Inspection Flashcards
1
Q
Name some purposes for inspection?
A
Valuation Checking lease compliance Checking statutory compliance Assessing repair condition Assessing marketability
2
Q
What is the most important thing to do prior to inspection?
A
Health & Safety risk assessment
3
Q
Where in the red book global details inspection?
A
VPS2
4
Q
Factors observed during inspection which affect value?
A
Location Design Specification Age Construction Repair
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
6
Q
How might you recognize a Victorian property?
A
Bay windows,
Iron railings,
coloured solid wall brickwork
Sash windows
7
Q
Types of foundations for unstable ground/land?
A
- Raft
- Pad
- Piled
8
Q
Dimensions of a brick?
A
215mm x 102.5mm x 65mm
9
Q
How could you recognize a brick cavity wall?
A
Stretcher bond (brick pattern) Evidence of cavity ties
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
11
Q
How might you check a lease boundary?
A
OS Map
Title plan
Lease plan
12
Q
What is a deleterious material?
A
Degrade with age causing structural problems
13
Q
Name some deleterious materials?
A
Cladding High Alumina Cement Calcium chloride Mundic Regent Street disease
14
Q
What is High Alumina Cement
A
Material banned in 70’s (poor strength and vulnerability to chemical attack)
15
Q
What is calcium chloride?
A
Material used until 70’s to accelerate concrete hardening but corroded steel reinforcement
16
Q
What is regent street disease?
A
Corrosion of steel frame leading to expansion and cracking 1950’s.
17
Q
What are some examples of Hazardous materials?
A
Asbestos
Wood wool slabs
Lead piping
18
Q
Name RICS guidance on contamination.
A
RICS GN Environmental Risks and Global Real Estate
19
Q
Key legislation on contamination?
A
Environmental Protection Act 1990
20
Q
Key principle relating to contamination?
A
Polluters pay,
but if not possible to identify then OWNER PAYS
21
Q
What might be some signs of contamination?
A
Evidence of chemicals Oils Subsidence Underground tanks Bare ground Vegetation Landfill
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.
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
What is a latent defect?
Something that could not be discovered through a reasonably thorough inspection.
26
What does the defective premises Act 1972 say?
Landlord owes a duty of care, reasonably to all people who would reasonably expected to be affected by defects in the premises.
27
What is subsidence?
Vertical downward movement of foundations due to reduced ground support.
28
What can dry rot be caused by?
Might be caused by a fungal attack
29
Defects in a period building?
```
Rot
Tile Slippage
Death watch beetle
Damp penetration at roof and ground level
Water ingress around opening
Structural movement/settlement
```
30
What should you do if you identify a defect when inspecting?
```
Note observations
Take photos
Try to Identify cause
Inform client
Recommend specialist advice
```
31
What is the difference between Surface water and Foul Water?
Surface water is from water run off - runs into watercourse
Foul water drains from soil pipes into sewage system.
32
How would you identify a concrete framed office?
| think civic center
More columns
Narrower span
Lower floor heights
33
What does category B office mean?
Completely fitted out to occupiers requirements
34
Grade A office specification?
```
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
Risk associated with air conditioning?
R22 now banned - existing equipment can still be used - it just can't be repaired or topped up.
36
What might you find in a B8 distribution unit of industrial specification?
```
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
What statutory compliance issues might you look for when inspecting a property.
```
Asbestos
Building regulations
H&S
Fire Regulations
Equality Act
Planning
```
38
What are the three types of obsolescence?
Physical
Functional
Economic
39
Which section of the global red book relate to inspection?
VPS 2 & VPGA 8
40
When were the control of asbestos regulations last updated?
2012
41
RICS GN on asbestos?
Legal Requirements and Best Practice for property professionals and clients UK 4th Edition.
42
LH Salon inspection what alteration has been made?
The main alteration was the division of the shop, were two new treatment rooms has been added.
43
How had these been formalized with the landlord?
There was a copy of landlords consent on the file for the division and creation of two treatment rooms.
44
How did the alterations affect your advice to the client?
Should the Landlord or the tenant not wish to renew there would be the need for reinstatement.
45
What was your clients brief for marketing the premises police family support unit?
The client wanted detail on the characteristics, including size & layout.
Detail on services, condition and age.
Any potential defects which might need addressing
46
What use class was the family support unit?
C2A - Secure Residential Institution
47
What risks did you encounter in the police family support unit?
Lighting was minimal due to window boards - therefore requirement to take extra care - trip hazards and flashlight.
48
Impact of age on EPC of the family support unit?
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
Explain a factor identified during inspection which impacted upon value?
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
Explain a factor identified during inspection which impacted upon value?
Office inspection concrete floor not suspended reduced the value as not grade A
50
Residential flat, construction and roof type?
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
Limitations on residential flat inspection?
The roof was in good condition from ground level and surveyed from ground level only.
No loft access was acquired to check internally.
52
Safety Measures for asbestos in Charlestown, what did you take?
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
Asbestos in Charlestown what was your advice to the client regarding safety of tenant occupation.
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
Can you name a section of RICS surveying safely which you have used?
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
What would you ask for if a contractor was work/visiting one of your clients sites?
for a RAM’s assessment
56
1950s shop construction features
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
