schedule of condition - punch pubs · emergency light fitting, power sockets, light switch, fire...
TRANSCRIPT
Schedule of Condition
Property Address: Whitnash Tavern
St Margaret's Road
Leamington Spa
CV31 2 NX
Outlet Number: 203620
Document
Reference:N/A Rev.
Document Date: 30th October 2017
A. Document Control Sheet
B. Background Information
C. Schedule Of Condition
D. Supplementary Photographs
E. Declaration of document publication
Page 2
Contents
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
This document was initially prepared by Romans Surveyors and Valuers on behalf of Punch Taverns and, subsequent to the
release of the initial document, revisions are made at regular intervals to reflects the requirements of Punch Taverns 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amendments to the document and ensures that all previous versions of the report are suitably superseded.
Page 3
A. Document Control Sheet.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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.
Page 4
B. Background Information.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
B2. Circumstances of Inspection
In accordance with instructions received from Punch Taverns, 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 30th October 2017 and, at the time of inspection the weather was dry and sunny 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 St Margaret's
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 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.
Bedrooms 3 and 1 on the first floor where unable to be inspected as they were locked with no access available.
This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of
Page 5
B. Background Information.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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.
Page 6
B. Background Information.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
B3. Summary of Construction
A two storey detached public house believed to date from circa 1950/1960 comprising of multiple pitched timber roofs covered with clay
tiles supported on cavity brickwork walls. The property has a single storey extension to the rear with a flat mineral covered roof. Windows
are of single glazed painted timber and doors are of painted timber with glazing in places.
Internally, ceilings are generally of plasterboard with some suspended style ceilings in the toilets. Walls are of solid construction with
solid concrete ground floors and suspended timber to upper floors.
There is a small children's play area and smoking shelter to the rear of the property with a large tarmac car park to the front of the
property with limited bench seating.
B4. Accommodation
Ground Floor -
Main Bar Area, Ladies WC, Gents WC, Royal Spice Takeaway, Royal Spice Takeaway Kitchen, Royal Spice
Takeaway Store Room, Bar Store Room
Basement -
Beer Cellar, Boiler Room
First Floor -
4 Bedrooms, WC, Kitchen and Pantry, Bathroom
Page 7
B. Background Information.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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 Internal
1.1 Main Bar Area Photographs
[ 2-11 ]
1.1.1 Ceilings Plasterboard ceiling , lath
and plaster ceiling, fully
decorated including lining
paper.
Satisfactory Condition - isolated patch repairs
evident to left hand side. Damp staining to ceiling
adjacent cellar door.
1.1.2 Walls Solid masonry walls and
partitions with, vinyl wall
coverings, timber
panelling and paint
decoration.
Satisfactory Condition - recently decorated.
1.1.3 Floors Solid concrete floor, vinyl
flooring, quarry tiling and
carpet finishes.
Satisfactory Condition - wear to timber flooring,
wear to vinyl flooring and tears/damage adjacent
to left bar entrance. Damaged vinyl also noted to
right hand side of bar.
1.1.4 Joinery Single glazed timber
windows, timber fire rated
door, skirting boards,
architraves and reported
items fully decorated.
Satisfactory Condition - recently decorated.
1.1.5 Miscellaneous Bulkhead light, spot light,
emergency light fitting,
power sockets, smoke
detector, speakers, wall
mounted TV, radiator,
Satisfactory condition although no formal test of
these items have been undertaken by us.
Page 8
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
steel sink and ceramic
sink.
1.2 Bar Store Photographs
[ 12-16 ]
1.2.1 Ceilings Plastered ceiling and fully
decorated.
Satisfactory Condition - isolated missing paint
adjacent light.
1.2.2 Walls Mixed timber stud
partitions and masonry
walls with, plaster finishes
and paint decoration.
Satisfactory Condition - deteriorating decorations
and soiling.
1.2.3 Floors Solid concrete floor and
vinyl flooring.
Satisfactory Condition - aged and soiled.
1.2.4 Joinery Timber fire rated door and
reported items fully
decorated.
Satisfactory Condition - scuffs and marks to
decorations.
1.2.5 Miscellaneous Fluorescent light and
power sockets.
Satisfactory condition although no formal test of
these items have been undertaken by us.
1.3 Beer cellar and staircase Photographs
[ 17-25 ]
1.3.1 Ceilings Concrete soffit fully
decorated.
Satisfactory Condition -isolated mould and
soiling, hole to staircase where fitting removed.
