schedule of condition · of flat roofing with bitumen felt covering and mono pitched roof with...

Schedule of Condition

Property Address: Smiths Arms

118 Neath Road

Swansea

SA8 3HB

Outlet Number: 2302497101

Document

Reference:N/A Rev.

Year 0

Document Date: 23rd July 2018

A. Document Control Sheet

B. Background Information

C. Schedule Of Condition

D. Supplementary Photographs

E. Declaration of document publication

Contents

Smiths Arms, 118 Neath Road, Swansea, SA8 3HB

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

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

property inspection programme.

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

amendments to the document and ensures that all previous versions of the report are suitably superseded.

Revision Revision Date Revision Details Reviewers Company Report Authors Name

Year 0 23rd July 2018 Initial Issue Romans Professional Services Ltd Natalie Sams

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

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.

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 23rd July 2018 and, at the time of inspection the weather was mixed conditions with some rain and,

the premises were open for business at the time of inspection.

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

identified within the photographs.

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

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

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

management plan carried out as part of this instruction.

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

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

monitored during inclement weather.

Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to 118 Neath Road.

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

public highway or rights of way.

The property was partially furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In

particular floor coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore

cannot confirm the condition of underlying floor timbers.

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

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

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



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.



B3. Summary of Construction

A public house of traditional construction with origins dating from circa 18th century with later additions.

The roof coverings are of pitched and flat construction including natural slate, corrugated cement and polycarbonate sheet and bitumen

felt coverings with a brickwork chimney stack. External walls are of rendered masonry construction, with predominantly double glazed

plastic framed windows, plastic framed and timber doors.

Internally the floors are of mixed type including suspended timber and solid floor constructions. Internal partitions comprise solid masonry

and timber stud walling, ceilings are of lath and plaster or plasterwork construction.

B4. Accommodation

Basement -

Disused basement area.

Ground Floor -

Public bar area to front left aspect, public bar and dining areas to front right including entrance lobby to front

elevation, kitchen to rear right, chilled beer store to rear including adjacent store, ladies toilet to rear left, service

corridor to rear, external walkway to gents toilet, external gents toilet to rear, external boiler room to rear.

First Floor -



Bedroom to front left aspect, bedroom to centre front, lounge to front right, kitchen to rear right, bedroom to rear,

bathroom to rear left, landing and stair to ground floor level.



Item Sub Element DescriptionInitial Inspection

Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

1 External

1.1 Front elevation Photographs

[ 2-9 ]

1.1.1 Chimney Brick built chimney with clay pots. Satisfactory Condition -

1.1.2 Rainwater

Goods

Painted, metal hopper heads, metal downpipes

and with, no surface water drainage.

Satisfactory Condition -

evidence of leaking to

joints causing corrosion.

1.1.3 Roof Pitched roof with, natural slate covering, clay

ridge tiles and lead valleys and flashings.


1.1.4 Walls Solid masonry wall with render finishes. Satisfactory Condition -

hairline cracking.

1.1.5 Joinery Double glazed plastic framed windows, glazed

plastic framed door and all items self finished.


double glazed units

breached.

1.1.6 Miscellaneous Flood lights, illuminated pub signage, non

illuminated pub signage, security alarm sounder

and cigarette bin.

Satisfactory condition

although no formal test of

these items have been

undertaken by us. - 1no

sign in poor condition

with defective light above.

1.1.7 Grounds Grounds comprise public highway only. Satisfactory Condition -

1.2 Right and rear elevations Photographs

[ 10-31 ]

1.2.1 Chimney Brick built chimney with clay pot. Satisfactory Condition -

C. Schedule of Condition.



Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

1.2.2 Rainwater

Goods

Painted, plastic and metal guttering and

downpipes and with some surface water

drainage.


some damage. Blocked

gullies.

1.2.3 Roof Pitched roof with, natural slate covering, clay

ridge tiles and lead valleys and flashings. Section

of flat roofing with bitumen felt covering and mono

pitched roof with corrugated cement sheet

covering.

Poor Condition - section

of missing/damaged slate

noted. Deterioration to

cement to ridge tiles.

Broken and slipped

slates.

1.2.4 Walls Solid masonry walls with render finishes. Satisfactory Condition -

1.2.5 Joinery Double glazed plastic framed windows, glazed

plastic framed door, timber dray doors, single

glazed timber window and adjacent panel and all

items self finished or fully decorated.


timber items generally in

poor condition.

