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Inspection > Inspection > Flashcards

Inspection Flashcards

1
Q

How can inspection help value property?

A

Inform understanding of location, occupation, aspect, construction, defects and condition

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2
Q

What causes wet rot?

A

Damp and timber decay

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3
Q

What are the signs of wet rot?

A

wet and soft timber, fungal growth, high damp meter reading, musty smell

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4
Q

What causes dry rot?

A

fungal attack

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5
Q

What are the sights of dry rot?

A
  • mycelium- white fungus on wood in fluffy white strands + orange mushroom-like, red spores
  • strong smell
  • cracking paintwork
  • crumbling timber
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6
Q

Where does rising damp usually stop?

A

1.5 m from the ground

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7
Q

What are the signs of condensation?

A

Mould and streaming windows

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8
Q

What are causes of damp?

A

Leaking plumbing, air con units and pipework
Poor ventilation and heating

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9
Q

What should you take on inspection?

A

Phone, camera, distometer, supporting information, PPE, pen and paper

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10
Q

What could PPE include?

A

Fluorescent jacket, steel toed boots, non-slip shoes, gloves, goggles, hard hat

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11
Q

On inspection, what should you look for in the surrounding area?

A

Facilities, public transport, business vibrancy

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12
Q

What should you look for internally?

A

Layout and spec - consider flexibility and obscelence
Repair and maintenance, compliance with lease obligations
Defects
Services and their condition
Statutory compliance - asbestos, building regs, H&S, Equality Act 2010, fire safety

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13
Q

What should you look for externally?

A

Method of construction
Repair and condition
Parking and access
Defects
Site boundaries
Date

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14
Q

Why might you undertake inspection?

A

Valuation, property management and agency

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15
Q

What are the four common forms of foundation?

A

Trench, Raft, Piled and Pad

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16
Q

What are trench/ strip footings and when are they used?

A

Trenches are dug and filled with concrete, a shallow foundation, often used for residential dwellings

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17
Q

What is a raft and when is it used?

A

A raft is a slab foundation, used to spread the weight of a lightweight structure evenly over sandy soils

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18
Q

What is a piled and when is it used?

A

Piled is reinforced concrete cylinders (piles), long and slender, used for less good load bearing conditions.

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19
Q

What is a pad and when is it used?

A

Pad is a slab foundation under columns, this spreads the weight on the columns evenly

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20
Q

What is solid wall construction?

A

This is the simplest form of construction, where solid bricks are used with patterns to tie together layers of brick, including headers

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21
Q

What is cavity wall construction?

A

Two layers of bricks tied together with metal ties, cavity may then be filled with insultation, no headers used

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22
Q

What is the difference between a header and stretcher?

A

Brick laid horizontally, with the long side of the brick exposed, header = short end of the brick exposed

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23
Q

What is spalling?

A

Bricks crumble due to freeze thaw, after becoming saturated in winter months

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23
Q

What is institutional specification for shops?

A

Steel or concrete frame, ‘capped off’ services, concrete floors, no suspended ceilings, no shop front

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23
Q

What is institutional specification for offices?

A

Full access raised flooring, double glazing, passenger lifts, air con
2.6-2.8m ceiling height
350 mm ceiling void, 150 mm floor void
300-500 lux daylight
2.5-3 kn/ sq m - 1.2 kn allowance for partitioning
12-15 m depth shallow plan, 15-21m deep plan
1 cycle space per 10 staff
1 shower per 100 staff
work density of 8-10 m2

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23
Q

Office spec - Grade A ceiling height?

A

2.6-2.8m

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23
Q

Office spec - typical ceiling and floor voids?

A

350 mm ceiling, 150mm floor

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24
Q

Office spec - typical floor loading

A

2.5-3kN/ sq m (1.2kN allowance for partioning)

25
Q

Office spec - typical depth for deep and shallow plans?

A

Shallow - 12-15m
Deep - 15-21m

26
Q

Office spec - Grade A cycle ratio?

A

1 space per 10 staff

27
Q

Office spec - Grade A shower ratio?

A

1 space per 100 staff

28
Q

Office spec - Grade A office density?

A

8-10m2 per workspace

29
Q

What are the different kinds of air conditioning unit?

A

Comfort Cooling = simple cooling system
Mechanical ventilation = fresh air moved around building
Static Cooling = chilled beams - low cost but not flexible
VAV (Variable Air Volume) = high cost but flexible
VRV (Variable Refrigerant Volume) = low cost but less flexible
Fain Coil = 4 pipes = low installation and flexibility but higher operating costs

30
Q

What’s the difference between concrete and steel framed offices?

A

Concrete tend to have more columns, shorter span between columns and lower floor heights

31
Q

What are types of fit out for offices and their differences?

A
  1. Shell and core - common parts completed but T area is in a shell condition ready to be fit out
  2. Cat A - basics for functionality but no finishing touches - floorings, suspended ceilings, toilets
  3. Cat B - IT infrastructure, kitchen and reception areas, decor
32
Q

What is the institutional specification for industrial?