1.3.2 Walls Solid masonry walls and
partitions with paint
decoration.
Satisfactory Condition - isolated soiling and
scuffed decorations adjacent to dray drop.
Page 9
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.3.3 Floors Solid concrete floor and
no floor coverings.
Satisfactory Condition - aged cross cracking.
Nosings to steps are damaged.
1.3.4 Joinery Timber fire rated door and
reported items fully
decorated.
Poor Condition - main door into cellar has holes
to lock location where original doorknobs
removed and, no lock mechanism. Scuffed and
marked decorations.
1.3.5 Miscellaneous Bulkhead light,
emergency light fitting,
power sockets, electrical
distribution board, smoke
detector, fire alarm call
point, cellar cooling
equipment and Belfast
sink.
Satisfactory condition although no formal test of
these items have been undertaken by us. -
heavily worn finish inside belfast sink.
1.4 Boiler Room Photographs
[ 26-32 ]
1.4.1 Ceilings Concrete soffit, painted. Satisfactory Condition - patchy paint finish.
Isolated holes where pipework passes through
ceiling however this is fire stopped.
1.4.2 Walls Solid masonry walls and
partitions with paint
decoration.
Satisfactory Condition - flaking paint behind
boiler.
1.4.3 Floors Solid concrete floor and
no floor coverings.
Satisfactory Condition - cracked boiler plinth.
1.4.4 Joinery Timber fire rated doors. Satisfactory Condition - no door knob to main
door.
Page 10
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.4.5 Miscellaneous Bulkhead light,
emergency light fitting,
light switch and gas
boiler.
Satisfactory condition although no formal test of
these items have been undertaken by us. - aged
boiler, detached cover panel.
1.5 Royal Spice Take Away Photographs
[ 33-43 ]
1.5.1 Ceilings Overlaid with polystyrene
ceiling tiles.
Satisfactory Condition
1.5.2 Walls Solid masonry walls and
partitions with, vinyl wall
coverings and paint
decoration.
Satisfactory Condition - two cut out holes over
arches.
1.5.3 Floors Solid concrete floor, vinyl
flooring, ceramic tiling and
carpet finishes.
Satisfactory Condition - worn carpet adjacent
servery.
1.5.4 Joinery Single glazed timber
windows, timber fire rated
door, timber counter,
timber panel door, skirting
boards and dado rail.
Satisfactory Condition - gap around external
door, missing smoke seals to internal corridor
door, flaking paint and soiling to door leading to
storage area. Damaged laminate top to servery
counter.
1.5.5 Miscellaneous Rose light fitting, spot
light, feature wall lights,
emergency light fitting,
power sockets, light
switch, fire alarm call
point, wall mounted TV,
radiator and steel sink.
Satisfactory condition although no formal test of
these items have been undertaken by us.
Page 11
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.6 Royal Spice Take Away Kitchen Photographs
[ 44-53 ]
1.6.1 Ceilings Plasterboard ceiling and
fully decorated.
Satisfactory Condition - isolated board joint
cracking.
1.6.2 Walls Solid masonry walls and
partitions with ceramic
tiling.
Satisfactory Condition - old fixing holes generally.
Isolated cracked wall tiles.
1.6.3 Floors Solid concrete floor and
ceramic tiling.
Satisfactory Condition - one damaged tile to rear.
1.6.4 Joinery Timber fire rated door and
reported items fully
decorated.
Satisfactory Condition - missing beads to glazed
vision panel, damaged closing edge and damage
around lock. Damaged door frame to external
door.
1.6.5 Miscellaneous Fluorescent light,
emergency light fitting,
power sockets, light
switch, fire alarm call
point, smoke detector,
commercial kitchen air
extract equipment, steel
sink and ceramic sink.
Satisfactory condition although no formal test of
these items have been undertaken by us.
1.7 Royal Spice Take Away Store Photographs
[ 54-63 ]
1.7.1 Ceilings Plasterboard ceiling and
fully decorated.
Satisfactory Condition - yellowed decorations, cut
out hole, nail head pops.
Page 12
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.7.2 Walls Solid masonry walls and
partitions with, vinyl wall
coverings and paint
decoration.
Satisfactory Condition - patchy and soiled
decorations.
1.7.3 Floors Solid concrete floor and
vinyl flooring. Carpet to
lobby.
Satisfactory Condition - however aged and
scratched generally. Heavily worn lobby carpet.
1.7.4 Joinery Single glazed timber
windows, timber fire rated
door, skirting boards and
dado rail.