1.2.6 Miscellaneous Satellite dish, mixed external lighting, flood lights,

illuminated pub signage, non illuminated pub

signage, security alarm sounder and plastic soil

and waste pipes.




undertaken by us. -

1.2.7 Grounds Grounds comprise a section of tarmac surfacing

providing a car parking area, open to the front

aspect with sections of timber fencing and

shrubbery forming rear boundaries. A section of

gravel surfacing provides an area for external

seating with further sheltered seating on a raised

paved patio area adjacent to building. Concrete

surfacing provides pedestrian and vehicular

Poor Condition - tarmac

surfacing deteriorating.

Gravel overgrown with

grass and weeds. No

guarding to drop from

raised area. Rear areas

generally overgrown with

weeds and brambles.




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

access to the building with small sections of

garden.

Rubbish and discarded

items to area.

1.2.8 Outbuilding -

garage

An attached masonry built structure with flat roof

and bitumen felt covering. Access is via an up

and over metal door.


1.2.9 Outbuilding -

smoking

shelter

An open sided timber framed shelter with mono

pitched roof and concrete tile covering with plastic

rainwater goods.


corrosion to post holders.

2 Internal

2.3 Disused basement area Photographs

[ 32-34 ]

2.3.1 Ceilings Plasterboard ceiling with, no plaster/decoration.

Underside of suspended concrete ground floor

slab with paint decoration.


2.3.2 Floors Solid concrete floor and masonry stair with no

floor coverings.


limited access due to

flooding.

2.3.3 Walls Mixed timber stud partitions and masonry walls

with, plaster finishes, manmade boarding and

paint decoration.


for use.

2.3.4 Joinery Timber fire rated door and reported items fully

decorated.


2.3.5 Miscellaneous Fluorescent light, pendant light, emergency light

fitting, switches and sockets, smoke detector, fire

alarm sounder, cabling, pipework and Belfast

sink.




undertaken by us. - note:




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

water pump required due

to intermittent flooding.

2.4 Ground floor public bar area to front left aspect Photographs

[ 35-39 ]

2.4.1 Ceilings Lath and plaster and plasterboard ceiling , fully

decorated including and water based paint, oil

based paint.

Good Condition -

2.4.2 Floors Suspended timber floor, timber boarding and vinyl

flooring.


worn finish to timber

flooring.


with, plaster finishes, lining paper and paint

decoration.


wear and tear noted.

2.4.4 Joinery Double glazed plastic framed windows, timber fire

rated door, skirting boards, bar servery and

display units and reported items decorated with

mixed materials.


some wear to painted

finish.

2.4.5 Miscellaneous Bulkhead light, pendant light, spot light,

emergency light fitting, switches and sockets,

smoke detector, cabling, conduits, PIR sensor,

speakers, radiator and pipework.




undertaken by us. -

2.5 Ground floor public bar and dining area to front right aspect

including entrance lobby to front elevation

Photographs

[ 40-49 ]

2.5.1 Ceilings Lath and plaster and plasterboard ceiling , fully

decorated including and water based paint, oil

based paint.


minor damage/staining.




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.5.2 Floors Solid concrete floor, carpet finish and vinyl

flooring.


worn finish to vinyl and

carpet flooring. Damage

to threshold strip.



decoration.


wear and tear noted.

Damp at low level to rear

lifting paper finish.

2.5.4 Joinery Single glazed timber framed window, double

glazed plastic framed windows, timber fire rated

doors, skirting boards, bar servery and display

units and reported items, inbuilt timber bench

seating, decorated with mixed materials.


some wear to painted

finish.

2.5.5 Miscellaneous Mixed ceiling and wall lights, emergency light

fitting, light switch, smoke detector, cabling,

conduits, electric room heater, electrical

distribution board, PIR sensor, wall mounted TV,

radiator, pipework and steel sink.




undertaken by us. -

2.6 Ground floor kitchen to rear right aspect Photographs

[ 50-54 ]

2.6.1 Ceilings Plasterboard ceiling, fully decorated including

water based paint, oil based paint.

Good Condition -

2.6.2 Floors Solid concrete floor, and vinyl flooring. Satisfactory Condition -

damage to skirting.


with, fibreboard finishes, steel cladding, plastic

cladding and paint decoration.


blackspot mould at low

level.




