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APC > Inspection > Flashcards

Inspection Flashcards

1
Q

What do you take on inspection

A

Mobile phone with camera
Laser and or tape measure
Plans and other supporting docs
PPE if needed
Pen and paper

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2
Q

Key factors to consider on inspection

A

Location
Aspect
Facilities
Public transport
Vibrancy
Environmental hazards e.g. contamination, power lines, water course
Method of construction
Condition
Parking/access
Defects
Boundary
Services
Layout and specification
Statutory compliance e.g. asbestos, equality act, H&S

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3
Q

Brickwork construction types

A

Solid wall - solid brickwork with headers
Cavity wall - two layers of brickwork tied together with metal ties within cavity filled with insulation (no headers and might be evidence of weep holes to allow moisture to escape)

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4
Q

Brickwork defects

A

Efflorescence - white marks caused by salts reacting with water and leaving deposits on the surface of the brick
Spalling - bricks start to crumble due to freeze/thaw action

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5
Q

Institutional spec for retail

A

Most new units steel or concrete frame
Services capped off
Concrete floor
No suspended ceiling
Let in shell condition with no shop front

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6
Q

Grade A office spec

A

Full access raised floors with floor boxes
Maximised daylight
Air conditioning
Double glazing
Passenger lifts
1 cycle space per 10 staff
1 shower per 100 staff
8m2 to 10m2 workspace density
2.6-2.8m ceiling height
350mm ceiling void and 150mm raised floor void

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7
Q

Grade A industrial spec

A

Minimum 8m clear eaves height
10% roof lights
Minimum 30 kN/sq m floor loading
Steel profiled cladding
Full height, electrically operated loading doors
5%-10% office space
C.40% site cover
LED lighting

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8
Q

Three most common causes of defect

A

Movement
Water
Defective / deteriorating building materials

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9
Q

Common defects for period residential, offices or shops

A

Dry rot
Wet rot
Tile slippage on roof
Damp penetration at roof and ground level
Water ingress around door and window opening
Structural movement

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10
Q

Common modern industrial building defects

A

Roof leaks around roof lights
Damaged cladding panels
Cracks in floor from overloading

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11
Q

Common defects in modern office building

A

Damp penetration at roof and ground level
Water damage from burst pipes or air con
Structural movement
Damaged cladding

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12
Q

Types of movement

A

Subsidence - vertical downward moving of a building foundation caused by loss of support underneath

Heave - expansion of the ground beneath a building, can be caused by moisture build up in the soil

Horizontal cracking - due to cavity wall tie failure

Shrinkage cracking occurs during drying of new plasterwork

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13
Q

Types of damp

A

Wet rot - damp and timber decay
Dry rot - fungal attack
Rising damp - water from soil absorbed by building materials
Condensation - lack of ventilation
Leaking

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14
Q

Contamination signs and causes

A

Causes include heavy metals, radon gas, oil, chemicals
Signs - bare ground, vegetation die back, evidence of oil drums, underground tanks, subsidence, discoloured or smelly water/liquids, waste/fly tipping

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15
Q

What does Japanese knotweed look like?

A

Reddish-purple shoots and bamboo like stems with purple flecks
Green leaves and creamy white flower produced in later summer/early autumn

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16
Q

Is there guidance of Japanese knotweed?

A

Yes the new RICS guidance notes Japanese knotweed and residential property 2022 provides a decision tree based on risk level to help valuers determine advice e.g. seeking specialist advice or just recording presence and location

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17
Q

Categories of fit out

A

Shell and core - common parts complete like reception and lifts otherwise left as structural elements

Cat A - includes lighting, toilets, raised access floors

Cat B - is occupier specification e.g. furniture, specific work space density, partitioning, branding

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18
Q

What do you look for when inspecting a development site?

A

Local area - amenity, transport
Surrounding features e.g. power lines, water courses
Surrounding occupiers/landowners and boundary
Surrounding building heights
Type of site
Topography
Shape
Potential contamination
Services

19
Q

Latent defect

A

A fault in a property that could not have been discovered by a reasonably thorough inspection

20
Q

Inherent defect

A

Defect in the design or a material that has always been present

21
Q

What are ways to date a building?

A

Asking client
Researching date of planning consent/building regulations approvals
Land Registry
Local historical records
Architects certificate of practical completion
Architectural style

22
Q

Can you name some types of brick work bonds?

