Inspection Flashcards
1
Q
- What types of inspections have you undertaken for agency and valuation?
A
Inspections for valuations of various types of property. Inspection for various agency jobs and development appraisals.
2
Q
- Why are agency and valuation inspections different?
A
Same factors:
- Location
- Quality and condition
- Marketability
However, valuer looks objectively at the value of the property. Agents look at the marketability of the property and how to promote and sell the property.
3
Q
- What kind of equipment would you carry for an inspection?
A
- Notebook and pen
- Camera
- Disto measure
- PPE – boots, hi-vis, mask if needed
4
Q
- What due diligence do you do before an inspection?
A
- Location and travel plans
- Timings and lone working arrangements
- PPE Requirements and risks
- Equipment required
- Statutory enquiries
- Lease or Title documents
5
Q
- What do you look for on inspection?
A
- Locational factors – situation, access, flooding, substations, power lines, boundaries
- Market – potential comparables, affluence, vacancies, marketability, lease compliance
- Physical – construction, condition, specification, defects, health and safety
6
Q
- What are the different types of foundations?
A
- Four common types:
Strip – beneath walls of property
Raft – slab covering the footprint of the building
Piled – reinforced concrete piles into the ground
Pad – slab foundation beneath group of columns
7
Q
- How can you tell the different wall construction types?
A
- Solid wall – one brick thick, different laying styles (Flemish etc)
- Cavity wall – two layers of brickwork tied together (cavity can be filled with insulation)
Brick Features – Stretcher (length ways) or Header (short end)
8
Q
- What is the construction of a retail property?
A
- Generally steel or concrete frame with concrete floor. Let as shell
9
Q
- What is the construction/fit out of an office property?
A
- Generally steel or concrete frame.
- Full access raised floors, ceiling height of 2.6-2.8m. Ceiling void of 350mm and raised floor void of 150mm.
- Daylighting 300-500 lux average. Air-conditioning and double-glazed windows. Passenger lifts. 8 to 10 m2 general workspace density.
10
Q
- What is the quality of a Grade A offices?
A
- Modern = steel or concrete frame
- Steel frame = larger floors and less columns
- Raised floors and floor boxes (void 150mm)
- Ceiling 2.6-2.8m
- Ceiling void 350mm
- 300-500 Lux max daylight
- Air-con and double-glazing
- 8-10m² workspace density
11
Q
- What are the category offices?
A
- Shell and Core
- Cat A: Grade A as above
- Cat B: Fit out to occupier’s requirements
12
Q
- What are the Grades of Offices?
A
- Grade A: Brand new, high spec
- Grade B: No longer new, further out location
- Grade C: Poorer quality – 20+ years old
13
Q
- What is the specification of an industrial property sought by institutional investors?
A
- 8m eaves
- 5-10% offices
- C.40% site coverage
- Profile steel cladding with blockwork to 2m
14
Q
- What are the most common types of damp in properties?
A
- Rising damp = usually stops around 1.5m from ground level (caused by defective DPC)
- Penetrating damp = from leaking pipework
- Condensation = from lack of ventilation and heating
- Wet rot caused by damp and timber decay. Soft timber and musty smell
- Dry rot caused by fungal attack
- Can be measured with moisture meter
15
Q
- What are the most common types of movement in properties?
A
- Subsidence is vertical movement of a building’s foundation because of loss of ground support and change of conditions
- Heave is the expansion of the ground beneath – by tree removal or moisture build up
- Settlement
- Horizontal cracking from cavity wall tie failure
- Shrinkage from new plasterwork drying out
- Thermal expansion
16
Q
- What are the most common defects in retail, offices and industrial properties?
A
- Retail/Residential – dry and wet rot, tile slippage, water ingress and settlement
- Offices – damp penetration, damaged cladding, cavity wall tie failure
- Industrial – damp ingress, poor drainage and guttering, settlement
17
Q
- What is spalling?
A
- Freeze and thaw over time causes bricks to crumble
18
Q
- What is efflorescence?
A
- Salts produced by water reacting with natural salts in the material and mortar
19
Q
- How can you spot Japanese Knotweed?
