Inspection Flashcards
What is the purpose of surveying safely?
The purpose of surveying safely is to set out the good practice principles of the management of health and safety for RICS regulated firms and RICS members
What does surveying safely set out?
The principles for property professionals and includes health and safety responsibilities at a corporate level and for individual RICS members
What is Cluttons lone working policy?
When attending site alone, employees should discuss the task with their line manager to establish if this is safe to conduct alone and what procedures are required to ensure safety.
This includes making a diary invite for my line manager and I that details the address and contact details of the on site contact. Expected timings and travel arrangements.
I also use the stay safe app to check in and out of sites, my line manager and another safe person has access to my status on this app.
What physical factors would impact value?
Defects
Contamination
Tenant improvements
State of Repair
DDA compliance
Why is it important to take photos on site?
To ensure good records are kept and to identify the specification and any defects.
Good reference point when working on the instruction.
Helpful for a colleague peer reviewing
Necessary if a negligence claim ever arises.
How would you identify areas of tenant fit out?
I would review the lease plans and request details of any licences to alter
What is the institutional specification of an office property?
Raised floors with floor boxes
Ceiling heights of 2.6 - 2.8m
Air conditioning and double glazed windows
Passenger lifts
1 shower per 100 staff
1 bike space per 10 staff
What is the institutional specification of a retail property?
Let in shell condition
concrete floor
new shops steel or concrete frame
What are institutional specifications of an industrial property?
Steel portal frame with insulated profiled steel cladding walls and roof
8m eaves and 10% roof lights
plastic coated steel profile cladding with brick or blockwork walls up to approx 2m
LED lighting
5-10% office content
40% site coverage
How would you age a building?
Construction methods
Planning website
Land registry
Information from client
What are the three types of damp?
- Penetrating
- Rising
- Condensation
What is the RICS guidance for contamination?
Contamination, the environment and sustainability, 2010 (GN)
Who is responsible for the remuneration of contaminated land?
The land owner
What are the three phases of contamination?
Phase 1: Review of the history of the site, site inspection and investigation
Phase 2: Identify nature and extent of contamination with soil samples taken using bore holes (intrusive)
Phase 3: Remediation report, setting out remedial options and monitoring standards
How would you identify signs of contamination?
Chemicals
Oils
Oil drums
Subsidence
Under ground tanks
Bare ground
What is land remuneration relief?
A form of tax relief that applies to contaminated or derelict land in the UK. It allows companies to claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites.
(Also applies to Japanese knotweed)
How would you consider contaminated land in valuation?
- Do not provide any advice until a specialist report is commissioned
- Caveat the advice provided with an appropriate disclaimer highlighting the issue/use of special assumption
- Deduct the remediation costs from the gross site value
What is a deleterious material, and provide examples
A deleterious material can degrade with age and cause structural problems.
Signs include brown staining on; concrete, concrete frame buildings and 1960s and 1970s buildings and modern buildings.
Examples:
High alumina cement
Woodwoll shuttering
Calcium chloride
What is a hazardous material, and provide examples
A hazardous material is harmful to health
Examples:
Asbestos
Lead piping/paint
Radon gas
- Recommend specialist reports and make appropriate assumptions in advice
- Always check asbestos report/register
Where would it be common to fine Japanese Knotweed?
Near a railway line
What is Japanese Knotweed?
An invasive plant which can damage hard surfaces such as foundations and tarmac
What is the penalty for allowing Japanese Knotweed to spread?
Criminal offence.
A magistrates court can impose a maximum fine of £5,000 or a maximum prison sentence of 6 months, or both.
RENT REVIEW - OXFORD
How did you identify tenant fit out?
In this example there had been not tenant alterations or fit out.
I verified this by checking the lease plans and comparing to the property when inspecting. I also received conformation of no LTAs
RENT REVIEW - OXFORD
Talk me through the inspection that you carried out (relate to desktop)
For the desktop inspection of the office property in Oxford, I first considered my personal safety in conducting this inspection. I referred to my companies health and safety policies for a site inspection, for this inspection I was attending with my line manager and we planned the travel to site.
