Schedule of Condition of Industrial Units in Runcorn: Case Study
We produced a comprehensive photographic schedule of condition for a client leasing two warehouse units in Runcorn, near Liverpool
Brief: Provide a schedule of condition for a client taking on a new lease for two units on an industrial estate near Liverpool.
Property: Two adjacent commercial industrial units, approx. 6800 sq.ft in total.
Instructed by: International energy company.
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- We were asked to prepare a photographic schedule of condition for two commercial industrial units in Runcorn.
- Our client wanted the schedule of condition to protect their interests regarding dilapidations liabilities.
- Our schedule of condition could be appended to the lease contract, to provide formal documentation of the condition of the property at the start of the lease.
- The report would also give the tenant an overview of the current condition of the property they were taking on.
- The properties were commercial warehouse units, comprising solid masonry construction to the elevations, with upper cladded sections.
- Structural steels were utilised as structural support for the roof.
- The roof consisted of felt, covering metal profile corrugated sheets; these incorporated domed GRP rooflights.
- Internally, walls were mainly solid masonry, with a floor of concrete in situ slab.
- The two interconnecting units had been knocked through to form one open area.
- The property was unoccupied at the time of the survey.
Key survey findings
- Our 360-page report included over 550 photos detailing the condition of the industrial units.
- Observations on the external condition of the property included:
- the felt roof covering was in a poor state of condition, with water pooling in several areas
- previous localised repairs to the roof
- soiling and vegetation growth to the hard standings
- surface staining to window frames
- previous masonry repairs
- blemishes and deterioration to the metal gate posts.
- Internal observations included:
- liquid applied coating had been used around rooflights, suggesting historic or live water ingress
- evidence of damp on lower levels of the main walls
- debonded seals around an escape door
- surface cracks and water blemishes on some ceilings
- minor blemishes and signs of wear were noted and documented throughout.