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Case Study Flashcards

1
Q

What is your case study?

A

A Home Report for a 1 bed second floor flat on Wardlaw Street

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2
Q

What competencies did you utilise in the case study?

A

Building Pathology
Inspection
Valuation
Client Care
Data Management
Conflict Avoidance

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3
Q

What is the purpose of your case study?

A

To demonstrate that I have the skills and knowledge to become a chartered surveyor

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4
Q

What is the address of your case study?

A

9 (2F2) Wardlaw Street, EH11 1TL

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5
Q

What date did you conduct the survey?

A

5th May 2022

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6
Q

What kind of survey did you conduct?

A

Home Report (Level 2 Homebuyers Survey and Valuation).

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7
Q

Who was the surveyor who accompanied you?

A

Fergus Mair however on my submission it says Michael Gill

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8
Q

When did you receive the initial instruction for the survey?

A

28th April 2022

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9
Q

Talk me through the initial process of arranging the survey following the instruction?

A
  1. I firstly checked there were no conflicts of interest and if we had surveyed the property before
  2. Our Terms and Conditions were issued to the agent for signing
  3. Once signed access arrangements were made and the administration team were notified to update the work diary
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10
Q

Once the survey was arranged, what was the next course of action you took?

A
  1. I carried out research of the surrounding Area. I did an online search of the property sales history (last sold August 2021 for £44,100),
  2. I did a google maps and street view to get an understanding of the general roof layout, local amenities etc.
  3. I checked the Historic Environment Scotland website to see if the property was listed
  4. I checked the local planning portal to confirm if any alteration documents were available (none)
  5. Checked my equipment was calibrated and printed out our company pro-forma documents
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11
Q

Describe the area in which the property is located?

A
  1. Gorgie district of Edinburgh where surrounding properties are broadly similar in terms of age, style and type.
  2. It’s a mixed residential/commercial area
  3. 2.4 miles west of Edinburgh City centre
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12
Q

What is the property description?

A

Second floor flat within a four storey, mid-terrace, traditional tenement block

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13
Q

When was the property constructed?

A

Circa 1900

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14
Q

What is the GIA of the property?

A

43m2

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15
Q

Describe the construction of the:

A

A. Chimneys – Rendered masonry
B. Roof – Pitched slate with flat central platform
C. Gutters and Downpipes – Cast iron
D. Main Walls – Solid stone
E. Windows and Doors – PVC double glazed windows and timber entrance door
F. Internal Walls – Plastered masonry, lath-and-plaster and plasterboard
G. Ceilings – Lath-and-plaster and plasterboard
H. Flooring – Suspended timber

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16
Q

Describe the internal accommodation?

A

Entrance Hallway, Living Room with Kitchen off, Bedroom and Shower Room

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17
Q

Describe the condition internally?

A

Fair condition consistent with age but would benefit from modernisation

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18
Q

Talk me through the full inspection process?

A
  1. I was supervised by Fergus Mair during the process
  2. I started with the external inspection from ground level and started at the top of the building and worked my way down looking at the chimney stacks, roof, raintwater fittings, main walls, Windows etc.
  3. I noted defects which required further investigation internally
  4. Moving internally, I started with an inspection of the communal stair, working my way up to the top floor. No access was afforded to the rear elevation due to a locked access door.
  5. I moved into the property and did an initial loop to check for defects, second loop where I drew a floor plan and took measurements and third loop where I took photographs and completed my notes.
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19
Q

What defects did you find internally?

A
  1. Dampness in shower room
  2. Failed glazing unit with misting between the panes
  3. Cracked plaster to the ceilings and walls
  4. Areas of loose / uneven flooring with soft/spongey section in shower room.
  5. Glass panelling to some internal doors
  6. Damaged skirting
  7. Mixed electrics and dated fuseboard
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20
Q

Were there any defects which required further investigation internally?

A
  1. Defective mastic around the windows
  2. Cracked stonework to the main walls indicating structural movement
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21
Q

Was there any evidence of alterations?

