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APC 2023 - Land and Resources > Inspection > Flashcards

Inspection Flashcards

1
Q

What is the 4 step process of inspection?

A

1) Consider personal safety
2) Inspection of the local area
3) External Inspection
4) Internal Inspection

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2
Q

What should you take on inspection?

A
  • Mobile phone/camera
  • Tape measure/laser
  • File and plans
  • PPE
  • Pen and Paper
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3
Q

What should you consider about the immediate area?

A
  • Location/public transport/ business vibrancy
  • Contamination/ hazards/ environmental hazards e.g. flooding/ power lines/ substations
  • Comparable evidence/ local market condition/ agents boards
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4
Q

What should you consider when inspecting externally?

A
  • Method of construction
  • Repair and condition of the exterior
  • Car parking/access/ loading arrangements
  • Defects/ Structural movement
  • Site boundaries
  • Date building
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5
Q

What should you consider when inspecting internally?

A
  • Layout and specification
  • Repair and Maintenance
  • Defects
  • Services
  • Statutory Compliance – e.g. asbestos, building regs, health and safety, fire safety, equality act
  • Fixtures, fittings and improvements
  • Compliance with lease
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6
Q

What are some purposes of inpsection, and what would you be looking for?

A
  • Valuation – factors influencing value
  • Property Management – e.g. lease compliance, statutory compliance, state of building, user details, repair and maintenance issues
  • Agency – Current condition, presentation, flexibility of accommodation, marketability
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7
Q

What are 4 common forms of foundation?

A
  • Trench for Slip footings – residential dwellings
  • Raft – slab foundation over the whole site to spread the load for lighter weight structures
  • Piled – long, slender reinforced concrete in the ground to deeper strata when less good load-bearing ground conditions/high loads
  • Pad – slab foundation system under individual or groups of columns so column load is spread evenly
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8
Q

What are two types of wall construction?

A
  • Solid wall construction – solid brickwork with headers, normally at least one brick thick
  • Cavity Wall – two layers of brickwork ties with metal ties, with a cavity that may be filled with insulation – no headers and evidence of a cavity tray/air brick or weep holes may be seen
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9
Q

Whats a stretcher?

A

brick laid horizontally, flat with the long side exposed on outer fact

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10
Q

Whats a header?

A

short end of the brick exposed

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11
Q

Whats Efflorscence?

A

white marks caused by hydroscopic salts in the brickwork- formed when water reacts

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12
Q

Whats Spalling?

A

damaged brickwork where surface bricks crumble due to freeze/thaw

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13
Q

What would be included in a standard shop fit out?

A
  • Usually steel or concrete frame
  • Services capped off
  • Concrete floor no suspended ceiling
  • Shell condition
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14
Q

How are offices normally constructed?

A
  • Normally either steel or concrete frames

- Steel frames have less columns and a bigger gap between columns, concrete buildings have lower ceiling height

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15
Q

What are the main points in British Council for Offices Guide to Office specification 2019?

A
  • Full access raised floors with floor boxes
  • Ceiling height c.2.6-2.8m
  • Ceiling void of 350mm and raised floor void of 150mm
  • Air Conditioning and Double Glazing
  • Passenger lifts
  • 1 cycle space per 10 staff, 1 shower per 100 staff
  • 8m-10m squared workspace density
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16
Q

What are some key types of Air Conditioning?

A
  • VAV = Variable air volume (highest cost, most flexible)
  • Fan coil = usually 4 pipe (lower initial clost, good flexibility, high running costs)
  • VRV = Varaible refrigerant volume (lower initial costs, high running cost)
  • Static cooling – chilled beam and displacement heating (low initial cost, low running cost but less flexibility- more natural approach)
  • Mechanical ventilation – fresh air moved around building
  • Heat recovery systems
  • Comfort cooling
  • From 2015 replacement of the low temperature refrigerant R22 is illegal – need to be more environmentally friendly.
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17
Q

What are some types of Office fit out?

A
  • Shell + Core – common parts are completed, office floors are a shell for occupiers
  • Cat A – to Grade A spec
  • Cat B – including internal finishes and occupier requirements
  • Allow 1 person for 8-10m sq.
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18
Q

What is industrial construction?

A

Basic construction is steel portal frame with insulated profiled steel cladding walls and roof

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19
Q

Whats a minimum institutional industrial spec?

A
  • 8m clear eves height with 10% roof lights
  • 30KN/sq m floor loating
  • Plastic coated steel profile classing with brick or blockwork walls to approx. 2m
  • Full height loading doors (electronically opened_
  • 5-10% office content
  • Approx site cover of 40%
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20
Q

How would you identify building defects?

A
  • Start from the roof and work down
  • Check for warranties
  • Understand purpose off snagging
21
Q

What steps would you take once you have identified a building defect?

A

1) Take photographs
2) Try to establish cause of damage
3) Inform client
4) Recommend specialist advice

22
Q

What’s a latent defect?

A

fault to the property that could not be discovered by a reasonably thorough inspection

23
Q

What’s an inherent defect?

A

due to a design flaw or material that has always been present

24
Q

What are 3 common causes of defects?

A

1) Movement
2) Water
3) Damp

25
Q

What are 6 ways a building can have a defect by movement?

