Commercial Properties Flashcards

1
Q

What are the characteristics of a Grade A office? 

A
  • Prime Location
  • Steel or reinforced concrete frame
  • LEED or BREEAM certification, green roofs, energy-efficient systems, and water-saving measures.
  • HVAC systems
  • Excellent DDA,
  • suspended ceiling with 350mm void
  • 2.6 clear floor to ceiling height
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2
Q

What are the characteristics of a Grade B office? 

A
  • Grade A 10-20 years ago 
  • Well maintained  
  • Systems are functional but no longer industry leading 
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3
Q

What are the characteristics of a Grade C office? 

A
  • Located in less desirable area 
  • Older than Grade A or Grade B  
  • Out of date furnishings and no DDA access  
  • Poor maintenance
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4
Q

What are the two main methods of construction of new office buildings? 

A

Steel frame - less columns and wider span between columns
Concrete frame - more columns, lower floors heights, shorter spans between columns

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5
Q

What are the different types of air conditioning systems?

A

VAV - high cost but flexible  
Fan Coil - low cost initially but high running cost  
Mechanical Ventilation - fresh air is moved around the building  

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6
Q

What is R22 refrigerant? 

A
  • Colourless gas used in refrigerant air conditioning
  • Illegal as greenhouse gas
  • Ban includes topping up with R22 - can continue using systems until tehy are obsolete but must use R44 10a or new system.
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7
Q

What is difference between CAT A and CAT B fit out?

A

CAT A - fit out of shell and core basic internal framework of building
CAT B - A finished office space that has been tailored to teh exact requirements of the client

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8
Q

What is the difference between comfort cooling and air conditioning? 

A

-Comfort cooling focuses mainly on cooling the air
-Air conditioning provides full climate control with both heating and cooling capabilities, as well as more advanced humidity and air filtration functions.

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9
Q

What is HVAC? 

A

Heating ventilation air conditioning
- refers to the systems used to regulate indoor environments, ensuring comfort, air quality, and proper temperature control in buildings.

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10
Q

What is a portal frame?

A
  • Structural framework commonly used in industrial
  • Two vertical columns, connected by a horizontal beam forming a rigid trapezoid shape
    /\
    [ ]
  • Typically span 15-50m
  • Wall and roof cladding: plastic coated profiled steel sheeting with insulation
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11
Q

What is the basic construction of an industrial or warehouse premises?  

A

Portal steel frame
Profile sheet cladding

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12
Q

What are the benefits of a portal frame structure? 

A
  • Rigid Joints - structure and strength
  • Clear Span - no need for internal supports -> large open space
  • Efficient Load Distribution - lighter construction materials and reduced building costs
  • Cost-effective and Fast Construction
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13
Q

What is considered optimal site cover for an industrial development?  

A
  • Lower site coverage (40-50%) is often recommended in suburban or semi-rural areas where there is a need for landscaping, parking, and logistics space (e.g., truck maneuvering).
  • Higher site coverage (50-60%) is more common in urban or industrial zones, where maximizing building footprint for manufacturing or warehousing operations is critical.
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14
Q

What is the floor loading requirement for industrial buildings? 

A

30/40 kilonewtons per square meter

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15
Q

What is typical office coverage for industrial properties? 

A

10% of total floor area

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16
Q

What is the typical fit out of industrial properties? 

A

Roller shutters
High ceiling
Docking bays
Basic office fit out
Level dockers
CCTV

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17
Q

What is a dock leveller? 

A

Height adjustable platform used to bridge the difference in height and distance between warehouse and vehicle

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18
Q

What is 3 phase power and why is it needed in industrial properties?

A
  • Accommodates higher loads to service lots of electrical equipment
    i.e plant and heavy machinery, HVAC, motors and pumps
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19
Q

Describe a typical industrial warehouse?

A
  1. Steel portal frame
  2. Profile steel cladding
  3. 10% office space
  4. Concrete screed floor
  5. 3 phase electricity
  6. Roller shutter doors
  7. 40 kilo newtons per square metre loading capacity
20
Q

What is the Apex point? 

A

The highest point on a building – top of the roof pitch 

21
Q

What is a typical retail unit fit out?

A
  • Cat A or B (same as offices)
  • Suspended ceilings or Acoustic Panels (for larger retail)
  • LED lighting
  • HVAC
  • Partitions
  • Shelves & Displays
22
Q

What is the typical build specification of new retail units?

A
  • Steel/concrete frame
  • Vinyl covered concrete floor
  • Shell condition for retailers to fit out to their own specs
23
Q

Where will brickwork typically crack?

A

Along mortar joints or the narrowest section

24
Q

What are the 4 types of cracking typically seen in brickwork construction? 

A
  • Horizontal
  • Triangular
  • Stepped
  • Cracking to floor level
25
Q

What is horizontal line cracking indicative of? 

A

Cavity wall tie failure

26
Q

What is triangular cracking indicative of?

A

Lintel failure

27
Q

What is stepped cracking indicative of? 

A

Structural failure

28
Q

What is cracking running down to ground level indicative of? 

A

Below ground movement

29
Q

What are the 4 types of damp? 

A

Penetrating
Rising
Condensation
Plumbing failure

30
Q

What are the three causes of rising damp? 

A

No damp proof course
Failed damp proof course
Bridged damp proof course

31
Q

What is a sign of condensation in a property? 

A

Black mould

32
Q

What is an inherent defect?

A

Defect in design that has always been present

33
Q

What is a latent defect? 

A

Hidden or concealed defect that could not have been discovered during reasonable inspection

34
Q

What would you do if you identified a building defect during an inspection? 

A

Take photo
Try to establish cause
Inform client
Recommend specialist advice from a building surveyor

35
Q

What are the three common causes of defect? 

A

Movement
Water
Defective materials

36
Q

What are the different types of movement? 

A

Subsidence, heave, cracking and thermal expansion

37
Q

  What is subsidence?

A

Downward movement of the ground, causing a building’s foundations to sink or settle unevenly.

38
Q

What is heave? 

A

Upward movement of the ground, which pushes the building’s foundations upwards. This is typically caused by soil expansion.

39
Q

What is wet rot? 

A
  • Wood decay caused by fungal growth that thrives in damp conditions
  • Key is moisture
  • Visual fungal growth and smell
  • Solution - sort out moisture levels
40
Q

What is dry rot?

A
  • Wood decay caused by Serpula Lacrymans
  • Develops in wood with lower moisture (as low as 20%)
  • Insidious can spread through buildings
  • Affected wood may appear dry, brittle and powdery + distinctive orange-brown spore dust
  • Solution - improve air circulation and remove affected wood
41
Q

What are common defects in period residential, office and shop buildings?

A
  • Dry/wet rot
  • Tile slip on roof
  • Damp penetration
  • Water ingress around doors
  • Structural movement around windows
42
Q

What are common defects in modern industrial buildings?

A
  • Roof leaks
  • Damaged cladding
  • Cracking brickwork
  • Water damage from broken piping
43
Q

What are common defects in modern office buildings? 

A
  • Damp penetration
  • Water damage from burst pipes
  • Cavity wall tie failure
  • Poor mortar joints
  • Damaged cladding
  • Structural movement
44
Q

Other than building defects, what tenant breaches of covenant are you aware of? 

A

Breach in repair covenant
Breach in user clause
Breach in alienation provision

45
Q

What would you be looking for when carrying out an external inspection?

A

method of construction, repair and condition of exterior, car parking, access, defects or movement, site boundaries (encroachments), ways to date building