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RICS APC - Rawad > Inspection > Flashcards

Inspection Flashcards

1
Q

How do you stay safe when on inspection?

A

a) Risk based assessment at the office
b) Is it safe to go alone?
c) Ensure mobile phones are fully charged
d) Put in diary, with estimated time of return
e) Wear PPE if necessary
f) Always sign in and out

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2
Q

What guidance is there on staying safe during inspections?

A

a. RICS surveying safely – GN
b. Suzy Lamplugh Website
c. RICS GN on building surveys and inspections

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3
Q

How do you conduct an inspection?

A

5 step process

Step 1 – Prepare for the Inspection
a. Risk assessment in the office
b. Request plans
c. Print off summary valuation from VOA so you know roughly what to expect.
d. Purpose of inspection should be agreed in T of E
e. Read GN Surveying Safely

Step 2 – Inspect the locality
a. Location, situation and aspect
b. Identify comparables
c. Look for letting boards, vacant units, tenant mix etc.
d. Availability of services
e. Environmental factors

Step 3 – Inspect Externally
a. Check site boundary against OS plan
b. Note repair / decoration and condition of external envelope
c. Not age of the building, and method of construction
d. Run off of surface and foul water

Step 4 – Inspection Internally

At WHE we have pro-forma inspection sheets to ensure that all the required information is detailed – the criteria includes;

a. Look at valuation influencers; Interior finishes, layout, quality and spec of accommodation
b. Condition, repair, defect
c. Measure in accordance with correct code
d. Fixtures and fittings
e. Check asbestos register
f. Services – age and quality
g. Compliance with planning / DDA / lease obligations

Step 5 – Report
a. Look at GN – ‘Building Surveys & Inspections of Commercial & Industrial Property’.
b. Comment on the Construction and Design of the property
c. Comment on the adequacy of the structure
d. Main areas of concern

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4
Q

What hazards might you find in vacant properties?

A

Asbestos
Weak Steps
Structural Issues
Gas / Electricity Faults

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5
Q

What defects would you expect from 1960’s properties?

A

The presence of a deleterious material – the use of these was common during the 1960’s. Such materials include; High alumina cement, calcium chloride, woodwool shuttering.

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6
Q

So why is a deleterious material a problem?

A

Because, it is a material used during the construction of the building that degrades with age causing structural problems.

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7
Q

What is an Inherent defect?

A

A built in defect that could not have been discovered by a reasonably thorough inspection of the property. NWC – there was an inherent defect where the nature of the design was insufficient by modern standards and the building is not capable of office loading. There is no deterioration – but a risk of catastrophic failure.

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8
Q

What defect would you expect to find in a period office or shop?

A

Dry rot & Wet rot
Tile slippage on the roof
Death watch beetle
Damp penetration – both roof and ground level
Water ingress around openings
Structural movement / settlement

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9
Q

What is dry rot?

A

It is wood decay caused by certain species of fungi – these fungi digest parts of the wood and remove its strength and stability.

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10
Q

What is wet rot?

A

The fungal decay of wood with a high moisture content

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11
Q

What is Death watch beetle?

A

Fungal decay in wood

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12
Q

What defect would you expect to find in a modern office or shop?

A

Damp penetration at roof and ground level
Water damage for burst pipes of A/C unit
Structural movement
Poor mortar joints in brickwork

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13
Q

What about modern industrials?

A

Roof leaks around roof lights
Damaged cladding panels
Water damage – burst pipes / poor guttering
Rusty panels
Settlement / cracking in brickwork panels

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14
Q

What do you do if you identify a defect?

A

a. Take a photo of the defect
b. Try to establish cause of the damage while on site
c. Inform client of your investigation
d. If necessary – recommend specialist advice from a building surveyor / structural engineer.

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15
Q

What is Rising Damp?

A

From the ground into the walls and plaster

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16
Q

Where is it commonly found?

A

Pre 1960’s buildings as from 1960’s onwards all new buildings were required to have damp proof membrane.

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17
Q

How is it cured?

A

Curing involves injection of a chemical damp-proof course into the mortar between the brick.

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18
Q

What is penetrating damp?

A

From external source though the walls e.g. downpipe.

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19
Q

How is it cured?

A

Curing involves replastering or tanking if below the ground

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20
Q

What is Internal Damp?

A

Internal damp – it is through internal leaks such as pipe leaks.

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21
Q

Why might cracks appear?

A

Structural movement or settlement.

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22
Q

What is a building information schedule?