Satisfactory Condition - soiled and scuffed
decorations, isolated flaking paint to windows, 2
cracked panes of glass.
1.7.5 Miscellaneous Fluorescent light,
emergency light fitting,
power sockets, light
switch, electrical
distribution board, smoke
detector and radiator.
Satisfactory condition although no formal test of
these items have been undertaken by us.
1.8 Gents WC Photographs
[ 64-71 ]
1.8.1 Ceilings Suspended ceiling with
thermoplastic tiles.
Satisfactory Condition - isolated fixing holes and
soiling.
1.8.2 Walls Solid masonry walls and
partitions with ceramic
tiling.
Satisfactory Condition
1.8.3 Floors Solid concrete floor and
ceramic tiling.
Satisfactory Condition - white staining in places.
Page 13
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.8.4 Joinery Single glazed timber
windows and timber fire
rated door.
Satisfactory Condition - door binds on frame.
Cubicle door cannot be locked.
1.8.5 Miscellaneous Bulkhead light, spot light,
emergency light fitting,
smoke detector, radiator,
ceramic sink, toilet and
slab urinal.
Satisfactory condition although no formal test of
these items have been undertaken by us. -
isolated rusting to urinal and radiator. Mould to
sink mastic.
1.9 Ladies WC Photographs
[ 72-79 ]
1.9.1 Ceilings Suspended ceiling with
thermoplastic tiles.
Satisfactory Condition - isolated fixing holes and
damage to tiles and grid.
1.9.2 Walls Solid masonry walls and
partitions with ceramic
tiling.
Satisfactory Condition
1.9.3 Floors Solid concrete floor and
ceramic tiling.
Satisfactory Condition - isolated white staining.
1.9.4 Joinery Single glazed timber
windows, timber non fire
rated door, timber fire
rated door and reported
items fully decorated.
Satisfactory Condition - isolated worn paint to
cubicle doors, left cubicle window has broken
casement stay.
1.9.5 Miscellaneous Spot light, emergency
light fitting, smoke
detector, ceramic sink
and toilet.
Satisfactory condition although no formal test of
these items have been undertaken by us.
Page 14
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.10 Toilet Lobby Photographs
[ 80-86 ]
1.10.1 Ceilings Plastered ceiling , fully
decorated including lining
paper.
Satisfactory Condition - isolated old fixing holes.
1.10.2 Walls Solid masonry walls and
partitions with, timber
panelling, vinyl wall
coverings and paint
decoration.
Satisfactory Condition - recently decorated.
1.10.3 Floors Solid concrete floor and
carpet finishes.
Satisfactory Condition
1.10.4 Joinery Timber fire rated door,
timber panel door, skirting
boards and dado rail.
Satisfactory Condition - bar door and toilet doors
do not pull closed properly, and require
adjustment.
1.10.5 Miscellaneous Bulkhead light,
emergency light fitting,
electrical distribution
boards, smoke detector
and radiator.
Satisfactory condition although no formal test of
these items have been undertaken by us. -
1.11 Bedroom (4) Photographs
[ 87-92 ]
1.11.1 Miscellaneous Rose light switch, power
sockets, light switch and
radiator.
Satisfactory condition although no formal test of
these items have been undertaken by us.
Page 15
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.11.2 Ceilings Lath and plaster ceiling,
fully decorated including
lining paper.
Satisfactory Condition - isolated hairline cracks.
1.11.3 Walls Solid masonry walls and
partitions with, plaster
finishes and paint
decoration.
Satisfactory Condition.
1.11.4 Floors Suspended timber floor
and carpet finishes.
Satisfactory Condition
1.11.5 Joinery Single glazed timber
windows, timber fire rated
door, skirting boards,
dado rail and reported
items fully decorated.
Satisfactory Condition - deteriorating decorations
to windows, missing casement stay to window.
1.12 Bedroom (2) Photographs
[ 93-98 ]
1.12.1 Ceilings Lath and plaster ceiling,
fully decorated including
lining paper.
Satisfactory Condition - isolated hairline cracks.
1.12.2 Walls Solid masonry walls and
partitions with, plaster
finishes and paint
decoration.
Satisfactory Condition
1.12.3 Floors Suspended timber floor
and carpet finishes.
Satisfactory Condition
Page 16
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.12.4 Joinery Single glazed timber
windows, timber fire rated
door, skirting boards and
reported items fully
decorated.
Satisfactory Condition - flaking paint to windows,
missing casement stay to window.