I then had consideration to my desktop enquries which included reviewing the lease, requesting details of any license to alters and deeds of variation. I made enquirers with planning, the EPC rating, flood risk. I also completed initial comparable searches and identified potential comparables to visit.
RENT REVIEW - OXFORD
Talk me through the inspection that you carried out (relate to locality)
I took the train to the property, I was therefore able to assess the public transportation links and walk the pitch to understand where the prime office location is and where my property sat in relation to this.
I looked for any potential bad neighbors which might include evidence of flooding or telecoms masts, I did not identify anything of concern for this property.
I also identified any vacancies in the area, agent boards and local market conditions. For this property, I found that specific types of occupiers grouped together for example solicitor firms tended to be grouped together occupying period office properties.
RENT REVIEW - OXFORD
Talk me through the inspection that you carried out (relate to exterior)
When conducting the external inspection, I walked the perimeter of the property and identified the construction of the property. This office was a four story mid terrace office building of traditional stone and slate construction. It was accessed via a pair of secure timber gates which opened to a courtyard area. There was the benefit of two parking spaces in the courtyard.
RENT REVIEW - OXFORD
Talk me through the inspection that you carried out (relate to interior)
I utilied the floor plans that I had taken to site to help identify the layout and specification of the office property, this office was made up of cellular offices with a small reception on the ground floor and storage in the basement.
I paid particular attention to the layout to ensure that there had been no unapproved tenant alterations, in this property there was not.
VALUATION - CHELSEA
How did you assess the quality of the location?
I identified that the property was in a prime retailing pitch. I took note of the neighboring tenants and number of vacancies.
I also discussed this with local agents.
VALUATION - CHELSEA
What was the quality of the location?
The property was located in a prime retailing pitch with a good shopping reputation.
There was good transport links as it was close to Sloane Square tube station and a number of bus routes.
VALUATION - CHELSEA
What factors did you identify that impacted the value?
I identified the;
quality of the location
the tenant
the vacancy rates
the repair of the property
DDA compliance
loading facilities
VALUATION - CHELSEA
Why was it important that there was no lift?
Because this is not DDA compliant.
It can affect value as with the increasing focus on ESG, many occupiers will not lease premises that do not have lifts as it restricts access to any visitors or staff who are disabled.
VALUATION - CHELSEA
Why did you identify agent boards?
Because it demonstrates what agents are active in the market
VALUATION - CHELSEA
Talk me through the inspection that you have carried out (relate to desktop)
VALUATION - CHELSEA
Talk me through the inspection that you have carried out (relate to locality)
VALUATION - CHELSEA
Talk me through the inspection that you have carried out (relate to exterior)
VALUATION - CHELSEA
Talk me through the inspection that you have carried out (relate to interior)
VALUATION - FARNHAM
What type of damp did you identify?
Penetrating damp
VALUATION - FARNHAM
How did you identify this as penetrating damp?
The damp was patchy black mold located on the ceiling and upper parts of the wall on the top floor of the office
There was evidence of flaking of the plasterboard on the floor
Can occur in properties of any age and at any level of the building.
VALUATION - FARNAHM
What are common causes of penetrating damp?
Damage to guttering, burst pipes, porus maisonry
VALUATION - FARNHAM
What was your advice to the client?
I advised the client of the damp and advised that a survey by a building surveyor will be necessary to identify the cause of the report and resolve the problem
VALUATION - FARNHAM
How did the damp impact your valuation?
I caveated the report to advice of the damp
As this was internal, I included CAPEX in the valuation to cover the estimated cost of repair.
VALUATION - FARNHAM
How did you deal with the damp on site?
I made detailed notes and took photographs of the damage
VALUATION - FARNHAM
Why is it important to note areas of damp?
