Inspection Flashcards
Is there RICS Guidance regarding inspections?
RICS Surveying Safely
VPS 2 of the Red Book
What are you looking for on an agency inspection?
Factors which affect the marketability of a site:
- current condition
- statutory compliance
- attractiveness to the market
- services
What are you looking for on a valuation inspection?
Factors which can influence value:
- location
- condition
- specification
- tenure
- aspect
- defects
What are you looking for internally?
- layout
- specification
- defects
- services
- fixtures and fittings
- statutory compliance
What are you looking for externally?
- method of construction
- condition
- access
- car parking
- defects
- site boundaries
- age of building
What would you look for in the immediate area?
- Surroundings
- location
- situation
- amenities
- surrounding uses - Hazards
- environmental hazards
- contamination
- power lines
- flooding - Comparables
- agents boards
- local market condition and stock
What is the Land Registry?
Governmental department which records the ownership of land and property in England and Wales.
What is a title plan / register?
The Land Registry Title Register and Title Plan are the officially registered documents that together provide proof of ownership and details of the terms upon which a property is owned.
What is included in a Title Register?
A = Property Register
B = Proprietorship Register
C = Charges Register (mortgaes, rights of way or covenants)
What are restricted covenants?
Are attached to the land and restrict / prohibit certain things.
i.e. could restrict development.
They are retained even when sold and passed on.
What is a right of way?
It’s an easement = a right to use part of another person’s property in a particular way even though they don’t own it.
What’s included in a Title Plan?
- title number
- red line boundary
- scale
- north point
- administrative borough
- easements and rights of way
What scale is used for a Land Registry Title Plan?
1:1250
What are some of the different colours on a Title Plan?
Green = removed
Brown = right of way
Pink = restricted covenant
What are the four common types of foundations?
- Strip
- Raft
- Piled
- Pad
Which form of foundation is used for residential?
Strip
When would you use piled foundations?
If the ground conditions aren’t great, you’d use for residential.
i.e. remediated land / sandy soil conditions
Describe a solid wall?
- one brick layer thick
- usually in stretcher / header formation (Flemmish)
Describe a cavity wall?
- two layers of brickwork
- tied together with wall ties
- usually stretched bond
- airbricks may be present
Difference between cavity and solid walls?
Solid:
- pre 1920s
- one brickwork layer
- stretched/header formation
Cavity:
- post 1920s
- two brickwork layers
- stretcher formation
- airbricks
What is efflorescence?
White marks caused by salts in brickwork.
Formed when water reacted with the natural salts.
Water dissolves the salts and its deposited on the surface.
What is spalling?
Surface of bricks start to crumble due to freeze/thaw action after it has been saturated in winter months.
How are shops constructed?
Steel or concrete frame
Concrete floor
Left in shell condition so can be fit out by occupier
How are offices constructed?
Steel or concrete frame
How are industrial buildings constructed?
Steel portal frame
What is the difference between steel and concrete frames?
Steel:
- less columns
- wider span between columns
Concrete:
- more columns
- lower floor heights
- shorter span between columns
What are the characteristics of an office?
British Council for Offices Guide to Office Specification (2019):
- raised floors with floor boxes
- air conditioning
- double glazed windows
- passenger lifts
- 1 cycle space per 10 staff
- 1 shower per 100 staff
- 9m2 general workplace density
How are offices graded?
Grade A = brand new or undergone complete refurbishment
Grade B = previously occupied / “average”
Grade C = lowest spec / buildings over 20 years old. Can become grade B but never Grade A.
What are the different types of office fit out?
Shell and core = common parts finished. office area left as shell ready for occupier to fit out.
Category A = Grade A fit out
Category B = fit out to occupiers specific requirements
What are the characteristics of an industrial building?
- steel portal frame
- insulated profiled steel cladding walls and roof
- min eaves height 6m
- max eaves height 8m
- 10% rooflights
- composite cladding
- brick or blockwork walls
- full height loading doors
- 5 - 10% office content
- Site coverage 40% for warehouse / 60% for general / 90% for small units.
What are the characteristics of a Victorian property?
Constructed 1837 - 1901
- single glazed sash windows
- bay windows
- slate roof tiles
- solid walls
- chimneys
- chimney breasts / fireplaces in each room
- suspended floors
- no damp course
- terracotta tiles
- cast iron gates
What are the characteristics of a Georgian property?
Constructed 1714 - 1830
- solid walls of brick or stone
- single glazed sash windows (6 x 6 panes)
- stone parapets
- slate roofs
- typically have cellars
- embellished cornices and decorative mouldings
- symmetrical
What are the characteristics of a new build property?
- cavity walls
- double glazed UPVC windows
- UPVC guttering and drainpipes
- damp course
- solid floors
- open plan rooms
- carpeted / laminate flooring
How can you tell the age of a building?
- asking the client
- planning consent
- land registry information
- local history records
- architectural style
What is an inherent defect?
A defect in the design, material or construction of the property. Has always been there.
What is a latent defect?
A defect to the property that could not have been discovered by a thorough inspection.
What is snagging?
A snag is a small defect or problem that remains in your property after the building work has been completed.