A
- Light green heart shape leaf
- White bell-shaped flower
- (Out of season, red stem – say would recommend further investigation (take photo to show someone – return in season)
20
Q
- What is Japanese Knotweed and how can you deal with it?
A
- Invasive plant damaging hard surfaces such as foundations and tarmac
- Specialists required for removal as not easy
- Lenders can refuse to lend if this is present
- Dispose of legally with chemical treatment, digging out
- In accordance with RICS Information Paper
- Purpose of document is for surveyors to provide best advice
- Decision tree based on risk for management process
- Allowing spread is a criminal offence
- Maximum fine of £5,000 or 6-months imprisonment
- Growing onto adjoining land risk
21
Q
- What do you know about the RICS Contamination, the Environment and Sustainability?
A
- Surveyors must know their obligations
- Generally, the polluter pays for damages
- Desktop studies to research history, planning etc
- Contamination arises from heavy metals, radon, methane and oil/chemicals
- Look for evidence of subsidence, chemicals or oils (drums etc)
22
Q
- What can you do to investigate contamination?
A
- Phases of inspection:
Desktop
Intrusive – boreholes
Remediation and Monitoring - Do not provide any advice until specialist report is commissioned
- Caveat any advice provided
- Allow for cost of remediation
23
Q
- What is a deleterious material?
A
- Degradable materials from age causing structural problems
- E.G. Brown staining on concrete
Materials include – high alumina concrete, woodwool shuttering, calcium chloride
24
Q
- Can you give examples of hazardous materials?
A
- Asbestos (1999) – Artex, roof types, fire safety (doors)
- Lead piping/paint
- Radon gas
Recommend specialist reports and make appropriate assumptions within advice
Check for an asbestos register – must be kept on site
25
Q
- What can you tell me about Asbestos?
A
- Insulating material that causes serious harm
- Undamaged and undisturbed = no damage
- Releases small toxic fibres that lodge to lungs
3 types: - Brown – illegal since 1985
- Blue – illegal since 1985 (most dangerous)
- White – illegal since 1999
- Non-compliance is a criminal offence
- Asbestos Surveys:
o Management Survey
o Refurbishment Survey - Licenced contractor required
- Asbestos register must be updated regularly (6 monthly recommended)
- Newly constructed properties require a register to confirm no asbestos
- Common materials:
o Roofing (felt, loose)
o Insulating board
o Floor tiles
26
Q
- What features show the age of a property?
A
- There may be a datestone
- The condition of the property
- Stone/brick work and wall construction
- Roof covering
- Type of windows
- The surroundings
27
Q
- What do you look for regarding condition and specification?
A
- Construction materials
- Quality of the roof
- Age of the windows
- Quality of the fit out
28
Q
What can you tell me about External Wall Systems?
A
- Following Grenfell
- Requirement for EWS1 forms (residential only!!)
o Electronic website database
o Valid for 5 years
o Appoint expert to undertake checks
o Guidance Note with case studies to determine if a property needs a form:
Any property with ACM, MCM or HPL panels visible
Above 5 storeys and stacked balconies
Above 6 storeys and curtain wall glazing or cladding
29
Q
What do you know about the Building Safety Act 2022?
A
- Enhanced regulations for building safety
- The Hackitt Review - review of high rise residential properties
- Combustible Cladding banned
30
Q
How would you report contamination in a valuation report?
A
- Comment as to the contamination
- Specialist report required
- Not qualitified to provide detailed information
- Reflect in the value potentially
31
Q
What is the difference between a latent and inherent defect?
A
- Inherent = something obviously noticeable
- Latent = something hard to notice e.g. electrical issues
32
Q
What potential issues are there with reviewing an old report?
A
- Outdated information
- Over reliance
33
Q
What would you advise a client if you noticed cracking?
A
- Could be any of a few types of movement
- Attempt to provide possibilities
- Recommend a specialist building surveyor inspection
- Cracking through bricks far more severe
34
Q
Why would flood risk be a consideration in a valuation?
A
- Insurance costs
- If too high then might not be affordable for tenants