To ensure that the client is able to take the necessary action to resolve the issue as if left untreated the issue may get worse
It would also impact the marketability of a property
VALUATION - FARNHAM
Why was a building survey recommended?
Because it is outside of my scope of expertise, and specialist advice is required. This advice should come from a specialist.
VALUATION - FARNHAM
Talk me through the inspection that you have carried out (refer to desktop)
VALUATION - FARNHAM
Talk me through the inspection that you have carried out (refer to locality)
VALUATION - FARNHAM
Talk me through the inspection that you have carried out (refer to exterior)
VALUATION - FARNHAM
Talk me through the inspection that you have carried out (refer to interior)
MANAGEMENT - CHELTENHAM
What is included in the Cluttons inspection form?
Name of the property
Date of inspection and who inspected
Name of the tenant
Details of the state of repair or the internal and external
The use of each floor
Security details
If FRI; Conformation of the tenants compliance with fire safety, health and safety, asbestos register, equality act, 2010, building regulations
MANAGEMENT - CHELTENHAM
What where you looking for on this inspection?
Compliance with the lease agreement
Understanding if there are any repairs to be made
Discussing the property with the tenants
MANAGEMENT - CHELTENHAM
What damage did you find?
Scuffing to the paint work in the service hallway. Assumed to be from tenants moving stock from deliveries into their stores
MANAGEMENT - CHELTENHAM
What was your advice to the client?
I advised the client of the damage in our next monthly meeting.
I advised that repair works should be conducted and advised that it would be prudent to install protection to the walls.
MANAGEMENT - CHELTENHAM
Talk me through the inspection you carried out (refer to desktop)
MANAGEMENT - CHELTENHAM
Talk me through the inspection you carried out (refer to locality)
MANAGEMENT - CHELTENHAM
Talk me through the inspection you carried out (refer to exterior)
What is wet rot?
Is caused by damp. Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell
What is dry rot?
Is caused by a fungal attack. Signs incldue fungus known as mycelium which spreads across the wood in fine and fluffy white strands and large often orange mushroom like fruiting bodies, strong smells, cracking paintwork. It can destroy timber and masonry.
What is subsidence?
Subsidence is the vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation.
What would horizontal cracking in brickwork indicate?
This may indicate cavity wall tie failure in the blockwork
What are common defects for period office/shop buildings?
Dry rot
Wet rot
Tile slippage on roof
Damp penetration
Structural movement
What are common defects for industrial buildings?
Roof leaks around roof lights
Damaged cladding panels
Blocked valley gutters
Water damage from poor guttering
Cracking in brickwork panels
What are common defects for modern office buildings?
Damp penetration at roof and ground level
Water damage from burst pipes or air conditioning units
Structural movement
Damaged cladding
Effloresence
What is efflorescence?
It is formed when water reacts with the natural salts. The water dissolves the salts which are then carried out and deposited onto the surface by natural evaporation.
Appears as white marks
What are different types of air conditioning systems?
VAV
Fan coil
Static cooling
Comfort cooling
What is category B fit out?
Completed fit out to the occupiers specific requirements, such as the installation of cellular offices, enhanced finishes, IT
What is category A fit out?
Grade A specification;
LED lighting
Mazimised opportunity for daylight
Air conditioning and double glazed windows
What is solid wall construction?
The simplest type of wall is constructed in solid brickwork with headers, normally at least one brick thick and there different bricklaying patterns.
What is cavity wall construction?
In a cavity wall, two layers of brickwork are tied together with metal ties with a cavity that may be filled with insulation. No headers are used.
Evidence of a cavity tray, weep holes may be present.
What is a strecher?
A brick laid horizontally, flat with the long side of the brick exposed on the outer face of a wall
What is a header?
A rick laid flat with the short end of the brick exposed.
What is spalling?
This is damaged brickwork where the surface of the bricks starts to crumble because of freeze/thaw action after is has become saturates in the winter months
