Inspection Flashcards
What is the 4 step process to inspections
PLEI
Personal safety
Local area
External
Internal
What do you need for an inspection
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
What considerations do you have for the Immediate area
Location, local facilities, public transport, business vibrancy
Contamination, environmental hazards, flooding, high voltage power lines, electricity substations
Comparable evidence, local market conditions, agents boards
What considerations do you have for the external area
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
What considerations do you have for the internal area
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
What are the different purposes for inspection
Valuation for valuation influencers
Property management for policing the leases
Agency for maketability issues
What can impact a valuation
location, tenure, aspect, form of construction, defects, current condition, occupation details
What to check during a prop man inspection
the lease compliance, stat compliance, state of the building, requirements for repairs/redecoration,
What to consider during agency inspection
condition of building, repair and maintenance, stat compliance, services, presentation of the accommodation and flexibility of accommodation, marketability
What are the four different foundations
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
What are the types of brick constructions
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.
What is efflorescence
white marks of salts in the brick. chemical reaction between water and the natural salts. Not usually a problem
what is Spalling
this is damaged brickwork where the surface of the bricks start to crumble due to freeze/thaw action
Shop specifications
steel/concrete frame
Services capped off
Concrete floor and no suspended ceiling
Offices specification
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
Types of fit out
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
Industrial/warehouses
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
What is an inherent defect
defect in design or materials always present
What is a latent defect
defect that couldnt be discovered during inspection
What to do if discover defect
take photos
establish cause
inform client
recommend advise from building surveyor
3 common causes of defects
movement
water
defective/deterioration
Movement = What is subsidence
Downward movement of building foundation due to loss of support
Movement = What is heave
expansion of the ground beneath part or all of the building. Caused by tree removal and subsequent moisture in soil
Movement = Horizontal cracking in bricks
Cavity wall tie failure
Movement = what is shrinking
Occurs in new plaster work during the drying process
Other crack causes
differential movement such as settlement cracks or thermal expansion/movement
Damp = wet rot
damp and timber decay - signs wet and soft timber, high damp meter visible fungal growth and musty smell
Damp = dry rot
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
Damp = rising damp
usually stops at 1.5m above ground
Condensation
caused by lack of ventilation and background heating. signs include mould and steaming water on inside of window
Other damp issues
caused by leaking plumbing air conditioning units/pipework
Common building defects for period residential/office/shop buildings
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
Common building defects for modern industrial buildings
roof leaks, damaged cladding pannels, cut edge corrosion, blocked valley gutters, cracking in brick work
Common building defects for modern office buildings
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
What is the key legislation for contamination
Environmental Protection Act 1990
What is the guidance note for contamination
RICS Guidance Note Contamination, the Environment and Sustainability 2010 3rd edition
What is the contamination general principle
the polluter or landowner pays for remidation
What does a desk top study consider
previous use of site
local history
planning register
what are the signs of contamination
evidence of chemicals, oils, oil drums, subsidence, underground tanks and bare grounds
what are the 3 typical phases of investigation
review of site history - desk top study/inspection
Investigation with soil samples
Remediation report
What will a remediation report include
remedial options with design requirements and monitoring strategies
What is Land Remediation Relief
form of tax relief for contaminated land. Coy can claim 150% corporation tax deduction for remediating contamination of Japanese Knotweed
Signs of deleterious materials
brown staining on concrete and buildings
What are deleterious materials
High alumina cement
Woodwool shuttering
Calcium Chloride
What are hazadous materials
asbestos
lead piping/paint
Radon gas
recommend specialist reports, check asbestos reports/register
What is Japanese Knotweed
Plant that damages hard surfaces such as foundations and tarmac
Japanese Knotweed facts
Hard to control, costly to remove, specialist company must remove and dispose of it. Property lenders may refuse loan if present/nearby
How to detect Japanese Knotweed
purple/green hollow stemmed, heart shaped leaves
What is the RICS guidance paper
RICS information paper on Japanse Knotweed and Residential Property, March 2022
purpose of RICS information paper on Japanse Knotweed and Residential Property, March 2022
address both the finding and provide guidance on market informed industry best practice
What is the Japanese Knotweed act
Wildlife and Countryside Act 1981 - allowing it to spread is a criminal offence
Penalty are the fines
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
What is the key case for Japanese Knotweed
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
