Inspection Flashcards
How would you undertake an inspection?
- Consider your personal safety
- Desktop inspection
- Inspect the local area
- Inspect the property externally
- Inspection the property internally
What would you take on an inspection?
- phone
- plans
- laser (other measurement tools)
- PPE
- pen/paper
What would you consider when inspecting the local area?
- area use
- transport links
- economic state
- tenant mix
- vacancy
- tone (retail)
- facilities
What would you consider on an external inspection?
- method of construction
- repair
- prominence
- defects
- age
What factors would you consider in a retail inspection?
LOCATION and;
Externally
- prominence
- return
- frontage
- tone
- stepped
- set back
Internally
- F-D
- configuration
- ancillary
- fit out
- T improvements
- masking
Why would you make adjustments for frontage to depth issues?
Frontage to depth issues are either when the unit is too wide compared to its depth, or too deep compared to its width.
Perfect shop model is a calculation that, based on the zoned areas of the unit, shows the suitable level of adjustment necessary to mitigate its F-D issues. It amends all of the zones to be an equal size whilst still equaling the same ITZA.
What would you look for when inspecting an office?
SPECIFICATION:
Grade A:
- steel / concrete frame
- 150mm raised accessible floors
- 2.8m ceiling height
- 350mm suspended ceilings
- 3KN/ sq m floor loading a
- AC
- double glazing
- lifts
- 10 m sq. work density
What are the types of fit out you might see in an office?
- Cat A = grade A specification
- Cat B = complete fit out as tenant requires
- Shell and core = common parts done. Office space a shell ready for T fit out.
What are some of the common types of AC you might see in an office?
- Variable air volume (VAV)
—> high cost but flexible - Fan coil
—> low cost but high upkeep - Static cooling
—> natural, low cost, less flexible - Comfort cooing
—> simple ac system
What factors might you look for when inspecting an industrial property?
LOCATION & SPECIFICATION
In prime, would expect;
- steel portal frame
- insulated profile steel wall cladding
- Min 8m eaves
- Min 10% roof lighting
- full height electric loading door (10m)
- 3 phase power
- Max 10% office
- 30Kn/per sq. m. floor loadings (Min)
How would you identify three phase power?
Will have three 100amp fuses rather than one.
What should you do when you spot a building defect?
- Photograph
- Isolate cause
- Report
- Recommend prof. advice
What building defects can be caused by water?
- Wet Rot
- Dry Rot
- Condensation
- Rising damp
- Penetrative damp
How would you ID wet rot?
- Sodden wood
- Weak wood
- Strong smell
- Fungal growth
How would you ID dry rot?
- White strands
- Orange fungus
- Red spores
- Strong smell
- Crumble (timber or brick)
How would you ID condensation?
- Streaming water
2. Black mould
How would you ID rising damp? What causes it?
Water rising up the side of the building. Caused by compromised DPC.
What is penetrative damp?
When the ground level is above the internal floor level. DPC cannot protect.
What are the common types of movement defects?
- Subsidence
- Heave
- Cavity wall tie failure
What is subsidence?
Vertical downward movement caused by a number of issues.
- soil shrinkage
- land slip
- vibration
What is heave?
Vertical pressure on the property caused by underground expansion.
- tree removal
- sodden soil
What is cavity wall tie failure and how would you spot it?
When the metal ties between two cavity walls corrode and break. This can be spotted by the formation of horizontal cracking in an external wall.
What are deleterious materials?
Materials within a building that deteriorate with age.
What are common deleterious materials?
- High alumina concrete - strength reduces over time. Commonly used in 50s / 60s (brown stain)
- Brick slip - concrete frames shrink forcing bricks out
- Calcium chloride
What are hazardous materials?
Those which are dangerous to people’s health
What are some examples of hazardous materials?
- Asbestos
- Lead piping or paint
- Radon gas
How would you ID asbestos?
- Check register / plan
- Labels
- Consider age / use of building
- Often has plant matter growing on it
Is asbestos all the same?
No, there are three types:
- Blue (most dangerous)
- Brown (middle)
- White (least dangerous)
What should you do if you ID asbestos?
Photograph it and seek a specialist report on if it is, if it’s safe and how to manage
What are some examples of invasive species?
- Japanese knot weed
- Himalayan Balsam
- Wood worm
- Cockroaches
- Bed bugs
How would you ID Japanese knot weed?
Purple green hollow stems with green leaves and a white flower
What governs the control of Japanese knot weed?
The environmental protection act 1990.
- must be legally disposed of
- at the cost of the land owner
- if landowner allows spread to other land, also liable for costs and damages
How would you ID woodworm?
- Boreholes
- Dust
- Larvae
- Weak wood
How would you ID cockroches?
Smears, smell, shed skin
What governs contamination?
The environmental protection act 1990.
