Inspection Flashcards
What are different purposes for inspections?
Agency/L&T valuations e.g. new letting/rent review
Prop man e.g. repairs
Building surveys:
dilaps, Planned Preventative Maintenance, pre-acquisition, disposal, development, tenant fit-out/alterations, schedule of condition, specialist surveys e.g. EPC/asbestos
- Description, defect, repair, implications, cost, timeframe, further investigation/specialist
- RICS guidance: “Surveying assets in the built environment, 2017” GN
“Technical due diligence of commercial property, 2020” GN
- “RICS Homebuyer report, 2016” PS
Homebuyer report for homes conventional in type and construction and apparently reasonable condition (Victorian to present day)
Professional opinion at economic price, less comprehensive than L3 bdg survey
Assess the general condition of the main elements of a property
- “RICS Homebuyer report – survey and valuation, 2016” PS
Rating 1 normally not have impact on market value of property
Rating 2 generally not, unless accumulation of items that would increase costs impact
Rating 3 generally have impact
Assess general condition of main elements of property, identifying features affecting present/future resale value
- “Building survey, 2012” PN
Premium product in RICS Home Survey range
Inspection includes roof space, floors, services
1, 2, 3, Not Inspected
- “Condition survey, 2011” PN
Less comprehensive than Homebuyer report or Building survey
How do you deal with dilapidations at the end of a lease?
- “Dilapidations, 2016” GN
- Schedule of Dilaps record breach of covenant
- Damages capped by diminution in value of LL’s reversion
- Amount recoverable lower of cost of works and diminution of value in LL reversion as a result of T breaches
- s18 LTA27 limits damages:
Limb1: damages shall not exceed amount by which value of reversion diminished
Limb2: no damage shall be recovered for breach if premises would at or shortly after termination be demolished or structurally altered (“supersession”) - Does not depend on the works the LL actually performs, but work that a hypothetical purchaser would factor into its bid for the reversion
- Another example of supersession is where LL completes “grander” work, may be able to claim cost of basic remedials
- Losses may be included in Quantified Demand:
Holding costs before re-letting/sale
Insurance, security, energy, cleaning costs
Loss of rent until end of works and during marketing period
Loss of service charge
Surveyors fees - T’s response typically incorporates a Scott Schedule
- Val not “Red Book”, usually val property “in” and “out of compliance”
- Judgement as to whether items in Sch of Dilaps ind or cumulatively affect value and how cost of remedials reflected in val if at all
- In ref to break clauses, consider whether Sch of Dilaps should be sent to T before break date
- Normal for negotiations to be “without prejudice” (until agreed)
- Courts strongly encourage ADR
- A settlement agreement should be stated in full and final settlement and deal with every part inc costs
How do you deal with dilapidations during the term?
- “Dilapidations, 2016” GN
- Schedule of Dilaps record breach of covenant
- Leasehold Property (Repairs) Act 1938 applies to leases over 7 years and 3 or more years unexpired (applies only to forfeiture and damages)
- Remedies available to a LL pursuing a dilaps claim during term: damages / forfeiture / specific performance / entry to carry out work
- Damages capped by diminution in value of LL’s reversion
- Right to forfeit can be lost if LL, knowing of breach, continues to demand or accept rent (might not be relevant to continuing breach e.g. repair but might for once-and-all breach e.g. alterations)
- Before taking forfeiture proceedings, LL must serve s146 LPA25 detailing breaches and giving reasonable time
- Where 1938 Act applies, must notify T in s146 then, if T serves counter-notice within 28 days, LL must within 28 days must obtain permission of court to commence proceedings
- Schedule of Dilaps can be attached to s146
- Seek legal advice
- T’s response typically incorporates a Scott Schedule
- A T who claims, LL obliged to carry out repairs and inconvenience / ill health / personal belongings / loss of profit; if vacate, T may claim cost of alt accomm / moving / loss of profits
What are common construction features of an industrial unit?
portal-framed
profile sheet metal/brick cladding
profile sheet metal roof, skylights
eaves height min 8m
floor loading 30KN/sqm
WHAT DOES THIS MEAN/CHECK IF CORRECT
roller shutter door
layout: warehouse, office, store, WC
mezzanine
3 phase electricity supply, maybe gas
old stock no/storage heaters, energy inefficient
shared service yard
access to motorways
on inspection, check for contamination
What are common construction features of an office?
