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APC 2024 > Inspection > Flashcards

Inspection Flashcards

1
Q

What is the four step process when undertaking an inspection?

A
  1. Consider your personal safety - make sure you know your firm’s health and safety procedures for site inspections
  2. Inspect the local area
  3. External inspection
  4. internal inspection
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2
Q

What should you take on inspection?

A
  • Fully-charged phone with a camera
  • Something to record notes (e.g. Dictaphone/notepad & pen)
  • Any relevant documents, including floorplans
  • calibrated laser distometer to record any measurements
  • PPE (e.g. non-slip soled shoes, high viz jacket, steel toed boots, ear defenders, gloves, protective goggles
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3
Q

What should you look for when undertaken an inspection of the surrounding area?

A
  • Location; local amenities; public transport links
  • Any environmental/contamination issues; proximity to electricity substations/high voltage powerlines
  • Market conditions (e.g. are there many agents’ boards?); comparable evidence
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4
Q

What would you be looking for when doing an external inspection?

A
  • Method of construction
  • repair and condition of the building
  • parking/access/loading arrangements
  • any structural defects
    -check site boundaries using OS map and/or title plan
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5
Q

How would you check the age of a building?

A

-Ask the client/check land registry/local historical records; date of planning consent

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6
Q

What would you be looking for when doing an internal inspection?

A
  • Specification/layout
  • Age and condition of the services
  • Defects
    -Compliance with statutory obligations (e.g. asbestos, fire safety, Equality Act (2010), health & safety)
  • Compliance with lease obligations
  • Fixtures and fittings and any improvements
  • Repair and maintenance
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7
Q

What are the main purposes of an inspection?

A
  • Valuation
  • Property Management
    -Agency
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8
Q

If inspecting for valuation purposes, what would you be looking for?

A

The main factors that influence value, including:
-Location/Aspect/condition/method of construction/repair and maintenance/defects

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9
Q

If inspecting for property management purposes, what would you be looking for?

A
  1. If the asset is occupied, you would check for compliance with statutory and lease obligations; repair & maintenance; requirement for any repairs
  2. If vacant; you would check for statutory compliance/condition of building/security arrangements/assess risk of vandalism or damage to the building
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10
Q

If inspecting for agency purposes, what would you be looking for?

A

The location of the building and its condition/statutory compliance/any repairs required/defects etc.
Flexibility/marketability/presentation of the accomodation

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11
Q

what are the most common types of building foundation?

A

-Trench
-Piled
-Raft
-Pad

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12
Q

What are the main methods of wall construction?

A

Solid wall and cavity wall

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13
Q

What is a cavity wall

A

two layers of brickwork are tied together with metal ties, perhaps filled with insulation.
no headers are used

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14
Q

What is the difference between a stretcher brick and a header brick?

A

Stretcher - laid horizontally and flat, so that the long side of the brick is exposed
Header- the short end of the brick is exposed

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15
Q

What are some common defects to bricks?

A

Efflorescence - appearance of white marks on brickwork as a result of water reacting with the natural salts within the bricks
Spalling - damaged brickwork caused by freeze/thaw, which makes bricks crumble

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16
Q

What is the typical institutional specification of shops?

A
  • Steel or concrete frame construction
  • Concrete floor and no suspended ceilings
  • services capped off
  • let in a shell condition, ready for the retailer’s fit-out
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17
Q

What are some of the common forms of air conditioning system?

A

-Variable air volume (VAV)
- Variable refrigerant volume (vrv)
- heat recovery
- comfort cooling
- mechanical ventilation
-fan and coil (usually 4-pipe)

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18
Q

Are you aware of any rules relating to the use of refrigerants in air con systems?

A

As of 2015, the use of R22 is illegal (this is a powerful greenhouse gas)

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19
Q

what are the different types of office fit out?

A

Shell and core - the common parts of the building are completed but the floors themselves are left in shell condition, ready for the occupier to complete their own fitout
Cat A - the floor is fitted out to an institutional category A standard, including raised access floors, suspended ceilings, lighting and heating/cooling systems
- Cat A+/Cat B - the fit out is completed to the occupier’s specific requirements (e.g. cellular offices, IT systems, furnishings etc.)

