,

delamination of coverings and

missing plinth boards. The

paintwork to the window frame

is also deteriorated.

2.22.5 Miscellaneous Bulkhead light, switches and sockets,

radiator, pipework and steel sink.




2.23 Bathroom Photographs

[ 92-95 ]


decoration.




tiling.


some cracking to paintwork.

2.23.3 Floors Suspended timber floor with vinyl covering. Satisfactory Condition

Page 22




Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.23.4 Joinery Glazed timber door, timber shelving,

skirting boards and picture rails, all paint

decorated.


2.23.5 Miscellaneous Mixed ceiling and wall lights, pull cords,

electric space heater, pipework, extractor

fan, ceramic sink, toilet and steel bath.



have been undertaken by us. -

note bath panel missing, minor

crack to basin and wear and

tear to toilet seat.

Page 23



Photo 2 Photo 3 Photo 4


Page 24

D. Supplementary Photographs.




Page 25





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Photo 95

Page 39



E1. Original Document Issue

Signature

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

inspection".

Josh Thomas

Company Romans Professional Services Limited.

Address Crowthorne House, Nine Mile Ride.

Town Crowthorne County Berkshire

Postcode RG40 3GZ Phone number 02380 820110

Website www.romanssurveyors.com Fax number 02380 820119

Email [email protected]

Property

addressSpread Eagle, 267 Victoria Avenue, Southend-on-Sea, SS2 6NE

Client's

nameStar Pubs & Bars Date this report was produced 18th February 2019

Page 40

E. Declaration of document publication.


E2. Document Publication declaration.

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

Actioned by: Josh Thomas

Signature:

Page 41

E. Declaration of document publication.


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