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APC - Spring 2024 > Inspection > Flashcards

Inspection Flashcards

1
Q

What should you take on inspection?

A
  1. Fully charged phone
  2. Tape measure and Distometer
  3. Scheme plans / Site plans
  4. PPE
  5. Pen and Paper
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2
Q

What do you look out for when out on an inspection?

A
  • Location / local facilities / public transport / business vibrancy
  • Contamination / environmental hazards / flooding / substations
  • Comparable evidence / local market conditions / letting boards
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3
Q

What are the different types of building foundations?

A
  • Trench/strip – residential
  • Raft – whole site – spread load – lightweight structures
  • Pile – reinforced concrete cylinders
  • Pad – slab foundation under groups of columns (RWH / Industrial)
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4
Q

How do you identify the difference between a solid wall and a cavity wall?

A
  • Solid Wall – normally at least one brick thick
  • Cavity Wall – two layers with gap, no headers
  • Cavity Wall will have weep holes
  • Measurement of a brick – 215mm x 102.5 mm x 65mm
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5
Q

What is a typical shop specification?

A
  1. New – steel / concrete frame
  2. Concrete floor, no suspended ceiling
  3. Shell condition – no shop front
  4. Ready for retailers fitting out
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6
Q

What is a typical industrial / RWH specification?

A
  • Steel portal frame
  • Min. 8m clear eaves height, 10% roof lights
  • Full height loading doors
  • Min 30kN/sqm
  • 5-10% office content
  • Approx site cover – 25-40%
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7
Q

What is the typical office specification?

A
  • Steel / Concrete frame
  • Full access raised floors
  • Carpeting
  • 2.6m approx. ceiling height
  • Ceiling void-350mm, raised floor void – 150mm
  • Suspended ceiling, LG7 compliant lighting
  • Approx floor loading - 2.5-3.0 kN/sqm
  • Air conditioning, double glazing, passenger lift
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8
Q

What is Japanese Knotweed?

A

Invasive plant, damages hard surfaces

Heart shaped leaves with clusters of white flowers.

  • Can be disposed of via chemical treatment or removing.
  • Offence under Wildlife and Countryside Act 1981 to not maintain

Land Remediation Relief (LRR) – Tax relief offered to companies who remediate contaminated sites or those with Japanese Knotweed. Up to 150%.

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9
Q

What hazardous material can you come across on inspection?

A

Something that could cause harm to health

Asbestos (white, blue, brown)

Lead piping

Radon gas

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10
Q

Give an example of deleterious materials?

A

(Materials that degrade with age)

This causes structural problems

Alumina cement

Dangerous as it weakens over time

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11
Q

What can cause damp?

A

Wet rot
Dry rot
rising damp (1.5m)
condensation
faulty plumbing

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12
Q

What are the different types of movement defects?

A

Subsidence

Heave

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13
Q

What procedures do you undertake to identify a contamination defect?

A

Contamination (Environmental Protection Act 1990)

  1. Review site history (desktop) to identify e.g. radon gas
  2. Investigate nature and extent of contamination
  3. Remediation report setting out remedial options
    Suggest specialist report if there are concerns of contaminations. Do not value until reviewing report. Deduct remediation costs from value.
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14
Q

What are the different reasons for an inspection?

A

Valuation
Factors which influence the value of a property: Location, tenure, aspect, spec, occupation details

Agency
Factors which influence the marketability of a property: Spec, repair, statutory compliance

Management
Lease compliance if occupied, statutory compliance / repairs if vacant

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15
Q

Can you undertake lone inspections?

A

No, it is prohibited to undertake lone inspections as a graduate. I attend inspections with a colleague. I also make sure to let other colleagues know when I arrive and exit the site.

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16
Q

What do you check before attending a site for inspeciton

A

Before I attend an inspection, I will undertake a desktop inspection to know the PPE I am required to take. I will check local area and access links and make sure i have a fully charged phone and distometer

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17
Q

What is the size of a brick?

A

215 mm x 102.5 mm x 65 mm.

Header - Short
Stretcher - Long

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18
Q

Tell me about how you would ensure safe working at height / on a site with working machinery.

A

I would ensure:
* Listen and understand the safety briefing by the person in charge
* Ensure equipment is suitable and stable
* Wear relevant PPE – hard hat, steel cap boots
* Take responsibility and make sure that the areas

19
Q

What building characteristics do you look for when inspecting a RWH property?

A
  • Check the accessibility of the site
  • The sustainability of the site
  • If the units tall enough to fit a mezzanine (min 6m)
  • The building specification
  • Check if car parking is free
20
Q

What is an easement?

A

An easement is a propriety right over a piece of land which exists with the benefit of another piece of land. They transfer with the land when sold.