modern = steel and glass
large floorplate, service stack with WCs/lift/stairwell
open plan, partition walls sub-divide accom
raised floors, suspended ceilings
central heating, air con, LED lighting, energy efficient
location: prime?, transport, parking, amenities, view
What are common construction features of a shop?
layout: shopfront, displays/racking, stores/kitchen
location: prime?, high street, shopping centre, retail park, parade, convenience
transport, parking
What are common construction features of a house?
brick-built, solid wall/cavity
DPC depending on age
tiled roof: slate/clay/concrete
chimney, flashing, aerial
rainwater goods plastic/cast iron
windows: double glazing, timber/uPVC
front and rear door, porch
garage/driveway/on-street parking
front/back garden
layout: living room, kitchen, dining room, bathroom, bedrooms, storage room, attic, basement
gas, central heating, boiler/storage tank heater
What are common construction features of a flat?
steel/concrete with metal/brick cladding
flat/tiled roof
(low-rise chimney)
rainwater goods
windows: double glazing, timber/uPVC
flat door (fire-resistant)
main entrance, lobby, stairwell, lift
balcony?
off-street parking?
landscaping?
layout: living room, kitchen, bathroom, bedrooms electricity, storage tank heater, storage heaters
What is your knowledge of walls?
brick: solid (English/Flemish bond), cavity (stretcher)
block (concrete)
steel
stone (ashlar smooth, rubble)
internal partition walls masonry (single leaf of concrete block)
or hollow (stud and sheet: timber finished with plasterboard or steel studs)
hollow can be used for insulation and running services
cavity: ties with “drip” in centre to stop water bridging
bricks and blocks bedded in mortar (lime in older bdgs)
DPC barrier, membrane built into walls, low absorption brick from 1900, 150mm
DPC must be continuous with DPM in floor slab
The absence of a DPC in older buildings can be rectified by creating a moisture-impermeable layer, either by the insertion of a DPC or by the injection of water-repellant chemicals.
However, damp in older buildings is actually often caused by a leak or defect in the wall construction such as cracking rather than by rising damp
Insulation between internal block and external brick wall
Typically, buildings built between 1920s and 1980s can be retrofitted with cavity insulation
Cavities are insulated by drilling small holes at regular intervals in external walls and then injecting insulation
For solid walls, insulation can be introduced by fixing insulation boards to the internal surface of walls or by building an internal stud-wall adjacent to their surface and then insulating the cavity between the stud wall and the external wall or the external surfaces of walls can be insulated by fixing an insulating material to them and then finishing the insulation with render or cladding materials
Age gives clues
modern houses, with roof constructed with trussed rafters, unlikely to have load-bearing partitions on upper floor and likely to have 1 or more load-bearing walls on ground floor and 1st floor if 3 storeys
houses built before 1960s likely to have internal load-bearing wall to support upper floor in modest houses and in larger houses where there are strutted purlins, walls will also support roof structure
skirting board test!
Wall finishes plaster or dry-lining (plasterboard sheets) provide a surface for final decorative finishes such as paint of wallpaper
Modern plaster is based on gypsum (calcium sulphate), older buildings may have lime plaster
What is your knowledge of cladding?
brick, steel
infill
curtain wall
profile sheeting
fire safety issues
ADD TO SAFETY ISSUES
What is your knowledge of roofs?
