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APC > Inspection > Flashcards

Inspection Flashcards

1
Q

What is the 4 step process to inspections

A

PLEI
Personal safety
Local area
External
Internal

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2
Q

What do you need for an inspection

A

Phone
Camera
Tape measure/laser
Plans, TS and other supporting information
PPE - High vis, Steel toe capped boots, gloves, goggles and hard hat
Pen and paper, dictaphone or ipad

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3
Q

What considerations do you have for the Immediate area

A

Location, 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 considerations do you have for the external area

A

Construction
Repair and condition of the exterior (roof downwards)
Car parking, access, loading arrangements
Defects/structural movements
Site boundries - OS map or title plan
Ways to date building - ask client, researching the date of plannining consent, land registery, local historical records, architectural styles

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5
Q

What considerations do you have for the internal area

A

Layout and specification
Repair and maintenance
Defects
Services - age and condition
Stat compliance - asbestos, building regs, H&S, Equality act 2010. fire safety and planning
Fixtures and fittings and improvements
Compliance with lease obligations

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6
Q

What are the different purposes for inspection

A

Valuation for valuation influencers
Property management for policing the leases
Agency for maketability issues

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7
Q

What can impact a valuation

A

location, tenure, aspect, form of construction, defects, current condition, occupation details

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8
Q

What to check during a prop man inspection

A

the lease compliance, stat compliance, state of the building, requirements for repairs/redecoration,

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9
Q

What to consider during agency inspection

A

condition of building, repair and maintenance, stat compliance, services, presentation of the accommodation and flexibility of accommodation, marketability

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10
Q

What are the four different foundations

A

Trench and strip footings - residential for walls and closely spaced columns
Raft/slab foundation - lightweight structures for sandy soil conditions
Piled - for less good load bearing conditions/high loads
Pad - under individual or groups of columns to spread load

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11
Q

What are the types of brick constructions

A

Solid wall - you will see the different sides of brick - header (shorter side) and slider (long side)
Cavity wall - 2 layers of brick tied together with metal ties- cavity may be filled with insulation - all bricks slider side and look for air brick.

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12
Q

What is efflorescence

A

white marks of salts in the brick. chemical reaction between water and the natural salts. Not usually a problem

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13
Q

what is Spalling

A

this is damaged brickwork where the surface of the bricks start to crumble due to freeze/thaw action

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14
Q

Shop specifications

A

steel/concrete frame
Services capped off
Concrete floor and no suspended ceiling

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15
Q

Offices specification

A

steel or concrete frame
Concrete frame = more columns and less ceiling height.
raised floors
ceiling height approx 2.6-2.8m
air conditioning and double glazed windows
passenger lifts
1 cycle space per 10 staff and 1 shower per 100 staff
8m2 - 10m2 general workspace density

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16
Q

Types of fit out

A

Shell
Cat A - includes basic finishes to walls, ceilings no fixtures of fittings such as partitions shelving.
Cat b -is fully fitted out to occupiers spec
1 person for 7.5 - 9.25 sq m

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17
Q

Industrial/warehouses

A

Steel portal frame with insulated profiled steel cladding walls and roof
Min 8m clear eaves height
min 30KN/sq m floor loading
5-10% office space and WC facilities
approx site cover 40%
LEd lighting

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18
Q

What is an inherent defect

A

defect in design or materials always present

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19
Q

What is a latent defect

A

defect that couldnt be discovered during inspection

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20
Q

What to do if discover defect

A

take photos
establish cause
inform client
recommend advise from building surveyor

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21
Q

3 common causes of defects

A

movement
water
defective/deterioration

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22
Q

Movement = What is subsidence

A

Downward movement of building foundation due to loss of support

23
Q

Movement = What is heave

A

expansion of the ground beneath part or all of the building. Caused by tree removal and subsequent moisture in soil

24
Q

Movement = Horizontal cracking in bricks

A

Cavity wall tie failure

25
Q

Movement = what is shrinking

A

Occurs in new plaster work during the drying process

26
Q

Other crack causes

A

differential movement such as settlement cracks or thermal expansion/movement

27
Q

Damp = wet rot

A

damp and timber decay - signs wet and soft timber, high damp meter visible fungal growth and musty smell

28
Q

Damp = dry rot

A

caused inside by fungal attack. signs include fungal across wood in fine and fluffy strands and large often orange mushroom like fruiting. Strong smell and red spores, cracking paintwork and crumbling dry timber. Can destroy timber and masonry

29
Q

Damp = rising damp

A

usually stops at 1.5m above ground

30
Q

Condensation

A

caused by lack of ventilation and background heating. signs include mould and steaming water on inside of window

31
Q

Other damp issues

A

caused by leaking plumbing air conditioning units/pipework

32
Q

Common building defects for period residential/office/shop buildings

A

dry rot, wet rot, tile slippage on roof, death watch beetle, damp penetration at roof and ground floor, water ingress around door and window openings and structural movement

33
Q

Common building defects for modern industrial buildings

A

roof leaks, damaged cladding pannels, cut edge corrosion, blocked valley gutters, cracking in brick work

34
Q

Common building defects for modern office buildings

A

damp penetration at roof or ground level, water damage from burst pipes or air conditioning, structural movements, damaged cladding, cavity wall tie failure and efflorecence

35
Q

What is the key legislation for contamination

A

Environmental Protection Act 1990

36
Q

What is the guidance note for contamination

A

RICS Guidance Note Contamination, the Environment and Sustainability 2010 3rd edition

37
Q

What is the contamination general principle

A

the polluter or landowner pays for remidation

38
Q

What does a desk top study consider

A

previous use of site
local history
planning register

39
Q

what are the signs of contamination

A

evidence of chemicals, oils, oil drums, subsidence, underground tanks and bare grounds

40
Q

what are the 3 typical phases of investigation

A

review of site history - desk top study/inspection
Investigation with soil samples
Remediation report

41
Q

What will a remediation report include

A

remedial options with design requirements and monitoring strategies

42
Q

What is Land Remediation Relief

A

form of tax relief for contaminated land. Coy can claim 150% corporation tax deduction for remediating contamination of Japanese Knotweed

43
Q

Signs of deleterious materials

A

brown staining on concrete and buildings

44
Q

What are deleterious materials

A

High alumina cement
Woodwool shuttering
Calcium Chloride

45
Q

What are hazadous materials

A

asbestos
lead piping/paint
Radon gas
recommend specialist reports, check asbestos reports/register

46
Q

What is Japanese Knotweed

A

Plant that damages hard surfaces such as foundations and tarmac

47
Q

Japanese Knotweed facts

A

Hard to control, costly to remove, specialist company must remove and dispose of it. Property lenders may refuse loan if present/nearby

48
Q

How to detect Japanese Knotweed

A

purple/green hollow stemmed, heart shaped leaves

49
Q

What is the RICS guidance paper

A

RICS information paper on Japanse Knotweed and Residential Property, March 2022

50
Q

purpose of RICS information paper on Japanse Knotweed and Residential Property, March 2022

A

address both the finding and provide guidance on market informed industry best practice

51
Q

What is the Japanese Knotweed act

A

Wildlife and Countryside Act 1981 - allowing it to spread is a criminal offence

52
Q

Penalty are the fines

A

Magistrates court = Max £5,000 and/or 6 months prison
Crown court = unlimited fine or 2 year prison or both
Local authorities fines £2,500 pp £20,00 organization if ignored

53
Q

What is the key case for Japanese Knotweed

A

Williams v Network Rail Infrastructure Ltd 2018 - Network rail liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of neighbors property

APC (18 decks)

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