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RICS APC > Inspection > Flashcards

Inspection Flashcards

1
Q

External inspection?

A

Methods of construction

Repair and condition of the exterior

Car parking / access / loading arrangements

Defects / structural movement

Boundaries - OS map / Title Plan

Date of the building - asking the client / planning consents / building regs

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2
Q

Important considerations for defects?

A

Check whether there are any warranties for the building from the contractor and professional team

Understand the purpose of snagging on a newly built property

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3
Q

What is the current institutional specification for offices?

A

Office Guide to Office Specification, 2019 - British Council

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4
Q

What signs should you look out for with contamination?

A

Evidence of chemicals

Oils

Oil drums

Subsidence

Underground tanks

Bare ground

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5
Q

Institutional Shop Specs

A

New shops - steel or concrete frame

Services capped

Concrete floor and no suspended ceiling

Let in a shell condition with no shop front, ready for retailers fitting out works

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6
Q

RSS Systems

A

From 1 Jan 2015 the use and replacement of the low temperature refrigerant R22 is illegal

Existing R22 systems need to be modified to become more environmentally friendly

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7
Q

Role of Local Authorities is penalising JK?

A

Local authorities can grant Community Protection Notices (CPN) and fines of up to £2,500 per person (£20k for an organisation)

If landowners ignore it, do not control it or allow growth onto adjoining land

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8
Q

What is dry rot?

A

Caused inside by fungal attack

Signs - fungus, known as mycelium which spreads across the wood in fine and fluffy white strands and large, often orange mushroom like fruiting bodies, a strong smell and red spores, cracking painting work and cuboidal cracking/crumbling of dry timber

It can destroy timber and masonry

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9
Q

What does RICS Information Paper on Japanese Knotweed and Residential Property March 2022 outline?

A

Purpose - Address both the findings and provide best practice guidance on the recent research about a more hollistic assessment of Japanese Knotweed. To ensure RICS members provide the best advice to users of valuation and condition reports.

Decision tree - Based on risk level to help valuers determine the app management approach needed for JK

Process - The new process still delivers a straightforward and objective catergorisation of JF infestations. To provide clarity that is essential for lenders and will continue to ensure confidence and trust among the wider stakeholder

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10
Q

Agency inspection?

A

Consider current condition of the building, repair and maintenance issues, statutory compliance services, presentation of the accommodation and flexibility of the accommodation and its marketability

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11
Q

What are the current institutional specifications for industrial ?

A

Minimum 8m clear eaves height with 10% roof lights

Min 30KN/sq m floor loading

Plastic coated steel profiled cladding with brick or block work walls to approximately 2m

Full heighted loading doors (electrically operated)

3 phase electricity power (415 volts)

5-10% office content and WC facilities

Main services capped off

Approx site coverage 40%

LED lighting

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12
Q

What is the RICS guidance on JK?

A

RICS Information Paper on Japanese Knotweed and Residential Property March 2022

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13
Q

What is Heave?

A

Expansion of the ground beneath part or all of the building

This could be caused by tree removal and the subsequent moisture build upo in the soil

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14
Q

What are the four common forms of foundation?

A

Choice depends on ground conditions and building loading’s

  1. Trench or strip footings - resi dwellings for walls and closely spaced columns
  2. Raft - slab foundation over the whole site to spread the load for lightweight structures such as for made up/remediated land and sandy soil conditions
  3. Piled - long and slender reinforced concrete cylinders (piles) in the ground to deeper strata when less good load-bearng ground conditions - high loads
  4. Pad - Slab foundation system under individual system under individual or groups of columns so that the column load is spread evenly
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15
Q

What is a Shell and Core fit out?

A

Where the common parts of the building are completed and the office floor areas are left as a shell ready for fit out by the occupier

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16
Q

How can a desktop study consider contamination?

A

Consider the previous use of the site, local history, planning register

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17
Q

What is horizontal crack and shrinkage cracking?

A

H - Horizontal cracking in brickwork may indicate cavity wall tie failure in a brick wall

S - Shrinking cracking often occurs in new plasterwork during the drying out process

Other cracks may be due to differential movement such as settlement cracks

Thermal expansion / movement can also cause cracks

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18
Q

What is the three phase for investigating contamination?

A

Phase 1 - Review site history with a desktop study and site inspection and investigation

Phase 2 - Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (intrusive)

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

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19
Q

Penalty for allowing the spread of JK?

A

Magistrates court can impose an unlimited fine or max prison sentence of two years or both!

Crown court - can impose unlimited fine or max prison sentence of two years or both!

