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RICS APC1 > Inspection > Flashcards

Inspection Flashcards

1
Q

Name some purposes for inspection?

A 
Valuation
Checking lease compliance
Checking statutory compliance 
Assessing repair condition 
Assessing marketability
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2
Q

What is the most important thing to do prior to inspection?

A

Health & Safety risk assessment

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3
Q

Where in the red book global details inspection?

A

VPS2

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4
Q

Factors observed during inspection which affect value?

A 
Location 
Design 
Specification 
Age 
Construction 
Repair
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5
Q

How can you check a properties age?

A 
Architects or Historic plans
Historic Maps
Planning History 
Building regulations history 
Lease (or historic deeds)
Date plaque
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6
Q

How might you recognize a Victorian property?

A

Bay windows,
Iron railings,
coloured solid wall brickwork
Sash windows

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7
Q

Types of foundations for unstable ground/land?

A
  1. Raft
  2. Pad
  3. Piled
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8
Q

Dimensions of a brick?

A

215mm x 102.5mm x 65mm

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9
Q

How could you recognize a brick cavity wall?

A 
Stretcher bond (brick pattern)
Evidence of cavity ties
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10
Q

What might you note of the surrounding area?

A 
Location
Aspect 
Local facilities
Public transport
Contamination/hazards
Flooding
High Voltage Power Lines
Comps
Local market conditions
Agents boards
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11
Q

How might you check a lease boundary?

A

OS Map
Title plan
Lease plan

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12
Q

What is a deleterious material?

A

Degrade with age causing structural problems

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13
Q

Name some deleterious materials?

A 
Cladding
High Alumina Cement 
Calcium chloride 
Mundic
Regent Street disease
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14
Q

What is High Alumina Cement

A

Material banned in 70’s (poor strength and vulnerability to chemical attack)

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15
Q

What is calcium chloride?

A

Material used until 70’s to accelerate concrete hardening but corroded steel reinforcement

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16
Q

What is regent street disease?

A

Corrosion of steel frame leading to expansion and cracking 1950’s.

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17
Q

What are some examples of Hazardous materials?

A

Asbestos
Wood wool slabs
Lead piping

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18
Q

Name RICS guidance on contamination.

A

RICS GN Environmental Risks and Global Real Estate

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19
Q

Key legislation on contamination?

A

Environmental Protection Act 1990

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20
Q

Key principle relating to contamination?

A

Polluters pay,

but if not possible to identify then OWNER PAYS

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21
Q

What might be some signs of contamination?

A 
Evidence of chemicals
Oils
Subsidence 
Underground tanks
Bare ground
Vegetation
Landfill
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22
Q

What is an EIA?

A

Environmental Impact Assessment

assess impact of a project on the environment, along with social, economic and environmental aspects.

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23
Q

What is Radon and where might it be found?

A

Radioactive gas due to natural breakdown of uranium in soil, rock and water - can lead to cancer through long term exposure.

24
Q

Why is Japanese Knotweed problematic?

A 
Hard to control 
Damages surfaces 
Costly to eradicate 
Offence to grow in the wild
Could get as ASBO if found on neighbouring land
25
Q

What is a latent defect?

A

Something that could not be discovered through a reasonably thorough inspection.

26
Q

What does the defective premises Act 1972 say?

A

Landlord owes a duty of care, reasonably to all people who would reasonably expected to be affected by defects in the premises.

27
Q

What is subsidence?

A

Vertical downward movement of foundations due to reduced ground support.

28
Q

What can dry rot be caused by?

A

Might be caused by a fungal attack

29
Q

Defects in a period building?

A 
Rot
Tile Slippage
Death watch beetle 
Damp penetration at roof and ground level
Water ingress around opening 
Structural movement/settlement
30
Q

What should you do if you identify a defect when inspecting?

A 
Note observations
Take photos
Try to Identify cause
Inform client
Recommend specialist advice
31
Q

What is the difference between Surface water and Foul Water?

A

Surface water is from water run off - runs into watercourse

Foul water drains from soil pipes into sewage system.

32
Q

How would you identify a concrete framed office?

think civic center

A

More columns
Narrower span
Lower floor heights

33
Q

What does category B office mean?

A

Completely fitted out to occupiers requirements

34
Q

Grade A office specification?