A

Stretcher bond - formed only of stretchers overlapping midway with the courses of bricks above and below
English bond - alternate courses of stretchers and headers. The stretchers are centred on the headers in the course below (one of the strongest bonds)
Flemish bond - formed by laying headers and stretchers alternately in each course with the headers centred on the stretchers in the course below

23
Q

Does steel or concrete frame typically have fewer columns?

A

Steel

24
Q

What do you do when you find a defect on inspection?

A

Take photographs
Try to establish the cause of the damage
Inform you client
Recommend advice from a building surveyor if needed or in the case of movement a structural engineer

25
Q

What are other invasive plants besides Japanese knotweed

A

Hogweed - green stems with purple spots and corse white hairs
Himalayan balsam - purple/pink helmet shaped flowers, leaves edged red

26
Q

What is a deleterious material and what are some examples

A

Materials that can degrade with age and cause structural, health and environmental problems e.g.
coal tar, asbestos, lead containing materials, high alumina cement

27
Q

What was the specification of the four flats in Liverpool

A

UPVC double glazed windows
Gated entrance
Internally based - open plan kitchen/living/dining
Small kitchen limited cupboard space (5)
En-suite and family bathroom

28
Q

What was the condition of the four flats in Liverpool?

A

Common areas recently redecorated
Flats in good condition, some wear and tear to the bathrooms e.g. discoloured grout

29
Q

How did you know what type of brick construction it was

A

Cavity wall as there were no headers

30
Q

What else did you note down about the local area in Liverpool??

A

Residential neighbourhood with primary school, church and medical centre on the same
Mix of terraced and semi detached housing. Mostly newer 2000s red brick style some 1930s appearing pebble dash style
New build development under construction a few streets away

31
Q

You took detailed notes about the office building. What did these cover?

A

The attractive surrounding area and aspect overlooking a Grade I listed church
Externally brick and Portland stone elevations
2 passenger lifts
Toilet and shower facilities
LED lighting
Amount of natural light

(Grade B because small reception, single glazed, not refurbished in 10 years so quality of the finishes not at the level)

32
Q

What constitutes heavily columned?

A

BCO spec says minimum 7.5m spans between columns with 9m+ being ideal. This was around 5m

33
Q

What impacts value from an office occupier’s perspective

A

Location, building quality, facilities, service costs, building efficiency

34
Q

Did you identify the source and type of water ingress?

A

Appeared to be penetrating from around the window frame indicated by the peeling wallpaper below

35
Q

Are there any regulations regarding lift safety?

A

The Lifting Operations and Lifting Equipment Regulations 1998 require lifts to be examined by a competent person at least every 6 months

36
Q

Did the single glazed windows have a bearing on the valuation?

A

A key issue around this is energy efficiency however the EPC of B was good especially for a period building

37
Q

What are some additional costs associated with brownfield land?

A

Remediation of contamination
Demolition and asbestos removal
Earthworks and soil improvements

38
Q

What else did you learn during your inspection and measurement CPD?

A

What to take on inspection (mobile, title plan, laser, floor plans, pad and pen)
Types of fit out
Ways to date a building (ask client, planning consent, building regs, architects certificate of PC, Land Reg, local historical documents)

39
Q

What are the disadvantages of flat roof compared with pitched

A

Shorter lifespan 10 years (vs 20-50)
Can be susceptible to water damage due to pooling water after rainfall
Can be less energy efficient because they don’t allow for attic insulation
(But less costly)

40
Q

How does Grade B office space compare to Grade A

A

Still fully functional but typically not same quality of finish or features and unlikely to occupy the same prime location. Typically older buildings
Likely to still include
Security
Meeting rooms
Bicycle storage

41
Q

Grade B industrial spec compared to Grade A

A

Likely smaller and older structure with lower eaves height
Lower loading and power capacity
Fewer loading doors
Higher site cover

42
Q

What key headings would you use in your inspection notes

A

Location
Age
Construction
Specification
Condition
Defects?

43
Q

What are the signs of different types of damp

A

Wet rot - soft timbers, visible fungal growth and musty smell
Dry rot - fungus spreading across the wood in fine fluffy strands, mushroom like bodies, crumbling of dry timber
Condensation - streaming water inside windows and mould

APC (17 decks)

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