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.6.4 Joinery Single glazed timber framed window, timber fire

rated doors, skirting boards, decorated with paint

decoration.


rot to window frame

noted.

2.6.5 Miscellaneous Fluorescent light, emergency light fitting, switches

and sockets, electrical distribution board,

conduits, pipework, commercial kitchen air extract

equipment and steel sink.




undertaken by us. -

2.7 Ground floor chilled beer store to rear aspect including

adjacent store

Photographs

[ 55-61 ]

2.7.1 Ceilings Fibreboard ceiling, fully decorated including and



minor damage/staining.

2.7.2 Floors Solid concrete floor, and no flooring. Satisfactory Condition -

2.7.3 Walls Solid masonry walls with, plaster finishes and

paint decoration.


hairline cracking.

2.7.4 Joinery Timber fire and non fire rated doors, decorated

with paint decoration.


some damage to finishes.

2.7.5 Miscellaneous Fluorescent light, emergency light fitting, switches

and sockets, electrical distribution board, smoke

detector, fire alarm sounder, cabling, conduits,

pipework, cellar cooling equipment and steel sink.




undertaken by us. -

2.8 Ground floor ladies toilet to rear left aspect Photographs

[ 62-69 ]

2.8.1 Ceilings Timber boarded ceiling, fully decorated including



2.8.2 Floors Mixed timber and concrete floor and vinyl flooring. Satisfactory Condition -




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


with and ceramic tiling.

Poor Condition - blown/

loose/missing/cracked

tiling. Damage to paint

finish to tile skirting.

2.8.4 Joinery Single glazed timber and metal framed windows,

timber panel and flush doors, skirting boards/

boxing and reported items fully decorated.


damage to boxing.

2.8.5 Miscellaneous Bulkhead light, emergency light fitting, cabling,

radiator, pipework, extractor fan, ceramic sink and

toilets.




undertaken by us. -

2.9 Ground floor service corridor to rear aspect Photographs

[ 70-72 ]

2.9.1 Ceilings Lath and plaster ceiling, fully decorated including,

lining paper and water based paint, oil based

paint.


2.9.2 Floors Solid concrete floor and vinyl flooring. Satisfactory Condition -

soiled.



decoration.


2.9.4 Joinery Mixed fire rated and non fire rated timber doors,

skirting boards and reported items fully

decorated.


soiling.

2.9.5 Miscellaneous Bulkhead light, emergency light fitting, smoke

detector, cabling and pipework.






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


undertaken by us. -

2.10 Ground floor external walkway to gents toilet Photographs

[ 73-75 ]

2.10.1 General To the rear is an enclosed courtyard/walkway to

gents toilet with concrete surfacing and timber

framed shelter with corrugated polycarbonate

sheet roofing and plastic rainwater goods.


some cracking to

concrete surfacing.

Damage to

polycarbonate.

2.11 Ground floor external gents toilet to rear aspect Photographs

[ 76-83 ]

2.11.1 Ceilings Plasterboarded ceiling, fully decorated including

and water based paint, oil based paint.


2.11.2 Floors Concrete floor and tile flooring. Satisfactory Condition -

2.11.3 Walls Solid masonry walls with ceramic tiling. Poor Condition - blown/

missing/cracked tiling.

Blackspot mould to grout.

2.11.4 Joinery Double glazed plastic framed window, timber

panel door and reported items fully decorated.


2.11.5 Miscellaneous Bulkhead light, emergency light fitting, conduits,

pipework, extractor fan, ceramic sink, trough

urinal, and toilet.




undertaken by us. -




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.12 Ground floor external boiler room Photographs

[ 84-85 ]

2.12.1 Ceilings Plasterboarded ceiling with no finish. Satisfactory Condition -

2.12.2 Floors Concrete floor and tile flooring. Satisfactory Condition -

limited access/view.

2.12.3 Walls Solid masonry walls with plaster finish. Satisfactory Condition -

for use.

2.12.4 Joinery Timber flush door and reported items fully

decorated.


2.12.5 Miscellaneous Rose light fitting, switches and sockets, cabling,

conduits, gas boiler and pipework.




undertaken by us. -

2.13 First floor bedroom to front left aspect Photographs

[ 86-88 ]

2.13.1 Ceilings Lath and plaster ceiling, fully decorated including

textured coating and water based paint, oil based

paint.

