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APC > Inspection > Flashcards

Inspection Flashcards

1
Q

Describe some differences between a reinstatement cost assessment inspection and a TDD inspection

A

RCA is for insurance purposes and looks to quantify the cost for reconstructing the building.

Technical Due Diligence is used for providing information on the risks, defects associated with a property and plan for maintenace requirements in the future.

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2
Q

What do you consider in a pre-inspection risk assessment

A

Prior to inspection, ensure you know the location of the subject property and can identify suitable parking. For health and safety reasons, make sure someone knows where you are and you adhere to lone working policies. Make sure your phone has enough power for the inspection .

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3
Q

What are the various forms of leak detection?

A
  • Electronic leak detection
  • Clearwater simulated rainfall test
  • Dye Testing (Dyed water simulated rainfall)
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4
Q

What are the downsides of using BCIS cost information?

A

BCIS is based on average costs and can sometimes not be applicable for certain more unique situations.

  • Data from BCIS is from an unknown provenance and therefore you cannot confirm its accuracy.
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5
Q

Why are accurate notes important for a dilapidations schedule?

A

Accurate notes are important as should the dispute end up in litigation, it may require these notes to be interrogated by expert witnesses.

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6
Q

What is a Day One Reinstatement Value?

A

Also known as the declared value it is the cost to rebuild the property of day 1 of the insurance cover.

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7
Q

What is concrete carbonation?

A

Concrete carbonation is when the CO2 in the atmosphere reacts with the concrete reducing its alkalinity. When PH level of concrete reaches 11pH passivating layer can be breached leading to corrosion of reinfocement.

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8
Q

Factors that determine timefrane for carbonation?

A
  • Porpous or low cement content = quicker
  • high cement content is slower
  • depth of reinforcement
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9
Q

Min. depth of concrete cover for steel reinforcements?

A

Absolute min is 20mm however this will depend on its conditions and use. Refer to BS 8110 for more information.

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10
Q

How to measure the depth of Carbonation?

A
  • using a phenolphthalein inidctor solution on a concrete core sample.
  • if purple stained the concrete is not carbonated (acceptable PH)
  • if mixture is colourless on the concrete carbonation has occured.
  • tested areas should be left for 24 hrs before assessing
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11
Q

Prevention and repair to carbonation and corroded Steel reinforcements?

A

Prevention
- Anti carbonation coatings can be applied to the concrete, which prevent the ingress of CO2 for circa 10 yrs.
Remedial
- Should comply with BS EN 1504
- descale and clean corroded steel
- apply anti corrosison
replace missind and damage concrete using high cement to water ration
- apply any carbonation coating to all concrete

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12
Q

What is high chloride content in concrete?

A

High Chloride content can cause severe corrosion to reinforcements.

Chlorides can be present through:
- external deicing salts or seawater
- certain admixtures used for acceleration of curing

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13
Q

How do you test the chloride content of concrete/

A

Crushing a sample of concrete to a fine dust, extracting the chlroide with a nitric acid.

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14
Q

What are the acceptable levels of chloride content?

A

x<0.4% = low risk
0.4<x<1% = medium risk
x > 1% = high risk

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15
Q

What are the available remedial solutions to a high chloride content in concrete?

A

Depends on the extent of corrosion to the rebar, however:
- ELectrochemical chloride extraction (ECE) is a process that extracts or removes chloride ions from chloride-contaminated reinforced concrete structures. An electrical current is applied between the embedded steel and an external anode as a rehabilitation option to mitigate ongoing corrosion of the embedded steel.
- if extent of damage and corrosion is severe replacement of concrete may be required

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16
Q

What are the different types of dilapidations schedule?

A
  • Interim (during the term)
  • Final (after lease expiry)
  • Terminal (towards the end of the term)
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17
Q

What are License for Alterations use for?

A

The licence outlines the terms and conditions of the alterations and ensures that both parties are aware of their rights and obligations. Without a Licence for Alterations, the leaseholder could be in breach of their lease, and the freeholder could face unexpected alterations to their property.

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18
Q

What does a licence for alterations include?

A
  • Obligations of the tenant in respect to the alterations
  • Drawings, plans or specifications of the alterations
  • Reinstatement obligations
  • Date of granting
  • Reference to the property
  • Landlord and tenant reference
19
Q

What is fair wear and tear?

A

Fair wear and tear refers to the reasonable deterioration that occurs in a rental property over time, as a result of normal, everyday use during the period of a tenancy

20
Q

How did the acceptance of fair wear and tear impact the dilapidations claim at the office on Roseberry Avenue?

