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Inspection > Inspection > Flashcards

Inspection Flashcards

1
Q

What steps would you take Pre inspection ?

A

1) Check PPE equipment ( hardhat, jacket, ear defenders, steel caps)
2) Check access arrangements
3) Check I have relevant PII
4) Due diligence research in locality.

  • a) Local area ( public transport/ local facility’s)
  • b) Market ( Comparable evidence and market conditions)
  • c)Safety ( any hazards/ environmental hazards/ flooding/ electrical/ dangerous P&M/ asbestos register if necessary)

5) Consider the purpose of the inspection
6) conduct risk assessment

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2
Q

What are the different purposes for an inspection ?

A

1) Valuation - Aspects that effect the value of the property. ( location, tenure defects and condition).
2) Property Management -
- if occupied - lease compliance, statutory compliance , state of the building, requirement for repair and redecoration .
- if unoccupied - Check statutory compliance, state of the building, repair and maintenance. security arrangements, risk of vandalism, damage to the building,
3) Agency - state of the building, repair and maintenance, statutory compliance, services, presentation and marketability,

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3
Q

What are you looking at when conducting an internal inspection ?

A 
Age 
Method of construction 
Repair and condition - 
Carparking and access 
Defects 
Site boundaries 
Contamination
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4
Q

Internal inspection

A 
Layout and specification 
Repairs and maintance
defects 
services ( age and condition) 
statutory compliance 
Fixtures and fittings / improvements 
Compliance with lease obligations
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5
Q

Name the common construction types

A 
timber frame 
brick and block 
steel frame 
concrete frame 
Portal frame.
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6
Q

What construction are shops usually ?

A

Will de dependent upon the locality. Most new builds will be steel or concrete frame.

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7
Q

What uniqe features would you expect to find in a office

A 
1) raised floors 
suspended ceilings 
cavity walls 
passenger lifts 
Double glazing
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8
Q

What construction type are industrials

A

Generally a steel portal frame with profiles sheet cladding and roof.

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9
Q

what is land contamination and what would you do if you expected contamination ?

A

Land contamination occurs due to exposure to elements such as heavy metals, gas, oil and chemicals.

If I suspected the land had been contaminated I would have to recommend my client seek out a survey to test for contamination.

Contamination can effect valuation and I would have to make a special assumption in my red book report if I suspected contamination. If I am aware of contamination it need to be deducted from gross value.

Tax relief is available on removal of contaminates.

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10
Q

What are deleterious materials and can you provide some examples ?

A

Material that degage over time and can create structural or safety issues.

  • High alumina cement
  • Wood wool shutting
  • Calcium chloride
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11
Q

What types asbestos are there are what is the relevant legislation.

A

Contorl of asbestos regulations 2012

  • White - least harmful
  • Brown
  • Blue - most harmful
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12
Q

Can you name some hazardous materials

A

asbestos
radon gas
lead piping

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13
Q

Discuss building defects

A

Can be Inherent or latent

Inheratant - is a defect that was there when the property was constructed or caused by a material used to make the property.

Latent - Defect that could not have been discoved from reasonable tougher inspection of property.

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14
Q

What should you do if you discover a defect ?

A

1) take picture
2) try and establish cause
3) Inform client and recommend a specialist review defect,

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15
Q

Name some defects caused by movement

A

Subsidence ( cracking) - Ground is unstable or inks. Internally or externally visible.

Heave ( cracking) - caused by increase moisture in soil that forces soil up to create cracking in.

Settlement building weight sinks into the ground causing cracking.

Thermal expansion - heat causes the building to expand

shrinkage - drying out of building materials

Cavity wall failure- brick and block work falls apart as cavity wall ties were not properly connected.

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16
Q

Name some defects caused by water

A

Wet rot - casued by high levekls of moisture. Blackand musty smell.

dry rot -Fungi that eats away at wood making it crumbly and dry (not actually caused by water )

damp
1) rising damp - coming up from the ground
Penetrating damp- From celling or roof
Condensation - poor ventilation

Spalling - damage to brick work caused as result of water pentation into the bricks. When water freezes it expands destroying some brick work.

17
Q

What kind of equipment would you need on site ?

A 
PPE
Disto 
Tape measure
Other measuring tools if needed
Phone 
Lone worker emergency devise
18
Q

Prior to agreeing to inspection what questions should I ask myself ?