A 
Passenger lift
Double glazing
Natural lighting 
LG7 compliant lighting 
Suspended ceilings 
Fully access raised floor with floor boxes
Air Conditioning 
1 person to 80-100sq.ft
35
Q

Risk associated with air conditioning?

A

R22 now banned - existing equipment can still be used - it just can’t be repaired or topped up.

36
Q

What might you find in a B8 distribution unit of industrial specification?

A 
Clear rectangular space
Min 6m clear eaves heights 
Min 30KN psm floor loading 
Plastic coated steel profiled cladding with brick/block walls
Full height loading electrically operated doors
3 Phase electricity
5-10% office content 
Capped services
10% roof lights
45% site cover
37
Q

What statutory compliance issues might you look for when inspecting a property.

A 
Asbestos
Building regulations
H&S
Fire Regulations 
Equality Act
Planning
38
Q

What are the three types of obsolescence?

A

Physical
Functional
Economic

39
Q

Which section of the global red book relate to inspection?

A

VPS 2 & VPGA 8

40
Q

When were the control of asbestos regulations last updated?

A

2012

41
Q

RICS GN on asbestos?

A

Legal Requirements and Best Practice for property professionals and clients UK 4th Edition.

42
Q

LH Salon inspection what alteration has been made?

A

The main alteration was the division of the shop, were two new treatment rooms has been added.

43
Q

How had these been formalized with the landlord?

A

There was a copy of landlords consent on the file for the division and creation of two treatment rooms.

44
Q

How did the alterations affect your advice to the client?

A

Should the Landlord or the tenant not wish to renew there would be the need for reinstatement.

45
Q

What was your clients brief for marketing the premises police family support unit?

A

The client wanted detail on the characteristics, including size & layout.

Detail on services, condition and age.

Any potential defects which might need addressing

46
Q

What use class was the family support unit?

A

C2A - Secure Residential Institution

47
Q

What risks did you encounter in the police family support unit?

A

Lighting was minimal due to window boards - therefore requirement to take extra care - trip hazards and flashlight.

48
Q

Impact of age on EPC of the family support unit?

A

The property was E rated - upgrades to boiler, insulation and cavity wall were recommended

If a property has an energy rating of F or G, the landlord cannot grant a tenancy to new or existing tenants, unless an
exemption has been registered.
From 1 April 2023, landlords will not be allowed to continue letting a non-domestic property on an existing lease if that
property has an energy rating of F or G.

49
Q

Explain a factor identified during inspection which impacted upon value?

A

Damaged roof on an industrial unit - the rent would need to be lowered in order to attract a tenant who would be willing to take on a FRI lease and repair the roof.

49
Q

Explain a factor identified during inspection which impacted upon value?

A

Office inspection concrete floor not suspended reduced the value as not grade A

50
Q

Residential flat, construction and roof type?

A

1960s concrete frame with stretch bond patter indicative of the likelihood of a cavity wall - A-pex roof which was newly replaced and was clay tile. Determined through observation and on assumption due to the age of construction the likely materials.

51
Q

Limitations on residential flat inspection?

A

The roof was in good condition from ground level and surveyed from ground level only.

No loft access was acquired to check internally.

52
Q

Safety Measures for asbestos in Charlestown, what did you take?

A

Noting the asbestos I checked the register for location and risk level - ACM was in tile coverings and was considered a Identified Amphibole (exc. Crocidolite) low risk.

I noted the date of the last date of the asbestos inspection which was in the month prior to my inspection.

53
Q

Asbestos in Charlestown what was your advice to the client regarding safety of tenant occupation.

A

That the area was not damaged but a leak could result in damage

In accordance with Control of Asbestos regulations 2012 if they are in good condition they could be left.

54
Q

Can you name a section of RICS surveying safely which you have used?

A

Dynamic risk assessment - when visiting empty buildings it is important to check no unauthorised access, or damage since last inspection which might cause harm.

• Is the activity still safe to continue?
• Is the working environment still safe for the activity to
continue?
• Are all those working still within their limit of
competence

55
Q

What would you ask for if a contractor was work/visiting one of your clients sites?

A

for a RAM’s assessment

56
Q

1950s shop construction features

A

faced in brick with full-frame ‘punched’ windows, low-pitched roofs and stumpy ridge stacks
covered canopy and located on a housing estate used for Slum clearance
Double checked property records to verify age

RICS APC1 (18 decks)

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