You identify the defects in your home for your housebuilder to fix.
What are the three common causes of defects?
- Movement
- Water
- Defective / deterioration of buildings
What would you do if you found a defect?
- Take photos
- Try to establish cause of damage
- Inform client
- Recommend specialist advice
What are the different forms of damp?
Wet rot
Dry rot
Rising damp
Condensation
What is wet rot?
Caused by damp and timber decay:
- soft and wet timber
- visible fungal growth
- musty smell
What is dry rot?
Caused by a fungal attack:
- fungus (mycelium)
- white fully strands
- orange fruiting bodies
- crumbling of dry timber
What is rising damp?
From the ground - usually stops 1.5 m up wall.
What is condensation?
Caused by lack of ventilation:
- mould
- streaming water on windows and walls
What are the different forms of movement?
Heave
Subsidence
What is subsidence?
The vertical downward movement of a building foundation.
What are the signs of subsidence?
Cracking near doors and windows
What are the causes of subsidence?
Loss of support beneath the foundation:
- trees
- disused mines
- general changes in ground conditions
What is heave?
The expansion of ground beneath part or all of a building.
What are the causes of heave?
Tree removal and subsequent moisture build up.
Frost (water expanding)
What is horizontal brick work cracking usually a sign of?
Cavity wall tie failure
What is vertical cracking usually a sign of?
Thermal expension
What is diagonal cracking usually a sign of?
Heave or subsidence
What are wood boring insects?
Insects which attack timber
What are the most common wood boring insects in the uk?
Woodworm
Death Watch Beetle
House Longhorn Beetle
What are the signs of an insect attack?
Crumbly / dusty surface
Emergence holes and frass (dust from holes)
Tapping sounds
What are signs of contamination?
- chemicals
- oil spills
- oil drums
- subsidence
- bare ground
Why causes contamination?
Because of issues such as:
- heavy metals
- radon
- methane gas
- oil spills
- chemicals
How would you investigate contaimination?
- Site history research (previous use)
- Site inspection
What would you do if you found contamination?
- Recommend specialist advice
- Caveat advice with special assumption
- Deduct remediation costs
What are the types of ground investigation survey?
Phase 1 = review site history and inspect site
Phase 2 = intrusive survey, samples taken to identify nature and extent of contamination
Phase 3 = remediation report
What is the key piece of legislation on contamination?
Environmental Protection Act 1990
Is there any RICS guidance on contaimination?
RICS guidance note: Contamination, the Environment and Sustainability (2010)
What are the key principles of the RICS guidance note: Contamination, the Environment and Sustainability (2010)?
Surveyors must understand their responsibilities and comply with the law (polluter or landowner pays).
Provides guidance on the identification of possible contamination.
Helps surveyors consider specialist reports
What are deleterious materials?
Materials that can degrade with age and cause structural problems
What are signs of deleterious materials?
Brown staining on concrete, concrete frame buildings and 1960s/70s buildings
What are some deleterious materials?
High alumina cement
Calcium Chloride
What is a hazardous material?
A material that is harmful to health
What are some hazardous materials?
Asbestos
Lead paint/piping
Radon gas
What hazardous materials affect development sites?
Asbestos
contamination
What hazards do you look for when inspecting a building site?
- working machinery
- operation of heavy goods vehicles
- trip / fall hazards
- hazardous materials
What is Japanese knotweed?
An invasive perennial plant that grows strongly and quickly up to 2m high.
It can damage surfaces such as foundations and tarmac.
What is the law covering Japanese knotweed?
Environmental Protection Act 1990
How would you identify Japanese Knotweed?
When its growing it has:
- heart shaped leaves
- stems resemble bamboo
- green stems with purple spots
What should you do if you find Japanese knotweed?
- Take photos
- Inform client
- Advise specialist investigation
- Agree on specialist assumption to complete valuation
How is Japanese knotweed treated?
- Encapsulation (burial below 5m)
- Biological control (pest species)
- Chemical control (special herbicides)
What are the repercussions of letting Japanese Knotweed grow?
Criminal offence under the Wildlife and Countryside Act 1981.
What are the fines for letting Japanese Knotweed grow?
£5,000 or 6 months in prison.
Crown court = unlimited fine and/or 2 years in prison.
What is the RICS guidance on Japanese Knotweed?
RICS information paper: Japanese Knotweed and Residential Property 2015
RICS draft guidance note: Japanese Knotweed and Residential Property 2021
What are the key principles of the RICS information paper: Japanese Knotweed and Residential Property 2015?
Advices on how to identify and remove.
The risk categories depending on distance to property:
- 4 &3 within boundary
- 1 & 2 on neighbouring land
What are the key principles of the RICS draft guidance note: Japanese Knotweed and Residential Property 2021?
Purpose is to address the current approach to the risk assessment and its impact on value, following new research.
“doesn’t have to derail homes”
Aims to help affected homeowners and lenders proceed with sales.
What other invasive plant species are present in the UK?
Hogweed:
- thick stems
- bunches of small white flowers
Himalayan Balsam
- small purple flowers
- look a bit like orchid flowers
