Schedule of Condition
Property Address: Queens Hotel
141 Elliott Street
Manchester
M29 8FL
Property Reference Number:
2302169101
Document Reference:
DB/KMC/jkw Rev.
Survey Date: 19th June 2018
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
A. Document Control Sheet.
This document was initially prepared by Brownill Vickers Limited on behalf of Star Pubs & Bars and, subsequent to the release of the initial document, revisions
are made at regular intervals to reflect the requirements of Star Pubs and Bars’ property inspection programme.
This section of the report provides details of the document status and details of whom and which company has carried out amendments to the document and
ensures that all previous versions of the report are suitably superseded.
Revision Revision
Date Details of revision Reviewers Company Report Authors Name.
Pag
e1
B. Contents
A. Document Control Sheet.
B. Contents
C. Preliminaries
D. Property Details
E. Survey Methodology
F. Executive Summary
G. Schedule of Condition
H. Supplementary Photographs
I. Declaration of document publication
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
C. Preliminaries
Name of company completing the schedule of condition
Brownill Vickers
Chartered Surveyors, Valuers & Property Agents
82 Queen Street, Sheffield, S1 2DW.
Tel: 0114 290 3306
www.brownillvickers.com
Name of Surveyor who completed the schedule
Mr Denzil R Booth MRICS BSc (Hons) Dip DEA Dip Arb
For and on behalf of Brownill Vickers Tel: 0114 290 3306
Date of site visit
19th June 2018
Date of issue
29th June 2018
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
D. Property Details
Summary of Construction:
The main two storey public house building has a pitched roof structure overlaid with slate roof covering with chimney stacks
located above the main public house to the front and rear elevations. The external guttering systems around the premises consist of a combination of uPVC guttering and metal downpipe installation which terminates at ground floor level. The
external walls around the premises are primarily constructed in masonry brickwork with mortar pointed finishes. The external
window frames and door frames around the public house consist of timber panel doors and single and double glazed casement
window frame installations. No designated public car parking is located within the boundaries of the public house premises.
Accommodation:
The ground floor accommodation within the public house consist of entrance porch, main bar area including bar servery,
ladies’ w.c.’s, gent’s w.c. and small rear pool table area. A small landing leads to basement cellars located below the main
public house. The accommodation within the first floor of the public house consists of hall, stairs and landing that lead to
kitchen, bathroom, lounge and various bedrooms.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
E. Survey Methodology
1. Description
In accordance with instructions received from Messer Star Pubs and Bars, Brownill Vickers Limited have carried out an
inspection of the subject premises to provide a Schedule of Condition.
At the time of inspection, the weather was sunny and part cloudy.
The premises were open for business.
2. Orientation
Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to Elliott
Street. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property
and from the public highway or rights of way.
3. Limitations
Brownill Vickers Limited undertake a non-destructive visual inspection, this means we do not take up carpets, floor coverings
or floorboards, move furniture or, remove the contents of cupboards. Additionally, we do not remove secured panels or undo
electrical fittings etc. We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if
necessary, from neighbouring public property and with the help of binoculars, close examination may reveal defects not visible
from a ground level vantage point.
We do not inspect the roof structure from inside the roof space. We are not able to assess the condition of the inside of any
chimney, boiler or other flues. We do not report on the cost of any work to put right defects or make recommendations on
how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive. The property was fully
furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor
coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore
cannot confirm the condition of underlying floor timbers.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Fixtures and fittings, including all floor coverings, do not form part of the freehold. We assume that fixtures and fittings will be
valued as part of a fixtures and fittings inventory and separately assessed independent of this report.
It was not possible to inspect those parts of the property which were covered or unexposed at the time of the inspection and
therefore, we are unable to guarantee that some parts are free from defect.
No tests were carried out to any of the service installations, plant or beneath ground drainage neither was an asbestos survey
/ management plan carried out as part of this instruction. As it was not raining at the time of the inspection it was not
possible to confirm that the rainwater installations were blocked.
This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain if a Type 2 or
type 3 asbestos survey has been conducted and the findings thereof. Neither the whole nor any part of the Report or any
reference thereto may be included in any published document, circular or statement, or published in any way without written
approval from Brownill Vickers Limited of the form and context in which it may appear.
