1Schedule of Repair Responsibilities

SCHEDULE OF REPAIR RESPONSIBILITIES

2

1. FULLY REPAIRING LEASES

Normally an SP&B Fully Repairing and Insuring (FRI) lease is based on the principle of ‘put and keep’. This is a term used when an ingoing lessee agrees to take the pub in its current condition, to put it into good condition and keep it that way.

It also requires the lessee to renew any part of the property if repair is impractical.

Non-fully repairing leases place obligations on you, the lessee, to ‘put’ and ‘keep’ in good repair certain, specifi ed items. Your obligations to repair and maintain the property under a non-fully repairing lease are summarised as follows:

2. NON-FULLY REPAIRING LEASES

3Schedule of Repair Responsibilities

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Air conditioning equipment (including cassettes)

Maintenance and repairs Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Acoustic control equipment (electric limiters)

Repair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Back counters and backfi ttingsMaintenance repairs and decoration Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

BoilersServicing / maintenance SP&B (recharged to Lessee) SP&B (recharged to Lessee) SP&B (recharged to Lessee)

Replacement when life expired SP&B SP&B SP&B

Bollards and car park walls Repairs and maintenance Lessee SP&B SP&B

Bottle coolersRepairs maintenance and replacement when life expired Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Burglar alarms (all components)Repair & Maintenance Lessee Lessee Lessee

Replacement when system life expired Lessee Lessee SP&B

Car parksSurface, e.g. tar macadam - major repairs, SP&B SP&B SP&B

Relining, tidying and clearing weeds Lessee Lessee Lessee

CeilingsRepairs Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Cellar

Cooling plant repairs and maintenance SP&B (recharged to Lessee) SP&B (recharged to Lessee) SP&B (recharged to Lessee)

Cooling plant replacement, including major parts SP&B SP&B SP&B

Flaps (external and internal) repairs Lessee SP&B SP&B

Floor repairs SP&B SP&B SP&B

4

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Central heating (major parts including pump & controls, etc.)

Repairs and maintenance Lessee SP&B SP&B

Replacement when life expired SP&B SP&B SP&B

Cess pits

Emptying Lessee Lessee Lessee

All repairs Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Chimneys / fl uesPots, stacks liners, etc. – replacement SP&B SP&B SP&B

Cleaning and sweeping Lessee Lessee Lessee

Circuit breakers, distribution boards, fuse boards, etc. All work (excluding fuses) SP&B SP&B SP&B

Cisterns, tanks, etc.

Cold water tank, replacement when life expired SP&B SP&B SP&B

Cold water tank lagging Lessee Lessee Lessee

Minor repairs, including handles, ball valves, etc. Lessee Lessee Lessee

CCTVRepair service & maintenance Lessee Lessee Lessee

Replace when life expired Lessee Lessee SP&B

Coff ee machinesRepair service & maintenance Lessee Lessee Lessee

Replace when life expired Lessee Lessee SP&B

Concrete

Paving slabs -, repairs, replacement and levelling Lessee SP&B SP&B

Floor structure – all repairs SP&B SP&B SP&B

Levelling screeds for fl oor fi nishes Lessee Lessee Lessee

Cracks

Plaster cracks Lessee Lessee Lessee

Decoration and plaster Lessee Lessee Lessee

Structural cracks in brickwork, stone or render SP&B SP&B SP&B

5Schedule of Repair Responsibilities

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Cupboards & shelving All types (fi xed or movable) repairs and replacement Lessee Lessee Lessee

Cylinders

Hot water cylinder replacement when life expired SP&B SP&B SP&B

Hot water cylinder repairs & maintenance Lessee Lessee Lessee

Hot water cylinder lagging Lessee Lessee Lessee

Damp Rising damp remedial works SP&B SP&B SP&B

Damp courses Repairs SP&B SP&B SP&B

Roof decking (beneath roof covering) Replacement SP&B SP&B SP&B

Decoration Internal Lessee Lessee Lessee

Doors

External – replace when life expired SP&B SP&B SP&B

External where weather damaged SP&B SP&B SP&B

External all other repairs Lessee Lessee Lessee

Internal repairs, re-hanging, and replacement Lessee Lessee Lessee

Draught proofi ng Lessee Lessee Lessee

Ironmongery repairs and renewals Lessee Lessee Lessee

Double/Secondary glaszing Repairs and replacement Lessee Lessee Lessee

DownpipesRepairs & maintenance Lessee Lessee Lessee

Un-blocking Lessee Lessee Lessee

6

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Drains

Un-blocking Lessee Lessee Lessee

Collapse damage, major dislodgement remedial work SP&B SP&B SP&B

Internal and external drain jet cleaning and un-blocking Lessee Lessee Lessee

Gullies - un-blocking (including in car parks) Lessee Lessee Lessee

Drain and manhole replacement, drain relining, major repairs SP&B SP&B SP&B

Grease traps - maintenance, cleaning, emptying Lessee Lessee Lessee

Dry rot/ timber infestation All works SP&B SP&B SP&B

Electric consumablesBulbs, fuses, starters, fl exes, plug, switches, sockets etc. Lessee Lessee Lessee

Mains wiring, distribution boards, ring mains. SP&B SP&B SP&B

Electric heating appliances All repairs, maintenance and replacement Lessee Lessee Lessee

Emergency lighting

Mains wiring SP&B SP&B SP&B

Wiring repairs SP&B SP&B SP&B

Fittings and controls repair & maintenance Lessee Lessee Lessee

Fittings and controls replacement when life expired Lessee Lessee SP&B

Provision of batteries Lessee Lessee Lessee

Fans

Extractor and window fan repairs & maintenance Lessee Lessee Lessee

Provision and installation of new fans (excluding window fans and kitchen extractors) SP&B SP&B SP&B