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20
Q

What is solid wall construction?

A

The simplest type of wall is constructed in solid brickwork with headers normally one brick thick and there are different bricklaying patters incorporating headers - such as Flemish bond to tie together the layers of brick

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21
Q

What are the three common causes of defects?

A
  1. Movement
  2. Water
  3. Defective / non-performance / deterioration of building materials
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22
Q

What is Catergory A fit out?

A

To Grade A spec and above

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23
Q

Efflorescence

A

White marks causes by hydroscopic salts in the brick work

Formed when water reacts with natural salts by way of a chemical process contained within the construction material and mortar

Water dissolves the salts which are then carried out and deposited onto the surface by natural evaporation that occurs when air meets the surface of the wall

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24
Q

What features are included in the institutional office spec?

A

Full access raised floors with floor boxes

Approx ceiling height 2.6-2.8m

Ceiling void of 350mm and a raised floor void of 150mm

Air conditioning and double glazed windows

Passenger lift

Floor loading - 2.5-3.0 kN/ sq m with an allowance of up to 1.2 kN/sq m for partitioning

1 cycle space per 10 staff and 1 shower per 100 staff

8m2-10m2 general workspace dfensity

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25
Q

Bricks

A

Stretcher - A brick laid horizontally flat with the long side of the brick exposed on the outer face of a wall

Header - A brick laid flat with the short end of the brick exposed

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26
Q

If you are instructed to value a site with contamination, approaches to be considered are?

A
  1. Do not provide any advice until a specialist report is commissioned
  2. Caveat the advice provided with an app disclaimer highlight the issue/use of a special assumption
  3. Deduct the remediation costs from the Gross Site Value
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27
Q

What are the different inspection purposes?

A

Valuation (valuation influences)

Property management (policing the lease)

Agency (marketability issues)

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28
Q

What have RICS said on Contaimination?

A

RICS Guidance Note ‘Contamination, the Environment and Sustainability, 2010

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29
Q

What is cavity wall construction?

A

In a cavity wall

Two layers of brickwork are tied together with metal ties

Cavity filled with insulation

No headers used

Evidence of cavity tray, air brick or weep holes may have been seen

30
Q

What are some signs of deleterious materials?

A

Brown staining on concrete, concrete frame buildings and 1960s and 1970s building as well as in modern buildings

31
Q

What is the typical space allowance for normal office use?

A

1 person - 7.5-9.25 sq m

32
Q

Please can you provide some examples of hazardous materials?

A

Asbestos

Lead piping / paint

Radon gas

33
Q

What is the key legislation in Contamination?

A

Environmental Protection Act 1990 as amended

34
Q

Role as a surveyor with hazardous materials?

A

Recommend specialist reports and make appropriate assumptions in your advice

Always check contents of an asbestos report / register

35
Q

How can contamination exist?

A

Issues relating to heavy metals, radon and methane gas and diesal/oil/chemicals

36
Q

Four step process for Inspections

A
  1. Consider your own personal safety - H&S procedures for attending site
  2. Inspection of local area
  3. External Inspection
  4. Internal Inspection
37
Q

What to take on inspection?

A

Mobile phone

Camera

Tape measure / laser

Files, plans and other supporting materials

PPE

Pen and paper / Ipad

38
Q

What is the typical construction for industrial units?

A

Basic construction building is usually a steel portal frame building with insulated profiled steel cladding walls and roof

39
Q

What is the four step process to follow when you have identified a building defect?

A
  1. Take photographs of the defect
  2. Try to establish the cause of the damage whilst on site
  3. Inform your client of your investigations
  4. Recommend advice from a building surveyor or in the case of movement a structural engineer
40
Q

What is an inherent defect?

A

A defect in the design or a material which has always been present

41
Q

What is outlined in RICS Guidance Note ‘Contamination, the Environment and Sustainability, 2010

A

Surveyors must understand their obligations - know their responsibilities and comply with the law

General principle is that the polluter or the landowner pays for remediation

42
Q

Types of water?

A

Surface water - runs off into the water course - such as soak away or storm drain

Foul water - drains from soil pipes into a sewer from the boundary of the property

Statutory undertakers own a private sewer from the boundary of the property

43
Q

What is subsidence?

A

The vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation

This could be as a result of changes in the underlying ground conditions

44
Q

Rising damp

A

Usually stops around 1.5m above ground level

45
Q

Considerations of the immediate area?

A

Location / aspect / local facilities / public transport / business vibrancy

Contamination / environmental hazards / flooding / high voltage

Comps / local market conditions / agent boards

46
Q

Common building defects in modern office buildings?

