Apton Day Centre - Summary of assessment by Barker LLP Overall condition Overall condition Fair for age Fair for age Pitched Roof: Pitched Roof: Some patch repairs needed, vegetation to be removed from Chimney Some patch repairs needed, vegetation to be removed from Chimney Flat Roofs: Flat Roofs: Need repair/replacement Need repair/replacement Windows: Windows: Some cills/frames suffering from patches of rot and generally need redecorating Some cills/frames suffering from patches of rot and generally need redecorating Crittal windows at front ‘are not fitted with restrictors and could pose a risk to health and safety to those passing by if left open’ Crittal windows at front ‘are not fitted with restrictors and could pose a risk to health and safety to those passing by if left open’ Boundary walls: Boundary walls: Some repointing recommended Some repointing recommended Garden area to rear Garden area to rear recommend clearing recommend clearing Internal dampness/staining Internal dampness/staining present in several places, probably linked to roof defects or former pipe leaks. Where adjacent to socket then socket not to be used (Age UK notified). See page 20 for schedule present in several places, probably linked to roof defects or former pipe leaks. Where adjacent to socket then socket not to be used (Age UK notified). See page 20 for schedule Subsidence? Subsidence? ‘Slight weakness suspected at front corner of building – monitor’ ‘Slight weakness suspected at front corner of building – monitor’ Services: Services: No particular concerns No particular concerns Statutory testing Statutory testing Electrical (5 years), Gas (1 year), Fire Risk Assessment (on change), legionella (2 years), Asbestos, Access Audit Electrical (5 years), Gas (1 year), Fire Risk Assessment (on change), legionella (2 years), Asbestos, Access Audit Insulation/energy efficiency Insulation/energy efficiency Poor, would be improved by double glazing & roof insulation Poor, would be improved by double glazing & roof insulation © Bishop’s Stortford Town Council

Estimated repair costs Essential repair/maintainance to fabric: £22,500 Essential repair/maintainance to fabric: £22,500 Roof£20,000 Roof£20,000 Window decoration£2,500 Window decoration£2,500 Desirable repairs to fabric: £5,300 Desirable repairs to fabric: £5,300 Chimney£2,000 Chimney£2,000 Repointing etc£1,500 Repointing etc£1,500 Tarmac£1,500 Tarmac£1,500 Garden clearance£300 Garden clearance£300 Other: up to £22,000 Other: up to £22,000 Safety film for internal glazing£1,500 Safety film for internal glazing£1,500 Step to escape door£500 Step to escape door£500 Replacement windows:£20,000 or Replacement windows:£20,000 or Restrictors to Crittal windows£2,000 Restrictors to Crittal windows£2,000 Note: all estimates by surveyor, will be verified through quotes where appropriate Note: all estimates by surveyor, will be verified through quotes where appropriate © Bishop’s Stortford Town Council

Contractural position and Recommendation Age UK are contractually obliged to Age UK are contractually obliged to Keep the interior in good repair and condition Keep the interior in good repair and condition Redecorate both the interior and exterior at intervals we determine and within three months of the end of the lease Redecorate both the interior and exterior at intervals we determine and within three months of the end of the lease They are not obliged to make structural/exterior repairs (the lease is NOT’ full repairing as has been frequently stated) however neither are we: They are not obliged to make structural/exterior repairs (the lease is NOT’ full repairing as has been frequently stated) however neither are we: “ “There is no specific covenant on the Landlord to carry out any repairs and I do not think there is any implied obligation to do so unless we go into the realms of the building becoming dangerous as a result of the state and condition of the building” (Govan Bramley, Solicitor) “In practice the Landlord should be interested in keeping its building in a non-deteriorating state, the Tenant would also be interested in having a building that is habitable and whether some negotiation can then take place to agree on works to be carried out to move the matter forward. ” (Govan Bramley, Solicitor) Summary/Recommendation Summary/Recommendation Overall condition of building is fair for age Overall condition of building is fair for age Recommend Recommend ‘Essential’ roof repairs be carried out within 6 months, Committee to debate who pays. ‘Essential’ roof repairs be carried out within 6 months, Committee to debate who pays. Age UK be served with notice Age UK be served with notice to decorate those windows in need of exterior decoration and to patch repair rot resulting from poor decorative order to decorate those windows in need of exterior decoration and to patch repair rot resulting from poor decorative order Reminding them of legal responsibilities in respect of statutory requirements Reminding them of legal responsibilities in respect of statutory requirements Remaining matters be further investigated by CEO in conjunction with Age UK and dealt with as part of normal operations unless there are issues of budget or responsibility Remaining matters be further investigated by CEO in conjunction with Age UK and dealt with as part of normal operations unless there are issues of budget or responsibility © Bishop’s Stortford Town Council