Inspection Flashcards
Whats in RICS Surveying Safely 2018
Guidance Note for Good practice for the management of Health and Safety.
‘Safe person’ concept. Individuals responsible for their own safety and the safety of others when at work.
Assessing Hazards and Risks
Identification of potential hazards and risks and how they can be managed/eliminated in the workplace. i.e. putting controls in place. no phones in hazardous areas, safety signage
RICS regulated firms must maintain safe and inclusive workplace fit for all ages and capabilities.
What entails PPE?
Personal protection equipment such as high vis, hard hat, steel toed and souled boots.
The PPE at work regulations 2022 means employers have a duty to provide appropriate PPE to employees and contractors.
What is subsidence?
The vertical downward movement of a building foundation which can cause cracking.
Specialist advice and remediation required.
What types of Damp are there?
Wet rot - caused by damp and timber decay. Fungal growth and musty smell
Dry rot - Fungal attack. Spreads across wood, fluffy white strands, maybe mushroom like bodies.
Rising Damp -moisture that derives from the ground. No more than 1.5m above ground level
Condensation - caused by lack of ventilation
Penetrating
What to take on inspection?
Moblie phone
Camera
Pen and Paper
PPE if needed
laser measurer (callibrated) + extra batteries
Plans
How to calibrate a Disto?
Ensure batteries are working. Callibrate it againsta known distance or rule and then adjust the mm’s accordingly if needed.
Dis - can lose laser outside so difficult to measure outdoors
What to look out for internally on inspection?
-Layout and spec
-defects
-services
-statutory compliance
-fixtures and fittings
-compliance with lease.
What to look out for externally on inspection?
-construction
-repair and condition
-defects
-acces
-locale
-boundaries
What are the types of foundations?
- Trench/ Strip footings
- Raft/Slab
- Piled
- Pad
What are the dimensions of a Brick?
Header = 102.5mm
Stretcher = 215mm
What is a solid wall?
Brick wall with visible headers
What is a cavity wall?
Two brock thick wall with metal ties connecting them and insulation in the middle. No headers visible but maybe air bricks.
What is efflorescence?
White marks caused by salts reacting with water. Can lead to moisture problems
What is Spalling?
Damaged brick work from freeze thaw
Whats the institutional spec of a shop pre occupation?
Steel / concrete frame.
Shell condition ready for fit out.
Concrete floor
Institutional Spec for an office?
Steel / concrete frame
Steel = less columns.
Concrete = lower floor height
British council of offices provide the institutional specifications. They include:
-ceiling height of 2.6m
- passenger lift
-air conditioning
-double glazing
-8-10sqm general workspace density
What are the types of fit out?
Shell +core
-Ready for occupier fit out
Cat A
Includes basic finishes to the floors, walls and ceilings – the space is finished but with no fixtures and fittings such as partitions, meeting rooms or individual offices laid out.
Cat B
a fully operational workplace that has been designed to a client’s unique specifications to make it their own.
What is industrial fit out
Steel portal frame
profiled steel cladded roof
min 6m eaves height
30 kn/sq floor loading (kilonewton)
3 phase electric
5-10% office space
site coverage 40%
What to do if spot a defect?
Take a photo /document it
Try establish cause
Inform Client
Recommend Advice
What is Heave?
The expansion of ground due to moisture build up.
I.e. if a tree root has been removed.
What is radon?
Naturally occurring gas that is radioactive in high measure and is carcenogenic.
The gas is colourless and odourless.
What advice is there around contamination?
RICS Guidance Note: Contamination, environment, sustainability 2010.
General rule: Polluter or landowner pays for remediation
Do provide advice until report is commissioned.
Deduct from val figure if remediation required.
What is deleterious materials?
Materials that degrade with age and can cause structural problems.
e.g. RAAC Reinforced Autoclaved Aerated Concrete ,calcium chloride, high alumina cement
What is RAAC?
Reinforced Autoclaved Aerated Concrete
White and grey with air holes throughout.
Cheaper construction material used in the 50s-90’s.
Maly used for flat roofs and within public servce buildings.
What are hazardous materials?
A material that is harmful for health i.e. asbestos, radon gas
Always recommend specialist reporting
What is Japanese Knotweed
An invasive plant that can damage hard surfaces such as foundations. Extremely difficult to eradicate.