Good Condition -

2.13.2 Floors Suspended timber floor and carpet finishes. Poor Condition - noise

and movement to

floorboards on impact.

Soiling to carpet.


with, plaster finishes and paint decoration.





Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.13.4 Joinery Double glazed plastic framed windows, timber

panel/flush doors, skirting boards and reported

items fully decorated.


2.13.5 Miscellaneous Pendant light, switches and sockets, smoke

detector, radiator and pipework.




undertaken by us. -

2.14 First floor bedroom to centre front aspect Photographs

[ 89-93 ]



paint.

Poor Condition - damage

due to last/present water

ingress.

2.14.2 Floors Suspended timber floor and carpet finishes. Satisfactory Condition -

noise and movement to

floorboards on impact.

Soiling to carpet.


with, plaster finishes and paper/paint decoration.

Poor Condition - damage

due to damp ingress.


flush door, mirrored sliding doors, skirting boards

and reported items fully decorated.


2.14.5 Miscellaneous Pendant light, switches and sockets, conduits,

smoke detector, radiator and pipework.




undertaken by us. -




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.15 First floor lounge to front right aspect Photographs

[ 94-96 ]



paint.

Good Condition -

2.15.2 Floors Suspended timber floor and timber laminate

finishes.




Good Condition -





double glazed units

breached.

2.15.5 Miscellaneous Wall lights, switches and sockets, smoke

detector, radiator.




undertaken by us. -

2.16 First floor kitchen to rear right aspect Photographs

[ 97-104 ]



paint.


hairline cracking.

Blackspot mould.

2.16.2 Floors Suspended timber floor and timber laminate

finishes.


minor damage.


with, plaster finishes, paint decoration and

ceramic tiling.


blackspot mould and

soiling/damage in areas.




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


flush door, skirting boards, fitted kitchen units with

worktops, and reported items fully decorated.



detector and steel sink.




undertaken by us. -

2.17 First floor bedroom to rear aspect Photographs

[ 105-107 ]


lining paper and water based paint, oil based

paint.

Good Condition -

2.17.2 Floors Suspended timber floor and carpet finishes. Satisfactory Condition -

Soiling to carpet.



Good Condition -





doors off hinges to

cupboards.


detector, hot water cylinder, radiator and

pipework.




undertaken by us. -




Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.18 First floor bathroom to rear left aspect Photographs

[ 108-112 ]



paint.


minor damage.

2.18.2 Floors Suspended timber floor and vinyl flooring. Satisfactory Condition - ill

fitting vinyl.


with, timber panelling, stain decoration and

ceramic tiling.


tile broken to sill.


panel door, skirting boards/boxing and reported



2.18.5 Miscellaneous Bulkhead light, light switch, radiator, pipework,

ceramic sink, toilet, acrylic bath, shower tray,

glass surround and electric shower.




undertaken by us. -

2.19 First floor landing and stair to ground floor level Photographs

[ 113-116 ]



paint.


2.19.2 Floors Suspended timber floor, timber stair and carpet

finishes. Section of vinyl to ground floor.


Soiling to carpet.


with, plaster finishes and paper/paint decoration.





Condition

Condition

Re-

inspection

No 1

Condition

Re-

inspection

No 2

Condition

Re-

inspection

No 3

Condition

Re-

inspection

No 4

Condition

Re-

inspection

No 5

2.19.4 Joinery Double glazed plastic framed window, timber

panel/flush doors, skirting boards, balustrading

and reported items fully decorated.


wear and tear.

2.19.5 Miscellaneous Pendant light, emergency light, switches and

sockets, smoke detector, electrical distribution

board, fire alarm panel, fire alarm call point, fire

sounder




undertaken by us. -



Photo 2 Photo 3 Photo 4


D. Supplementary Photographs.


Photo 116



E1. Original Document Issue

Signature

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

inspection".

Natalie Sams

Company Romans Professional Services Limited.

Address Crowthorne House, Nine Mile Ride.

Town Crowthorne County Berkshire

Postcode RG40 3GZ Phone number 02380 820110

Website www.romanssurveyors.com Fax number 02380 820119

Email [email protected]

Property

addressSmiths Arms, 118 Neath Road, Swansea, SA8 3HB

Client's

nameStar Pubs & Bars Date this report was produced 23rd July 2018

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: Natalie Sams

Signature:

E. Declaration of document publication.


schedule of condition · of flat roofing with bitumen felt covering and mono pitched roof with...

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