INSPECTION Flashcards
Can you talk me through your advice for the industrial in Cardiff?
I advised a reduction in RV due to an allowance for the mixed varying ages and the unsurfaced land, I also removed the insulation uplift on our Survey Data.
How did you determine that it was not insulated?
Visual inspection,
Bare metal walls and roof - Thin Walls – Absence of Insulation Materials.
Couldn’t see any insulation materials on the roofs and also had a look at the tip of the walls.
Age and construction of the industrial? Typical defects? Any deleterious materials that would be expected on this age of industrial?
Age: 1919-1939.
Construction: mixed ages, older and newer construction. The older buildings were of brick construction, while the newer ones were steel construction.
Typical defects include roof leaks and subsidence.
In terms of deleterious materials, older buildings could potentially contain asbestos, high-alumina cement or contamination.
What VSF did you note for the industrial unit?
Layout, eaves height, loading doors, floor roading.
How did you determine the ages of the various buildings for the industrial in Cardiff?
Different materials- brick built indicated a pre-1960 construction.
whereas metal-framed suggest post 1980 builds.
Was the land incorrectly captured as surfaced? What adjustment did you make? Why?
Yes, we had valued the land as surfaced land on our survey data, whereas it became apparent on the inspection that the land was not surfaced and should be valued at a lower rate. The rate was reduced from 5% to 2.5% in line with comparable evidence.
What was inferior with the layout? What level of allowance? How did your inspection support this allowance?
The layout included inefficient use of space, poor access of vehicles and the older buildings were restrictive, the newer buildings were larger, open floor spaces, with high ceilings and sufficient loading bays.
An allowance of 5% was applied for the layout in line with comparable settlement evidence provided by the agent.
Was is the typical layout of a comparable industrial?
min. 8m clear eaves height
min 30KW/5q.m floor loading
plasting coated steel profiled cladding with brick or block work walls
full height loading doors
3 phase electricity supply
5-10% office content with WCs
approx site cover- 40%
What was the age and construction of the surgery? Was it a modern unit? Converted resi?
The building was modern arranged over three floors, brick construction with a smooth rendered finish. Front car parking with up to 20 customer spaces.
What VSF did you note down for the entrance and waiting rooms? What did you note down for the consulting/examination/treatment rooms? Were the sinks compliant?
Entrance and waiting rooms – DDA compliant, draught lobby with automatic doors, direct access to, and view of, reception, waiting area close to reception, confidential reception, adequate ventilation, disabled WC/baby changing areas.
Consulting/Examination/Treatment rooms – good natural light, wall hung compliant wash basin, panic alarm, floor type, coved vinyl skirting, stainless steel sink unit.
Yes, as this was a modern building, the sinks were compliant.
What is the RICS professional statement on Asbestos?
Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition, 2021
What is included within a risk assessment?
- Identify the Hazards
- Decide who may be harmed and how
- Evaluate the risks and decide on precautions
- Record the findings and implement them
- Review the assessment and update if necessary
- Advise those affected of the outcome
What is your firms lone working policy?
Update my calendar
Inform my line manager
Plan my route ahead
Skyguard
PPE
Talk through your methodology prior to an inspection.
Risk assessment
VOA Lone Worker Policy
PPE
Pre-plan route
What are your statutory requirements which govern inspection you are undertaking for rating purposes?
LGFA 1988
While the LGFA 1988 doesn’t mandate inspections, they can be a crucial component of the valuation and assessment process.
What guidance do you refer to when undertaking inspections?
RICS Surveying Safely, 2018
Why is an inspection vital when undertaking tone disputes?
*To inspect the local area - comparing it to simular properties in the area
*Internally - may have overlooked specific features of the hereditament, survey data may be incorrect or plans may be outdated
What relevance does building condition have when analysing rental comparables?
Directly effects comparables by
*Desirability
*Maintenance Costs
*Tenant turnover
*Lease terms
What would you do if you noted a hazard during an inspection?
- Document the hazard
- Assess the risk
- Communicate the hazard
- Advise a senior colleague
Can you provide an example of when you have provided reasoned advice on the impact of matters noted during an inspection.
Yes, the external inspection in Balham. I noted that there were missing slates on the roof.
