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APC Spring 2024 > Inspection > Flashcards

Inspection Flashcards

1
Q

What is the typical high-level process for an inspection? (4)

A
  1. Consider your personal safety
  2. Inspection of the local area
  3. External inspection
  4. Internal inspection
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2
Q

What to take on an inspection? (5+)

A
  • Fully charged mobile phone
  • Tape/laser measurer
  • File, plans and other supporting information
  • PPE
  • Pen and paper
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3
Q

What should you consider when ‘inspecting the local area’? (3)

A
  • Location/local facilities/public transport/business vibrancy
  • Contamination/environmental hazards/flooding/power lines/substations
  • Comparable evidence/local market conditions/agent’s boards
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4
Q

What should be considered on the external inspection? (5)

A
  • Method of construction
  • Repair and condition of the exterior (describe from the roof down)
  • Car parking/access/ loading for industrial
  • Defects/structural movement
  • Site boundaries (OS map/title plan)
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5
Q

How do you date a building? (5)

A
  • Ask the client
  • Research date of planning consent
  • Land Registry
  • Local historical records
  • Architectural style
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6
Q

What should be considered for an internal inspection? (7)

A
  • Layout and specification
  • Repair and maintenance
  • Defects
  • Services age and condition
  • Statutory compliance (asbestos, health & safety, Equality Act 2010, fire safety etc.)
  • Fixtures and fittings
  • Compliance with lease obligations
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7
Q

What are the different purposes of an inspection? (3)

A
  • Valuation - understanding the factors that can influence the value
  • Property management - lease compliance, statutory compliance, state of building, repair/maintenance
  • Agency - marketability of building, flexibility, statutory compliance, services
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8
Q

What are the four types of foundations? (4)

A
  1. Trench/strip
  2. Raft
  3. Piled
  4. Pad
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9
Q

When is the trench/strip foundation generally used?

A
  • Generally used for residential dwellings, walls, and closely spaced columns
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10
Q

Explain raft foundation

A
  • Slab foundation over the whole site to spread the load for lightweight structures such as remediated land and sandy soil conditions
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11
Q

Explain piled foundation

A
  • Long and slender reinforced concrete cylinders in the ground to a deeper state when less good load-bearing ground conditions/high loads
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12
Q

Explain pad foundation

A
  • Slab foundation under individual or groups of columns so that the column load is spread evenly
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13
Q

Typical foundation used for an industrial unit?

A

Pad foundation

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14
Q

Typical foundation used for offices?

A

Pile foundation

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15
Q

Typical foundation used for small shops or houses?

A

Strip foundation

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16
Q

What is solid wall construction?

A
  • Contains headers and stretchers
  • Normally at least one brick thick
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17
Q

What is cavity wall construction? (2)

A
  • Two layers of brickwork tied together with metal ties, with a cavity that may be filled with insulation
  • No headers used
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18
Q

Difference between a stretcher and a header? (2)

A
  • Stretcher: brick laid horizontally, flat with the long side of the brick exposed on the outer face of a wall
  • Header: brick laid flat with the short end of the brick exposed
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19
Q

What is efflorescence? (2)

A
  • White marks caused by salts in the brickworks
  • Formed when water reacts with natural salt
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20
Q

What is spalling?

A
  • Damaged brickwork where the surface of the bricks starts to crumble because of freeze/thaw action after it has become saturated in the winter months
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21
Q

What is the institutional specifications for a shop? (5)

A
  • Steel or concrete frame
  • Services capped off
  • Concrete floor
  • No suspended ceiling
  • Let in a shell condition ready for retailers’ fit out
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22
Q

What are the two main methods of construction for an office? (2)

A
  • Steel framed
  • Concrete framed
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23
Q

What is the difference between steel and concrete framed? (2)

A
  • Steel framed buildings usually have fewer columns and a wider span between the columns
  • Concrete framed buildings usually have more columns, lower floor heights and a shorter span between columns
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24
Q

Where do you find the current institutional specifications for offices and what are some of them? (1+7)

A

British Council for Offices Guide to Office Specification, 2023
- Approximate ceiling height of 2.6-2.8m
- Air-conditioned
- Double-glazed windows
- Passenger lifts
- 1 cycle space per 10 staff
- 1 shower per 100 staff
- 8sqm to 10sqm general workplace density

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25
Q

What are the current institutional specifications for industrial/warehouses? (9)

A
  • Steel portal framed
  • Insulated profiled steel cladding walls and roof
  • Minimum 8m clear eaves height
  • 10% roof lights
  • Minimum 30kn/sqm floor loading
  • Full-height loading doors
  • 5-10% office content
  • LED lighting
  • Approximately 40% site cover
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26
Q

Types of air conditioning systems (4)

A
  • VAV - highest capital cost but more flexible
  • Fan coil - lower initial cost, good flexibility but higher operating/maintenance cost
  • VRV - lower capital cost but higher running and maintenance cost
  • Static cooling - natural approach to climate control with lower capital/running costs but less flexibility
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27
Q

What air conditioning system has been banned?

