Schedule of Dilapidations

SCHEDULE OF DILAPIDATIONS

ON

Ide Hill Sports Pavilion

Ide Hill

Sevenoaks

Kent

Prepared for and on behalf of Ide Hill & Sundridge Parish Council

Vanns Jones Ltd

105 St John's Hill

Sevenoaks

Kent

TN13 3PE

01732 456470

LOCATION/ITEM

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DESCRIPTION

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CONDITION

/ REPAIRS REQ. /

LEASE CLAUSE

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EXTERNALLY

Roof / Deep section corrugated fibrous cement roof (probably asbestos cement) / Heavily aged with moss growth and lichen on most elevations.
Green self-finished mineral felt patch on hole at rear
Broken eaves section to right rear corner adjoining basket ball court filled with foam
Slipped eaves filler pieces to both elevations.
Suspected damage at ridge
Drive screws/sheeting hooks rusting on upper surface and without any protection / Remove temporary repair to rear of roof and carry out permanent repair with matching corrugated sheeting.
Remove all moss and lichen growth on roof.
Repair damaged rear corner of roof.
Replace and re-fix eaves filler pieces
Replace all rusting and deteriorating sheet fixings and leave in good order / 3(c )
Eaves board / Timber eaves board to front and rear, once possibly supporting guttering / Poor, with eaves board unpainted and unprotected. Lateral cracking occurring at regular intervals. Some sections misplaced and rotting. / Repair/renew eaves board/plate and decorate. / 3(c )
Gutters / There are no gutters or downpipes / Missing. / Provide new gutters and downpipes to replace originals now missing. / 3(c )
Cladding / Cladding is of vertically reeded corrugated asbestos cement sheet at low level giving way to plain and/or ribbed sheet to gables. / Poor.
Damaged sheet to right hand side of the front elevation as you face it.
Chipped adjoining sheet below window.
Damaged sheet to left hand side of window with hole at base.
Chipped sheet to right hand side of door.
Damaged and broken sheet to left hand side of door where pipe passes through.
Damaged sheet on rear elevation below window.
Damaged sheet on rear elevation to left hand side of windows.
Damaged and broken gable filler above right hand elevation with gaps made good with expanding foam.
Rusting drive screws and/or sheeting hooks. / Repair/replace all damaged sheets with profiled sheet to match existing.
Replace/repair gable end and eaves filler pieces where damaged.
Replace all rusting and deteriorating drive screws and/or sheeting hooks. / 3(c )
Windows / Painted metal casement windows. / Poor.
Front right hand window – frame severely rusted with lower sections of frame breaking away due to complete erosion. Hinges rusted solid. Glazing missing to windows with windows sealed with painted plywood.
Left hand window on front elevation, severely rusting frame with frame bowed and sections loose and missing at base, some previously filled with mastic.
Windows appear seized in position.
Glazing obscured by paint-on compound with one pane missing and replaced in plywood.
Rear left hand window severely rusting frame, glazing missing and replaced in painted plywood. / Remove all plywood planking to windows.
Thoroughly overhaul all windows and frames, replacing damaged sashes and frame sections as appropriate.
Weld on and/or replace window sections where necessary.
Thoroughly de-rust, treat and redecorate.
Re-glaze.
Leave all windows openable and able to be secured on completion. / 3(c ) 3(e)
Doors / Doors to the front, rear and right hand flank of steel casement type, possibly once fully glazed with upper sections once glazed and lower sections blanked off with sheet metal. / Poor.
Front main entrance doors – framework rusted and rotten with lower sill member missing and temporarily replaced with timber block.
Lower section of framework to two doors now fixed and welded in position, rusted through and defective.
Timber lining to doors loose and rusted at base.
Glazing missing to doors and replaced with painted plywood.
Door to flank elevation most obscured by heavy plant growth.
Frame severely rusted with sill section missing at base and replaced with two free standing concrete blocks.
Base of door rusted through.
Door improperly fixed in frame.
Upper glazed pane painted over to obscure glass.
Lock missing and replaced with simple bolt on interior.
Rear doors – single personnel door with glazed section adjoining and lower section finished with metal sheet.
Framework heavily rusted at base. Base of door rusted through and completely failing as is remains of threshold.