flat, pitched - monopitch, gable, hip, mansard, conical
“Cut” roofs replaced by trussed rafter roofs
Each pair of rafters trussed with other timbers
If unrestrained, a pitch roof will tend to spread causing damage
Needs either thick walls or rafters to be tied together, collar or ceiling joists
Purlin roof typical of Victorian and early 20th century houses
Roof spaces need to be ventilated to remove moist air
Ventilation gaps provided at eaves level
Modern pitched roofs usually have a breathable membrane to provide protection against rain penetration and allow excessive moisture to disperse
Earlier pitched roofs would have an underlay or roofing felt (increases danger of condensation)
Older roofs may not have this layer (torched slates)
Roofing felt held in place by timber battens
Battens also provide fixing point for roof covering
Roof coverings can be double lap (slate, plain tile) or single lap (clay tiles, concrete tiles)
Natural slate 100 years
Stone slates 100 years
Man-made slate 50-60 years
Clay tiles (about 20% of new roofs) 60-100 years
Concrete tiles and slates (about 80% of new roofs) 50-75 years
Metal 30-50 years
Gutters collect water from eaves, downpipes take water from gutters to drains
until 1950s rainwater goods formed from cast iron/asbestos cement/timber, now plastic
Flat roofs not completely flat
Waterproof layer has to be continuous
Timber most common structural material at domestic scale, concrete and steel used on larger buildings
Older roofs comprise bituminous felt, mastic asphalt
Modern roofs comprise a single-ply cover, some form of plastic membrane
Short lifespan, waterproof layer prone to damage through structural movement or exposure to elements, blockage of drainage, condensation in roof structure
What is your knowledge of foundations?
strip (most common domestic)
raft (where load bearing capacity poor, small bdgs)
pad
pile (difficult site conditions or medium to large bdgs)
What is your knowledge of defects in roofs?
- Missing or damaged roof tiles can cause leaks/leaking skylights
- Issues with rainwater goods (missing, loose, overgrowth)
- Leaks caused by defects in chimney flashing
- Flat roofs
short lifespan, waterproof layer prone to damage through structural movement or exposure to elements, blockage of drainage, condensation in roof structure - Earlier pitched roofs would have an underlay or roofing felt (increases danger of condensation)
Roof spaces need to be ventilated to remove moist air
Ventilation gaps provided at eaves level
Modern pitched roofs usually have a breathable membrane to provide protection against rain penetration and allow excessive moisture to disperse
Older roofs may not have this layer (torched slates)
Roofing felt held in place by timber battens
Battens also provide fixing point for roof covering
- Roof spread, if not restrained properly
The closer the horizontal members (collar/ceiling joist) is to the foot of the rafter, the more effective it is in preventing spread; not always possible i.e. habitable space
Remedy would be to brace roof internally in roof space and strap corners
What is your knowledge of ceilings?
Modern ceilings are usually formed of plasterboard sheets nailed directly to underside of floor joists finished with a skim coat of plaster
Older ceilings plastered directly onto timber laths (thin strips) attached to underside of joists
What is your knowledge of floors?
Solid ground floors concrete slab with a damp proof membrane
Suspended concrete floors
Reinforced concrete beams with infill concrete blocks
Under floor void provides space for services
Good for sloping sites or areas where ground has poor bearing capacity or water table is high
“heel test” to see if solid
older buildings may be timber?
Upper floors usually timber
Joists spanning between structural walls carried on joist hangers or embedded in interior structural walls
Tongue and grooved board or chipboard surface
Under surface usually finished in plasterboard to take decorative finish and provide fire resistance
Sometimes beam and block system may be used
What is your knowledge of services - water?
Direct system all cold taps supplied direct from mains
Indirect system only one tap supplied direct from mains, other supplied from a cold water cistern
direct cold water systems are most effective; as water enters the property from the mains it is at high pressure, cold direct to kitchen, bathroom and multipoint, no water stored so no need for tank
indirect cold water where mains supply unreliable e.g. densely populated area; fed from storage facility within the building, cold direct to kitchen for drinking and tank, indirect to bathroom and hot water cylinder
typical modern house has combined heating and hot water system, central boiler provides hot tap water and heating water for radiators
Indirect hot water – boiler fed from small hot water system cistern, boiler heats water, hot water is circulated to a cylinder where a heat exchanger heats the water, cylinder insulated to retain heat, cylinder forms a reserve which feeds hot water tap
Direct hot water system increasingly popular, boiler fed directly from mains, heats water directly “on demand”, no need for hot water cylinder
in modern houses, the incoming water main is made from plastic; in older properties, lead or copper
Commercial property cold water
Mains pressure usually to about 30m (approx. 8 storeys), beyond that water needs to be boosted, storage in high level cisterns
High level cisterns may result in excessive pressure in outlets/appliances at low level
Commercial property hot water
“dead legs” long runs of pipe between heat source and point of use, takes a long time before hot water emerges at tap or appliance, pressure from high level storage tanks may be too much for low level taps/appliances
Hot water supply divided into a series of zones at different heights in the building
Several calorifiers (hot water cylinders) are fed from central boiler, each supplies a local hot water circuit
What is your knowledge of services - heating?
