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APC OCT 2024 > Inspection > Flashcards

Inspection Flashcards

1
Q

Tell me about the defects you identified at the industrial unit in Wickford. What were the potential causes?

A
  • Corrosion of metalwork and roof leakage
  • Build up of leaves in gutters
  • Causes included age of the building and poor maintenance.
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2
Q

What were the potential impacts of the defects on the property’s value at Wickford?

A

Defects could have had an impact on the property’s value by:

  • Reducing its marketability to prospective tenants and investors
  • Increasing maintenance and repair costs for the landlord, impacting the return on investment
  • Potentially causing further deterioration, which could lead to higher costs if left unaddressed
  • Tenant dissatisfaction

I advised addressing the defects to maintain the asset’s value and minimise long-term repair expenses.

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3
Q

What implications did you advise your client about regarding the industrial unit in Wickford?

A

I advised my client that:

  • Defects could worsen if left unaddressed, leading to higher future repair costs
  • Highlighted risk of tenant dissatisfaction or lease disputes due to units condition
  • Recommended commissioning a specialist to assess the defects and prioritising repairs to maintain the property’s value and tenant appeal
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4
Q

For the Billericay unit, what were you looking for that would impact its suitability for a new letting?

A
  • Physical condition (e.g. interior finish, structure)
  • Location in a high-footfall parade
  • Potential market demand
  • I identified a gap in the market for hot food offerings and advised client to target this sector while improving interior to make it more attractive
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5
Q

What was the physical condition of the Billericay retail unit like?

A
  • Shell condition
  • No structural defects
  • Interior needed upgrading
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6
Q

What does ‘shell condition’ mean?

A
  • Refers to a property that is essentially a bare structure without interior finishes, such as flooring, partitioning, or ceilings.
  • Ready for fit-out but requires interior works to be made tenant-ready, depending on tenant’s requirements
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7
Q

Can you tell me what is the institutional specification for retail units?

A
  • Most new shops constructed either of a steel or concrete frame
  • Services capped off
  • Concrete floor and no suspended ceiling
  • Let in a shell condition with no shop front, ready for retailers’ fitting out works
  • Adequate loading and servicing areas
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8
Q

What are the types of office fit out?

A
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9
Q

What is the institutional specification for industrial units?

A
  • Construction is usually steel portal frame with insulated profiled steel cladding walls and roof
  • 8m clear eaves height
  • 10% roof lights
  • Minimum 30KN/sq m floor loading
  • Full height electric loading doors
  • Plastic coated steel profiled cladding with brick or blockwork walls
  • 3 phase electricity
  • 5%-10% office content
  • Approx. site cover of 40%
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10
Q

Why did you advise the Billericay unit would be suitable as a hot food unit?

A
  • Unit located in a busy neighborhood parade with high foot traffic
  • Market analysis identified gap in the local market for hot food offerings
  • Unit’s layout and configuration was suitable for conversion into a hot food takeaway
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11
Q

Can you walk me through the age and construction of the Billericay retail unit?

A
  • Unit was part of a Mid-20th century retail parade
  • Traditional brick and block construction
  • Flat roof
  • Front-facing glazed shopfront
  • No suspended ceiling
  • Structure was sound, but interior required refurbishment
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12
Q

You’ve mentioned Surveying Safely (2018). Can you tell me more about this?

A
  • Professional standard
  • Risk assessment: I assess potential risks before inspection (e.g. unsafe access points, hazardous materials)
  • PPE: I wear appropriate personal protective equipment such as a hard hat, high-visibility clothing, and steel-capped boots
  • Lone working: If working alone, I ensure someone knows my location and maintain communication for safety
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12
Q

Tell me about the age and construction of the Wickford industrial unit?

A
  • Built in 1980s
  • Steel frame construction with metal cladding
  • Corrugated sheet roof
  • Full height electric loading bays
  • More than 40% site cover (over-developed)

The buildings age and exposure to the elements had contributed to the defects I identified, such as corrosion and roof leaks

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13
Q

What is VGPA 8 about?

A

Valuation Global Professional Approach 8 in the RICS Red Book focused on valuation inspections and investigations.

  • Provides guidance on the level of inspection required for valuations, ensuring that valuers conduct thorough inspections that consider property condition, defects, and site boundaries
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14
Q

When do you need to think about asbestos in inspections?

