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APC Commercial > Inspection > Flashcards

Inspection Flashcards

1
Q

What is subsidence?

A

The vertical downward movement of a buildings foundations caused by the loss of site beneath the foundation.

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2
Q

What is wet rot?

A

Type of wood rot caused by damp and timber decay. Most common type of rot and is a fungus that thrives in damp conditions.

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3
Q

What is dry rot?

A

Type of wood rot. Different type of fungus to wet rot and can spread more quickly and easily. Can cause wood to become brittle and breakable.

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4
Q

What are the 3 different types of asbestos?

A

Chrysotile (white)
Crocidolite (blue)
Amosite (brown)

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5
Q

What is ‘deleterious material’?

A

Materials/building techniques that are dangerous to health, environment, tend to fail in practice or susceptible to change over lifetime. E.g Asbestos, HAC, Calcium Chloride cement, etc

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6
Q

When inspecting industrial property what should you look for/at?

A

Location (accessibility to trunk road)
3 phase electricity
Loading & unloading (roller shutter doors)
Minimum and maximum eaves height
Office content (10% generally typical)
Mezz (is this a T improvement?)
Min floor loading capacity (institutional req is 40kn psm)
Site coverage
Building spec (steel profile cladding, blockwork walls, etc)

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7
Q

When inspecting office property what should you look for/at?

A

Passenger lifts
Air con/ comfort cooling
Raised flooring
Perimeter trunking
WCs on each floor
Double glazed windows
Suspended ceilings
Type of lighting
Car parking
Steel/reinforced concrete frame

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8
Q

When inspecting retail property what should you look for/at?

A

Location (prime/secondary/tertiary)
Car parking
Return frontage
Frontage to depth ratio
masking internally
fit out
floor to ceiling height

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9
Q

What is Japanese Knotweed?

A

A hardy bamboo-like deciduous perennial plant that grows quickly and strongly.

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10
Q

What does RICS Professional Statement - Japanese Knotweed and Residential Property (1st Edn, effective March 2022) state?

A

Update on advice since last 2012 document, mentions that Japanese Knotweed rarely causes structural damage and that cost of remediation is out of proportion due to public perception.

Advice on how to record Japanese Knotweed during inspection.

Provides on advice on how to deal with Knotweed for different valuations and surveys.

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11
Q

3 main types of dampness what are they?

A
  1. Penetrating damp
  2. Rising damp
  3. Condensation
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12
Q

What is penetrating damp?

A

Water that has found its way through fabric of structure usually because of an external defect. E.g. roof, gutter or pipe leak.

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13
Q

What is rising damp?

A

Occurs when moisture from ground travels through the walls by capillary action. Normally the fault of ineffective DMP or DPC. Usually effects ground floor only. Normally occurs up to 1.5m above ground. Requires extensive work to repair.

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14
Q

What is condensation?

A

Forms when moisture created within building. Presence of black mould usually means there is condensation. Can be caused due to lack of insulation, heating or ventilation or it lots of extra moisture being produced.

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15
Q

What is efflorescence?

A

Crystalline salt deposits left behind on facing exterior bricks when water evaporated from the material’s surface. Normally present near the coast.

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16
Q

What are the four steps for an inspection?

A
  1. Consider personal safety
  2. Inspection of local area.
  3. External inspection
  4. Internal inspection
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17
Q

What is the difference between solid and cavity wall construction?

A

Solid wall normally contains a Flemish Bond or English Bond where header and stretcher bricks alternate. Cavity brick walls do not contain header bricks.

18
Q

What does shell and core mean?

A

Common parts completed but office areas are shell for occupier to fit out.

19
Q

Describe Grades A-C, in terms of office specification?

A

Grade A - Brand new building/high spec and excellent location.

Grade B - No longer new and maybe further out of city centre.

Grade C - Poorer quality usually 20 or more years old.

20
Q

Describe both Category A and B offices?

A

Category A - Such as Grade A specification
Category B - Complete fit out to occupier’s specific requirements, such as cellular offices and enhanced finishes.

21
Q

What is the 4 step process for identifying a defect?

A
  1. Take photographs
  2. Try to establish cause
  3. Inform client of your investigations
  4. Recommend specialist advice from building surveyor or structural engineer.
22
Q

What is the relevant legislation regarding the issue of Japanese Knotweed?

A

Environmental Protection Act 1990

23
Q

What is the relevant RICS Guidance for Japanese Knotweed?

A

RICS Professional Standard - Japanese Knotweed and Residential Property (1st Edn, Effective March 2022)

24
Q

State the Japanese Knotweed Management Categories?