Flat roofi ng Flat roof defective roof coverings repairs / replacement Lessee SP&B SP&B

7Schedule of Repair Responsibilities

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Fences Repairs Lessee SP&B SP&B

Fire escapes

Replacement when life expired SP&B SP&B SP&B

Fixed stairways – repairs SP&B SP&B SP&B

Folding ladders –repairs Lessee SP&B SP&B

Fire alarmsRepairs, service & maintenance (except wiring) Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Fire fi ghting equipmentRepairs, service & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

FireplacesFirebacks, hearths, mantles, surrounds,– repairs Lessee Lessee Lessee

Firebacks, hearths, mantles, surrounds,– replacement when life expired Lessee Lessee SP&B

Fixed SeatingAll timber framing and upholstery repairs and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Floodlighting (external)Lamp replacement Lessee Lessee Lessee

Wiring/fi ttings repair & replacement SP&B SP&B SP&B

Flooring Covering – Vinyl and carpetRepairs & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

FloorsConcrete screeds - all repairs and replacement SP&B SP&B SP&B

Floorboard repairs Lessee Lessee Lessee

Foundations (structural) All works SP&B SP&B SP&B

FurnitureRepairs & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee Lessee

8

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Gardens All works Lessee Lessee Lessee

GasPipes - minor repairs Lessee Lessee Lessee

Pipes - replacement when life expired SP&B SP&B SP&B

Glass/Glazing Re-glazing (all, internal and external) Lessee Lessee Lessee

Glass wash machinesRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

GuttersUnblocking and repairs Lessee Lessee Lessee

Decoration (weather damaged) SP&B SP&B SP&B

Hand driersRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Healing appliciances (except central heating) Repairs and replacement Lessee Lessee Lessee

Ice making machineRepair, service & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Immersion heatersService, repair & maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Lifts & hoistsReplacement when life expired SP&B SP&B SP&B

Service, repairs & maintenance Lessee Lessee Lessee

9Schedule of Repair Responsibilities

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Internal light fi ttings (including decorative lighting)

Repair & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Replacement of lamps Lessee Lessee Lessee

Locks & latches All repairs and replacements Lessee Lessee Lessee

Music systems (background only)Repair & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Patio heater & jumberellas (fi xed not portable)

Repair & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Partitions Blockwork and stud - all repairs (including plaster) Lessee Lessee Lessee

Plaster All repairs Lessee Lessee Lessee

Play equipment (including matting and protection)

Repair service & maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Pointing External Pointing SP&B SP&B SP&B

Pumps – sewage (excluding sump pumps)

Repairs, service and maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

RadiatorsReplacement when life expired SP&B SP&B SP&B

Repairing leaks, etc. Lessee Lessee Lessee

Rising mainsReplacement when life expired SP&B SP&B SP&B

Repairs Lessee Lessee Lessee

10

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Roofi ng (structure)Repairs SP&B SP&B SP&B

Replacement when life expired SP&B SP&B SP&B

Roof coverings Slates, tiles, felt, asphalt, etc. – repairs, replacement Lessee SP&B SP&B

Roof lights Repairs / reglazing Lessee Lessee Lessee

Septic tanksEmptying repairs and maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Sewage treatment plant & equipment

Emptying repairs and maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Sanitary fi ttingsReplacement when life expired SP&B SP&B SP&B

Repairs and maintenance Lessee Lessee Lessee

Signs (external)

Replacement when life expired SP&B SP&B SP&B

All repairs and decoration SP&B SP&B SP&B

Cleaning and maintenance Lessee Lessee Lessee

Replacement tubes, lamps, switches, etc. Lessee Lessee LesseeSigns (internal) All repairs, decoration and replacement Lessee Lessee Lessee

Sound Insulation All repairs Lessee Lessee Lessee

StaircasesAll major repairs / replacement SP&B SP&B SP&B

Treads, banisters handrails, etc. - minor repairs Lessee Lessee Lessee

Sump pumpsRepair, service and maintenance (including cleaning and unblocking) Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Thermal insulation Provision & replacement Lessee Lessee Lessee

11Schedule of Repair Responsibilities

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

ThermostatsRepairs and maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Tiles (ceramic fl oor and wall) Replacement / repair Lessee Lessee Lessee

WallsLoad bearing – repair & maintenance SP&B SP&B SP&B

Boundary and other – repair & maintenance Lessee SP&B SP&B

W.C.s See sanitary fi ttings

Windows

Frames, casements, sills, etc. - weather damage repair SP&B SP&B SP&B

Frames, casements, sills, etc. – all other damage repair

Lessee SP&B SP&B

Sash cords, window furniture, catches, etc. -repair/replacement

Lessee Lessee Lessee

12

Item Nature of Works Responsibility(Occupation before Jan 2013)

Responsibility(Occupation after Jan 2013)

Responsibility(Occupation after Jan 2015)

Canopies & extract systemsRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Chargrills & standsRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Contact grillsRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Other grills & salamandersRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Carvery unitsRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Counter & display units (heated or refrigerated)

Repair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

DishwashersRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Fryers (fl oor mounted)Repair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Gantry units (including hot cupboards)

Repair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Ranges & ovens (commercial)Repair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Refrigeration inc. freezers (tall & under counter)

Repair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Walk-in refrigeration inc. freezersRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired Lessee Lessee SP&B

Stainless steel sinks and benchesRepair, service and maintenance Lessee Lessee Lessee

Replacement when life expired SP&B SP&B SP&B

Catering Kitchen Plant & Equipment

13Schedule of Repair Responsibilities

Star Pubs & Bars Limited3 – 4 Broadway ParkSouth GyleEdinburghEH12 9JZ