1.12.5 Miscellaneous Rose light fitting, power
sockets, light switch and
radiator.
Satisfactory condition although no formal test of
these items have been undertaken by us.
1.13 Bathroom Photographs
[ 99-104 ]
1.13.1 Ceilings Plasterboard ceiling and
fully decorated.
Satisfactory Condition - isolated hairline cracking
and mould.
1.13.2 Walls Solid masonry walls and
partitions with, plaster
finishes, paint decoration
and ceramic tiling.
Satisfactory Condition - hairline plaster cracks
and mould, peeling finish to tiling.
1.13.3 Floors Suspended timber floor
and ceramic tiling.
Satisfactory Condition
1.13.4 Joinery Single glazed timber
windows, timber non fire
rated door, skirting boards
and reported items fully
decorated.
Satisfactory Condition - flaking paint and rot to
window, cracked pane of glass.
1.13.5 Miscellaneous Bulkhead light, light
switch, radiator, ceramic
sink and steel bath.
Satisfactory condition although no formal test of
these items have been undertaken by us.
Page 17
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
1.14 Kitchen and Pantry Photographs
[ 105-115 ]
1.14.1 Ceilings Plasterboard ceiling and
fully decorated.
Satisfactory Condition - isolated hairline cracking.
1.14.2 Walls Solid masonry walls and
partitions with, vinyl wall
coverings and paint
decoration.
Satisfactory Condition
1.14.3 Floors Suspended timber floor
and carpet finishes.
Satisfactory Condition - cracked floor tiles
beneath carpet, carpet worn.
1.14.4 Joinery Single glazed timber
windows, timber non fire
rated door and skirting
boards.
Satisfactory Condition - no door to kitchen, poor
decorations to window and missing beading to
glass.
1.14.5 Miscellaneous Rose light fitting, power
sockets, light switch,
smoke detector, radiator,
range of kitchen units,
boiler and steel sink.
Satisfactory condition although no formal test of
these items have been undertaken by us. -basic
kitchen.
1.15 FF Toilet Photographs
[ 116-118 ]
1.15.1 Ceilings Plasterboard ceiling and
fully decorated.
Satisfactory Condition
1.15.2 Walls Solid masonry walls and
partitions with, plaster
Satisfactory Condition - isolated hairline cracking.
Page 18
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
finishes and paint
decoration.
1.15.3 Floors Suspended timber floor
and ceramic tiling.
Satisfactory Condition
1.15.4 Joinery Single glazed timber
windows, timber non fire
rated door and skirting
boards.
Satisfactory Condition - broken casement stay to
window.
1.15.5 Miscellaneous Rose light fitting, light
switch, radiator and toilet.
Satisfactory Condition although no formal test of
these items have been undertaken by us.
1.16 FF Landing and Staircase Photographs
[ 119-129 ]
1.16.1 Ceilings Lath and plaster ceiling,
fully decorated including
lining paper.
Satisfactory Condition - hairline cracking.
1.16.2 Walls Solid masonry walls and
partitions with, plaster
finishes and paint
decoration.
Satisfactory Condition
1.16.3 Floors Suspended timber floor
and carpet finishes.
Satisfactory Condition - worn and stained carpet.
1.16.4 Joinery Single glazed timber
windows, timber fire rated
door, skirting boards,
timber stairs with solid
Satisfactory Condition - isolated damage to airing
cupboard door.
Page 19
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
guarding and reported
items fully decorated.
1.16.5 Miscellaneous Rose light fitting,
emergency light fitting,
power sockets, light
switch, electrical
distribution board, fire
alarm control panel, fire
alarm call point, smoke
detector and radiator.
Satisfactory condition although no formal test of
these items have been undertaken by us.
2 External
2.17 Rear Elevation Photographs
[ 130-153 ]
2.17.1 Roof Flat roof with mineral felt
covering.
Satisfactory Condition - however evidence of
patch repairs around kitchen extract duct and
isolated tile debris/cables.
2.17.2 Roof Multiple pitched roofs
with, clay tile covering
and clay ridge tiles.
Satisfactory Condition - isolated moss and lichen.
2.17.3 Chimney Brick built chimney with
possible asbestos cement
flue.
Satisfactory Condition - isolated vegetation
growth and eroded pointing.
2.17.4 Rainwater
Goods
Painted, metal gutters,
metal downpipes with,
surface water gullies.
Satisfactory Condition - recently painted.
Page 20
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
2.17.5 Walls Cavity masonry wall with
brick facing.
