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Property Management Additional APC Qs > Inspection > Flashcards

Inspection Flashcards

1
Q

Briefly explain the construction of a recent building you have inspected?

A

Brick build, cavity wall

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2
Q

What is the size of a brick?

A

215 x 102.5 x 65

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3
Q

What is the size of a block?

A

440 x 100 x 215

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4
Q

How would you ensure safe working at height / on a site with working machinery?

A

RA
RAMS
Working from height permit
Hot works permit
Identified as high risk in the RA / RAMS – then a permit to work will be required
Check on HSE website if unsure

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5
Q

What is the British council for offices?

A

Established in 1990 BCO is Britains leading forum for the discussions and debate of issues affecting the office sector

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6
Q

When was the British council for offices guidance last updated?

A

BCO Specification for offices 2019

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7
Q

Where does surface water drain into?

A

Storm drain, stream, river, soakway

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8
Q

Where does foul water drain into?

A

Sewage -> local sewage treatment plant

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9
Q

What was the latest guidance RICS published about Japanese Knotweed?

A

Japanese knotweed and residential property, 2022 Guidance Note

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10
Q

What does RICS say about Japanese knotweed?

A

Only properly licenced organisations may remove
It needs to be controlled or removed
It needs to be reported
Can be excavated or removed through chemicals
Can impact value

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11
Q

How can Japanese Knotweed impact upon value?

A

Impact in the market prior to remediation
Restrictions on use of the property
Impact during remediation
Impact of infestation on present and adjoining land
Post remediation impact on future salability
—-oo
Lenders may refuse loans
Expensive to eradicate

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12
Q

Can you tell me about RICS guidance on contamination or environmental risk?

A

RICS environmental risks and global real estate, 2018 guidance note

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13
Q

What is the general principle relating to contamination?

A

The ‘polluter pays’ principle
Otherwise, landowner

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14
Q

What signs would indicate that a site is contaminated?

A

Previous land use
Leaks and spills from tanks and pipes
Contaminated surface run off and flooding
Disposal of waste materials
Demolition of buildings containing hazardous substances (e.g Asbestos)
Landfill on site
Bare ground
Underground tanks

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15
Q

Give some examples of contamination

A

Heavy metals (lead, arsenic, cardmium)
Oils and tars
Chemical substances
Gases
Asbestos
Radioactive substances
Japanese knotweed
Unexploded ordnance

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16
Q

Why is it important to identify contaminated land?

A

Remedial costs can be expensive
Can be dangerous
Need to understand obligations and responsibilities

17
Q

How is contaminated land investigated?

A

4 phases
1: Prelim assessment (desktop assessment)
2: Detailed site investigation / assessment
3: Remediation report
4: Action following report

18
Q

What does RICS guidance on contaminated land say?

A

Outlines the role of surveyors and professionals advising on contaminated land
Types of environmental reports (Environmental Screen Report e.g)
Impact of environmental law on evaluation
Property observation checklist
Reporting outcomes in a valuation
Guidance for acquisiations, disposals , lettings and PM instructions

19
Q

What do you understand by Government Guidance, Land Contamination: Risk Management?

A

LCRM details how to assess and manage risks from land contamination

20
Q

Who published the LCRM?

A

Published in 2020 by the Environment Agency

21
Q

What is an environmental impact assessment and who would need one?

A

An EIA is a tool used to assess the significant effects of a project or development proposal on the environment

Needed prior to a development (so developers and landlords need one)

22
Q

What is radon and where is it found?

A

Colourless, odourless gas, produced naturally in rocks and soils

23
Q

How do you reduce the risk of Radon?

A

Seal off hatches that contact the ground
Improve ventilation

24
Q

Tell me about risks relating to air conditioning

A

Badly maintained AC can disperse germs – can build up fungi, pollen and bacteria over time.
Tiredness
Dehydration
Dry skin
Headaches

Banned refrigerants (chemical compound) – R22 banned in 2004 as bad for environment

25
Q

Explain the implications of Hart v Large case?

A

Large provided Homebuyers level 2 report to Hart. Negligence case
Implications:
Recommend further investigations where necessary
Outline limitations on your investigations
Update recommendations when receiving additional info
- Essentially; be transparent and act with integrity and provide a high standard of service

26
Q

What precedent was set in Ryb v Conwways when making site notes?

A

RICS surveyor was negligent in failing to identify Japanese Knotweed at a North London property
Received criticisms for not taking photographs or measurements to back up the findings of his survey. He only took relatively brief hand-written notes that didn’t support his case. £50k damages.
- Understand risks of Japanese knotweed
- Ensure you properly survey contamination and instruct further investigations when required
- Ensure inspection notes are sufficient (take photos and proper notes)

27
Q

What would you ask the occupier at the beginning of an inspection?

A

If they have experienced any issues on site recently or in their building that they would like to discuss
How business is
What their future plans are for remaining on the estate or moving to a different site

28
Q

What are some key differences you look for on a management inspection compared to a rent review inspection?

A

Management: look for H&S compliance, fire safety compliance, general repair and condition, compliance with lease terms, defects, fit out specification

RR: Unlawful works, improvements, material matters that may affect value such as contamination, environmental matters, inspecting local area, market conditions

29
Q

Two types of defects you’d expect to see in a period property?

A

Roof tile slippage
Death watch beetle
Dry / wet rot

30
Q

Give me an example when you have recognised a limitation of your knowledge and sought external specialist advice?

A

In the licence to alter at Both GHY and Egale

31
Q

What is a dynamic risk assessment?

A

Process of identifying , measuring and evaluating risk in real-time, while working

Property Management Additional APC Qs (11 decks)

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