Combination boilers are mains fed and do away with the need for cold storage water tanks
Hot water supply pipe to radiators, separate cooler water return system
Cooled water not passed on to next radiator in loop, keeps water temperature supplies to all radiators almost the same, affected the setting on one radiator has little effect on system as a whole
Control systems include thermostats (boiler, room thermostat, thermostatic valves) and time switches
Indirect heating systems more common in larger buildings, sector heating (individual sectors of building have their own boiler and heating system i.e. blocks of flats), whole building systems
Larger buildings often have 2 or more boilers
Most common in basement or can be in roof, sometimes may be a separate boiler house
Basic principles same as for domestic, two pipe system (separate supply and return pipe)
Branching system often used
What is your knowledge of services - electricity?
Electrical installations
domestic one-phase 240 volts, commercial three-phase
the majority of the local supply is made up of these 3 phase distribution systems running in the pavements and roads from the local supply sub-station
the electric wiring within the property comprises three wires: live, neutral and earth
the distribution of electricity within properties is arranged in circuits; these start their distribution from a control panel called a consumer unit (fuse box);
the electrical supply is received by the consumer unit from the meter
there are 3 alternative groupings of circuits within the consumer unit for lighting, power outlets and large individual appliances;
circuit breakers cut out supply if an appliance overloads dangerously
electrical thermal storage heating relies on a mass of material such as clay or concrete blocks heating overnight by electrical elements inserted between them, utilising the off-peak electrical supply; the thermal store is then dissipated during the day to keep the building warm
Commercial property:
need for hierarchy of distribution of power, separation of supply to parts of building to ensure problems in one section does not result in total shutdown
Domestic supply is usually single phase alternative current, single live wire and single neutral return
Larger buildings have a 3 phase supply, three live wires and a single neutral return, allows 415 or 240v supply, may be required for heavy plant/appliances
Electricity brought into building at high voltage where it is stepped down by a transformer, vertical busbar carries supply up the service core, each floor has its own distribution board for power and lighting sub-systems
What is your knowledge of services - gas?
Entry to building, stop cock, pressure governor, meter, pipes
Leaks can lead to dangerous build up of potentially explosive gas
Pipes should avoid unventilated cavities, supplies should avoid bedrooms, pipes should avoid contact with electrical supplies, appliances require regular service and safety checks
Commercial property similar to domestic
Not often distributed throughout large buildings, supplied only to areas that need it e.g. kitchen, boilers
What is your knowledge of services - drainage?
Waste from baths, sinks, washing machines etc
Soil from WCs
Works by gravity
Sanitary appliances connected by lateral branches to vertical stacks connected to underground drains connecting to public sewers
The trap is a pipe with a bend, when discharge passes the trap fills with water forming a seal between the drains and the building interior
Rainwater discharge is by a separate system from the sewer or combined system rainwater combined with soil and waste drainage in common drain leading to sewer, danger of flood water overloading system and causing overflow of sewer
Above ground drainage:
post-war single stack systems in low rise housing constructed with plastic pipes, foul and waste water collected in same drainage stack, discharge stacks normally fitted internally and boxed in with plasterboard
until 1950s rainwater goods formed from cast iron/asbestos cement/timber, now plastic
Below ground drainage:
mains drainage recent, end of 19th century, early systems rainwater and foul water (from WCs and wastes) shared same drains;
during last 60 years, ‘separate’ drainage systems, reduced load on sewage treatment works; storm/surface water directed into rivers/sea
Commercial property:
similar basic principles to domestic
WCs need to be ideally vertical stack, usually adjacent to the vertical service core, very large buildings may need multiple service cores in different areas
What is your knowledge of services - ventilation/air con?