A

R22 from 1st January 2015

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28
Q

What are the different types of office fit-out? (4)

A
  • Shell and core:
    Where the common parts of the building are completed, and office floor areas are left as a shell, ready for fit out by the occupier
  • CAT A fit out:
    Base condition of an office space provided by the landlord. Shell and core plus certain services like electricity, lighting, HVAC systems, plumbing
  • CAT A+/Plug and Play:
    Space that a tenant can occupy straight away, however, is not delivered tailored to the tenant’s identity
  • CAT B fit out:
    Involves the customisation and interior fit-out to suit the specific requirements of the tenant
29
Q

What is an inherent defect?

A

A defect in the design or a material which has always been present

30
Q

What is a latent defect?

A

A fault to the property that could not have been discovered by a reasonably thorough inspection of the property

31
Q

What should you do if you identify any building defects during an inspection? (4)

A
  1. Take photographs of the defect
  2. Try to establish the cause of the damage whilst on-site
  3. Inform your clients of your investigations
  4. Recommend advice from a building surveyor or structural engineer
32
Q

What are the three most common causes of defects? (3)

A
  1. Movement
  2. Water
  3. Defective/deterioration of building materials
33
Q

What are the 3 main types of damp? (3)

A
  1. Rising damp
  2. Condensation
  3. Penetrating damp
34
Q

What are the different forms/evidences of damp? (4)

A
  • Wet rot: caused by damp and timber decay. Signs include visible fungal growth and a musty smell
  • Dry rot: caused inside by fungal attack. Signs include mushroom-like fruiting bodies, strong smell, cracking paintwork, crumbling of dry timber
  • Rising damp: usually stops around 1.5m from ground level
  • Condensation: caused by lack of ventilation and background heating. Signs include mould and streaming water on the inside of windows or walls
35
Q

What damage could damp cause to a property/health?

A
  • Could lead to mould which can be harmful to one’s health
  • Could result in rotting timbers
  • Damage to plastering and masonry
36
Q

Types of movement defects? (5)

A
  • Subsistence
  • Heave
  • Horizontal cracking
  • Shrinkage
  • Thermal expansion
37
Q

What is subsidence and what is its cause? (2)

A
  • Vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation.
  • Could as a result of changes in the underlying ground conditions
38
Q

What is heave and what is its cause? (2)

A
  • The expansion of the ground beneath part of all of a building.
  • Could be caused by tree removal and subsequent moisture build-up in the soil
39
Q

What causes horizontal cracking in brickwork?

A

Cavity wall tie failure in a brick wall

40
Q

What are typical building defects in period residential / office / shop buildings? (4)

A
  • Dry/wet rot
  • Tile slippage on the roof
  • Damp penetration at roof and ground level
  • Structural movement
41
Q

What are typical building defects in modern industrial buildings? (4)

A
  • Roof leaks around roof lights
  • Damaged cladding panels
  • Cut edge corrosion
  • Blocked guttering or burst pipes
42
Q

What are typical building defects in modern office buildings? (6)

A
  • Damp penetration at roof and ground floor level
  • Water damage from burst pipes/AC units
  • Structural movement
  • Damaged cladding
  • Cavity wall tie failure
  • Efflorescence
43
Q

What are the documents for contamination? (2)

A
  • Environmental Protection Act 1990
  • RICS Guidance Note ‘Contamination, the Environment and Sustainability, 2010 (3rd Edition)’
44
Q

What types of contamination are there? (4)

A
  • Heavy metals
  • Radon gas
  • Methane gas
  • Diesel/oil/chemicals
45
Q

What does a desktop contamination study consider? (3)

A

Considers:
- Previous use of the site
- Local history
- Planning register

46
Q

What is a deleterious material?

