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Property Management APC 2.0 > Inspection > Flashcards

Inspection Flashcards

1
Q

What is an easement?

A

An easement is a right over land belonging to someone else

e.g right of way

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2
Q

How would you find out about the existence of an easement?

A

By checking the title deed (Land Registry)

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3
Q

How can you tell if there is a solid brick wall or cavity wall?

A

Cavity wall will just have stretchers or brick

Solid brick wall will have headers and stretchers

-> also consider age of building -> cavity wall not used until 1950s

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4
Q

Whats’s the difference between a cavity wall and solid brick wall?

A

Cavity wall has 2 layers or brick, with space in between (usually 20 - 100mm) -> better insulation

Solid brick wall is just 2 layers of brick with no spacing -> header and stretcher

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5
Q

What does wet and dry rot look like?

A

Dry - fungal - large fruiting bodies with red spores
Wet - Damp and it smells

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6
Q

What legislation covers inspections?

A

Health and Safety at Work Act 1974

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7
Q

When was asbestos outlawed?

A

1985 - Blue & Brown
1999 - White

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8
Q

What is japanese knotweed?

A

A plant that can grow through concrete and is very hard to eradicate

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9
Q

When looking at buildings, how would you assess any defects?

A

I would take photos and note any details. Also notify my Client

I would also suggest they seeks specialist advice -> e.g instruct buildings surveyor for cracking in buildings

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10
Q

Name types of building defects and impacts

A
  • Water -> dry and wet rot , condensation
  • Movement -> subsidence , heave, horizontal cracking or shrinkage
  • Defective materials -> that degrade with age
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11
Q

How would you carry out an inspection?

A

4 step process:

  1. Prepare for the inspection
  2. Inspect the area/location
  3. Inspect externally
  4. Internal inspection
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12
Q

How would you prepare for the inspection?

A
  • Read lease
  • H&S desktop assessment -> lone working, PPE, Risk assessment
  • Plan journey / check google maps and title plan / OS plan
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13
Q

How would you inspect the area / location?

A
  • investigate local market / economic conditions
  • Vacancies, letting boards, tenant mix
  • Availability of services: food, parking, transport
  • Check site boundaries against OS or title plan
  • Environmental factors such as contamination or risk of flooding
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14
Q

How would you inspect externally?

A
  • Repair / Decoration and condition of external envelope
  • Defects
  • Method of constrction
  • Age of building
  • Run off of surface water and foul water
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15
Q

How would you inspect internally?

A
  • Check interior finishes
  • Layout, quality and specifiction of accomodation
  • Condition, repair and defects
  • Fixtures and fittings
  • Existence of Asbestos and deleterious materials
  • Services -> Age and quality
  • Compliance with planning, building and DDA regs
  • Compliance with lease obligtions
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16
Q

What types of specification would you expect from offices?

A

Shell and core
Cat A
Cat A+
Cat B

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17
Q

What is a Cat A fit out?

A

Basic finishing of interior space (blank canvas)

  • Raised floor and suspended ceiling
  • Basic M&E services
  • Fire detection and protection services
  • Internal surface finishes
  • Blinds
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18
Q

What is a Cat B fit out?

A

Fully operational workspace, designed to uniqe specfications

  • Branded material & decor
  • Floor finishes
  • Furniture
  • Partitions and doors
  • Tea points and kitchen areas
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19
Q

What is a Cat A+?

A

Sits between Cat A and Cat B
-> Functional space tenants can move into immediatley while only having to make minimal adjustments
-> won’t include branding

  • IT infrastructure
  • Furniture
  • Kitchens
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20
Q

What is shell and core?

A

State of building / unit before any fit out occurs
-> not useable -> stage before Cat A

  • Concrete and metal frame
  • -> no lighting / AC instsalled
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21
Q

What specification would you expect for industrial?

A

Most likely Grade A / Cat A
-> Raised floors, suspended Ceiling, M&E Services

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22
Q

What specifications would you expect from shops?

A

Shell and core
-> STeel or concrete frame, capped off services, concrete floor, no suspended ceiling

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23
Q

What specification would you expect from Industrial / Warehouse ?

A

Grade A or Shell and core

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24
Q

What hazards might you find in vacant properties?

A
  • Asbestos
  • Weak steps
  • Structural issues
  • gas/electricity faults

Needs regular inspections / H&S assessments / security / plant servicing / H&S documents / Marketing documents / insurers aware

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25
Q

What is an inherent defect?