A

Will limit the extent damages can be recovered for repair. For example the tenant would not have been expected to replace the carpet despite signs of wear.

21
Q

When the Guidance Note on TDD for Commercial properties get issued?

A

The first edition was issued on Jan 2020, however this has since been revised as a Professional Standard with effect from March 2023.

22
Q

Please can you tell me a little about a acquisition TDD?

A

Undertaken on behalf of an investor/purchaser taking an interest in whole or part of the asset.

22
Q

Please tell me something from the Technical Due Diligence of Commcercial Propoerties Professional Standard?

A

It identifies the types of inspection including:
- Acquisition
- Occupation
- Disposal/Vendors
- Development

23
Q

Please can you tell me a little about a Occupation TDD?

A

Within this TDD inspection it focusses on identifying and advising or nay restrictions on its intended use for an occupier of the building, as well as other occupational risks.

24
Q

Please can you tell me about a Disposal/Vendors TDD?

A

Primarily used prior to the sale of the asset to identify risks that may impact its sale or value and in some instances assist a purchaser in providing information on the asset.

25
Q

Please can you explain what a Development TDD is?

A

To establish potential risks, opportunities and viability of a development or refurb project.

26
Q

What types of inspection have you undertaken?

A
  • TDD
  • RCA
  • ## PMP
27
Q

What other guidance documents do you use for inspections?

A

RICS Professional Standard for Surveying Safely 2018.

28
Q

Can you give an examples of inspection tools you use and how they help?

A

Disto for measuring distances. I have used this during dilapidations inspections to help measure partitions or floor areas.

29
Q

How do the different types of accommodation change your approach to inspections?

A
  • Safety and PPE requirements (office compared to an industrial site)
  • Occupier discression/ confidentiality - office screens or residential.
30
Q

What do protimeters measure?

A

Conductivity and how much resistance is in the timber, to ascertain moisture content.

31
Q

What is the tolerance of Distometer?

A

+/- 1mm

32
Q

How often should you calibrate your disto?

A

once a year, unless its been exposed to high temperatures which then means likely twice a year.

or if you have dropped it from a reasonable height.

33
Q

What legislation relates to Party Walls?

A

The Party Wall etc Act 1996

  • The act provides a framework for preventing or resolving dispites in realation to party walls, party structures, boundary walls and excavations near neighbouring buildings.
34
Q

What is the basic principle of the Party Wall etc Act 1996>

A
  • Building owners must give notice of works that fall under the party wall act to the adjoining owner.
35
Q

What are the types of party wall?

A

A - stands astride the boundary line
B - wholly on one persons land but is used by two oweners to seperate their buildings

36
Q

What are the different types of party wall notices?

A

S.1 Notice - where you want to build on the boundary line
S.3 Notice - where you want to work on an existing party wall or party fence
S.6 - where you want to excavate within 3m of your neighbour and deeperthan their foundations, or, 6m on a 45 degree angle

37
Q

What was the roof covering at the retail unit in hornchurch?

A

This was an felt covering overcoated with a liquid applied that had worn thin. It was then recommended to to strip this back and overcoat the roof with an SBS system to provide durability.

38
Q

Talk me through the steps ahead of accepting an instruction?

A
  • Collect what the client actually wants - a good basis briefing so you can ensure the proposal is tailored to their needs
  • COI checks
  • AML risk assessment
  • Draw up ToE to include: scope, contracting parties, limitations, fees, liability caps and PIIs
  • COnfirmatin on the standard terms of business
  • ## H&S risk assessments
39
Q

In addition to the types of TDD what else is included in the TDD on Commercial properties Proffessional Standard?

A

Inspection recommendations:
- Presenting ‘best/worst case scenarios for areas that cannot be inspected. Professional insights. This should be accurately noted as not fact.
- Review of MEP services if no Services engineer is appt. Building surveyors opinion on the age and condition of the services. Disclaimer again should be included within the report to highlight the extent of the review.

40
Q

What are something you should include within your TDD report?

A
  • Form of Construction
  • What is wrong if anything
  • What are the consquences
  • What repairs are recommended
  • When the repairs should be completed (Immediate, Short term, medium term, long term)
  • Who is responsible for the cost of repairs
  • Whether further investigations are required.
41
Q

What are some things included in the RCA Guidance Note?

A
  • Establish whether the RCA is prepared on a day 1 reinstatement. Other options include index linking and sums insured.
42
Q
A

APC (24 decks)

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