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APC Residential > Case Study > Flashcards

Case Study Flashcards

1
Q

Tell me about the desktop research you carried out before your site visit?

A

Online resources:
Rightmove
HMLR
PlanningPortal
Coal mining authority
Pollution - Extrium website
Flood map
Radon
EPC
Google map and Street View
Geology map

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2
Q

Tell me about your pre-inspection Risk assessment/dynamic risk assessement?

A

Desktop research/Potential hazards/risks:
HSE guidance & RICS Surveying Safely 2nd edition:
Identify Hazard
Assess Risk
Eliminate/control risk
Record & impliment
Review

I.e.
Occupied property
Parking and access issues

Dynamic/onsite risks:
Surroundings
Externals
Internals
Limitations

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3
Q

What regeneration has taken place in the area?

A

Monk Bretton is 2 miles outside Barnsley town centre.
Train station and retail parks.
Hospital & Barnsley college.
Local indoor markets and library.
Various industrial units.
Various housing developments.

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4
Q

How has this affected the property market?

A

Steady rise:
Demand is high for bungalows in this area.
Commuters in the bigger cities like Leeds and Sheffield.

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5
Q

How did you establish the Property is in a Radon Area?

A

UK Maps of Radon- 5-10%

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6
Q

What online resources did you use to establish there was little pollution nearby?

A

Extrium- minimal road noise from Pontefract Road

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7
Q

EPC rating?

A

D-57

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8
Q

Talk me through how you measured using IMPS2?

A

RICS PS- Property Measurement 2018:
IMPS 2 Residential-
internal dominate face.
Glazed areas of more than 50%
Ceiling height less than 1.5m
Used laser measurer and measuring tape
Dated photos of measurement and floorplans

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9
Q

Tell me about building regulations that applied to the loft conversion?

A

Referred to:
Planning portal- Approved Documents:
Part B-M Building regulations
-fire safety
-Electrics
-Hard wired smoke alarms on each floor.
-Fire doors fitted to room and any rooms on escape route.
-30 mins fire resistant plasterboard to walls and ceilings.
-Stairs and floor strength.

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10
Q

Why were the heights of the loft room windows an issue?

A

Lack of fire escape: no fire doors or fire alarm system.
Windows to first floors should have opening of 450mm x 750mm or 0.33m2 and be at least 1100mm from floor for escape.
Alteration to the roof structure.

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11
Q

Explain how you identified the internal dominant face when measuring the property?

A

Where the perimeter walls have 50% or more surface area:
conservatory large windows
plastered walls.

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12
Q

Talk me through your adjustments based on outlook/bedroom size/ decor/ conservatory/ loft room.

A

Use EPC to compare size:
£sqm x difference / 2 if more than 10% difference
Bigger second bedroom £5k
Loft room £5k
Conservatory £8k
Outlook £5k
Decor £8k

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13
Q

Define Negative equity?

A

Worth less than the remaining value of the mortgage or price you purchased the property.

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14
Q

Why is negative equity an issue for the client?

A

If my client decides to sell the property in the future she would loss £6k based on the initial purchase price.

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15
Q

Tell me how you complied with the Home Survey Standards

A

Home Survey Standards 2021-

Pre-inspection research
Familiar with property type and location
Inspect in accordance with the service level agreed
Accurate and comprehensive inspection notes
Satisfy all professional obligations
Only recommend justifiable further investigation
Clearly state any limitations
Deliver a clear, property-specific report
Discussed the findings following report.
Complete audit trail is held on file in accordance with GDPR

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16
Q

How did you comply with the timescale of the instruction?

A

The client receives their report within 5 working days of the inspection.
i.e. inspection on 8th July and received report on 15th July.

17
Q

Explain to me what limitations you encountered?

A

Ground level visibility externally- used a 3.2 meter ladder where possible.
High fences, foliage, stored items in garage and lack of inspection chamber.

Internally- fully furnished with stored items in cupboards and various fixtures and fittings in place.

Roof void- converted into loft room with only small section of rear roof void visible, obstructed by Kingspan insulation and stored items.

18
Q

How did you report these limitations to the client?

A

I noted them in the report and took photos to show the limitations to the my client.

19
Q

What advise did you give the client about planning status?

A

I noted that the property didn’t require planning permission as it was a permitted development but it must comply with building regulations: fire safety, structural integrity and fire escape.

20
Q

How did you comply with the Surveying Safely 2nd edition/ companies H & S policy?

A

Pre-inspection risk assessment noting the confirmed access requirements and equipment required such as PPE.

Dynamic risk assessment:
Safety concerns such as uneven paving and lack of fire safety.
Noting nearest exits.

SOS app that notifies management.
Undertook health and safety training CPD.

21
Q

Tell me about your consultation with specialist colleagues to assist with your valuation?

A

Head of valuation: Spoke about adjustments and ranking of comparable. Helped provide a clearer and detailed rationale.

22
Q

How did you quantify your adjustments in your comparable matrix?

A

Previous completed works
Speaking to local contractors and colleagues
BCIS
Online resources
Training- SAVA

23
Q

Explain how you assessed value and not cost?

A

The value does not always equate to the cost of the works.
Therefore compiling a matrix and making adjustments, I could better support my valuation.

24
Q

What would you do differently next time?

A

Take clearer photos of limitations.
Improve site notes of limitations.
Drive by of comparables.

25
Q

How did you act ethically?

A

APPTT:
Acted honestly and with integrity,
Professional Competence
Provided good-quality Diligent Service
Treated client with respect
Took responsibility

26
Q

What were your key achievements?

A

Completed Valuation report
Provided detailed building survey bespoke to client.
Better understanding of building regulations.
Improved customer service via phone call.

27
Q

How much did the property sell for 18 months previous?

A

£110,000

APC Residential (24 decks)

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