Deep plan buildings difficult to ventilate by opening external windows, may require mechanical ventilation
With tall buildings, opening external windows for ventilation may be a problem because of high wind pressure
May result in HVAC system
Mechanical ventilation:
Extract only systems are generally used in environments where air becomes directly contaminated by a particular activity, mechanical extract unit
Supply only enables fresh air to be filtered and heated, ensures adequate supply of fresh air, generally used for mixed mode application
Extract and supply comprise an Air Handling Unit, a ductwork system is provided to supply and extract air from around the building, can be combined with natural ventilation to provide mixed mode, can provide overall heating and ventilation for building or form part of a wider air conditioning system
Air conditioning:
Provides full control of air temperature, humidity, freshness and cleanliness
Used where greater control is required
Centralised system, all plant is housed in one area such as basement or roof top, large ductwork required, outlets tend to be small grilles
Partially centralised system, built of heating and cooling is carried out within occupied space by individual units such as fan coils, chilled beams, chilled ceilings; the plant still comprises boilers, chillers and AHU but on a smaller scale with smaller ductwork, advantage where space is tight
Local systems not linked to any central plant, only allow cooling in immediate space where located
External air conditioning condensing units
Alternatives to air conditioning include Passive systems
What are common building defects?
Cracking
Damp/leaks
Rainwater goods
Roof - missing tiles
Brickwork
Walls bowing/bulging/buckling
(Lack of lateral restraint or support
Thrust from other elements
Excess loading)
Rotten windows
Rendering
What is your knowledge of damp?
- Condensation
Most dampness probably caused by condensation, doesn’t always occur where moisture generated, can be in colder rooms well away from source
Wall has misty surface, stains/streaks of water down a wall (especially bathrooms/kitchens/below windows), damp patches with no definite edges, dampness in areas where air circulation restricted (e.g. behind wall cupboards), patches of mould growth - Penetrating damp
Cause could be some distance away, blocked gutter can result in flooding, valley and parapet gutters, chimneys, cracked render, structural movement/frost attack etc. can reduce a wall’s resistance to penetration
Evidence of damp on ceiling
Often in localised areas, readings show sharp change from wet to dry, patches of efflorescence, timber in area of damp has high moisture content, external inspection may reveal obvious defects including cracked render or brickwork, damaged downpipes etc.
May be leaking pipe! - Rising damp
Caused by water in subsoil rising up the pores or capillaries of materials in wall
DPCs can fail (e.g. deterioration or damage caused by building movement), in many cases caused by bridging of the DPC or changes in ground water levels rather than failure of DPC material
Ground water levels may change due to leaking drains, blocked land drainage systems, leaking water mains
Bridging of the DPC can be caused by resurfacing/raising paths/garden levels
Damp will rise to a typical height of about 1-1.5m, readings will drop quickly above peak of dampness, stains and/or tide mark on wallpaper/plaster, high moisture content of timber skirtings - Efflorescence
Caused by soluble salts brought to surface as water in wall dries out
White staining
Usually harmless, occurs in spring after a wet winter, usually washed away by natural weathering - Timber
For ground floor, no effective DPC, vents are blocked or non-existant, mushroomy smell, damp meter above 20%, floor feels soft and spongy, gap between skirting and floor boards
What is your knowledge of cracking?
- Differential settlement
Separate parts of building subject to independent movement, often due to fabric/foundations being different, commonly older buildings, cracking at interface - Seasonal movement
Heave:
Seasonal movement especially shrinkable clays, when ground has high water table or periods of high rainfall
Ground expands upwards, cracks may be numerous, are wider at top, open and close seasonally
Subsidence:
Clay soils absorb and release large amounts of water, in summer contracts, building sags downward, cracks wider at bottom, trees can exacerbate/confuse cracking pattern - Trees and shrubs
Affect water content of sub-soil, more mature the tree more water it requires, root radius of tree equal to or greater than height (can be 2x), the older the tree, the greater the radius, especially oak/poplar/ash/plane/willow/elm
Cracks wider at top (rotational), if removed ground heave/ground swell, cracks wider at bottom - Failure of arches and lintels
- Harline, negligible 0.1mm
Fine cracks, decoration up to 1mm
Cracks easily filled up to 5mm
Cracks require patching 5-15mm (or several up to 3mm)
Extensive repair work 15-25mm
Partial or complete rebuild greater than 25mm - Roof spread
The closer the horizontal members (collar/ceiling joist) is to the foot of the rafter, the more effective it is in preventing spread; not always possible i.e. habitable space
Remedy would be to brace roof internally in roof space and strap corners
What is your knowledge of defects in brickwork?