What does JKW look like?
Green heart shaped leaves
Red/purple stem
White flowers
Zig Zag staggered pattern of leaves
can grow really tall (3m)
Why is JPK so problematic for property?
Any relevant case law?
Lenders may not lend if knotweed is found on the property.
Has to be disposed of in licensed specialist plants.
It is a criminal offence to allow it to spread and can get fine or prison sentence. (Williams vs Network Rail,2018) Rail liable for cost of treating the plant plus damages to neighbouring property. But not liable for reduction on value.
How to eradicate JKW?
Spray or inject it - cheapest option
Dig out - costly as roots several meters deep
What are the risk categories with JPK/
4 - Its within 7m of habitable space
3 - more than 7m away but on property
2 - not on property but on neighbouring property with 7m of boundary
1 - Not on property and over 7m away.
3 & 4 require further investigations
What are the different types of office Spec?
BCO
Grade A Office Buildings
Grade A office buildings are the most desirable spaces in the market. In addition to state-of-the-art facilities, they’re well maintained and feature the latest technology and telecoms infrastructure, and are typically located in the most prestigious neighbourhoods or high rise buildings.
rental rates are the highest of all three grades. This is why Grade A offices are usually leased by well-known companies or multinationals.
Grade B Office Buildings
Grade B office buildings strike a balance between functionality and affordability.
Grade B offices are typically in buildings constructed 10 to 20 years ago.
Due to their age, design and décor may appear slightly outdated in Grade B office space.
This office grade is usually suitable for small to medium-sized companies who require a professional setting that meets basic operational needs without the premium price tag. Rental prices for many Grade B offices typically hover around the area average.
Grade C Office Buildings
older properties with limited amenities and rather basic infrastructure, since in most cases they were built 20+ years ago and have had little improvements or maintenance done. As a result, these buildings may require partial renovation or refurbishment to meet modern standards.
Due to the above, Grade C office space is generally more affordable in terms of rental rates, and per square foot rates are below the area average.
Examples of Grade C offices can include units in converted industrial buildings or outdated space in out-of-town areas.
Insp: What is an invasive species?
A plant that is not indigenous, or native, to a particular area and can cause great economic and environmental harm.
Insp: What is a deleterious material?
Materials that degrade with age and can cause structural problems.
e.g. RAAC Reinforced Autoclaved Aerated Concrete and calcium chloride and high alumina cement
Reinforced Autoclaved Aerated Concrete
White and grey with air holes throughout.
Cheaper construction material used in the 50s-90’s.
Mainly used for flat roofs and within public service buildings.
Insp LV2 Bristol: What is a GOAD plan and why does it help valuation?
Detailed map of a retail area showing occupiers, location, floorspaces and individual units.
It aids in understanding the position of the site and its prominence against neighbouring occupiers. Understand where the vacant units are and help with comparable collection.
Insp: Why is it important you take sufficient number of photos?
In order to have a good selection of photos showing the extent of the site within the report.
Insp LV2 Lincolnshire: What does a crack in the wall suggest?
It may suggest a ground stability issues such as subsidence or heave.
Subsidence
The vertical downward movement of a building foundation which can cause cracking.
Specialist advice and remediation required.
Heave
The expansion of ground due to moisture build up.
I.e. if a tree root has been removed.
Insp Val LV2 Lincoln: How could the val be affected if the works were not carried out?
It would be reduced by the figure of which it would cost to make the necessary remediation works. Or in accordance with my instructions I would assume that all works had been completed in an appropriate manner.
Insp South Wales: What is the affect that JKW can have on a marketability?
An invasive plant that can damage hard surfaces such as foundations. Extremely difficult to eradicate.
Lenders may not lend if knotweed is found on the property.
Has to be disposed of in licensed specialist plants.
It is a criminal offence to allow it to spread and can get fine or prison sentence. (Williams vs Network Rail,2018) Rail liable for cost of treating the plant plus damages to neighbouring property. But not liable for reduction on value.
Insp South Wales: What are the remediation options with JKW?
- Spray or inject chemicals - This is the cheapest but less effective Way.
- Dig out. Most expensive way as roots run deep.
Insp North Bris LV3: What is the evidence of water staining?
There was discolouration of the area and brown staining which suggested water damage.
