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WJ - APC Technical Qs 2023 > Inspection > Flashcards

Inspection Flashcards

1
Q

What are the FOUR steps when carrying out an inspection?

A
  1. Consider your personal safety (firms Health & Safety procedures for a site inspection)
  2. Inspection of the local area
  3. External inspection
  4. Internal inspection
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2
Q

What should you take on an inspection with you?

A
  • Mobile phone
  • Tape measure/laser
  • File, plans and other supporting information
  • Personal protective equipment (PPE) such as a fluorescent jacket, steel-toed boots, non-slip soled shoes, ear defenders, gloves, goggles and hard hat
  • Pen and paper / Dictaphone
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3
Q

What should you consider in the immediate surrounding area of the property when conducting an inspection?

A
  • Location / aspect / local facilities / public transport / business vibrancy
  • Contamination / environmental hazards / flooding / high voltage power lines / electricity substations
  • Comparable evidence / local market conditions / agents’ boards
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4
Q

What should you consider when conducting an external inspection?

A
  • Method of construction
  • Repair and condition of the exterior
  • Car parking / access / loading arrangements
  • Defects / structural movement
  • Check site boundaries with OS map and / or Title Plan
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5
Q

What should you consider when conducting an internal inspection?

A

Start at top and work way down

  • Layout and specification - flexibility and obsolescence
  • Repair and maintenance
  • Defects
  • Services - age and condition
  • Statutory compliance e.g. asbestos, building regulations, health and safety, Equality Act, fire safety and planning
  • Fixtures and fittings and improvements
  • Compliance with lease obligations
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6
Q

What are the different ways that you could date a building?

A
  • Asking the client
  • Researching the date of planning consent or building regulations approval
  • Land Registry
  • Local historical records
  • Architectural style
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7
Q

What are the THREE different purposes of inspection?

A
  1. Valuation - valuation influencers
  2. Property management - policing the lease
  3. Agency - marketability issues
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8
Q

If inspecting a property for valuation purposes, what would you be looking out for?

A

Valuation influencers -
Factors which can influence the valuation of a property such as location, tenure, aspect, form of construction, defects, current condition, occupation details

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9
Q

If inspecting a property for property management purposes, what would you be looking out for?

A

• Occupied: check the lease compliance, statutory compliance, state of the building, requirement for repairs/redecoration, user and details of the actual occupier

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

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10
Q

If inspecting a property for agency purposes, what would you be looking out for?

A

Marketability issues -
Current condition of the building, repair and maintenance issues, statutory compliance, services, presentation and flexibility of the accommodation and its marketability

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11
Q

What determines the type of foundations used?

A
  • Age of the building
  • Ground conditions
  • Size of building and loadings required
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12
Q

What are the TWO types of wall construction used?

A
  1. Solid wall construction
  2. Cavity wall construction
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13
Q

What is a solid wall construction?

A

Solid brickwork with headers, normally at least one brick thick, with different bricklaying patterns incorporating headers (e.g. Flemish bond) to tie together the layers of brick

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14
Q

What is a cavity wall construction?

A
  • Two layers of brickwork are tied together with metal ties, with a cavity that may be filled with insulation.
  • No headers used
  • Evidence of a cavity tray, air brick or weep holes may be seen
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15
Q

What is a header?

A

Brick laid flat with the short end of the brick exposed

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16
Q

What are the institutional specifications for shops?

A
  • Most are constructed either of a steel or concrete frame
  • Services i.e. gas/water/electricity are brought into the unit and capped off at source
  • Concrete floor and no suspended ceiling
  • Let in a shell condition with no shop front, ready for the retailer’s fitting out works
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17
Q

What are the two main methods of construction for new office buildings?

A
  • Steel frame: have less columns and a wider span between the columns
  • Concrete frame: more columns, lower floor heights and a shorter span between columns
18
Q

What can you refer to if you’re unsure about what the form of construction is?

A

Architect’s drawings and specification

Building manual

19
Q

What became illegal to use in air conditioning systems from 1st January 2015?

A

Use and replacement of the low temperature refridgerant R22

Existing R22 refridgerant systems needed to be modified to become more environmentally friendly

20
Q

What is a shell and core fit out?

A

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

21
Q

What is the difference between a Category A and Category B fit out?