Door skin rusting through.
Door fixed in position.
Glazing missing and replaced with painted plywood. / Overhaul/repair all doors and frames, removing all rusted, damaged, broken or otherwise defective framework and provide new and/or weld in new sections of matching metal framework to match existing.
Thoroughly de-rust all framework and under-window panels.
Replace under-window and door panels where rusting through.
Thoroughly clean and redecorate.
Re-glaze doors and windows.
Overhaul all hinges and ensure doors work correctly.
To front doors, which appear to have been welded together, it would be permissible to provide two doors in this location with one fixed panel.
NOTE: due to the deterioration of all doors and windows it would probably be cheaper and more cost effective to remove and replace them completely. / 3(c ) 3(e)
Structural Framework / Structural framework is mainly hidden within cladding on the exterior and linings on the interior. It appears to be of rolled steel angles and T-sections forming vertical and horizontal framing to cladding and probably forming trussed sections to support the roof. / Much of the framework is not visible, but sections can be seen from the exterior by looking through broken and damaged panels.
The framing appears to be in extremely poor order and severely rusting behind the cladding, particularly at the base where it appears to be built directly from the floor. Sections are brittle and rusting through and many can be removed or simply taken away by finger pressure. / Expose the whole of the frame, particularly at low level.
Clean off all rust, cut away all defective steelwork and provide and weld in position new steel framework to strengthen/match existing and provide adequate support for the cladding.
Prepare and redecorate framework.
Re-fix cladding.
NOTE: it is suspected that on removal of the cladding much of the low level steelwork will be found to be so defective as to warrant replacement being the only suitable course of action. / 3(c )
EXTERNAL BUILDINGS
Meter cupboard / There is a small brick built meter cupboard with a mono-pitched concrete roof situated to the front of the pavilion. This contains the single-phase electrical intake and meter.
Roof / The roof is a concrete slab. / Age and use worn but serviceable / None
Walls / Walls to the meter box are of common fletten brickwork / Serviceable, but a few bricks face-eroded due to frost damage and water run-off. / None.
Doors / Partially framed vertically boarded timber doors in timber frame / Poor.
Doors are ill-fitting, rotting at base, the frame is rotting and decorations are poor. The single barrel bolt is inadequate security for these doors. / Carefully remove doors and repair, replacing all defective sections including cutting out sections in the defective frame and make good, redecorate.
Provide secure locking device.
NOTE: doors are in such poor condition that it would probably be more economical to replace these. / 3(c )
Toilet Block / There is a brick built toilet block to the left hand side of the pavilion. Enclosing walls are in brickwork. The roof is very shallow pitched, with corrugated asbestos cement covering.
The rear part of the toilet block was once used as a urinal but has been abandoned for this use and is now used for storage of pitch marking equipment.
The front part was once a WC cubicle but its use has been abandoned.
There was no access to inspect internally but there is storage inside.
Roof / Corrugated asbestos cement roof / Serviceable with no obvious defects / None
Gutters / There are no gutters
Timber fascia / Timber plates/fascia extend around the perimeter and provide a fixing for roof front and rear. / Serviceable, although not decorated for many years and exposed. / Prepare and properly redecorate. / 3(c )
Walls / Common brick walls / Serviceable with age and use wear and erosion of pointing and a few face damaged bricks / None
Doors / Door to WC. Framed ledged and braced door in softwood frame
Door to urinal section / Poor. Door severely damaged at base and with holes passing through it. Damage to both frame and door. Lock inoperative. Clasp and hasp provided – original lock broken.
Framed ledged and braced door, rotted at base and section over-covered with painted plywood. Top hinge only operative as lower hinge detached and frame defective. / Carefully remove both doors, overhaul, cutting out all sections of rotting, defective and otherwise ineffective timber. Remove ply plating from base of urinal door.
Reinstate timbers and framework where damaged to match existing.
Repair frames as necessary.