A

Damp penetration at roof and GF level

Water damage from burst pipes or AC units

Structural movement

Damaged cladding

Cavity wall tie failure

Efflorescence

Poor mortar joints in brickwork

47
Q

Damp

A

Can also be caused by leaking plumbing / AC / Pipework

48
Q

What can deleterious materials include?

A

High alumina cement

Woodwool shuttering

Calcium chloride

49
Q

Office Specs

A

Two main method in new office building - steel or concrete frame

Steel frame - usually less columns and a wider span between the columns

Concrete frame - more columns, lower floor heights and a shorter span between columns

Check architects drawings and spec / building manual if you cannot see construction

50
Q

Valuation inspections?

A

Understand all factors which can influence the valuation of a property such as location, tenure, aspect, form of construction, defects, current condition, occupation details etc

51
Q

What is Japanese Knotweed?

A

An invasive plant which can damage hard surfaces such as foundations and tarmac

Not easy to control, costly to eradicate and a specialist company must remove and dispose of it

A great concern to property lenders who may refuse a loan if it is present or nearby to a property

52
Q

Common building defects in period resi/office/shop buildings

A

Dry rot

Wet rot

Slippage on the roof

Death watch beetle

Damp penetration at roof and GF level

Water ingress around door and window openings

Structural movement / settlement

53
Q

How can JK be disposed of?

A

Legally by using chemical treatment

Digging it out and removing from the site to a licensed landfill site in accordance with the Environmental Protection Act 1990

54
Q

When inspecting a building what should you look out for?

A

Any defects

Start from the roof and work down in a logical sequence

55
Q

What does Japanese Knotweed look like?

A

Purple / Green hollow stemmed with green leaves

56
Q

Property management inspections?

A

Occupied - check lease compliance, statutory compliance, state of the building, requirements for repairs/redecoration, user and details of the actual occupier

Unoccupied - statutory compliance, state of the building, repair and maintenance issues, security arrangements, landscaping, risk of vandalism and damage to the building

57
Q

Common building defects in 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 pips and settlement / cracking in brick work panels

58
Q

Deleterious Materials

A

Can degrade with age causing structual problems

59
Q

What are different types of air conditioning systems?

A

VAV - Variable air volume (highest capital cost but most flexible)

Fan coil - Usually 4 pipe (lower initial cost & good flexibility but higher operating and maintenance cost)

VRV - Variable refrigerant volume (lower capital cost but higher running and maintenance costs)

Static Cooling - chilled beam and displacement heating (a natural approach to climate control with lower capital and running costs but less flexibility)

Mechanical ventilation - when fresh air is moved around the building

Heat recovery systems

Comfort cooling - a simple form of air cooling system

60
Q

Relevatn case law for JK?

A

Williams V Network Rail Infrastructure Ltd 2018

Court of appeal held that Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of their neighbors property (but not the reduced value of the property as previously contended) even after the plant was treated

61
Q

Internal inspection

A

Layout and specification - flexibility and obsolescence

Repair and maintenance

Defects

Services - age and condition

Statutory compliance - asbestos regs / equality act 2010

Fixtures and fitting

Compliance with lease obligations

62
Q

What is wet rot?

A

Caused by damp and timber decay

Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell

63
Q

If you have concerns about contamination what should be done?

A

Suggest a specialist report if there are any concerns that the site has some contamination

64
Q

Spalling

A

Damaged brickwork where the surface of the bricks start to crumble because of freeze/thaw action after it has become saturated in the winter months

65
Q

What other invasive plants are there?

A

Hogweed and Himalayan Balsam

66
Q

Allowing the spread of JK is what offence?

A

Criminal Offence under the Wildlife and Countryside Act 1981

67
Q

What is Land Remediation Relief (LRR)

A

A form of tax relief that applies to contaminated or derelict land in the UK

Allows companies to claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites or those affected by Japanese Knotweed

68
Q

What is a latent defect?

A

A fault to the property that could not have been discovered by a reasonably thorough inspection of the property

69
Q

How can you identify JK in the winter?

A

It is difficult to tell so i would ask an expert and monitor it

70
Q

What is Catergory B fit out?

A

To complete the fit out to the occupiers specific requirements such as installation of cellular offices enhanced finishes and IT

Cellular offices are typically set out on a 1.5m planning grid

71
Q

What are hazardous materials?

A

Harmful to health

72
Q

Condensation

A

Caused by a lack of ventilation and background heating

Signs include mould and streaming water on the inside of windows or walls

RICS APC (25 decks)

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