A
  • When inspecting any building built before 2000 as commonly used in construction materials
  • Before conducting an inspection, I check whether an asbestos survey has been carried out and ensure proper procedures are followed if asbestos is suspected
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15
Q

Where is asbestos likely to be found in a building?

A

Roofing materials
Insulation
Ceiling tiles and wall linings
Floor tiles

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16
Q

Can you tell me about any legislation relating to asbestos?

A

Control of Asbestos Regulations 2012

Outlines duties for property owners, landlords, and employers, including:

  1. Duty to Manage: Owners and occupiers of non-domestic buildings have duty to manage asbestos risks, including maintaining an asbestos management plan
  2. Asbestos Surveys: Buildings must be assessed for asbestos-containing materials (ACMs), and an asbestos register must be maintained and regularly updated
  3. Asbestos Removal: Any work involving asbestos must be carried out by licensed contractors and in accordance with the regulations, including following strict safety and disposal procedures

Regs aim to protect occupants, workers, and the public from asbestos-related health risk

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17
Q

What process do you follow for an inspection?

A
  1. Consider personal safety
  2. Inspection of the local area
  3. External inspection
  4. Internal inspection
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18
Q

What to take on an inspection?

A
  • Phone
  • Camera
  • Laser measure
  • File, plans and other supporting information
  • PPE
  • Pen and paper
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19
Q

When inspecting the immediate area, what do you consider?

A
  • Location
  • Local facilities
  • Public transport
  • Business vibrancy
  • Access
  • Contamination / environmental hazards / flooding
  • Comparable evidence / local market conditions / agents’ boards
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20
Q

What do you consider when inspecting the external?

A
  • Construction
  • Repair and condition (describe from roof downwards
  • Car parking / access / loading arrangements
  • Defects / structural movement
  • Site boundaries
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21
Q

How can you date a building?

A
  • Ask the client
  • Research date of planning consent or building regulations approval
  • Land Registry
  • Local historical records
  • Architectural style
  • Architect’s certificate of practical completion
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22
Q

What do you consider when inspecting the internal?

A
  • Layout and specification
  • Repair and maintenance
  • Defects
  • Services
  • Statutory compliance such as asbestos, building regulations, health and safety, Equality Act 2010, fire safety and planning compliance
  • Fixtures and fittings and improvements
  • Compliance with lease obligations
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23
Q

What are the different purposes for an inspection?

A

Valuation: Understanding factors which can influence the valuation of a property such as location, tenure, aspect, construction, defects, current condition, occupation details

Property Management (policing the lease): If occupied, check lease compliance, statutory compliance, condition, requirement for repairs, details of occupier

If unoccupied statutory compliance, condition, repair and maintenance issues, security arrangements, landscaping

Agency: Condition, repair and maintenance issues, statutory compliance, services, presentation of the accommodation and flexibility, marketability

24
Q

What are the FOUR common forms of foundation?

A
  • Trench or strip footings: Used in residential dwellings
  • Raft: Slab foundation over the whole site to spread the load for lightweight structures
  • Piled: Long and slender reinforced concrete cylinders (for high load buildings)
  • Pad: Slab foundation system under individual or groups of columns
25
Q

What is institutional specification for offices?

A
  • Steel or concrete frame
  • Full access raised floors with floor boxes
  • Air condition and double glazed windows
  • Passenger lifts
  • Cycling spaces
26
Q

What are the types of office fit out?

A

Shell and core: Common parts are completed and office floor areas left as a shell ready for fit out

Cat A

Cat B: Complete fit out to occupiers specific requirements

27
Q

What is an inherent and latent defect?

A

Inherent: Defect in the design of a material which has always been present

Latent: Defect that is hidden and not immediately apparent at time of construction or inspection. Becomes evident after time or under certain conditions, such as water ingress due to hidden construction faults.

28
Q

If you identify a building defect during your inspection, what do you do?

A
  1. Photograph the defect(s)
  2. Try to establish cause of the damage whilst on site
  3. Inform client of your investigations
  4. Recommend advice from a building surveyor or structural engineer
29
Q

What are the common causes of defects and?