Some of the hard-landscaped areas around the site were covered with mosses, lichens, overgrown grasses, foliage and bushes
which limited visibility of the underlying surfaces.
Build-up of mosses, lichens and plants are common on poorly maintained roof coverings. These can cover underlying defects
to these surfaces.
Limited access was only available to the various boundaries around the site due to the premises being located adjacent to
private property and due to the presence of various over grown grasses, foliage, trees and bushes around and within the site.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
4. Condition
Condition Rating
Definition
3 - Good Condition
Reported elements had no apparent defects, being clean and well maintained, element
is likely to offer a long serviceable life.
2 - Satisfactory Condition Reported element presented in a serviceable condition with some of wear and tear or
minor damage but not requiring immediate attention.
1 - Poor Condition Reported element in a deteriorated condition or with disrepair evident, likely to require
substantial repair or replacement.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
F. Executive Summary Internal Cellars – a basement cellar is accessed via the first floor bar area with slight dampness evident to wall surface with wear and tear to the floor surfaces typical of this kind of high traffic use location. Damage to the wall surface is located adjacent to the ground floor landing. Public accommodation – the public accommodation is located around the ground floor of the public house which is showing random levels of wear and tear and deterioration to decorative surfaces with the internal face of the external window frame painted surfaces deteriorating and wall panelling decorative finishes deteriorating randomly at low level particularly to the rear pool table area. Random high moisture readings were observed to internal walls on day of inspection. Private accommodation – the private accommodation within the first floor of the public house was showing higher levels of disrepair with a poor bathroom and kitchen installation, random deterioration to decorative finishes with staining to ceiling surfaces in the bathroom and kitchen and high moisture readings observed to many of the internal wall surfaces. External Main buildings – the roof coverings to the main two storey public house building appear to be the original installation with random missing slates, lead tingle repairs present and deterioration to mortar pointing to the ridge and verge tile details. The various chimney stacks located around the main public house are showing levels of disrepair with the front left hand side chimney stack having small plants growing out of the wall surfaces with missing mortar pointing and this chimney stack which is leaning in towards the main public house roof structure. A build up of debris is present to the rear elevation guttering system with plants growing out of the installation in this location and to the front right hand side of the main public house. The external walls around the premises are showing some random disrepair with missing mortar pointing and dampness evident to some of the wall surfaces due to guttering and downpipe leaks. Further deterioration to mortar pointing is evident to the rear parapet wall structure at high level and small section of gable wall facing the rear elevation in this location. The decorative finishes to the majority of the external timber window frame, door frame and fascia board installations are deteriorating with the base timber exposed and rot developing to some of the installations. Site – no designated public car parking was present within the boundaries of the public house. A build up of rubbish and debris is evident to the rear elevation bin storage area with the fencing installation which is timber slightly damaged in this location also. The pointing to the masonry boundary intermediary wall installation in this location is also deteriorated at high level. Slight corrosion is developing to the beer drop doors to the left hand side elevation of the public house with deterioration to the decorative surfaces to the installation and some cracking to the lintel located above the beer drop door installation.
