Inspection Flashcards by Oliver Boag

Can you tell me the process of undertaking an inspection?

First I would consider personal safety of myself and any others attending.

If safe to inspect I would first inspect the local area before undertaking an external inspection of the property.

I would then undertake the internal inspection

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What are the types of fit out?

Shell and Core - office in shell / common parts complete

CAT A - Grade A specification

CAT B - Tenant fit out

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What types of air-conditioning are you aware of?

VAV – variable air volume

VRV – variable refrigerant volume

Fan coil

Comfort cooling

Static cooling

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What types of foundations are there?

Trench
Raft
Pile
Pad

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What reasons would you undertake an inspection?

Valuation purposes

– Establish valuation influencers

Property management purposes

– Policing the lease

Agency purposes

– To establish marketability

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What is the size brick?

215 mm X 102.5 mm X 65 mm

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What types of wall construction are there?

Solid wall

Combines headers and stretchers – i.e. Flemish bond

Cavity wall

Made up of only stretchers – Tied together with metal ties

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What steps would you take when undertaking an inspection?

Personal safety

Local area

External inspection

Internal inspection

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What would you take on an inspection?

Mobile

Camera

Measuring equipment

Plans

PPE

Pen and paper

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What would you take into consideration when undertaking an external inspection?

Method of construction

Repair and condition

Defects/structural movement

Site boundaries

Access/parking/loading

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What would you take into consideration on an internal inspection?

Specification

Services

Repair and maintenance

Defects

Statutory compliance

Fixtures and fittings

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What reasons would you undertake an inspection for?

Valuation purposes
- Valuation influencers

Agency purposes
- Marketability

Property management purposes
- Policing the lease

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What is a piled foundation?

Reinforced concrete cylinders buried in the ground.

Used for large buildings

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What are the two types of slab foundation?

Raft

Slab foundation over whole site

Pad

Slab foundation under columns

Industrial warehouses

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What methods of construction are you aware of?

Steel frame

Concrete frame

Wood frame

Masonry

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What is Japanese knotweed?

This is an invasive plant that can cause serious damage to solid materials including brickwork and concrete.

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What is the institutional specification of the shop?

Let in shell condition

No suspended ceiling

Concrete floor

Capped off services

Frontage not in place

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What is the institutional specification of an industrial warehouse?

Eaves height – Min. 8m (10% for roof lights)

Floor loading – Min. 30 kN/sqm

Full height electric loading doors

Office/WC facilities – 5 to 10%

Capped off services

Site cover – 40%

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What is an inherent defect?

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

What is a latent defect?

A defect/fault which could not be discoverable on a reasonably thorough inspection.

What would you do if you thought you had discovered a defect?

Take photographs and notes

Establish the cause

Inform the client

Recommend specialist advice

What would you say are common causes of defects?

Movement

Water/damp

Defective/deteriorated building materials

You mention movement as a typical cause of defects. What could this include?

Subsidence

Downward movement/settlement of the ground

Heave

Expansion of the ground

You mention water/damp as a common cause of defects. What might this include?

Rising damp

Leaks

Dry rot

Wet rot

Condensation

What is wet rot? How might you identify it?

This is rotting caused by damp and timber decay. Signs normally include wet or soft timber and a high damp meter reading.

What is spalling?

Freeze thaw action Damage to brickwork.

What would you expect to see in a grade a office?

Raised floor Carpets 2.6 meter floor to ceiling height Suspended ceiling LG7 compliant lighting Air-conditioning Double glazing Floor loading – 2.5-3 kn/m²

Who defines grade a office space?

BCO British Council for offices

What would you consider when undertaking an internal inspection?

Specification Repair/maintenance Defects Services Statutory compliance Fixtures and fittings

What would you consider when undertaking an external inspection?

Method of construction Repair/condition Defects/structural movement Parking/access/loading Site boundary

What would you consider when undertaking an inspection of the local area?

Location Amenities Transport Hazards Contamination Flooding Compatible evidence Letting boards

What is Japanese knot weed?

Japanese knot weed is an invasive plant which is very harmful to hard material such as concrete and brickwork. It is very difficult to control and expensive to maintain/eradicate. Property lenders are reluctant to offer a loan on properties with it. I would recommend seeking specialist advice

What types of air-conditioning are you aware of?

VAV VRV Fan coil Comfort cooling

What is VAV air-conditioning?

Variable and volume Conditions the air as well as heating and cooling the air.

Is there any RICS guidance which you have reference to when undertaking an inspection?

Surveying safely, 2011

What are the key points of surveying safely 2011?

This gives guidance to firms and individuals in regard to health and safety responsibilities. It provides advice on: – Visiting premises and sites – Assessing hazards and risks – Loan working procedures – CDM regulations – Health and safety procedures at work

When might you use trench foundations?

This is generally used for residential terraced housing.

When might you use raft foundations?

Wendy ground conditions are poor or made up.

Why is Japanese knot weed such an issue?

It damages hard materials Property lenders may refuse alone Not easy to control – costly

What sort of thing would you look for on an inspection of the local area?

Location Amenities Transport Contamination Hazards Flooding Comparable evidence Agent letting boards

What are hazardous materials? Can you give me a few examples?

Hazardous materials are materials which are harmful to one’s health. This includes: – Asbestos – Lead paint/piping – radon gas Always recommend specialist advice

What are deleterious materials?

Materials that deteriorate with age. High alumina cement Wood-wool shuttering/slabs Mundic

What are common defects in period buildings?

Dry/wet rot Tile slippage Water ingress – roof/windows Structural movement/settlement

What are common defects in an industrial building?

– Rooflight leaks – Damaged cladding – blocked belly gases – settlement/cracking in brickwork

What common defects might you expect to see any modern office?

– Damp penetration at roof and ground floor level – Damaged cladding – Cavity wall tie failure – Water damage

What is dry rot? How might you identify it?

This is rot caused by fungal attacks and can destroy masonry and timber. Typically identifiable if there is fungus or dry crumbling wood.