Spalling (frost attack)
Pointing (weathering and disintegration of joints)
Sulfate attack (cracks mortar joints horizontally and expands, leaning and bulging i.e. parapet/retaining walls; if chimneys lean and racking along every course, especially in exposed positions)
Wall tie failure (horizontal cracking every 6th course of brickwork, disguising wall tie replacement is difficult, especially where houses rendered)
What advice do you give around roof leaks?
Inspect from ground level, photos
Describe
Potential causes:
Missing/slipped roof tiles
Full rainwater goods
Seals around skylights
Flat roof (short lifespan, waterproof layer damage)
Issues with valley
Underlay/roofing felt condensation (earlier pitched)
(be aware cause may be far from defect)
Advise to seek specialist advice from a bdg surveyor
Consider effect on value of defect/remedial work
Consider if represents T/LL breach, options to resolve
What advice do you give around cracking?
Describe, photos, measure:
Harline, negligible 0.1mm
Fine cracks, decoration up to 1mm
Cracks easily filled up to 5mm
Cracks require patching 5-15mm (or several up to 3mm)
Extensive repair work 15-25mm
Partial or complete rebuild greater than 25mm
Potential causes:
Differential settlement
Seasonal movement
Trees and shrubs
Failed arches and lintels
Roof spread
Advise to seek specialist advice from a bdg surveyor
Consider effect on value of defect/remedial work
Consider if represents T/LL breach, options to resolve
What advice do you give around damp?
Describe, photos e.g. efflorescence, damp meter?
Potential causes:
Condensation (most dampness)
- misty surface/stains/streaks down a wall
- e.g. bathrooms/kitchens/below windows
- damp patches with no definite edges
- dampness in areas where air circulation restricted
e.g. behind cupboards
- patches of mould growth
(doesn’t always occur where moisture,
can be in colder rooms well away from source)
Penetrating damp (cause could be far from defect)
- blocked gutter
- valley
- leaking pipe
- chimney
- cracked render
- structural movement/frost attack
(reduces wall’s resistance to penetration)
e.g. evidence of damp on ceiling, often localised,
readings can show sharp change from wet to dry
Rising damp
- DPC failure/bridging/changes in ground water levels
- blocked/leaking drains
e.g. damp to 1-1.5m, readings drop quickly above,
stains/tide mark on wallpaper/plaster,
high moisture content timber skirtings
Advise to seek specialist advice from a bdg surveyor
Consider effect on value of defect/remedial work
Consider if represents T/LL breach, options to resolve
How do you inspect a property in relation to a break option?
T breaches
VP
What advice would you give around building defects/works required?
Note
Describe
Photos
Potential causes
Advise specialist building surveyor advice
Consider affect on value of defect/remedial works
Consider if LL/T breach, options to resolve
What are the difference between grade 1 and 2 listed?
Listing marks and celebrates a building’s special architectural and historic interest, and also brings it under the consideration of the planning system, so that it can be protected for future generations.
The older a building is, and the fewer the surviving examples of its kind, the more likely it is to be listed.
The general principles are that all buildings built before 1700 which survive in anything like their original condition are likely to be listed, as are most buildings built between 1700 and 1850. Particularly careful selection is required for buildings from the period after 1945. Buildings less than 30 years old are not normally considered to be of special architectural or historic interest because they have yet to stand the test of time.
Grade I buildings are of exceptional interest, only 2.5% of listed buildings are Grade I
Grade II* buildings are particularly important buildings of more than special interest; 5.8% of listed buildings are Grade II*
Grade II buildings are of special interest; 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner.
How do you date buildings?
date stone
property records
design
research: planning register, Google! local history
What characteristics are typical of church buildings?
Layout:
- built like a cross
- nave is the main body of the church.
- Chancel: the space around the altar, including the choir and the sanctuary (sometimes called the presbytery), at the liturgical east end of a traditional Christian church building