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.0 EXTERNAL
1.1 Main two storey public house building Photos 1 to 26
1.1.1 Roofs A pitched roof structure is overlaid
with slate roof covering with ridge tiles located at the apex of the roof
and a verge detail to the left hand
side of the roof
1 to 2
Roof covering appearing to be the original installation with several slipped
and missing roof slates, random lead
tingle repairs carried out and deterioration to the mortar pointing to
the ridge tile detail
1.1.2 Chimney stack Three Masonry brickwork chimney stack installations are located
above the main roof structure
1 to 2
Random deterioration to the mortar
pointing to the brickwork to the
installations. The left hand side chimney stack as viewed from the front elevation
is leaning in towards the main public
house building with some plants
growing out of the installation
1.1.3 Guttering
systems
External guttering and downpipes
systems consists of uPVC guttering located at eaves level which
connect to metal and uPVC
downpipe systems
1 to 2
Corrosion to the metal downpipe system with deterioration to decorative surfaces
to the downpipes also. Some build up of
plants appear to be evident to the front
right hand side guttering system also
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.1.4 Walls Masonry brickwork wall to the
front and left hand side elevations
2
Some slight deterioration to the mortar
pointing to the verge roof detail. Some
random deterioration is present to the mortar pointing to the brickwork to the
left hand side gable end and front wall
surfaces with dampness evident to the wall surface adjacent to downpipe to the
rear left hand side elevation at low level
1.1.5 External
joinery
Timber casement window frames, timber panel doors and frames and
timber surrounds and panelling
below and around the window
frame opening
1 to 2
Random deterioration to decorative
surfaces to the window frame and door
frame installations with further deterioration to the plywood door frame
surrounds and window sill detail. A
cracked pane of glass is located to the central left hand side gable end first
floor window frame
1.2 Rear elevation two storey pitched roof adjoining
building
1.2.1 Roof Pitched roof structure overlaid with slate roof covering with ridge tiles
at the apex of the roof and a small parapet wall detail present to the
rear of the roof
1 to 2
The roof coverings appearing to be the
original installation with a section of lead flashing missing to the rear left
hand side roof slope. Slight cracking
and deterioration is present to the mortar pointing to the verge and ridge
tile detail on the roof with moss and
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
lichen building up to the capping to the
parapet wall detail
1.2.2 Chimney
stacks
A masonry brick built chimney stack is located to the very rear of
the roof structure
1 to 2
Patch repairs carried out to the chimney
stack installation, missing mortar pointing and some deterioration to the
mortar bench present
1.2.3 Rainwater
goods
Consist of profile guttering located
at eaves level which connect to downpipe which terminate at
ground floor level
1 to 2
Deterioration to decorative surfaces and cracking evident to the downpipe to the
left hand side elevation at low level
1.2.4 Walls Masonry wall with brickwork finish 1 to 2
Some random deterioration to mortar pointing and dampness evident to wall
surface adjacent to and around burglar
alarm installation on left hand side wall surface with further deterioration to
mortar pointing to the roof level small
gable end that faces the rear elevation
1.2.5 Walls 2 masonry brickwork located above
left hand side rear elevation
ground floor window frame
1
Slight cracking evident to wall surface
above window frame installation in this
location
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.2.6 External
joinery
Timber casement window frames, uPVC window frame and door and
frame openings
1 to 2
Deterioration to decorative surface to
timber window frame installations and
rot developing to ground floor window frames to rear left hand side elevation.
Further deterioration is evident to
various decorated surfaces to timber window frame to rear and internal
facing installations
1.3 Rear elevation flat roofed single storey
additional building
1.3.1 Roof Flat roof structure overlaid with
green mineral felt roof coverings
1 to 2
The green mineral felt roof covering
appearing to be approximately halfway
through its lifespan
1.3.2 Rainwater
goods
Consist of uPVC guttering and
downpipe systems
1
Plants and debris building up in the
guttering system as viewed from the
rear elevation
1.3.3 Walls Brickwork wall 2
1.3.4 External
joinery
Timber fascia boards and casement window frame
installations
1 to 2
Deterioration to the decorative surfaces
to the fascia board installation and
window frame
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.4 Rear intermediary higher flat roof additional
building
1.4.1 Roof Roof structures consist of flat roof structures which were not visible
on day of inspection
2 (Allocated)
1.4.2 Chimney stack A terminated chimney stack is
located within inner flat roof
structure
1 to 2
Some deterioration to mortar pointing
at high level on installation described
1.4.3 Walls Masonry brickwork wall with