A
  • Steel Portal Frame
  • Insulated Steel Cladding
  • Brick/ blocks to 2m
  • Full height electric loading doors
  • 3 phase electric - 450 volt power
  • Capped off services
  • LED lighting
  • 8m eaves
  • 10% roof lights
  • 450 kN/ sq m floor loading
  • 5 -10% office content
  • 40-50% site cover
33
Q

What should you do when you see a building defect?

A
  1. Take notes and photos
  2. Look for possible causes
  3. Inform client
  4. Recommend further advice
34
Q

What’s an inherent defect?

A

Inherent has always been present in the property

35
Q

What’s a latent defect?

A

Fault which couldn’t reasonably have been discovered on inspection

36
Q

What is snagging?

A

Issues in a new build - may be a snagging clause within a contract

37
Q

What are common causes of defects?

A

Movement, water, deterioration or issues with the building materials

38
Q

What is subsidence?

A

Vertical downward moving of a buildings foundations, caused by loss of support from the site beneath - often due to a change in ground conditions

39
Q

What is heave?

A

Expansion of the ground beneath the building - e.g. moisture build up in an area following tree removal

40
Q

What can horizontal cracking in a building indicate?

A

Cavity wall tie failure

41
Q

Common causes of cracking?

A
  1. Cavity wall tie failure
  2. Shrinkage cracking due to plaster drying out
  3. Differential movements e.g. settlement cracks
  4. Thermal movement or expansion - WHAT IS THIS
42
Q

What’s the key legislation on contamination?

A

Environmental protection act 2010

43
Q

What’s the RICS GN on contamination and what are key provisions?

A

GN - Contamination, Environment and Sustainability 2010
- surveyors need to understand their obligations and responsibilities and comply with the law
- polluter or landowner generally pays for pollution
- undertake a desktop study looking at the use of the site, history and planning
- Common causes of pollution include evidence of chemicals and oils, oil drums, subsidence, underground tanks, bare ground

44
Q

Who pays for pollution?

A

Landowner or polluter

45
Q

How to value a site with contamination?

A

If there are concerns, recommend specialist report and don’t provide advice prior, caveat any advice given, deduct the remediation costs from the site value

46
Q

How would contamination be investigated?

A

1 - desktop, 2- site survey inc samples etc, 3- remediation report setting out remediation options and standards

47
Q

What is Land Remediation Relief?

A

Form of tax relief which applies to contaminated land in the UK - companies can claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated sites, including those affected by Japanese Knotweed

48
Q

What is a deleterious material?

A

Materials which degrade with age and cause structural problems

49
Q

What are some signs of the presence of deleterious materials?

A

Brown staining on buildings - particularly 1960s/ 70s

50
Q

What are some examples of deleterious materials?

A

High alumina cement, woodwool shuttering, calcium chloride

51
Q

What is a hazardous material and give 3 examples

A

A material which is harmful to health
- Asbestos
- Lead - piping and paint
- radon gas

52
Q

Why is Japanese knotweed a concern?

A

It is an invasive species can damage hard surfaces such as foundations and tarmac, concern as it is hard to control, usually needs to be destroyed by a specialist, some lenders won’t lend on properties with or near it

53
Q

How would you identify japanese knotweed

A

Bamboo stems with heart shaped leaves, white flowers in late summer

54
Q

What’s the RICS guidance on japanese knotweed?

A

RICS information paper - Japanese Knotweed and Residential Property 2022

55
Q

What is the criminal offence around Japanese Knotweed?

A

Allowing it to spread is criminal under Wildlife and Countryside Act 1981 - county and crown courts can impose different fines - crown court can impose 2 years imprisonment or unlimited fine
Local Authorities can also grant Community Protection Notices (CPNs) and fines if landowners ignore, don’t control or allow it to grow onto other people’s land

56
Q

Talk me through some case law surrounding Japanese Knotweed?

A

Williams v Network Rail - Network Rail found liable under tort of negligence for allowing the spread of Japanese Knotweed for both the costs of treating the plant and the damage to the value of the property

57
Q

Where would you find different types of asbestos?

A

White - Commonly found in roofs, ceilings, walls
Brown - Frequently used as a fire retardant in thermal insultation products
Blue - Frequently found in yarn and rope used in insultation, as well as in spray on insultation

58
Q

When was asbestos banned?

A

Brown and blue 1985, white 1999

59
Q

You’re on a valuation inspection and you see cladding on a residential property - talk me through the regulation and what you would do?

A

Following events at Grenfell, EWS (External Wall Systems) have been found unsafe, this has caused value issues as mortgage lenders won’t lend
EWS1 forms enable a qualified professional to confirm that the external wall system has been assessed for safety

60
Q

When would you request an EWS1 form?

A

When valuing a tall residential building - would consider RICS guidance and lender criteria

61
Q

How long is an EWS1 form valid for?

A

5 years

62
Q

Are EWS1 forms a statutory requriement

A

No

63
Q

Which buildings can an EWS1 form apply to?

A

Originally residential buildings over 18m, with combustible materials - particularly on balconies - however not a requirement and lenders may want one under this

64
Q

What is RAAC, how do you identify, what’s its relevant to your practice?

A

Type of concrete which can degrade
‘Aero like’ however difficult to distinguish from other types so would recommend professional advice
Creates risk in loan sec vals

Inspection (1 decks)

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