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APC > Inspection > Flashcards

Inspection Flashcards

1
Q

What do you consider when going on an inspection?

A

1) My personal H&S - PPE, Lone working etc according to my firms policies
2) The local area
3) External aspects of the property
4) Internal Aspects of the property

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2
Q

What might you take with you on an inspection?

A

Mobile phone
Measurement tool
Plans/file/notes
PPE

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3
Q

When inspecting the local area, what are you taking into consideration?

A

It might depend on the nature and purpose of my valuation. However generic things include:
- (The GENERAL AREA) quality of the location, facilities, public transport, business vibrancy
- (ENVIRONMENTAL AND PHYSICAL) Contamination, environmental hazards, flooding, powerlines, substations
- (THE MARKET) Comparable evidence, local market conditions, agents boards.

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4
Q

What do you look out for/take note of when inspecting externally?

A

Method of construction
Repair and condition of the exterior (roof downwards)
Car parking/ access/ loading
defects/ structural movement
Site boundaries - with OS map and Title Plan
Ways of dating the building.

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5
Q

What different methods of construction are there?

A
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6
Q

How might you date the building?

A

Asking the client/ tenant
Researching the date of planning consent
Land registry
Local historical records
Architectural style
Certificate of Practical completion

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7
Q

What are you considering when inspecting internally?

A

Layout and specification
repair and maintenance
defects
services - age and condition
Statutory compliance - asbestos, H&S, equality Act, fire safety, planning
Fixtures, fittings and improvements
Compliance with Lease obligations

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8
Q

What are the different purposes that you might be asked to carry out an inspection?

A

Valuation
Property Management
Agency

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9
Q

What are you focusing on if inspecting for Valuation purposes/

A

Anything that might influence the value of the property.
E.g
Location
tenure
aspect
construction
spec
defects
condition
occupation

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10
Q

What are you focusing on if inspecting an occupied property for Management purposes?

A

I would be inspecting for the purpose of ‘policing the lease’.
So if the property is occupied:
Check lease compliance
statutory compliance
state of building
requirements for repairs and redecoration
User and details of actual occupier
Checking no works have been carried out w/o LL consent

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11
Q

What are you focusing on if inspecting an unoccupied property for Management purposes?

A

I would check for:
statutory compliance
the state of the building
Any repair or maintenance issues
Security arrangements
landscaping
risk of vandalism
damage to the building.

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12
Q

What are you focusing on if inspecting a property for Agency purposes?

A

the current condition of the building
repair and maintenance issues
statutory compliance
services
presentation of the accommodation
Flexibility of the accommodation
Marketability

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13
Q

What is the key RICS document for your personal safety on an inspection?

A

Guidance note: RICS Surveying Safely, 2018

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14
Q

What are the FOUR common types of foundations? and when are they typically used?

A

1) Trench and Strip Footings - generally used for residential buildings

2) Raft - a slab foundation that spreads the load of the property over the whole site, for lightweight structures and for soft soil conditions

3) Piled - Long slender reinforced concrete cylinders into the gorund vertically, to deeper strata. Used for less good load-bearing ground conditions/ high loads

4) Pad - a slab foundation system, under individual columns or units so that the column load is spread evenly

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15
Q

Can you name TWO types of brickwork wall?

A

1) Solid Wall Construction - Solid brickwork, normally at least one brick thick, involving headers, with different patterns to tie the bricks together. E.g. Flemish Bond.

2) Cavity Wall - Two layers of brickwork tied together with metal ties, with a cavity in between that can be filled with insulation. No Headers used.

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16
Q

What are the two terminologies for the way a brick is laid?

A

Stretcher - when laid horizontally, with long side exposed to outer face.

Header - When brick laid flat, the short end is exposed.

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17
Q

What are some common issues seen in the condition of brickwork?

A

Efflorescence - White marks on the bricks due to natural salts reacting to water.

Spalling - Surface of the bricks deteriorating/crumbling due to freeze/thaw action.

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18
Q

Can you tell me about a typical/ Institutional specification of a Shop?

A
  • Concrete or Steel frame
  • Services capped off
  • Concrete floor and no suspended ceilings

-Let in shell condition with no shop front, ready for retailer’s fitting out works

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18
Q

Can you tell me about a typical/ Institutional specification of a Shop?

A
  • Concrete or Steel frame
  • Services capped off
  • Concrete floor and no suspended ceilings

-Let in shell condition with no shop front, ready for retailer’s fitting out works

19
Q

Can you tell me about a typical/ Institutional specification of an Office

A
  • 2 main methods are concrete or steel frame
  • Steel frame temd to have less columns and a wider span between columns

-approx ceiling height of 2.6-2.8m

-ceiling void of 350mm and raised floor of 150mm

-Air cond

-Double Glazing

-Lifts

-1 cycle space per 10 staff

-1 shower per 100 staff

-8m2- 10m2 general workspace density

20
Q

What kind of Air Conditioning systems are there?

A

VAV - Variable Air Volume (high capital cost, but most flexible)

Fan Coil - Usually 4 pipe (lower initial cost & good flexibility, but higher opp and maintenance cost

VRV - Variable Refrigerant Volume (lower capital cost, but higher running and maintenance costs)

21
Q

What are the types of Fit outs for offices?