mortar pointing 1 to 2
The brickwork being randomly stained with some receding mortar pointing
present
1.4.4 Fencing Small metal fencing installation at
top of perimeter wall 1 to 2
Some corrosion developing to metal fencing finish with some plants and
weeds developing to the wall surface at
high level adjacent to the metal fencing
installation
1.5 Site Photos 27 to 34
1.5.1 Car park No designated publican car parking
is present within the boundaries of
the public house. A small car parking area is located to the rear
elevation where bins are stored
with a tarmac finish
1 to 2
Unevenness to tarmac surfacing and a
large build up of rubbish and debris in
this location
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
1.5.2 External and internal
boundaries,
walls and
fences
The external and internal boundaries, walls and fences
consist of masonry walls, open
boundaries and timber fencing
installation
1 to 2
Some random damage to the timber
fencing installation to the rear seating
area with snapped fencings and loose rails to the fencing installation with rot
developing at low level. The mortar
pointing to the inner masonry wall is deteriorating at high level adjacent to
the seating area
1.5.3 Hard landscaping
and paths
Consist of concrete steps and pathway and paving slabbed
covered areas
1 to 2
Some build up of rubbish to rear paving
slab covered seating area with moss
and lichen building up to the concrete upstand adjacent to the bin storage
area with cracking evident to the
concrete finish upstand in this location also. A bush is growing adjacent to the
rear public house building to the left hand side as viewed from the rear
elevation
1.5.4 Beer drop
doors
Located on the left hand side
elevation footpath
1 to 2
Some deterioration tot decorative surfaces and corrosion developing to
installation described with slight
cracking evident to lintel that is located
above double beer drop doors
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.0 INTERNAL
2.1 First floor publican’s rear elevation bathroom
installation
Photos 35 to 89
2.1.1 Ceiling Plastered ceiling with emulsion
paint finish
1
Heavy mould and staining to ceiling
surface and dampness
2.1.2 Walls Plastered walls with woodchip
wallpaper and emulsion paint
finishes and plastic panelling
1
Heavy staining and random damage to the plastic wall surfacing with
deterioration to decorative surfaces to
the painted wall surfaces also
2.1.3 Floors Timber floor structure overlaid with
vinyl type floor coverings
1 to 2
Squeakiness to floor surface
2.1.4 Internal
joinery
Internal face of external window
frames, internal doors, etc. 1
Wear and tear evident to joinery items
and deterioration to decorative surfaces to internal face of external window
frames
2.1.5 Radiators Metal panel radiator 1
Heavy corrosion developing to radiator
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.1.6 Sanitary ware Ceramic wash hand basin, w.c.
and plastic bath
1
Heavy staining evident to all items with
mould developing to seal to bath
installation and heavy wear and tear
evident
2.2 Hall, stairs and landing that lead to first floor
publican accommodation
2.2.1 Ceiling Plastered ceilings with emulsion
paint finish and woodchip
wallpaper coverings
2
Slight cracking evident to ceiling surface
2.2.2 Walls Plastered walls with emulsion paint
finish and embossed wallpaper
coverings
1 to 2
High moisture readings observed to
internal wall surfaces and dampness
evident to wall surface on landing level
2.2.3 Floors Timber floors and staircase
installation 1 to 2
Random loose floorboards and
squeakiness evident to floor installation
with some missing carpets
2.2.4 Internal
joinery
Internal face of external window
frames, internal doors, etc 1 to 2
A cracked pane of glass to the window
frame installation opposite the stairs with deterioration randomly to
decorative surfaces and staining
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.2.5 Radiators Metal panel radiator 1
Heavy corrosion developing to bottom of
radiator
2.3 First floor publican accommodation; rear left
hand side intermediary bedroom with large
storage room
2.3.1 Ceiling Plastered ceilings with emulsion paint finishes and woodchip
wallpaper coverings
1 to 2
Bowing and cracking evident to ceiling
in corner
2.3.2 Walls Plastered walls with emulsion paint
finishes
1 to 2
Plasterwork missing and exposed
brickwork in corner of room and some
high moisture readings observed to
internal walls
2.3.3 Floors Timber floor structures overlaid
with carpet 1 to 2
Some squeakiness and unevenness
2.3.4 Internal
joinery
Internal face of external window
frames, internal doors, etc 1 to 2
Some wear and tear and dated joinery
items
2.3.5 Radiators Metal panel radiator 1 to 2
Some deterioration to decorative
surfaces
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.4 First floor publican accommodation; left hand side intermediary bedroom adjacent to landing
kitchenette
2.4.1 Ceiling Plastered ceiling with woodchip
wallpaper and emulsion paint finish 2
2.4.2 Walls Plastered walls with emulsion paint
and embossed wallpaper covering
2
Some slightly high moisture readings
observed to internal walls
2.4.3 Floors Timber floor structures overlaid
with carpet 2
2.4.4 Internal
joinery
Internal face of external window
frames, internal doors, etc.
