Inspection

Question 1

Tell me about a building you have inspected recently and how you approached the inspection.

Answer 1

Annual internal inspection of Chinese takeaway for property management purposes.

• Arranged access with the Tenant
• Added the details of my inspection to my calendar so that colleagues knew where I was and for how long I would be out for. Included the full property address and contact details of the Tenant.
• Met the Tenant on site, asked him how things were and whether he was trading okay.
• Inspected the unit for any defects. Recorded the condition of the unit in my inspection report
• Checked to see whether the Tenant had fire extinguishers / satisfactory EICR and all fryers ovens etc were on a regular cleaning schedule.

Question 1

What are some common defects associated with industrial properties?

Answer 1

• Roller shutter door may not be working (serviced annually - ensure Tenant keeps records of this and undertakes regular checks)
• Roof leaks
• Internal gutter / gutter leaks

Question 2

What checks would you undertake before going out on an inspection?

Answer 2

Follow the RICS Guidance Note Surveying Safely - Checklist of matters to consider before visiting a premises

• includes things such as:
• travelling to and from the site
• occupation
• condition of the property
• lone working
• use of the property
• roofs, high structures
• special access
• site rules and welfare

Question 3

How do you record your inspections?

Answer 3

Site Audit Pro app on our work mobiles. Reports are downloaded and saved on the file. Allows us to refer back to previous reports on our next inspections.

Question 4

What was your advice to the client in respect of their statutory responsibilities under the Landlord and Tenant Act 1954 and the Town and Country Planning Use Classes Order?

Answer 4

Tenant was in breach of their lease for unconsented alterations and using part of the property for residential purposes.

• Upon being made aware of this I advised the client to notify the Tenant ASAP that the alterations were not consented to and that they may require building control approval / planning permission. I wrote to the Tenant requiring them to obtain retrospective building control approval and planning permission. I advised the Tenant that they had to cease use of any part of the property for residential purposes immediately.

I advised that if the Tenant did not do this we should serve a Section 146 Notice (Law of Property Act 1925) to deal with the unconsented alterations to protect the landlords position to forfeit the Lease if necessary. Advised the client it may be necessary to report to the Council / Building Control.

Advised the client is a Section 146 Notice was required, to park the acceptance of rent to prevent the notice from being invalid.

Question 5

What advice did you give to the client concerning the Energy Efficiency (Private Rented Property) Regulations 2015 and the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, prior to the commencement of marketing?

Answer 5

• Ensure that the Tenant has a satisfactory EICR and provides this prior to vacation.
• Advised the client that as the existing EPC had expired, they would require a new one prior to the reletting of the property. Advised the client of the minimum requirement of an E however, may wish to consider additional measures having regard to the Governments plans to reduce this in the near future.

Question 6

What would your advice to the client have been in the event that repairs were not undertaken by the Tenant?

Answer 6

• Serve a repairs notice in the first instance in accordance with the terms of the Lease, should include:
• A detailed schedule of the defects and requirements needed to put them right;
• A reasonable deadline for the completion of the work; and
• A warning that the landlord can and may enter the property to carry out the works if the tenant fails to do so at the tenant’s cost
• Could also look to serve a 146 Notice (Law of Property Act 1925) detailing the breach of the covenant
• Forfeit the lease (if forfeiture clause in the Lease)

Question 7

What were the repair issues identified within your inspection of the retail unit?

Answer 7

• Leak in roof, damage to the glass frontage, rotten window frames at the rear.

Question 8

What are the implications of a roof leak on the rest of the building if left unrepaired?

Answer 8

• Could damage the structure of the building
• Water could find it’s way through into other parts of the building