A

Am I competent to undertake the inspection, am I properly insured, has an agreement been
signed, what are the risks involved, what kind of survey is it, review all relevant existing building information, leases.

19
Q

How would you undertake an inspection

A 
From the top down.
external 
internal ( top down.
20
Q

Name some risks

A 
Lone working 
Asbestos 
Acessing roofs and roof space 
confided space
Hazards on site casued by age and  condition
21
Q

Name most common types of foundation

A

Pile foundation, raft foundation, strip foundation, shallow foundation and trench fill

22
Q

Do you ever inspect roofs for your survey?

A

No, it is a company health and safety policy that we are not able to

23
Q

How would a Valuer reflect dilapidations in a valuation?

A

Comparable sales of property with defects

  • Building surveyor to advise
  • Quote for the works

1) First a Valuer would have to deduct any works that would have been undertaken regardless of the dilapidations for example if the property needed modernising and required new flooring.

2) The second filter is to use experience and judgement to find out which costs
are and which are not likely to affect value. For example when sold of the open market a potential
owner would expect a lower standard of repair for an 80’s build property and therefore provide less
of an adjustment in comparison to a new build property which suffers from similar defects.

24
Q

What section of the Red Book is relevant to inspection

A

VPS 2 (Mandatory)

  • Connects to VPS 1 and 3 on terms on engagement and purpose of valuation
  • general inspection guidance with clinet care
  • revaluation of property ( can be done from desk if no material change)
  • valuation record keeping.

and VPGA 8 ( advisory)

  • Things to identify on inspection ( age, condition, accessibility, contamination ect)
  • Investigations and assumptions
25
Q

natural characteristics that might effect value in VPGA 8

A

Natural hazards
Non-natural hazards
Topography

26
Q

What may be stated in the terms of engagement in regards to inspections

A
  • Whether an inspection will be conducted

- Any assumptions made due to the lack of an inspection

27
Q

What should a valuer do if they are unable to provide an accurate valuation due to a restriction on inspecting

A

They should decline the contract

28
Q

When revaluing a property what must be agreed with the client?

A

Whether a material change has occurred to the property
Whether an inspection is needed

What documents are relied upon

29
Q

If a material change has occurred to the property but the client refuses an inspection what must you do?

A

Adhere to the clients request and work with the documents that have been provided

30
Q

What is the difference between a Category A and Category B fit out?

A

Category A: basic level of finish above that provided in shell and core. May include raised floors, suspended ceilings and internal surfaces, along with basic mechanical and electrical services

• Category B: fit out complete to the occupier’s specific requirements. May include installation of cellular offices, enhanced finishes and IT

31
Q

What are the common building defects associated with period residential / office / shop buildings?

A

Dry rot
• Wet rot

  • Tile slippage on the roof
  • Death watch beetle
  • Damp penetration at roof and ground floor level
  • Water ingress around door and window openings
  • Structural movement / settlement
  • Regent Street disease - water penetrates the building and rusts the steel frame. Can damage the masonry attached to the outside e.g. Portland stone, terracotta or brick
32
Q

What are the common building defects associated with modern industrial buildings?

A
  • Roof leaks around roof lights
  • Damaged cladding panels
  • Cut edge corrosion
  • Blocked valley gutters
  • Water damage from poor guttering or burst pipes
  • Settlement / cracking in brickwork panels
33
Q

What are the common building defects associated with modern office buildings?

A

Damp penetration at roof and ground floor level
• Water damage from burst pipes or air conditioning units

  • Structural movement
  • Damaged cladding
  • Cavity wall tie failure
  • Efflorescence
  • Poor mortar joints in brickwork
34
Q

What guidance has the RICS offered on contamination?

A

RICS Guidance Note Contamination, the environment and sustainability, 2010

35
Q

What approach should be taken if you’re instructed to value a site with contamination / hazardous materials?

A
  • Do not provide any advice until a specialist report is commissioned
  • Caveat the advice provided with an appropriate disclaimer highlighting the issue / use of a special assumption

• Deduct the remediation costs from the gross site value

36
Q

What is the difference between deleterious and hazardous materials?

A
  • Deleterious: degrade with age causing structural problems

* Hazardous: harmful to health

37
Q

What document could you look at to confirm the construction of the property?

A

Operation & Maintenance (O&M) manual

Inspection (2 decks)

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