Satisfactory Condition - isolated old fixing holes,
isolated eroded pointing, white staining to single
storey extension, paint soiling to rear of royal
spice kitchen wall.
2.17.6 Joinery Single glazed timber
windows, timber flush
door, timber panel door
and reported items fully
decorated.
Satisfactory Condition - doors recently painted,
windows recently painted.
2.17.7 Miscellaneous Mixed external lighting,
satellite dish.
Satisfactory condition although no formal test of
these items have been undertaken by us.
2.17.8 Grounds Beer garden of tarmac
with rubber mats, artificial
grass play area, brick
boundary walls, timber
gates, timber smoking
shelter.
Satisfactory Condition - pot holes in tarmac
hence the mats, isolated spalled bricks to walls,
isolated missing coping stones and cracking to
boundary walls, isolated grass/vegetation growth
around perimeter of tarmac areas.
2.18 Front Elevation Photographs
[ 154-177 ]
2.18.1 Miscellaneous Illuminated pub signage,
satellite dish, mixed
external lighting.
Satisfactory condition although no formal test of
these items have been undertaken by us.
2.18.2 Grounds Tarmacadam car park,
crazing paving adjacent to
front entrance door, brick
planter with swing style
Satisfactory Condition - however general grass
growth to path, broken paving to front entrance.
Page 21
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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
illuminated pub sign,
crazy paved path.
2.18.3 Chimney Brick built chimney with
possible asbestos cement
flue.
Satisfactory Condition - isolated vegetation
growth and eroded pointing.
2.18.4 Roof Multiple pitched roofs
with, clay tile covering
and clay ridge tiles.
Satisfactory Condition - isolated moss and lichen,
isolated slipped, missing and broken roof tiles.
2.18.5 Rainwater
Goods
Painted, metal gutters,
metal downpipes and
plastic gutters and
downpipes with, surface
water gullies.
Satisfactory Condition - recently painted. The
gutter to the single storey porch roof is deformed.
2.18.6 Walls Cavity masonry wall with
brick facing.
Satisfactory Condition - isolated old fixing holes,
isolated eroded pointing, vertical crack below
ground floor right hand bar window between bay
windows, soiled brickwork to side of same
window, evidence of former signage.
2.18.7 Joinery Single glazed timber
windows, timber flush
door, timber panel door
and reported items fully
decorated.
Satisfactory Condition - doors recently painted,
windows recently painted. However, isolated rot
noted to ground floor right hand bay window and
to left hand end first floor window, glass
replacements obvious due to patched putty
repairs, isolated deteriorating decorations to The
Royal Spice entrance door/threshold at low level.
Page 22
C. Schedule of Condition.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
Photo 2 Photo 3 Photo 4
Photo 5 Photo 6 Photo 7
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 11 Photo 12 Photo 13
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 23 Photo 24 Photo 25
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 29 Photo 30 Photo 31
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 41 Photo 42 Photo 43
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 47 Photo 48 Photo 49
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 53 Photo 54 Photo 55
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 59 Photo 60 Photo 61
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D. Supplementary Photographs.
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Photo 65 Photo 66 Photo 67
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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D. Supplementary Photographs.
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 83 Photo 84 Photo 85
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 89 Photo 90 Photo 91
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D. Supplementary Photographs.
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Photo 95 Photo 96 Photo 97
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D. Supplementary Photographs.
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Photo 101 Photo 102 Photo 103
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D. Supplementary Photographs.
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Photo 107 Photo 108 Photo 109
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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Photo 113 Photo 114 Photo 115
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D. Supplementary Photographs.
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D. Supplementary Photographs.
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Photo 125 Photo 126 Photo 127
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D. Supplementary Photographs.
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D. Supplementary Photographs.
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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D. Supplementary Photographs.
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Photo 149 Photo 150 Photo 151
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D. Supplementary Photographs.
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D. Supplementary Photographs.
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D. Supplementary Photographs.
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Photo 167 Photo 168 Photo 169
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D. Supplementary Photographs.
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Photo 173 Photo 174 Photo 175
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D. Supplementary Photographs.
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D. Supplementary Photographs.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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".
Gemma Templeman
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
addressWhitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
Client's
namePunch Taverns Date this report was produced 30th October 2017
Page 53
E. Declaration of document publication.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX
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: Gemma Templeman
Signature:
Page 54
E. Declaration of document publication.
Whitnash Tavern, St Margaret's Road, Leamington Spa, CV31 2 NX