21
Q

What do dry and wet rot look like?

A

Dry rot:
* Caused inside by fungal attack
* Fungus – fine and fluffy white strands
* Orange mushroom-like fruiting bodies

Wet rot:
* Caused by timber decay
* Wet and soft timber
* High damp meter reading
* Visible fungal growth and musty smell

22
Q

Tell me about what an inherent/latent defect is.

A

Inherent defect – is a defect is a result of the design or construction material that has always been present

Latent defect – these cannot be discovered during a reasonable inspection

23
Q

What does the Red Book say in relation to inspections?

A

Under VPS 2 – valuers must take the steps to verify the necessary information being relied upon for a valuation and is adequate for its purpose.

If the valuer is not inspecting the premises due to it being a revaluation, then this must be specified with in the ToE. They must also be satisfied that no material changes have occurred to the property.

24
Q

What are the common defects with Industrial / RWH

A

Cut edge corrosion - Aluminium sheet cladding doesn’t rust but corrodes over time due to oxidation.

Leaky roof - leaks around the sky lights

Servicing bay / car park - damaged floor with pot holes due to heavy loaded vehicles constantly driving over.

Loading bay - damaged / chipped bays due to wear and tear, constantly collision with vehicles.

25
Q

How would you inspect a property for management purposes?

A

I would check that the tenants are complying with lease terms. e.g. repairs / redecoration

26
Q

How would you inspect a property for valuation?

A

I would look at how the property presents itself. Understand how it trades, look at condition, repairs and maintenance.

27
Q

What foundation would you find in an industrial / RWH property?

A

Pad foundations are the common used foundation.

This is a slab foundation system under groups of columns.

This will consist of reinforced concrete.

This is to support large roofed structures.

28
Q

What foundation would you use if the soil conditions are weak to withhold the load?

A

In the situation where the ground condition is not suitable due to soil conditions.

Piled foundation will be a solution which has pillars consisting of reinforced concrete placed deep into the ground.

29
Q

What is Strip foundations?

A

Strip foundations are used for residential.

It provides a continuous level strip support for walls

30
Q

What is Brick spalling?

A

When the bricks starts to crumble on the surface due to freeze, mainly after the winter months.

31
Q

What air conditioning would you find in an office building?

A

VAV - Variable Air Volume - High costs

Fan Coil - Low cost / High maintenance cost.

32
Q

Which air conditioning was banned?

A

From 2015 the use of R22 was banned.

Existing R22 systems needed to be modified to be environmentally friendly

33
Q

What is subsidence?

A

Subsidence is the vertical downward movement in the foundations.

This could be caused due to a loss of support in ground. Changes in ground conditions.

34
Q

What is heave?

A

Heave is the expansion of the ground.

This could be caused due to the removal of a tree or due to moisture build up.

35
Q

What are the different types of cracks that could occur?

A

Horizontal cracking - This cracking indicates that the wall ties failed in the brickwork.

Shrinkage cracking - This cracking occurs during the drying stage of plasterwork

36
Q

What is the different types of rot?

A

Dry rot
- Caused by fungal attack
- Fungus - Fluffy white strands with orange mushroom like fruiting bodies.

Wet rot
- Caused by damp or decay
- Found where there is wet timber
- Fungal growth and musty smell

37
Q

What is rising damp?

A

Rising damp is the rise of water up wall structures.

Usually up to 1.5 m

Mainly caused by leaking plumbing.

38
Q

What does the Environmental Protection Act 1990 outline?

A

The act sets rules for managing pollution, waste and contaminated land

39
Q

How do you deal with contamination when valuing a property?

A

1 - I will not provide advise until a specialist report is undertaken

2 - I will caveat the advice provided

3 - Deduct the remediation costs from the gross site value.

40
Q

What are signs that land could be contaminated?

A

Signs of contamination include oils, subsidence and underground tanks

41
Q

What is the phases of a investigation into contamination?

A

1 - Desktop study to understand previous uses of site.

2 - Investigate the nature and extent of contamination with soil samples

3 - Remediation report setting out remedial options and monitoring standards

42
Q

What is the name of the RICS document on contamination?

A

RICS Guidance Note - Contamination, the Environment and Sustainability 2010

43
Q

What is Land Remediation Relief?

A

LRR is a form of tax relief that applies to contaminated land in the UK. Allows companies to claim up to 150% corporation tax reduction for remediation works.

Also applies to Japanese Knotweed.

44
Q

What is the legislation for Japanese Knotweed?

A

Wildlife and Countryside Act 1981.

Criminal offence to let it spread.

Could get prison sentence up to 2 years.

APC - Spring 2024 (10 decks)

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