A

Relocation of the kitchen

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22
Q

Were there any restrictions to your inspection?

A

No access to subfloors
No access to roof void due to a locked access hatch
No access to the rear elevation due to a locked access door
External inspection was carried out form ground level only

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23
Q

After completing the survey what did you do next?

A

Returned keys to the client
Uploaded photographs to our company file store
Dictated the home report
Completed comparable valuation

24
Q

Talk me through your first key issue and how you identified it?

A

Dampness and Wet Rot
I found soft, crumbling timbers at the base of the shower, soft and spongey flooring adjacent to the shower tray and above average moisture readings within the vicinity of the shower.

25
Q

Why was your first key issue of such concern?

A

If left untreated, the source of the dampness could lead to wet rot which can cause the structural integrity of the affected timbers to be compromised.

26
Q

What is Wet Rot, how does it occur and how is it treated?

A

a. Wood destroying fungus Coniophora Puteana
b. Occurs when excess moisture is present in timber over long periods of time
c. Two main types; White and Brown rot. White rot feeds on the lignin of timber and Brown rot feeds on the sugars and cellulose. Indications include darkening or lightening and a soft, spongey texture of the timber. There may also be localised fungus growth and a damp, musty smell.
d. Repair the source of dampness, allow the timbers to completely dry and treat the affected areas with fungicide.

27
Q

Where did you find evidence of dampness?

A

Base of the shower tray
Internal wall adjacent to shower fittings
Soft, spongey flooring within shower room.

28
Q

What were your considerations with regards to reporting on the dampness found?

A

Either provide a Category 2 or 3 in relation to evidence of dampness
Limitations of the inspection
Severity of the defect
Any immediate threat to health and safety and how urgently the defect needed further investigation
Could the rating be justified and what evidence was there to support it

29
Q

How did you report on the dampness found?

A

Category 3 for Dampness, Rot and Infestation – Recommended a reputable timber/damp specialist inspect the entire subjects
Category 3 for Water, Plumbing and Bathroom Fittings – Water damaged timbers noted at the base of the shower enclosure. “See Dampness, Rot and Infestation” section.
Category 2 for Floors Including Sub-Floors – Soft and spongey flooring adjacent to shower. “See Dampness, Rot and Infestation” section.

30
Q

Did you call the agent to discuss your findings?

A

Yes, I called them when I returned to the office.

31
Q

What happened following the recommendations on the report regarding the dampness found?

A

Client instructed timber/damp specialist to attend the property.
Specialist report faulty supply line to the shower which was the cause of a leak.
Subfloors in acceptable condition.
Leak repaired but no further repairs were completed.

32
Q

What was your second key issue?

A

Comparable valuation

33
Q

What sources did you use for your comparable valuation?

A

Online search using a range of sources including our company database, the ESPC website, Movemachine (ESPC sales database), Rightmove Plus, Propvals and contacting agents directly

34
Q

What were the main characteristics you took into consideration when valuing the property?

A

Age, style, type, condition, size and location of the comparable properties.

35
Q

What techniques did you employ to arrive at your market value?

A

I used properties within the immediate vicinity; all were within 0.25 miles of the subject property, with 2 on the same street, and were traditional stone built tenements.
I used the most recent sales possible as all were relatively similar to the subject and the Edinburgh sales market at the time of inspection was buoyant.
I also calculated the rate per m2 and adjusted it accordingly however, this was used more as a reference to support my valuation.

36
Q

You didn’t access the rear elevation, how was this taken into consideration when calculating the market value?

A

My valuation was on the assumption that the condition of the rear of the building, including the outside areas and boundaries, was in fair condition consistent with age and type of construction

37
Q

Did you consider incorporating a retention?

A

Upon analysing the severity of the defects I believed a retention was not required.

38
Q

Talk me through your rationale for the comparables you chose?

A

All comparable properties were similar in age, type and construction and were all located within a 0.25 mile radius of the subject. All sold within the previous 5 months of our inspection date.

8/15 Smithfield Street is a third-floor flat of similar size and condition. The property sold for £134,320 which was a premium of 12% above the HR value of £120,000. This is the most recent comp selling at the end of April 2022.

