Inspection

Question 1

According to VPGA 8, what matters can impact the markets perception on value?

Answer 1

• Surrounding area
• Characteristics of the property (use, dimensions, age, construction)
• Contamination
• Development or redevelopment

Question 2

What legislation covers inspections?

Answer 2

RICS Surveying Safely 2018

Question 3

According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact a valuation?

Answer 3

• Contamination
• Flooding
• Asbestos
• Invasive non-native species
• High voltage overhead tension lines
• Telecommunication
• base stations
• Wind farms
• mines
• Waste Management processes
• EPC ratings

Question 4

Name some common Asbestos Containing Materials?

Answer 4

• insulation
• coatings
• cement
• Thermoplastic floor coverings

Question 5

What is asbestos

Answer 5

• fibrous material
• used due to its strength, flexibility, sound proofing, heat resistance and resistance to chemical attack.
• estimated to be present in 1.5m buildings
• common until mid 1980s
• outlawed 1999

Question 6

What RICS publication relates to asbestos?

Answer 6

Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021

Question 7

Name some other harmful materials

Answer 7

• High alumina concrete
• calcium chloride cement
• mundic

Question 8

What is high alumina concrete, and what is its risk?

Answer 8

• rapid strength development
• commonly used in pre-cast beams in 1950-1970s
• Vulnerable to chemical attack and reduced strength
• buildings collapsed

Question 9

What is calcium cloride cement, and what is its risk?

Answer 9

• accelerated time for cement to set. used until mid 1970s
• corrosion to embedded metel
• outlawed 1977

Question 10

What is mundic, and what is its risk?

Answer 10

• mine waste in Devon and Cornwall
• aggregate in concreate blocks in 1900-1950
• chemical changes caused concreate to determinate

Question 11

What needs to be completed before visiting a site?

Answer 11

• pre-assessment of hazards, risks (risk assesment)
• requirement of PPE

Question 12

What items would you take on an inspection

Answer 12

• phone with camera
• file with plans + other supporting docs
• PPE
• Notepad + pen
• distometer

Question 13

What should be considered before visiting a site?

Answer 13

• Travel
• Lone Working
• condition of property
• occupation
• activity (use)
• site rules and welfare
• roofs (how to inspect if required)
• high structures (safety of scaffolding)
• dangerous substances (asbestos)
• diseases (clinical waste)
• special access (abseiling)
• special risks (plant rooms)
• access equipment (ladder)
• PPE
• weather
• personal matters

Question 14

what matters should be considered during the inspection?

Answer 14

• Structural stability
• slip/trip hazards
• contamination
• vermin and birds

Question 15

Talk me though a typical management inspection

Answer 15

• ensure the named tenant is there and trading.
• looking for breaches of tenant covenants
• Disrepair
• Unauthorised alterations
• Tenant details (maintain relationship, understand performance)

Question 16

What should be considered during a valuation inspection?

Answer 16

Location
tenure
form of construction
defects
condition
tenant covenants

Question 17

Why do you need to inspect for Valuation purposes?

Answer 17

It is a requirement in the red book.

Question 18

What are key signs of structural instability that should be looked for on inspection?

Answer 18

Leaning/budged walls
rotten beams and columns
corroded metal fire escapes/balconies

Question 19

How should the risk of falls from height be assessed when working on site?

Answer 19

• drone
• ladders
• MEWPs (cherry picker)
• scaffolds
• access towers

Question 20

What are the characteristics of a Grade A office Space?

Answer 20

• Desirable location
• Highly maintained
• lifts
• LED/PIR lighting
• BREAM
• High EPC
• high spec shared facilities - Gym, showers, bike racks etc.
• raised floor with 150mm void
• suspended ceilings with 350mm void

Question 21

what are the characteristics of a Grade B office Space?

Answer 21

• former class A
• aged by 10-20 years

Question 22

What are the 4 types of cracking typically seen in brickwork construction and what are they caused by?

Answer 22

• Horizontal line (Cavity wall tie failure)
• triangular (Lintel failure)
• stepped (Structural failure)
• cracking running to floor level (ground movement)

Question 23

What are the 4 types of damp and how can you identify them?

Answer 23

• Penetrating
• Rising (failed/no damp proof course)
• Condensation (black mould growth)
• Plumbing failure

Question 24

How do you identify rising damp?

Answer 24

does not go above 1.5m

Question 25

what is an inherent defect?

Answer 25

Defect in design or material that has always been present from practical completion.

Question 26

What is a latent defect?

Answer 26

Hidden or concealed defect that could not have been discovered over time. Leak, AC

Question 27

what is the difference between wet and dry rot?

Answer 27

dry rot: Wood decay caused by fungi. Fungi can normally be seen

wet rot: damp and smells

Question 28

what does Japanese knot weed look like? Why is it so dangerous

Answer 28

• Purple stems, heart shaped green leaves, white flower
• The roots will break through concrete damaging foundations

Question 29

What is an easement?

Answer 29

The right to access someone else’s land

Question 30

what is the difference between a hazardous and deleterious substance?

Answer 30

• hazardous harms health
• Deleterious affects the structure of the building