Inspection Flashcards
How does inspection for valuation purposes differ from property management purposes?
Valuation-understanding all factors that influence value (location, tenure, aspect, defects, condition) at the time of inspection.
Property Management- Policing the lease (occupied, check lease compliance, state of building, requirement for repairs, unoccupied, check statutory compliance, state, repair, security arrangements, risk of vandalism, any damage to building).
What is the third reason for inspection?
Agency- services, presentation of accommodation, marketability.
For your inspection to Erith what else did you immediately consider prior to inspection?
Comparable evidence, local conditions, agents boards, proximity to transport.
Typical shell and core retail spec?
-steel/concrete frame
-services capped
-concrete floor, no suspended ceiling
-let in shell condition ready for fit out
Office spec?
-AC/double glazing
-8m2-10m2 workspace density
-daylight
-1 cycle space per staff/1 shower per 100 staff
-2.6m-2.8m ceiling height
-full access raised floor
-concrete/short columns
-steel construction
Grade A/category A office spec?
-used to help property industry classify building space to justify pricing.
-usually new builds or recently renovated
-natural light
-central location- very well connected
-premium amenities- high speed Wi-Fi
-contemporary architecture
-fully equipped meeting rooms
Parking facilities
How does this differ from grade B?
Grade B space has good infrastructure/amenities but was built years ago so may have outdated décor/design. HVAC and lift facilities that are functional but not top of line. Uncovered parking.
What does the RICS PS: Surveying Safely 2018 (reissued 2023) say?
-Personal responsibilities
-assessing hazards and risks
-workplace h and s
-occupational hygiene and health
-Visiting premises and sites
-Fire safety
Safe person concept
Individual assumes individual responsibility for their own, their colleagues and others health and safety while at work. Ensures individuals accept responsibility for their own actions+ have tools required to do work safely.
What are some hazards/contaminations to look out for?
Chemical evidence, oils, underground tanks, subsidence
What to do if you come across contamination?
- Review (desktop, site history)
- Investigate- identify nature of contamination
- Remediation report-set out remedial options with design requirements
What parts would constitute as common parts besides size in your Cambridge example?
WC’s, kitchen, hallways, storage
Cambridge Inspection, Property was vacant- what security arrangements were in place?
-notify insurer
-scheduled regular inspections with site team
How does Grade A differ to Cat A?
Cat A refers to the spec of the fit out, Grade A considers fit out, location, build quality
What do you need to consider before going to site to carry out an inspection?
- Am I competent to undertake the inspection
- Am I properly insured
- Has an agreement been signed
- risks involved
- Review all relevant existing building information, leases.
- What equipment will be required to carry out the survey
What is your firms H and S policy?
Comply with legal requirements
provide efficient resources
review policy annually
identify hazards and risks
How does a disto work? How can you check its accuracy? When is it least accurate?
- A disto sends out a laser beam and measures the time taken for it to
reflect which gives it a distance. - We check all distos before use by measuring a known distance in the office.
- It become less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser of businesses”
What are the key building elements you would look to survey?
- Roofs
- Walls & Cladding
- Rainwater Goods
- Windows, Doors and Joinery
- Structural Frame
- Substructure / basements
- Floors
- Finishes
- Internal Walls, Partitions
- Staircases
- Sanitary Fittings
- Building Services
- Out Buildings
What hazards should you be looking out for on a:
Retail unit
Asbestos
Office unit
Asbestos
Industrial unit
Machinery
Vehicles
Asbestos
o Development site
Machinery
Japanese knotweed
Height
Contamination
Squatters”
What are you looking for on: Development
Contamination
Topography
Access
What are you looking for on: Office
Location
Amenities
Proximity to other occupants
Specification
Lift
Density
What is shell & core?
-Common parts complete
-office/retail space left bare for tenant fit out with services capped off
-concrete structure
-metal frame
-lift shaft
-no lighting
When would you not conduct an inspection?
- Risk of safety
- Desktop valuation
- Revaluation – under assurance there has been no material change to the property
Case law relating to inspection?
Williams v Network Nail (2018)
Japanese Knotweed
Hart V Large
-damp issue- surveyor negligant
How does your firm provide H and S?
safe working environment
safe working equipment
training
sole arrangements
How do you ensure to comply with H and S at work?
take care of own H and S
comply with Stautory H and S duties
use any work item safely
report any accidents
What are the common forms of foundation?
Trench / strip footings
raft
piled
What is the typical specification for a shop?
-steel/concrete frame
-services capped off
concrete floor and no suspended ceiling
-let in shell condition and ready for fit out
What are different types of air conditioning units?
VAV
Fan coil
VRV
Static cooling
Mechanical Ventilation
Heat recovery systems
What are the different fit out types?
Shell and Core
Cat A: grade A spec
Cat B: occupiers requirements
What are the three common defect causes?
Movement- loss of support beneath foundation
Water- damp (wet rot, dry rot)
defective/non performing/building deterioration
What is a type of case law relating to inspection?
Hart v Large
Mr+Mrs Hart (buyers) v Mr large (surveyor)
Mr Large instructed to provide home buyers report - reporting minor issues (gutter, pipework)
following £1.2m purchase- water ingress- negligance claim against Mr Large.
Mr Large negligent- failed to report on/ advise on damp
Emphasis importance
-being clear and advising on limitations
-recommending further action
-if any info after inspection/report affects valuation
How would you check a building for defects?
Start at top, work your way down
inherent- in design and has always been there
latent- could not have been discovered
check warranties
understand purpose of snagging a newly built property
what would you do if you identified a defect?
take photo
establish cause
inform client
recommend advice from surveyor or structural engineer
key legislation around contamination?
Environmental Protection Act 1990
what are key signs of contamination
Oils
chemical evidence
subsidence
if a site has contamination, what would you do?
suggest specialist report
what are the three phases of an investigation?
phase 1: review site history
phase 2: investigate nature
phase 3: remediation report
what are the signs of condensation?
mould + steaming windows
what causes dry rot?
fungal attack
what are causes of damp?
leaking pipes
poor ventilation
air con units
What is Japanese knotweed?
invasive plant species
damages surfaces- tarmac and foundations
Case law relating to Japanese Knotweed?
Williams v Network rail (2018)
-network rail liable for costs of treating damages and loss of use/enjoyment
-not liable for reduced value of property (even after property was treated)
What is the four step process you follow on inspection?
-Personal Safety
-Inspection of local area
-external inspection
-internal inspection
How does LSH provide H and S to employees?
safe workplace with access
safe plant equipment
effective information, instruction, training + communication
How do you ensure H and S?
-own h and s
-training
-report any accidents
-comply with statutory H and S duties
What are some of the different Air Conditioning Systems?
VAV
Fan Coil
VRV
Static Cooling