A

A material that can degrade with age causing structural problems

47
Q

What are examples of a deleterious material? (3)

A
  • RAAC
  • High alumina cement
  • Calcium chloride
48
Q

What is a hazardous material?

A

A material that is harmful to health

49
Q

Examples of hazardous materials? (3)

A
  • Asbestos
  • Lead piping/paint
  • Radon gas
50
Q

What is Japanese Knotweed?

A

An invasive plant that can damage hard surfaces such as foundations and tarmac

51
Q

Why is Japanese Knotweed a problem? (5)

A
  • Can damage hard surfaces such as foundations and tarmac
  • Not easy to control
  • Costly to eradicate
  • Specialist company must remove and dispose of it
  • Lenders may be refused a loan if it is present or nearby to a property
52
Q

What does Japanese Knotweed look like?

A

Purple/green hollow stemmed with green leaves

53
Q

How can Japanese Knotweed be disposed of legally? (4)

A
  • Using a specialist company
  • Using chemical treatment
  • Digging it out and removing it from site to a licensed landfill site
  • In accordance with the Environmental Protection Act 1990
54
Q

What are the documents for Japanese Knotweed? (2)

A
  • Environmental Protection Act 1990
  • RICS Professional Standard - Japanese Knotweed and Residential Property 2022
55
Q

What are the punishments for allowing Japanese Knotweed to spread?

A
  • Magistrate’s court can impose £5,000 fine and/or a maximum prison sentence of 6 months
  • Local authorities can impose £2,500 per person or £20,000 per company
56
Q

What are some of the issues with inspecting a vacant building (6)

A
  • Squatters
  • Structural issues over time
  • Water ingress/weather damage
  • Are the services still working?
  • Fly tipping
  • Property maintenance issues
57
Q

What is a Promis report?

A
  • A research report on a specified location and asset type
58
Q

What does a Promis report include? (7)

A
  • Socio-economic trends
  • Supply and demand
  • Rent
  • Yields
  • Investment trends
  • Occupiers
  • Development pipelines
59
Q

What hazardous materials could be found in fly-tipping? (4)

A
  • Asbestos
  • Chemicals
  • Medical waste
  • Oils
60
Q

What type of risk assessment would be relevant for inspecting a business park? (3)

A
  • Site specific risk assessment
  • Dynamic risk assessment
  • Health & safety risk assessment
61
Q

Why did your client instruct you to inspect the vacant land?

A
  • For property management purposes
  • As part of my team’s agreement with this client, we have agreed to perform an inspection at each of their sites at least once a year
  • Ensure there its statutory compliance, security arrangements etc.
62
Q

What legal advice would a commercial landlord need to install a CCTV camera? (4)

A
  • Would need advice to ensure compliance with the Data Protection Act 2018 as it is subject to strict rules and regulations, for example:
  • You need to register as a CCTV operator with the ICO and specify your intentions
  • Use appropriate signage indicating CCTV operation
  • Ensure following regulations, including data retention and deletion
63
Q

What type of qualified contractor did I recommend to my client regarding fly tipping?

A
  • Report the incident to the local authority or the Environment Agency
  • If suspected chemicals dumped, advise chemical engineer
  • If suspected asbestos, instruct an HSE licensed contractor
64
Q

What requirements are there towards the Equality Act 2010? (4)

A
  • As a retail unit and a global/public client, my client was obliged to ensure showing that they were not discriminating
  • Must make reasonable adjustments to meet customer’s needs and plan ahead to meet customer’s needs
  • Guidance states that all people should be able to reach a building’s main entrance and access its facilities
  • The Equality Act itself doesn’t state specific measures but has the goal that so far as is reasonably practical to make reasonably adjustments
65
Q

What do you require from a contractor who is working on one of your sites? (2)

A
  • Public liability insurance
  • Risk assessments
66
Q

What are the two types of disabled toilets? (2)

A
  • Regular wheelchair accessible
  • Changing places
67
Q

Why would your client need a disabled toilet?

A
  • Under the Equality Act 2010, every building that is open to members of the public, must make reasonable adjustments to any physical feature that might put a disabled person at a disadvantage to others
  • Part M of the Building Regulations suggests that where there is only room for one toilet in a building, it must be wheelchair accessible
68
Q

Why would the client not have to comply with Part M of the building regulations?

A

Part M of the building regulations only applies if:
- A non-residential building is erected
- A non-residential building is extended
- A non-residential building undergoes a material alteration

APC Spring 2024 (17 decks)

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