Re-hang doors
Provide reasonable quality secure locks, dead lock and lever furniture.
Redecorate.
NOTE: condition of the doors is such that it would probably be more cost effective to replace doors and frames completely. / 3(c )
Windows / Glazed painted casement metal window in timber sub-frame to urinal section. / Serviceable but unpainted for many years with timber deteriorating. / Prepare and redecorate window and sub-frame. / 3(c )
INTERNALLY
Toilet Block
Urinals / Fair faced brick walls with section around urinal channel rendered and painted black.
Floor originally quarry tiled in location of urinal and fair faced concrete for remainder.
Ceiling – open soffit revealing the underside of the roof above. / Poor.
Use of urinal appears to have been abandoned. Area has been used for storage of equipment hence floor is covered with white chalk from marking equipment.
Walls filthy. Door inoperable. / Clean down all walls.
Reinstate urinal section, repairing, rendering and re-painting walls.
Flush through urinal channel and leave operational.
Clean floor, level and leave in good order.
Works to the door and window noted elsewhere. / 3(c )
WC / There was no access to the WC section and the Landlord reserves rights to re-inspect and issue further Schedule later. / Provide access to WC cubicle for landlord's inspection. / 3(g)
MAIN PAVILION / For the sake of convenience, rooms dealt with will start at the rear right hand room and work through describing the approximate use of the current areas.
Rear right hand room (kitchen?)
Ceiling / Painted plasterboard and/or asbestos cement ceiling with battens at board joints. Painted exposed steel frame in one or two areas / Poor. Undecorated for many years with hole in ceiling due to water ingress. / Repair ceiling where damaged. Prepare and thorough redecorate ceiling, timber strip and metalwork. / 3(c )
Walls / Painted plasterboard and/or asbestos cement walls. Some walls appear to be painted plywood.
Vertical timber battening and some horizontal battening at joints.
One wall recently covered with medium density fibreboard. / Very poor. Undecorated for many years. Damage to plywood sections where outer skin of ply is delaminating from remainder and backing due to water ingress.
Plywood sheeting above sink peeling away.
Damage to plasterboard and/or asbestos cement to right hand side of door at high and low level.
Medium density fibreboard section undecorated.
Rotting plywood below sink where leaks have occurred. Plywood totally disintegrated. / Redecorate all walls, removing and replacing broken and damaged sections and water damaged sections. Leave in good order. / 3(c ) 3(e)
Skirtings / Painted softwood skirtings / Poor. Damp affected skirtings to rear wall where waste pipe passes through. Damaged skirtings along the base of sink where rotted due to permanent moisture saturation.
Missing skirting to left hand side of door and to medium density fibreboard wall and adjoining door.
Door threshold and door seal at base missing. / Repair, renew, replace skirtings as necessary, providing skirtings throughout and redecorate. / 3(c )
Fittings
Drop down work top / Worktop of plywood dropping down from sliding recess in wall to left hand side of door covered with thin self-adhesive film surface / Very poor.
Sheet surface deteriorating, embrittled and damaged by heat and water ingress. Worktop insecure and operating mechanism doubtful. / Overhaul worktop, providing proper and substantial surface covering. Overhaul tilting, propping mechanism and leave in good order. / 3(c )
Sink Unit / Stainless steel sink with double drainer supported on roughly formed painted timber bench. Plastic waste leading to exterior, passing through rear wall / Poor.
Sink severely stained and damaged by paint, plaster and abuse. Sink framework serviceable but damaged at base due to water saturation with part of legs rotting. / Thoroughly clean and/or scour out sink. Polish and leave in good order. Overhaul supports. Repair broken and damaged sections of supports and redecorate.
NOTE: condition so poor as to make repairs uneconomic. Replacement would be more economically viable. / 3(c )
Wall Tiling / Two courses of wall tiling above sink / Poor. Four tiles missing. Remainder uneven. Some loose on the wall with grouting poor. Wall on which tiles are provided is flexible thus making re-bedding of tiles impossible. / Remove tiles, repair wall behind and reinstate tiling. / 3(c )
Lighting / Dual tube florescent lighting / One tube missing and pendant light fitting inoperable. Unit rusting. / See subsequent notes on electricity. / 3(c )