A

Movement:

  • Subsidence (ground movement caused by soil shrinkage or tree roots can lead to cracking in walls and foundations)
  • Settlement
  • Thermal Movement (expansion and contraction due to temperature changes can lead to cracking)
  • Heave (expansion of ground beneath part/all of building)

Water

  • Water Ingress (poor detailing around windows, doors, or roofs can allow water penetration, leading to damp or mould)
  • Condensation (inadequate ventilation can cause condensation, leading to moisture buildup)
  • Poor Drainage (blocked or defective gutters and downpipes can cause water to pool, resulting in leaks)

Defective or Deteriorating Building Materials

  • Spalling (deterioration of bricks or concrete due to water infiltration, freeze-thaw cycles)
  • Corrosion (metal components, such as steel frames, can corrode over time if exposed to moisture)
  • Degrading Sealants (windows and door seals can deteriorate, causing drafts and water ingress)
30
Q

What is a deleterious material?

A

Building material that is considered unsafe or unsuitable for construction because it poses health risks or is prone to early failure or deterioration.

  • Asbestos (Hazardous to health when disturbed)
  • High Alumina Cement (Known for structural failure over time)
    RAAC (Reinforced autoclave aerated concrete - susceptible to deterioration over time. Used in buildings between 60s and 90s. Can lead to structural issues)
31
Q

What are the signs and impacts of contamination on a property?

A

Signs:

  1. Discoloured Soil: Unusual colours indicating chemical presence
  2. Odours: Strong smells from substances like oil or chemicals
  3. Dead Vegetation: Stunted growth or patches of dead plants

Impacts:

  1. Reduced Value: Due to desirability, remediation costs, and risks
  2. High Remediation Costs
  3. Health and Safety Risks
32
Q

L2 - What are common building defects of retail property?

A
  1. Damp and Water Ingress: Leaks from roofing or failure of DPC
  2. Cracked or Damaged Shopfronts/Storerooms
  3. Flooring Issues
  4. Blocked Drains and Gutters
  5. Subsidence
  6. Timber rot
33
Q

L2 - What are the common defects in residential property?

A
  1. Damp and Condensation: Poor ventilation or water ingress can cause mould and damp patches
  2. Roofing Issues: Missing tiles, leaks, or poor insulation can lead to water ingresss
  3. Cracking in Walls: Structural movement could indicate subsidence or poor construction
  4. Faulty Plumbing
  5. Electrical Defects
34
Q

L2 - Appletree Example - What was the leases repair and redecoration clause?

A
  • Required tenant to maintain the property in good repair
  • Addressing any wear and tear to fixtures and fittings
  • Also required tenant to redecorate specific areas at set intervals
35
Q

L2 - Appletree Example - What specific defects did you identify during your inspection?

A
  • Back door that required repainting
  • Damaged ceiling tiles

Relatively minor but needed addressing to comply with repair obligations

36
Q

L2 - Appletree Example - Why was it important for these repairs to be completed before the lease renewal?

A
  • Important for maintaining the condition and value of the unit
  • Landlord wanted to ensure unit was returned in a compliant state, which protected their asset and allowed for either a lease renewal or re-letting without additional expenditure on repairs
37
Q

L2 - Appletree Example - What did you advise the tenant regarding the defects?

A
  • To carry out the necessary repairs promptly to meet their obligations under the lease
  • Included addressing the paintwork and ceiling tile
38
Q

L3 - Billericay (Hot Food) Example - What improvements did you advise on for the retail unit in Billericay?

A

Advised on upgrading the interior to make unit more attractive to prospective tenants, especially in food service industry. Included:

  • Installing suitable flooring and wall finishes
  • Enhancing the electrical and plumbing systems to meet modern standards
  • Ensuring the ventilation and extraction systems would support a hot food use
39
Q

L3 - Billericay (Hot Food) Example: What did the scope of works prepared by the building surveyor include?

A
  • Interior refurbishments, such as installing appropriate finishes and fixtures
  • Upgrading mechanical systems, including ventilation and extraction
  • Addressing any structural repairs or upgrades
40
Q

L3 - Billericay (Hot Food) Example - What was your overall advice to the client regarding the letting of the unit?

A
  • To invest in refurbishment of unit to target tenants in the hot food sector, given the gap in the local market.
  • Recommended commissioning a building surveyor to prepare a scope of works, ensuring improvements aligned with tenant expectations.
  • By enhancing unit’s appeal and positioning it within the food service sector, the unit would become more competitive, increasing likelihood of securing a quality tenant.
41
Q

L3 - Billericay - What were your client’s aspirations? Did you take time into consideration, holding costs etc.?