A

Shell and Core - Common parts completed, and office floor areas ready for fit out from occupier

Category A - to a Grade A specification as above

Category B - to complete the fit out to the occupiers specific requirements. Some landlords do this to reduce the void periods between lettings.

22
Q

Can you tell me about a typical/ Institutional specification of an Industrial/Warehouse building?

A

Tend to have:

-Steel Portal Frame with Insulated profiled steel cladding walls and roof

  • minimum 8m clear eaves height with 10% roof lights

-minimum 30KN/sqm loading capacity

  • Brick or blockwork walls to 2m height

-full height loading doors

  • 3 phase electricity power

-5-10% office content and WC facilities

-Main services capped off

-Approx 40% site coverage

-LED lighting

23
Q

What occurs when a new building has been completed?

A

A snagging process is undertaken. This is where the property is inspected against the construction plans to check that it has been finished correctly and is of sufficient quality, as desired and designed.

Carried out by a contractor under warrenty.

24
Q

What should you do, if you discover any defects during an inspection?

A

1) Take Photographs of the defects

2) Try to establish the cause of damage while on site

3) Inform your client of your investigations

4) Recommend advice from a building surveyor, or in case of movement - structural engineer

25
Q

What are 3 common causes of defects?

A

Movement

Water

Defective/ deteriorating materials

26
Q

What is movement?

A

There are different types. One example is subsidence, which is the vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation.

Heave- expansion of ground, can be caused by build up of moisture in ground

  • Horizontal cracking in Brickwork may indicate cavity wall tie failure
  • Shrinkage - often occurs in new plasterwork during drying out process

thermal expansion/movement can cause cracking.

26
Q

What is movement?

A

There are different types. One example is subsidence, which is the vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation.

Heave- expansion of ground, can be caused by build up of moisture in ground

  • Horizontal cracking in Brickwork may indicate cavity wall tie failure
  • Shrinkage - often occurs in new plasterwork during drying out process

thermal expansion/movement can cause cracking.

27
Q

What types of Damp are there?

A

Wet rot - damp and timber decay. signs include wet and soft, visible fungal growth and a musty smell

Dry rot - caused inside by a fungal attack. signs include fungus, which spreads across wood in fine and fluffy white strands. Cracking/crumblinf dry timber and spores. Can destroy timber and masonry

Rising Damp - visible damp patches, normally limited to 1.5m above ground level.

Condensation - caused by lack of ventilation and background heating. signs include mould and streaming water on inside of window & walls.

Penetrating damp -

Damp can also be cause by leaking pipes/ air con.

28
Q

What are some common building defects for period residential/office/ shop buildings?

A

Dry rot
Wet rot
tile slippage on roof
death watch beetle
damp penetrating at roof and ground
Water ingress around door and window openings
structural movement

29
Q

What are some common building defects for modern industrial buildings

A

roof leaks around roof lights
damaged cladding panels
cut edge corrosion
blocked valley gutters
water damage from poor guttering
burst pipes
cracking in brickwork panels

30
Q

What are some common building defects for modern office buildings

A

Damp penetration at roof and ground level
Water damage from burst pipes/ air con
structural movement
damaged cladding
cavity wall tie failure
efflorescence

31
Q

What is the key piece of legislation in relation to the contamination of land?

A

Environmental Protection Act, 1990

32
Q

What is the RICS guidance note on Contamination?

A

Contamination, the Environment and Sustainability (2010)

33
Q

What signs of contamination should you look out for?

A

Chemicals, Oils, Oil drums, subsidence, underground tanks, bare ground

34
Q

What are the three typical phases of investigation of contaminated land?

A

1) review of site history with a desktop study & site inspection & investigation

2) Investigation to identify nature and extent of contamination with soil samples, taken using bore holes

3) Remediation report setting out remedial options with design requirements and monitoring standards

35
Q

What would you do if there are concerns that a site has some contamination?

A

Suggest a specialist report is commissioned

36
Q

As a developer, what can you apply for if you develop a contaminated site?

A

Land Remediation relief - a form of tax releif that applies to contaminated or derelict land in the UK.

Allows up to 150% corporation tax deduction for expenditure in remediating contaminated/derelict sites, or those affected by Japanese Knotweed.

36
Q

As a developer, what can you apply for if you develop a contaminated site?

A

Land Remediation relief - a form of tax releif that applies to contaminated or derelict land in the UK.

Allows up to 150% corporation tax deduction for expenditure in remediating contaminated/derelict sites, or those affected by Japanese Knotweed.

37
Q

What is a Deleterious material?

A

a deleterious material is a material that degrades with age causing structural problems to a building.

38
Q

Can you give examples of a Deleterious material?

A

High Alumina Cement

Woodwool Shuttering

Calcium Chloride

39
Q

Can you give an example of a hazardous material?

A

Asbestos

Lead piping/paint

Radon Gas

40
Q

What is Japanese Knotweed?

A

An invasive plant species, which can cause damage to hard surfaces such as foundations and tarmac.

41
Q

What impact can it have on those seeking a loan on a property

A

Lenders may refuse a loan if it it present or nearby to a property.

42
Q

How do you identify Japanese Knotweed

A

Purple/green hollow stemmed, with Green heart shaped leaves

43
Q

What have the RICS published in relation to Japanese Knotweed?

A

RICS Information Paper on Japanese Knotweed and Residential Property, March 2022

44
Q

MORE JAPANESE KNOTWEED

A

APC (19 decks)

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