A
  • Category A: basic level of finish above that provided in shell and core. May include raised floors, suspended ceilings and internal surfaces, along with basic mechanical and electrical services
  • Category B: fit out complete to the occupier’s specific requirements. May include installation of cellular offices, enhanced finishes and IT
22
Q

What is the main method of construction for industrial buildings?

A

Steel portal frame building with insulated profiled steel cladding walls and roof

23
Q

What is the difference between an inherent and a latent defect?

A
  • Inherent defect: defect in the design or a material which has always been present
  • Latent defect: fault to the property that could not have been discovered by a reasonably thorough inspection of the property
24
Q

What FOUR steps should you follow if you identify any building defects during an inspection?

A
  1. Take photos of the defect
  2. Try to establish the cause of damage whilst on site
  3. Inform your client of your investigations
  4. Recommend specialist advice from a building surveyor or in the case of movement, a structural engineer
25
Q

What are the THREE common causes of defects?

A
  1. Movement
  2. Water
  3. Defective / non-performance / deterioration of building materials
26
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

When the building sinks

27
Q

What is heave?

A

Expansion of the ground beneath part or all of the building. This could be caused by the removal of trees and subsequent moisture build-up in the soil

28
Q

What are the common causes of cracks in a property?

A
  • Subsidence
  • Heave
  • Cavity wall tie failure (indicated by horizontal cracking in brickwork)
  • Shrinkage cracking (often occurs in new plasterwork during the drying out process
  • Settlement cracks
  • Thermal expansion / movement
29
Q

What are the causes of damp?

A
  • Wet rot
  • Dry rot
  • Rising damp
  • Condensation
  • Leaking plumbing / air condition units / pipework
30
Q

What is the key legislation on contamination?

A

Environmental Protection Act 1990 (as amended)

31
Q

What are the THREE phases of an investigation for contamination?

A
  1. Phase 1 - review site history with a desk top study and site inspection and investigation
  2. Phase 2 - investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (intrusive)
  3. Phase 3 - remediation report setting out remedial options with design requirements and monitoring standards
32
Q

What should you do if there are concerns that a site has some contamination?

A

Suggest a specialist report

33
Q

What is the difference between deleterious and hazardous materials?

A
  • Deleterious: degrade with age causing structural problems

* Hazardous: harmful to health

34
Q

What are some examples of hazardous materials?

A
  • Asbestos
  • Lead piping / lead paint
  • Radon gas
35
Q

What documents might you request before undertaking an inspection?

A
  • Asbestos register
  • Title plan
  • Floorplans
36
Q

How would you inspect the roof of a property?

A
  • Avoid inspecting the roof if possible
  • Ask a specialist contractor to undertake an inspection of the roof
  • Need to have regard to the Work at Height Regulations 2005
  • Would be conscious of roof lights when inspecting an industrial unit
37
Q

What characteristics would you look for to determine the quality of a retail unit?

A
  • Configuration and layout of the unit - preference for rectangular shape as otherwise makes it difficult to fit out and merchandise
  • Masking - areas not visible from the shop frontage command a rental discount
  • Frontage - typically apply a rental discount for hard frontage and rental premium for a return frontage
  • Access arrangements - allow loading and unloading of goods
  • Ancillary space
38
Q

What can you look at as an indicator of the quality of the retail pitch?

A
  • Proportion of retail tenants vs. non retail tenants (e.g. estate agents, banks).
  • Local vs. national tenant mix
  • Architecture of the buildings
  • Proximity to key footfall generators
39
Q

What types of foundations are there? What will determine the type of foundations used?

A
  • Generally split between shallow (trench, strip) and deep (piled) foundations
  • Type of foundation used will depend on the age of the property, the size and the ground conditions
40
Q

What could the disadvantages be of having a low site density on an industrial property?

A
  • Increased security risk and risk of fly tipping

* More perimeter fence to maintain

41
Q

What would you do if you found a sheet of corrugated asbestos on the ground during your inspection?

A

Inform your client and the occupier as they have a duty to take reasonable care for trespassers under the Occupiers Liability Act (1984)

42
Q

Great Easton - Difference between a residual valuation and a development appraisal?

A

development appraisal is a series of calculations to establish the viability of a proposed development based upon the client’s inputs, and it can assume a site value

  • a residual valuation is a specific valuation of a property holding to find the market value of the site based on market inputs, it is a form of development appraisal.
    It can be based upon a traditional residual valuation or the DCF method.

WJ - APC Technical Qs 2023 (8 decks)

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