A

Built in defect that could not have been discovered by reasonably throough inspection

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26
Q

WHat common defects are you aware of in a period office / shops?

A
  • Dry / wet rot
  • Roff tile slippage
  • Death watch beetle
  • Damp
  • Structural movement / settlement
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27
Q

What common defects are you aware of in modern offices?

A
  • Damp / water damage from burst pipes or AC
  • Structural movement and poor mortar joints in brickwork
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28
Q

What common defects are you aware of in modern industrial units?

A
  • Leaks around roof lights
  • Damagedcladding panels
  • Water damage from poor guttering or burst pipes
  • Rusty panels
  • Settlement / cracking in brickwork
29
Q

What is a hazardous material and can you give me some examples?

A

Potentially harmful materials present in a building or on land

  • ASbestos
  • Lead piping
  • Radon
  • Fuel/gas from underground tanks
30
Q

What’s the difference between deleterious and hazardous materials?

A

Deleterious deteriorate with age and can make the structure defective, creating risk

Harzardous materials should be managed or removed as potentially harmful to health

31
Q

What types of damp are there?

A

Damp -> unwanted moisture from outside or condensation

  • Condensation
  • Rain (penetrative damp)
  • Rising damp (ground water travels up porous materials)
  • Pipe leakage
32
Q

What causes of cracking are there?

A
  • settlement
  • subsidence (often vertical cracks)
  • heave
  • Thermal cracking when there are no therman expansion - breaks
33
Q

What is a death watch beetle?

A

Lives in damp timber and can cause total failure of timber structure -> damaging effect

34
Q

What would you do if you identified a building defect?

A
  • Take photgraphs
  • Try to establish the cause of the damage whilst on site
  • INform your Client of your investigation
  • Recommend specialist advice from a building / structural surveyor
35
Q

What are the different types of foundations?

A

Shallow
Deep

36
Q

Discuss shallow foundations

A
  • Pad -> a slab foundation to support individual laod point (e.g. Structural column)
  • Strip -> Used to support line loads (e.g load bearing wall)
  • Raft -> A slab system which extends over the entire footprint area of the building to spread the load of lightweight structures
37
Q

Discuss deep foundations

A
  • Piled -> long concrete cyclinders (piles) into ground so loads transmitted to deeper strata (used for poor load bearing ground conditions)
38
Q

Discuss deep foundations

A
  • Piled -> long concrete cyclinders (piles) into ground so loads transmitted to deeper strata (used for poor load bearing ground conditions)
39
Q

What would you look for in an inspection?

A
  • M&E
  • Fire and emergency
  • H&S
  • Unoccupied areas
  • Maintenance work
  • Building exterior
  • Roof areas
  • Site features
  • Lifts/escalators
  • Landscaping
  • Common areas
  • staff
  • Paintwork
  • Servicing documents
  • Signage
  • Leaks
  • Access doors / Fire doors / fire escapes

Prior to visit: RA, previous ports, purpose of visit, title plans etc

40
Q

What normal precautions would you take when undertaking an inspection of a vacant building for a Client?

A

I would carry out a desktop risk assessment, reviewing any information i had on the property/site, looking for potential hazards or risks that could cause harm

I would have reference to RICS Surveying Safely 2018 and notify my team, diarise the inspection and take a phone with me

Also check is PPE is required

41
Q

Outline the recommendations contained within RICS Surveying Safely 2018 which you have adopted in your work

A
  • Carry out risk assessment before visiting site
  • Checking with the building / site manager whether or not i will need PPE
  • Take a charged phone with me
  • Diarise the inspection
  • Notify my colleagues, telling them when i intend to return to the office
  • Be aware of the firms panic phrase
  • Sign in/out of a construction site
42
Q

What are the usual sizes of the ceiling and floor void in a new office building?

A

Ceiling - 350mm
Floor - 150mm

43
Q

What would you do if you noticed damp or movement in an office building whilst you are inspecting property to undertake a red-book valuation?

A

Take photos and advise Client -> advise building survey is required

Depending on their instructions, i could value on the assuption that the building is structurally sound

44
Q

What equipment do you take out on property inspections ?

A

Phone, camera, Disto, PPE, pen, paper, ruler, plans of the property

45
Q

How can you check accuracy of your measuring devices?

A
  • Calibrate annually
  • Check against known distances
46
Q

You arrive at a construction site to undertake a valuation. What should you do before inspecting the site works?