A
  • Client’s main aspiration was to maximise rental income - I advised this would be achieved by targeting the hot food sector due to the local demand
  • I considered time constraints and advised on minimising holding costs by recommending an efficient turnaround on refurbishment works
  • I factored in the cost of improvements and the potential void period
42
Q

L3 - Billericay - What improvement works would the property require?

A
  • Upgrading the kitchen area to cater to hot food operators (incl. ventilation and extraction systems)
  • Refurbishing the shopfront for better visbility and appeal
  • Addressing minor repairs like painting and replacing damaged ceiling tiles
43
Q

L3 - Billericay - Did you assess the potential return on investment in your advice for improvement works (i.e., cost of the works vs. the rental rate achieved)?

A
  • Yes, I assessed the potential return on investment by comparing the cost of the works with the increased rental rate achievable after refurbishment.
  • I used local rental comparables for similar units in the hot food sector and concluded that the improvements would results in a significant uplift in the rent, making the investment worthwhile
  • Additionally, the value of having a newly refurbished unit ready for a tenant would and resultant investment value would outweigh the costs of such works, as indicated by recently completed works in the landlords portfolio which had achieved high rents, increased footfall on the parade, and provided customers with a good unit.
44
Q

L3 - Billericay - Did you assess any other uses for the unit, which may not have required as much additional expenditure?

A

I considered other potential uses, such as convenience store, which would not require as much fit-out expenditure.

However, after conducting a market demand analysis, I determined that hot-food use offered the highest potential rental income and better long-term value, despite the initial higher expenditure.

45
Q

L2, Valuation, Leisure, Pitsea - You mention looking for any potential discrepancies in the site plan, why could this impact the valuation?

A
  1. Affecting the property boundaries, which could alter the floor area and land value
  2. Causing potential legal disputes if boundaries do not match title deeds
  3. A discrepancy could lead to incorrect assumptions about the property’s development potential or size, impacting its value
46
Q

L2 - Valuation, Leisure, Pitsea - What legal plan did you use? What makes a land registry title plan compliant?

A

I used the Land Registry Title Plan.

To be compliant, the plan must include:

  • A red line boundary indicating the property’s extent
  • Northing and scale to ensure accuracy
  • Crown Copyright marking
  • Title number for legal reference
47
Q

L2, Lease Renewal, Retail, Appletree - You mention minor defects, but what are some structural defects you could find within such a retail property?

A
  • Damp issues due to poor waterproofing or damaged drainage
  • Subsidence or cracks in the foundation or walls
  • Timber rot, particularly in older buildings. These defects could significantly impact the structural integrity and therefore the value and rentability of the property.
48
Q

If you find any defects, what do you advise your clients?

A
  1. Take photos and try to identify cause
  2. Instruct a specialist
  3. Evaluate the cost of repairs and the impact on the property’s value
  4. Consider negotiating lease terms to allocate responsibility for repairs between the landlord and tenant. I also highlight and health and safety risks or compliance issues that need urgent attention
49
Q

Can you describe a Grade A office fitout?

A
  • Modern HVAC systems
  • Energy-efficient lighting
  • Raised flooring for flexibility in cabling and data management
  • High quality partitioning and suspended ceilings
  • Contemporary finishes in communal areas (e.g, reception)
  • Advanced IT infrastructure and security systems
50
Q

Do you prepare a desktop risk assessment ahead of any inspection? What does it include?

A
  • Checking for asbestos surveys and structural reports
  • Identifying any hazards based on the property’s history
  • Planning a safe route to the inspection and arranging a buddy system if lone working is involved
  • Ensuring PPE is ready: hard hat, gloves, steel toe boots, high-visibility jacket
  • Taking a charged phone, diary, pen, paper, camera phone and laser measurer to document findings safely
51
Q

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

A

Health and safety risk assessment

52
Q

Which would be the most logical inspection methodology?

A

Surrounding area
External
Internal

53
Q

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

A

VPS2

54
Q

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

A
  • Raft
  • Piled
  • Pad
55
Q

What is a deleterious material?

A

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

56
Q

What are examples of deleterious materials?

A
  • Cladding, e.g. Grenfell Tower
  • High Alumina Cement
  • Calcium chloride
  • Mundic
  • Regent street disease
57
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
58
Q

What is a latent defect?

A

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

APC OCT 2024 (20 decks)

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