134/6 Gorgie Road is a second-floor flat of similar condition but is 10% smaller at 39m2, is situated above commercial premises and is on the main road. The property sold for £132,000 at a premium of 15% above the HR value of £115,000.

16/1 Wardlaw Street is a ground-floor flat with a private front garden in better condition having been modernised however, it is 16% smaller. The property sold for £144,136 at a healthy premium of 11% above the HR value of £130,000.

6 (3F3) Wardlaw Street is a top-floor property in similar condition but 34% smaller at 32m2. The property sold for £127,000, achieving a good premium of 6% over the Home Report Value of £120,000. This is the oldest comp selling in December 2021.

39
Q

Looking at your comparables, did they present any indication of a market trend and how?

A

The comparables suggested an upward trend with regards to market value and desirability in the area from December 2021 – April 2022. This is reflected in the premiums that were paid above the HR values increasing from 6% to 12%/15% in a 5 month period.

40
Q

What was the market value of the property?

A

£130,000

41
Q

What did the property sell for and on what date?

A

£148,500 (+14% HR) on 10/08/2022

42
Q

Why have you said the property didn’t go to the open market and no sale information was available when it has sold?

A

At the time of writing my case study the marketing and sales information wasn’t showing on any of the platforms we use i.e propvals, movemachine etc so I assumed it wasn’t on the open market. Admittedly, I could have spoken with the agent to confirm this before submitting my case study.

43
Q

Why is there a different name on the “Mock” Home Report compared to the final report?

A

When asked to provide a copy of my proposed Home Report I had to use our internal system to produce it. The system required the details of a surveyor in order to sign it off however, at this time Fergus Mair had left the firm and I had to use another surveyor’s details in order to produce the draft. I thought having 2 names on the report and case study would cause confusion so kept Mikey’s details in the report.

44
Q

Why did you not disclose the property information in your submission?

A

It was for client confidentiality.

45
Q

Reflecting on the case study, what were your main achievements?

A

Carried out a thorough inspection
Maintained consisted, punctual and clear communication with all parties
I provided professional feedback to the client following a query relating to dampness
I calculated the market value accurately and discussed this with the client

46
Q

Reflecting on the case study, what were your main achievements?

A

Carried out a thorough inspection
Maintained consisted, punctual and clear communication with all parties
I provided professional feedback to the client following a query relating to dampness
I calculated the market value accurately and discussed this with the client

47
Q

Reflecting on the case study, what skills did you employ well and where did you need to improve?

A

Added to my general surveying experience and confidence
Tested my building pathology knowledge and utilised “following the trail”
Improved my methodology for calculating market value
Strengthened my relationship with the client
Improved communication and confidence when providing feedback to clients regarding findings within the report

48
Q

Who was the client who marketed the property?

A

Lindsays

49
Q

How long was the property marketed for??

A

12 weeks

50
Q

Were there any issues within the Home Report for 8/15 Smithfield Street?

A

Cat 2’s for structural movement and dampness. Structural movement longstanding and dampness relates to water staining on the ceiling of the bathroom.

51
Q

Were there any issues within the Home Report for 134/6 Gorgie Road?

A

No major issues with condition. Commercial at ground level is a hot food takeaway.

52
Q

Were there any issues within the Home Report for 16/1 Wardlaw Street?

A

No major issues with condition.

53
Q

Were there any issues within the Home Report for 6 (3F3) Wardlaw Street?

A

Cat 2 for dampness and water, plumbing and bathroom fittings. Water leakage noted from the shower tray but no abnormal moisture readings. Defective shower seal.

54
Q

When was the last sale in the block and did it mention anything about the rear elevation?

A

9/6 sold in August 2021.
No access to the rear elevation.

55
Q

Did the presumption that there was wet rot affect your value?

A

My valuation was calculated subject to the report.

If, following my report, wet rot was found and extensive repairs were required as a result I would re-calculate the value to reflect this.

APC (22 decks)

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