A

a. What plant is at the building
b. What objects are at the building – ie furniture
c. Any fire equipment – when was it last checked
d. Condition of the interior
e. Lighting

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23
Q

What industry guide is used for office spec?

A

Grade A
Grade B

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24
Q

What is the difference between Grade A and Grade B space?

A

Grade A – Latest Spec / New or Refurbished / BREEAM rating of good or above. Suspended ceilings, raised floors, A/C etc.

Grade B – perimeter trunking / tired / dated

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25
Q

What would you look for on the external fabric of the building?

A

a. Method of Construction
b. Date of Construction
c. Car Parking
d. Site Boundaries
e. Condition of Building
f. Environmental Hazards

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26
Q

What would you look for internally?

A

a. Layout and specification
b. Repair and Maintenance
c. Services – Age and Condition
d. Statutory Compliance (DDA / Planning / Asbestos)
e. Fixtures & Fittings, Improvements
f. Compliance with lease obligations

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27
Q

Who remediates contamination?

A

The general principle is ‘Polluter Pays’
If the polluter is bust the landowner will pay
The land could be worthless if the cost to remediate exceeds the value without contamination.
Very important to look at planning history and site history when valuing land.

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28
Q

How can you tell when a property was built?

A

There are distinct styles relating to the periods – Georgian, Regency, Victorian, Edwardian.

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29
Q

How can you tell if a property is Georgian?

A

1713 – 1811
Roof – Mansard
Ornamentation – Plain (only doorway would be ornate)
Windows – Large windows at 1st floor
General Style – Classical

30
Q

How can you tell is a property is Victorian?

A

1837 – 1901
Roof – Pitched, Bargeboard, Chateau
Ornamentation – Ostentatious
Windows – Sash Windows
General Style – Stone bands and brick work

31
Q

If asked to do a dilapidations schedule what would you do?

A

Not competent to undertake one – I would either pass to my colleague at WHE who is a building surveyor or advise they refer to RICS website and find a surveyor service.

32
Q

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

A

Potential harmful materials present in a building or on land

Examples include; Asbestos, lead piping, radon and fuel / gas from underground tanks.

33
Q

What are the different types of foundations?

A

Trench or strip footings – generally used for walls or spaced columns
Pad – a slab foundation to spread column load
Raft – Extends over entire foot print – for lightweight buildings
Piled – long reinforced concrete cylinders in ground – loads transmitted to a deeper strata.

34
Q

What is the size of a brick?

A

215mm x 102.5mm x 65mm

35
Q

What is the difference between a solid and a cavity wall?

A

Solid wall is only one layer of brick
Cavity wall is two layers of brick with space in the middle tied together by metal ties – cavity walls are now often half filled with insulation.

36
Q

What is the difference between A/C and comfort cooling?

A

A/C filters and conditions the air
Comfort Cooling just cools it and recirculates

37
Q

What guidance is there for the measurement of land and buildings in your line of work?

A

a. RICS Code of measuring practice – 6th Edition
b. VOA Code of measuring practice

38
Q

How would you measure an Office?

A

NIA – Net Internal Area

39
Q

What would you include?

A

a. Atria and Entrance halls if not common
b. Kitchens
c. Built in cupboards etc. using useable space
d. Ramps or steps occupying useable space
e. Areas occupied by ventilation or heating grills
f. Areas occupied by skirting and perimeter trunking
g. Areas occupied by non-structural walls

40
Q

What would you exclude?

A

a. WC’s
b. Plant & Lift rooms
c. Stairwells
d. Meter & Service Cupboards
e. Permanent Circulation Areas
f. Areas less than 1.5m high
g. Cleaners Rooms
h. Space occupied by A/C, heating or cooling equipment if permanent

41
Q

How would you measure a retail unit?

A

As above, but include store rooms & ancillary space formed by non-structural partitions.

42
Q

How would you measure for rating purposes?

A

Before undertaking measuring process I would check on the VOA and valuation scheme as to how the premises were measured.

In 2005 it depended on the Group VO as to how industrials where measured – At Gatwick Cargo terminal the basis of measurement was NIA. I know for example, in Coventry some of the industrials were measured on GEA.

For 2010 assessments;

Offices: NIA
Retail: NIA
Industrial units: GIA
Offices within industrial units: GIA

In some circumstances, canopies for industrial units will be measured and included – for example at Heathrow and Gatwick Cargo Terminals.

43
Q

I note in Template 6 that you mention you measured an industrial unit at Gatwick to GIA for the industrial and NIA for the ancillary office – is this true?