A
  • Subsidence is the vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation
  • Heave is the expansion of the ground beneath part or all of the building – could be cause by tree removal and subsequent moisture build up
  • Horizontal cracking in brickwork may indicate cavity wall tie failure
  • Shrinkage cracking often occurs in new plasterwork during drying out
  • Settlement cracks due to movement
  • Thermal expansion/movement can also cause cracks
26
Q

What are the two types of rot?

A
  • Wet rot – damp and timber decay. Signs: wet and soft timber, high damp meter reading, fungal growth, musty smell
  • Dry rot – caused by fungal attack. Signs: fungus (known as mycelium), often has orange mushroom-like fruiting bodies, strong spell and red spores, cracking paintwork
27
Q

What can cause damp?

A
  • Condensation caused by lack of ventilation and heating

- Can also be caused by leaking plumbind/ A/c units

28
Q

What are some common defects in period buildings?

A

dry rot, wet rot, tile slippage, death watch beetle, damp penetration, water ingress around windows and doors

29
Q

What are some common defects in Modern Industrial units?

A

roof leaks around lights, damaged cladding , cut edge corrosion, water damage from guttering, leaking from plumbing

30
Q

What are some common defects in Modern Offices?

A

damp penetration, water damage from burst pipes/a/c, damaged cladding, cavity wall tie failure, efflorescence

31
Q

What is Land remediation relief?

A

a tax relief applying to contaminated/derelict land, allowing companies to claim up to 150% tax deduction for expenditure in remediating certain contaminated or derelict sites.

32
Q

What is in the RICS Guidance Note ‘Contamination, the Environment and Sustainability, 2010 (3rd edition)?

A
  • Must know obligations, responsibilities and comply with the law
  • Landowner normally pays for remediation
  • Signs of contamination include evidence of: oils, oil drums, subsidence, underground tanks, bare ground etc.
  • Three phases of investigation:
    1) Phase 1: Review site history with desktop study, inspection and investigation
    2) Phase 2: Investigation to identify nature and extent of contamination with detailed soil samples
    3) Phase 3: Remediation report setting out remedial options, with design requirements and monitoring standards.
33
Q

What should you do when valuing a site with contamination?

A
  • Do not provide advice until specialist report is commissioned
  • Caveat valuation advice with a disclaimer/ use of special assumption
  • Deduct remediation costs from site value
34
Q

What are deleterious materials?

A
  • Can degrade with age causing structural problems
  • Tell-tale signs include brown staining on concrete
  • Examples of deleterious materials are:
  • High Alumina cement
  • Woodwool shuttering
  • Calcium chloride
35
Q

What are hazardous materials?

A
  • Hazardous to heath
  • Recommend specialist reports and make appropriate assumptions
  • Check contents of asbestos register/report
  • Examples are:
  • Asbestos
  • Lead piping
  • Radon Gas
36
Q

What are two documents governing Japanese knotweed?

A
  • Law in the Environmental Protection Act 1990

- RICS Information Paper (2015 but in new consultation)

37
Q

What is japanese knotweed?

A
  • Invasive plant that can damage hard surfaces incl. foundations and tarmac
    Has a purple/green hollow stem and green leaves
38
Q

What are some problems with Japanese Knotweed?

A
  • May prevent you getting a loan oon the property
  • Need to be disposed of legally e.g. digging it out and removing it to a licensed landfill
  • Allowing it to spread is a criminal offence under Wildlife and Countryside Act 1981
  • Local Authorities can grant ASBO and fines up to £2,500 if a landlowner ignores it
39
Q

What are some new guidance re. Japanese Knotweed?

A

RICS Information Paper (2015 but in new consultation)
- New guidance aims to create confidence and awareness that knotweed isn’t a death sentence for home sales is a key principle behind this guidance – it’s certainly not the ‘bogey plant’ that some make it out to be.

40
Q

What is the most important thing to do prior to inspection?

A

Health & safety risk assessment

41
Q

Which would be the most logical inspection methodology?

A

Surrounding area, external, internal

42
Q

Where would you look in the Red Book Global for information on inspection?

A

VPS2

43
Q

How would you check the age of a property?

A

Architect’s plans
Historic maps
Planning history
Building Regulations history
Record of Practical Completion
Lease (and historic deeds)
Speak to the landlord/tenant/local people
Date plaque or similar on the building

44
Q

What type of foundations might be used on unstable ground /land with poor load bearing capacity?

A

Raft
Piled
Pad

45
Q

What is a deleterious material?

A

Degrade with age causing structural problems (and may also be harmful to health)

46
Q

What are examples of deleterious materials?

A

Cladding, e.g. Grenfell Tower
High Alumina Cement
Calcium chloride
Mundic
Regent Street disease

47
Q

Generally, what should you do as a surveyor in relation to contamination?

A

Understand obligations
Know responsibilities
Comply with the law
Recommend specialist advice where appropriate

48
Q

What is a latent defect?

A

Something that could not have been discovered by a reasonably thorough inspection

49
Q

What should you do if you identify a defect when inspecting?

A

Note observations & take photos, try to identify cause, inform client and recommend specialist advice

APC 2023 - Land and Resources (18 decks)

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