There is also the RICS GN ‘contamination, the environment and sustainability’
- know obligations
- landlord pays for remediation
- look for chemicals, oils, baron land, planning use
What are the key elements of surveying safely, 2018?
- Health and safety at work act
—> employer responsibilities
—> employee responsibilities - Lone working policy
- Risk assessments
What are employer and employee responsibilities under Surveying Safely, 2018?
Employer:
- safe work space
- clear policy
- training
- compliance
Employee
- “safe person concept” = each individual assumes responsibility for themselves, colleagues and third parties”.
What is BNPPREs lone working policy?
- Meetings in diary
- Contact details in diary
- Who were meeting in diary
- Buddy system
- Inform on return times
- Take necessary PPE
- Always have mobile charged
- Emergency button
How do you undertake a risk assessment?
- ID hazards
- Who’s harmed?
- Implement precautions
- Record
- Update
- Inform others of updates
How would you undertake a risk assessment on site?
Dynamic risk assessment:
- remain vigilant to risk
- implement precautions
- record
- inform others
If risk too high, don’t enter site.
What is an easement? How would you find out about its existence?
A permanent right for a party to use land with capital payments. Can be prescriptive or permissive.
I would find out about an easement by looking on the land registry as they are capable of being registered.
What would you look for when identifying contamination?
- Oil
- Barron patches
- Planning history
- Chemical storage
What are some various types of roof?
- Flat
- Pitched
- Mansard
- Gable
What regulation governs Asbestos?
Control of Asbestos regulations 2012
What effect does the control of Asbestos regulations 2012 have?
Responsibility to manage asbestos in commercial buildings. Failure to do so is a criminal offense.
What were the relevant documents you gathered before your Borehamwood inspection?
Lease, memos, title plan, licence for alteration
What were the neighbouring uses in your Borehamwood example?
Mixture of A1 and A3 retail. Local tertiary pitch.
What did the lease say about alterations in Borehamwood?
Internal non structural permitted with landlord’s consent. Structural alterations or additions prohibited.
What is the effect of consent not being sought before an extension in Borehamwood?
Landlord can ask for tenant to take down alteration or LL can charge tenant for extension, but this constitutes consent.
How big was the extension in Borehamwood?
100 sq. ft.
What was the method of construction in your Borehamwood property?
Concrete frame, cavity wall, resi above.
What does it mean to have an FRI lease in your Gravesend example?
Full repairing and insuring lease. Means during the term of the lease, the tenant is responsible for the repair, maintenance and insurance of all of the property.
What alternatives are there to an FRI lease?
Internal repairing and insuring lease (IRI) meaning the tenant is only responsible for their internal demise, and not the external or structural elements.
Effective FRI - Service charge for multi let tenants.
Where was the hole in your Gravesend example?
on the rear eaves
What was the effect of your hole in your Gravesend example?
Water penetration into the unit
What was the method of construction in your Gravesend example?
Secondary industrial property from 1980s. Steel portal frame with corrugated steel cladding. Concrete floor with roller shutter door. 4m eaves and halogen lights.
How big was the property in your Gravesend example?
8,000 sq. ft.
Did you take any PPE on your Gravesend inspection?
Hard hat, high vis and steel toe boots.
What damp was it in your Richmond example?
Not an expert but from my assessment it was penetrative damp.
Why did you think it was penetrative damp in Richmond?
Could feel damp, see mould and pain cracks starting below the leaded window going downwards into the basement level.
What were the repair provisions in the lease in Richmond?
It was an IRI lease
What was the landlord’s repair responsibility in Richmond?
IRI lease so the landlord was responsible for the structure of the property. Therefore, the penetrative damp was their responsibility.
Why did you advise the landlord to instruct a building surveyor in Richmond?
I recognise my competence. Building surveyor would be able to confirm the type, cause and resolution of damp.
What legal action could the tenant have taken in Richmond?
LL in breach of lease responsibility for some time. Damaging tenant stock and limiting use of unit. Tenant claim for damages.
What was the construction of the property in Richmond?
Brick fronted concrete frame period building with residential above and a mansard roof. Traditional retail glazing and the front and leaded single glazed windows to the rear.
How old was the property in Richmond?
Early 20th century
How was the unit in a poor condition in Horsham?
No lights, damaged floor, broken door frames
Why had the lights been removed in Horsham?
Previously agreed deal which fell through
What was the health and safety risk in Horsham?
Uneven floor, protruding metal, trip hazards
What basic capex did the unit need in Horsham?
Reinstallation of lighting, fixing of some of the protruding metal, floor repairs
What was the method of construction in the Horsham unit?
Steel frame, offices above, shell state, concrete floor, cavity wall.
How would you identify Himalayan Balsam?
Large pink flowers like bonnets and green seed pods. Damp environment.
What are the penalties for letting Japanese Knot Weed spread?
Fine and 6 months in prison.
Please give another example of where you have undertaken an inspection?
Chiswick High Road