1 to 2
Staining to internal face of external window frame and wear and tear
evident to other joinery items
2.4.5 Radiators Metal panel radiator 2
2.4.6 Landing area
small kitchenette
installation
A small kitchenette is located
within landing
1 to 2
Missing edging strips to worktop and some general wear and tear evident and
different worktop finishes used
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.5 First floor publican accommodation; right hand
side intermediary kitchen
2.5.1 Ceiling Plastered ceiling with woodchip
wallpaper and emulsion paint finish
1
Heavy staining to ceiling surface and
damaged decorative surfaces
2.5.2 Walls Plastered walls with wallpaper and
wall tiling finishes
1
Staining and poor decorations present and some high moisture readings
observed on day of inspection
2.5.3 Floors Timber floor structure overlaid with
vinyl flooring
1 to 2
Some squeakiness and loose flooring
2.5.4 Internal
joinery
Internal face of external window
frames, internal door
1 to 2
Heavy staining to internal face of
external window frame, missing cap but
with the door being of better condition
2.5.5 Kitchen
installation
Consists of wall cupboard, base unit, worktop and inlaid metal sink
top
1
Door cupboards and fronts missing,
drawers missing, incomplete worktop
and wear and tear evident
2.5.6 Radiator Metal panel radiator 2
Some slight deterioration to decorative
surfaces
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
2.6 First floor publican accommodation; front large
lounge and front left hand side bedroom
2.6.1 Ceiling Plastered ceiling with woodchip
wallpaper and emulsion paint finish
1 to 2
Random cracking and unevenness to
ceiling surface to bedroom and lounge
room
2.6.2 Walls Plastered walls with emulsion paint
finishes and wallpaper coverings
1 to 2
High moisture readings observed to
internal walls on day of inspection
2.6.3 Floors Timber floor structures overlaid
with carpet
1 to 2
Cracking and squeaking to floor surface
with loose floorboards present
2.6.4 Internal
joinery
Internal face of external window
frames, internal doors, etc 1 to 2
Heavy staining to painted finishes to internal face of external window frame,
wear and tear evident to joinery item
2.6.5 Radiators Metal panel radiators 1 to 2
Newer radiator in bedroom and older
radiators in lounge
3.1 Ground floor rear left hand side gent’s w.c.
3.1.1 Ceiling Plastered ceiling with artex and
emulsion paint finishes
1 to 2
Some unevenness to ceiling surfaces
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.1.2 Walls Plastered walls with emulsion paint finishes and ceramic wall tiles
within w.c. behind radiator
1
High moisture readings observed to wall
surfaces on day of inspection, poor
decorative finish with staining to wall
tiles evident
3.1.3 Floors Solid floor structure overlaid with
quarry tile type floor coverings 1 to 2
Staining evident to floor surfaces and
missing grout
3.1.4 Internal
joinery
Internal face of external window
frames, internal door, boxings, etc.
1
Heavy staining to internal face of
external window frame decoration,
missing pipe-boxing and wear and tear evident to joinery items in general.
Skirting missing and rotted door frame to joinery items adjacent to entrance
door w.c.