A

This is a mistake in my submission – I apologise, the basis for measurement for this class of property for the 2005 list was NIA for the whole unit. This has now changed for 2010 with the measurement basis changing to GIA.

44
Q

How would you measure an industrial unit?

A

GIA – Gross Internal Area

Include – Columns, Lift Wells, Mezzanines, Space occupied by structural walls, loading bays.

Exclude – Canopies

Ancillary officers within a unit measured on GIA

45
Q

What is an Eaves Height?

A

Height between floor and lowest point of the underside of the roof.

46
Q

What is the Site Depth?

A

The front to rear boundaries.

47
Q

How would you measure the depth of a retail unit?

A

I would measure from the display window to the rear of the sales area.

48
Q

Should you include the width of the window?

A

Yes.

49
Q

What is the net retail frontage and how would you measure?

A

It is the width between the inside faces of the external walls.

50
Q

If you are measuring an office for marketing purposes what should you be careful of?

A

If perimeter trunking is included in the measurement – this should be stated for marketing purposes.

51
Q

What do you use to measure a property?

A

A laser ‘disto’ for the interior and a trundle wheel for the exterior.

52
Q

How do you know these are accurate?

A

All our equipment is calibrated annually and the results recorded by log book.
I have a one metre rule by my desk at it is general practice to ensure accuracy against this every time we go out to measure.

53
Q

What does the code state about the margin for error?

A

The code states a range of +/- 1% to +/- 10% depending on what is being measured.

The general rule is – there is a greater margin for error when measuring a car park as opposed to a west end office suite.

54
Q

What does the code say about metric reporting?

A

It states that users of the Code are advised that they should adopt metric units at the standard system of measurement.

55
Q

What if you have an old client who prefers imperial units?

A

If the client requires imperial units these can be provided in brackets.

56
Q

I note in your CA that you have a recessed area at the frontage of the retail unit – have you excluded this?

A

No, the code of measuring practice point 16.2 states that recessed areas of shops created by the location and design of the display frontage are included in the NIA.

57
Q

When would you use GEA as a basis of measurement?

A

For insurance and building cost purposes.
Sometimes quoted for planning applications.

58
Q

Why was the current code published?

A

Due to the inefficiencies of the 5th edition
These were highlighted in the case of Kilmartin v Safeway – where there was a lack of clarity of the useable area.

59
Q

How do you measure under a Mansard Roof?

A

For NIA I would exclude all area under 1.5m.
For GIA I would include it all up to the perimeter wall.

60
Q

How would you measure for insurance to estimate building reinstatement cost?

A

GEA

61
Q

What source of error could there be in measurement?

A

a. Human Error – misreading etc
b. Equipment error

62
Q

If you are unsure as to what to include and exclude when on site – what should you do?

A

You should take enough measurements to cover all eventualities – you can then check the correct basis when back in the office.

63
Q

What does GEA exclude?

A

Canopies
Roof terraces – state area separately as may have value
Open Sided Balconies
External Fire Escapes
Open Vehicle Parking Areas
Greenhouses

64
Q

What scales are used on plans?

A

a. 1:50 – Room plan
b. 1:100 – Building Plan
c. 1:1250 – Street / Location Plan
d. 1:2500 – Location Plan
e. 1:50000 – Road Maps

65
Q

In short – what is the difference between NIA and GIA?

A

NIA measures the useable area only
GIA measures the up to the perimeter wall and includes structural partitioning

66
Q

What is ITZA?

A

In Terms of Zone A

67
Q

When would you use it?

A

You often Zone retail property

68
Q

Why do you use it?

A

It is a way of acknowledging that the floor space near the entrance and windows is more valuable.

It is a unit of comparison and is a technique of measurement.

69
Q

How do you Zone?

A

Measure the shop depth and then divide into 6.1 metre proportions creating ‘Zones’

Zone A = 100%
Zone B = 50%
Zone C = 25%
Remainder = 12.5%

70
Q

Are Zone depths always 6.1 metres or 20ft?

A

In the vast majority of cases yes, however, retail units on oxford street and regent street use 9.2 metre or 30 ft zones to reflect that traditionally they are narrow and deep.

71
Q

What issues would expect to experience when measuring a period building?

A

There are many fire places – These could be counted as heating apparatus, and excluded if they protrude greater than 0.25 metres.

Also alcoves around doorways. Often excluded as unusable circulation space.

RICS APC - Rawad (2 decks)

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