A

Sign into site, get PPE and possible rceieve a H&S brief

47
Q

How can you minimise the potential danger of accident during a site inspection?

A
  • Inspect it in line with Surveying Safely 2018
  • Carry out the relevant risk assessment prior to inspection and if its a constuction site, wear the appropriate PPE
48
Q

What is the appropriate depth of an office building to allow for adequate natural light ?

A

12-15mm

49
Q

What is the normal floor loading for an office building? How does this compare to the floor looading for a warehouse or industrial unit?

A

2.5-3 kN/sq m +1 for partitioning

30 kN/sq m for industrial

50
Q

What is the normal institutional specification of a new industrial unit?

A
  • 30 kN/sq m floor loading
  • 8m eave heights with 10% roof lighting
  • Full height loading doors
51
Q

What is an easement? How would you find out about the existence of one?

A

An easement is a right over land belonging to someone else e.e Right of way

-> Checking the title deed (Land Registry)

52
Q

Tell me about the different forms of air conditioning which can be provided to a modern office building?

A

Variable Air Volume
Variable Refrigerent Volume
Mechanical Ventilation

53
Q

How would you undertake a contamination survey?

A

I would not be competant to undertake such a survey

If i suspected contamination from an inspection, i would take a photo, note any details and notify my Client

54
Q

What is a hidden valley gutter?

A

When two roof pikees form a valley in the middle of a roof
-> can easily get blocked especially if trees are nearby

55
Q

What do you look at in the title deeds when valuing or selling property?

A
  • Restrictive covenants
  • The title plan to check the site boundary
  • Who the owner is
  • Any recent transactions
  • Rights of way
56
Q

Where does surface water drain into? Contrast this with foul water

A

Surface water - storm drains
Foul water - sewers

57
Q

Name me a deleterious material

A

High Alumina Cement - crumbles with age

58
Q

Name me a hazardous material

A

Asbestos

59
Q

How do you stay safe when on an inspection?

A
  • Safe to go alone?
  • Put in diary and advise colleagues
  • Take mobile phone
  • Wear PPE if necessary
  • Sign in and out of construction site
60
Q

What guidance is there dealing with safety and inspections?

A

RICS Surveying Safely 2018 -> guidance note on surveys and inspections

Suzy Lamplugh trust website

61
Q

You inspected for the purpose of dilapidations. What did you look for when asssessing condition?

A
  • Condition of carpets, walls, windows and fixtures
  • Look for damp, structural damage
  • Building surveyor was with me to ensure everything was covered
62
Q

What is deleterious material and can you give me some examples?

A

A material that degrades with age, causing structural problems

  • high alumina cement
  • calcium chloride
  • woodwool shuttering
  • -> used in 1960s and 1970s
63
Q

What is the difference between wet and dry rot?

A

Dry rot -> fungus infects buildings, requires little moisture, spreads voraciously, does not need light or air
- Timber loses structural integrity -> replace wood/stop water source

Wet rot -> more localised, needs to be sopping wet, does not spread

Visibly not much difference between wet and dry rot -> detect - tide mark, ripping plaster, salt coming through plaster

64
Q

What would you do if you identified a building defect?

A
  • Take photographs Try to establish the cause of the damage whilst on site
  • Inform your Client of your investigation
  • Recommend specialist advise from Building Surveyor/Structural Surveyor
65
Q

What size is a brick?

A

Roughly -> 9inch x 4 inch x 3 inch
Exactly -> 215mm x 12.5mm x 65mm

Stretcher = long side , Header= short end

66
Q

What size is a brick?

A

Roughly -> 9inch x 4 inch x 3 inch
Exactly -> 215mm x 12.5mm x 65mm

Stretcher = long side , Header= short end

67
Q

What is the difference between a solid and cavity wall?

A

Solid wall is 2 layers of brick with headers and stretchers

Cavity wall is two layers of brick tied together with metal ties and usually filled with insulation -> only has stretchers

Cavity wall not used until 1950s

68
Q

What is the difference between comfort cooling and air conditioning?

A

A/C filters (conditions) the air whereas comfort cooling just cools it and re-circulates

69
Q

What do planning laws say re alterations without consent?

A

Non-listed building - deemed consent after 4 years

Listed building - no deemed consent

You need planning consent to put any lead on listed buildings

Property Management APC 2.0 (15 decks)

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