A

Category A - Action
-Signif impact, action required
-This is where jap knotweed onsite and causing visible damage to structure.
Category B - Action:
-Where jap knotweed on Site but no visible damage to structure.
-Likely to prevent use or restrict access to amenity space.
-Seek advice from remediation specialist.
Category C - Manage:
-Onsite but not likely to prevent use or restrict amenity space.
-Low impact and no action relating to mortgage retention.
Category D - Report
-Knotweed offsite but visible on adjoining land within 3m of boundary.
-Limited impact.
-No action except in exceptional circumstances.

25
Q

What does the RICS Professional Standard - Japanese Knotweed and Residential Property talk about?

A

-States how to identify knotweed.
-States how to record knotweed.
-Includes Jap Knotweed Management Category Assessment
-Provides information on reporting and recommendations of knotweed.
-Change from 7m to 3m for distance between knotweed and structure before it becomes a risk.

26
Q

State what the 3m rule is relating to Japanese Knotweed?

A

If there is knotweed within 3m of a structure then it poses a risk to damage structure.

27
Q

What are the procedures in place to discipline someone who allows spread of JK?

A

Through Wildlife and Countryside Act 1981 - Magistrate Court can impose £5000 fine and 6 months prision sentence. County Court can impose unlimited fine and 2 year prison sentence.
Local Authorities can also issue Community Protection Orders to LL and fine up to £2,500 per person or £20,000 per company for not controlling or allowing to spread.

28
Q

What is bungaroosh?

A

Type of construction material containing a mixture or brick and stone in lime render.

29
Q

What is surplus yard space?

A

Generally, warehouse to yard space is 40/60. If anything more than this in terms of yard space, rentalise separately.

30
Q

Talk about Ryb V Conway Chartered Surveyors?

A

Related to a Lvl 3 Homebuyers survey where JK was found onsite. The surveyor was found negligent and the claimant received the difference between what they actually paid and the property’s Market Value, as well as the cost for remedial works to remove the JK.

Points to note;

  • Claimant was partially sited so relied on survey.
    -Lvl 3 surveys were most thorough.
    -Survey took place in summer when JK was growing and surveyor passed through it to access property.
    -Surveyor took no inspection notes, measurements or photos.
    -Surveyor had no CPD logged relating to JK.
31
Q

What is portal frame?

A

Double pitched roof supported by steel columns

32
Q

What is the specification for Grade A Offices?

A

-Steel/reinforced concrete frame
-Fully accessed raised floors
-2.6m clear floor to ceiling height
-Suspended ceilings
-LG7 compliant lighting
-Air-conditioning

33
Q

Why are raised floors used in office buidings?

A

May be used for data caballing to be concealed whilst allowing easy access.

34
Q

What is VPGA 8?

A

Valuation of Real Property Interests

35
Q

What aspects can have an impact on the value of a building as per VPGA 8?

A

A - Characteristics of the surrounding area
B - Property characteritics
-Area of property, use of constituent elements.
-Age/construction/structure of building
-Accessibility for occupants and visitors
-Installations, amenities and services
-Fixtures, fittings and improv
-Plant and equipment
-State of repair
-hazardous materials
C - Charcteristics of site
-Nature hazards i.e. flood zone
-Non-natural hazards i.e ground contamination
D- Potential for development
-Physical restriction on further development

36
Q

How to identify JK?

A

Spade shaped leaves
Orange tinted roots
White flowers in summer emerge from JK.
Plant becomes brown and brittle in winter
zig zag stems

37
Q

In Bristol Road, how did you determine that the damp staining to the plasterboard below the flat roof was historic?

A

It was dry to touch despite there being rain the day before my inspection. However, I decided to clarify with the purchaser’s solicitors to seek clarification that the issue had in fact been resolved.

38
Q

In Horley, what recommended NHS guidance?

A

RICS Practice Standards Guidance Note - Valuation of Medical Centre and Surgery Premises (2nd Edn)

39
Q

In London Rd, EG, why did you advise on management plan rather than full removal of JK?

A

As the JK was more than 3m away from any buildings and not located in any amenity space. As per management category C, I reported on the JK and recommended that a JK specialist was instructed to provide more advice regarding a management/treatment plan.

40
Q

Tell me about Williams V Network Rail Infrastructure Ltd?

A

Relates to Landlord’s scope of liability and duty to take reasonable steps against encroachment.

States that nuisance claim against JK can be actionable.

Rejected claims made solely for economic loss.

41
Q

Tell me about Davies V Bridgend County Council?

A

Claimant complained about JK enchroaching onto land. Issued claim of diminution of value. It was dismissed in first instance but at second appeal it was found that cases on a pure economic loss basis can be claimed as part of private nuisance claim.

42
Q
A

APC Commercial (17 decks)

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