20
Q

What is the institutional specification of an industrial unit/warehouse?

A

-Steel portal frame construction with plastic coated steel profile cladding with brick or blockwork walls up to approx 2m.
-Minimum 8m clear eaves height with 10% roof lights
- 40% site cover
- 10% office content + toilet provision
- at least 30 kn/m^2 floor loading capacity
- Led lighting
- full height loading doors (electronically operated)
- three-phase electricity power
- main services capped off

21
Q

What is an inherent defect?

A

A defect in the design of a building or a material used in its construction that always been there

22
Q

What is a latent defect?

A

A defect that could not be discovered by a reasonably thorough inspection of a property

23
Q

What can cause a building to move?

A

Subsidence and heave

24
Q

What is subsidence?

A

The vertical downward movement of a building due to a loss of support of the site beneath the foundations

25
Q

What is heave?

A

The expansion of the ground beneath a building - can be caused by the removal of trees

26
Q

What would indicate the failure of cavity wall ties?

A

Horizontal cracking

27
Q

What are the three types of damp?

A

Rising damp, wet rot and dry rot

28
Q

How high does rising damp typically rise?

A

Up to 1.5m above ground level

29
Q

What causes wet rot

A

damp and timber decay

30
Q

what causes dry rot?

A

fungal attacks

31
Q

What are some of the common defects found in older, period buildings?

A

-Tile slippage on roof
- wet/dry rot
- timber decay caused by death watch beetles
- water ingress near doors and window openings
- penetrating damp at roof and ground floor level
- structural movement

32
Q

What are some of the common defects you might find in an industrial warehouse?

A

-Roof leaks around the roof lights
- blocked valley guttering
- water ingress from burst pipes
- cut edge corrosion
- damaged cladding panels

33
Q

What are some of the common defects you might find in a modern office?

A

-Damp penetration at roof and ground floor levels
- water damage from burst pipes/failed a/c units
- damaged cladding
- damage to brickwork (e.g. efflorescence)

34
Q

Is there any RICS guidance around contamination?

A

There is a guidance note on contamination from 2010; it sets out the general principles that the polluter or landowner is responsible for remediation

35
Q

What are some common signs of contamination potentially being present?

A

Evidence of subsidence, oildrums/oils, chemicals, underground tanks

36
Q

How would you approach valuing a site with contamination present?

A
  1. Do not provide any advice until a specialist report has been commissioned
  2. Caveat any advice with a disclaimer highlighting the issue
  3. Deduct remediation costs from the gross site value
37
Q

What are deleterious materials?

A

Materials that are susceptible to deterioration over time, causing structural issues to a building

38
Q

What is an example of a deleterious material?

A

RAAC (reinforced autoclaved aerated concrete) - commonly used in construction of buildings between 60s and 90s

39
Q

what is the difference between a deleterious and a hazardous material?

A

A deleterious material is susceptible to deterioration over time, causing structural problems whilst a hazardous material is in itself harmful to health

40
Q

What are some examples of hazardous materials?

A

Asbestos
lead piping

41
Q

what is Japanese knotweed and what does it look like?

A

It’s an invasive plant species that can cause damage to hard surfaces, including tarmac and foundations
It has a green or purple hollow stem and green shovel-shaped leaves
It can be disposed of legally by chemical treatment

42
Q

When inspecting the office in St James’s, what defects were you looking for?

A

Talk about common defects found in offices (e.g. damp penetrations, damage to brickwork/cladding etc.)

43
Q

You mentioned the office was in category A condition - what does this mean?

A

the floor is fitted out to an institutional category A standard, including raised access floors, suspended ceilings, lighting and heating/cooling systems

44
Q

What air conditioning system was used?

A

VRv (variable refrigerant volume)

45
Q

Were you concerned about contamination when you inspected the supermarket/

A

Yes, given that there was a petrol filling station with underground fuel tanks, I was aware that the site was susceptible to contamination and therefore would have commissioned a specialist survey were we to proceed further with our interest.

46
Q
A

APC 2024 (21 decks)

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