3.1.5 Radiators Metal panel radiator 1 to 2
Radiator being dated
3.1.6 Sanitary ware Ceramic w.c., metal wash hand
basin and urinal
1
Metal wash hand basin damaged with
staining evident to other sanitary
installation
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.2 Ground floor rear left hand side ladies’ w.c’s
3.2.1 Ceiling Plastered ceiling with emulsion
paint finishes
1
Heavy staining and cracking to ceiling surface probably from some kind of roof
leak
3.2.2 Walls Plastered walls with emulsion paint
finishes and some ceramic wall tile
covered wall surfacing
1 to 2
Some damage to plastered surface where w.c .toilet holders have been
pulled off and removed with some high moisture readings observed to internal
wall also
3.2.3 Floors Solid floor structure overlaid with
vinyl type floor covering
1 to 2
Random staining to floor surfacing and
some dating
3.2.4 Internal
joinery
Internal face of external window
frames, internal doors, etc 1 to 2
Deterioration to decorative surfaces and
random wear and tear evident to joinery items. Dents are present in right hand
side cubicle door
3.2.5 Radiators Metal panel radiator 1 to 2
Corrosion developing to very bottom of
radiator on corner
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.2.6 Sanitary ware Ceramic w.c. and wash hand basin 1 to 2
Seat cover missing to right hand side
w.c. and left hand side w.c. with cistern
top missing to central w.c. and general wear and tear evident to all sanitary
items described
3.3 Ground floor main bar area including bar servery
and small rear corridor
3.3.1 Ceiling Plastered ceilings with emulsion
paint finish
1 to 2
Random deterioration to decorative
surfaces and water damage and staining
to ceiling surface adjacent to front right
bar servery area
3.3.2 Walls Plastered walls with emulsion paint
finishes and embossed wallpaper
coverings
1 to 2
Some high moisture readings observed
on day of inspection
3.3.3 Floors A combination of timber floor structures with tiled surfaces and
carpet finishes
1 to 2
With some random wear to floorboard
varnished finished
3.3.4 Internal
joinery
Internal face of external window
frame, internal doors, etc
1 to 2
Deterioration to decorative surfaces to internal face of external window frames
and general wear and tear evident
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.3.5 Radiators Metal panel radiator 1 to 2
Random wear and tear evident to
radiators and some deterioration to
decorative surfaces
3.3.6 Bar servery area and
counter
Internal bar areas and counters consist of Altro floor covered
flooring, shelving and bar counter
and frontage
2
Areas showing typical wear of this type
of location
3.3.7 Fireplaces Three fireplace installations are
located within main bar
1 to 2
Some staining to fire chamber back
detail with no check to flue or fires
carried out in any way on day of
inspection
3.4 Ground floor hall, stairs and landing that lead to
and include basement cellar
3.4.1 Ceiling Plastered ceilings with emulsion
paint finishes and fireboard
coverings
2
3.4.2 Walls Masonry wall with emulsion paint
finishes 1 to 2
Damage to wall surface on ground floor
landing with some wear and tear to wall surfaces around beer drop and some
dampness evident typical of this
location
G. Schedule of Condition.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
Item Location Description Condition
Yr0 Condition
Re-inspection
No 1
Condition
Re-inspection
No 2
Condition
Re-inspection
No 3
3.4.3 Floors Concrete floor structure 1 to 2
Random wear and tear evident of a floor
surface typical of this high traffic usage
area
3.4.4 Kitchen unit within
basement
cellar
Consists of ceramic top 1
Heavy build up of stored goods and
rubbish around installation described
3.5 Ground floor front elevation small entrance
porch
3.5.1 Ceiling Plastered ceiling with emulsion
paint finish 2
3.5.2 Walls Plastered walls with emulsion paint
finish 1 to 2
Some staining and wear and tear to wall
surface
3.5.3 Floors Solid floor structure overlaid with
carpet
2
3.5.4 Internal
joinery
Internal face of external doors,
internal doors, etc 1 to 2
Heavy wear and tear evident to door surfaces and timber framework in this
location
H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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H. Supplementary Photographs.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
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I. Declaration of document publication.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
I1. 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. Denzil R Booth
For and on behalf of Brownill Vickers Limited
Signed and QA by Lee Sidebottom MRICS
For and on behalf of Brownill Vickers Limited
Company Brownill Vickers Limited
Address 82 Queen Street
Town Sheffield County South Yorkshire
Postcode S1 2DW
Phone number 0114290 3306
Website www.brownillvickers.com Fax number 0114 275 4971
Email [email protected]
Property
address Queens Hotel 141 Elliott Street Manchester M29 8FL
Client’s name Star Pubs & Bars Date this report
Was produced 22nd June 2018
I. Declaration of document publication.
Property Address: Queens Hotel 141 Elliott Street Manchester M29 8FL
I2. Amended document Publication declaration.
Document
Revision Declaration
“I hereby certify that the preceding Schedule is a true record of the condition of
premises at the date of inspection. Signed:
Publication Date Signatories company
And
position.