On return to the office, I seeked further information from the executor who confirmed that there was a leak coming from the roof.
I advised that after gathering and adjusting comparable evidence that the returned value was acceptable.
What were the eaves height of the industrial units you inspected?
8m
How did you determine if a property should be valued on the overall approach as opposed to zoned?
Market approach
What is the purpose of inspecting?
Understanding factors that could influence valuations such as the location, tenure, aspect, construction, defects, condition, occupation.
What is the safe person concept?
Each individual is responsible for assessing their own risks as well as risk and harm to colleagues and other individuals on an inspection
Which section of the Red Book deals with inspection and its requirements? Is it possible to revalue a property without inspections? If so, in what circumstances?
VPS2 Inspection
Inspections should always be carried out unless we already have sufficient information to produce a professionally adequate valuation in line with VPS2.
What would you do if you identified a problem of a specialised nature?
Advise a colleague who has experience
Have you come across any hazardous materials on your inspection - what are the three main types of asbestos?
Control of Asbestos Regulations 2012
blue - brown - white (BBW)
*harmful building material used in the mid 1900s, banned in 1999.
Have you ever spotted damp on an inspection? How can you detect?
*Visible watermarks
*Mold
*Peeling paint
To detect damp, there are a combination of visual inspection and testing methods:
Moisture Meter: This device measures the moisture content of building materials.
Humidity Gauge: This measures the relative humidity level in the air, which can be an indicator of dampness.
You inspected an office in Cardiff, can you discuss the construction features of the property? What did you note internally and did you record any details about the locality?
Construction - Modern red brickwork construction, tile pitched roof, large PVC windows.
Internally - Layout, Condition, Amenities, Accessibility.
Locality - Close to public transport links, commercial area, walking distance to the city centre.
How did you approach the defects that you recorded to the residential house in Balham in your valuation?
Adjusted comparables
I advised my client that the returned value was reasonable having regard to the condition of the property observed on the inspection
What are common property defects?
*Dampness
*Cracking
*Subsidence
*Rain water goods
How do you address discrepancies found during inspections that differ from existing survey data?
On an inspection, I will take measurements, photographs and document all VSF.
After the inspection I will inform the agent/ratepayer/executor of the disreprancies and provide updated survey data/plan to reflect the correct information.
How do you factor in property condition during inspection and its effect on valuation?
I would identify comparable transactional evidence of properties similar to the subject.
I would then adjustments based on differences in condition.
I would analyse the evidence to arrive at an opinion of value.
Stand back and look.
Talk me through your inspection of the flat in Fulham (I L3)
RICS Professional Standard, Surveying Safely, 2nd Ed, November 2018.
I inspected a two-bedroom flat for IHT purposes.
Firstly, I completed H&S procedures and adhered to the VOA lone worker policy - diary, manager, sky guard, PPE.
I then inspected the local area, noting amenities such as transport links, shopping and leisure facilities, green areas and comparable properties.
I then externally inspected the property noting its age, location, condition and construction.
Internally, I measured the property to GIA and took photographs and noted the internal condition, bedrooms, bathrooms, modernity etc.
Views of the river Thames, refurbished throughout.
I then concluded my inspection returning to the office and saving my documents on a secured file.
Talk me through your inspection of an industrial unit in Cardiff. (I L3)
I inspected an industrial hereditament comprising several buildings and land for rating purposes.
Firstly, I completed a H&S procedures and adhered to the VOA Lone worker policy - planning my route, diary, manager, skyguard, PPE.
I then undertook an inspection of the local area noting trade, transport and comparable properties.
I then externally inspected the property noting its age, location, condition, construction.
I then inspected internally, measuring to NIA noting its layout, insulation, land quality, and any other VSF.
I noted that there was no insulation, the buildings were of varying ages and the land was unsurfaced.
I then concluded my inspection, returning to the office and saving my documents on a secure file.
What would a Grade A office have?
State of the art infrastructure
Triple Glazing
High efficiency air conditioning, heating and ventilation
Sustainable building features
High quality design and materials
Excellent natural lighting
Talk me through your external inspection of the residential property in Balham. (I L2)
I undertook an external inspection of a residential house for IHT purposes.
At the time I was carrying out my valuation, the house had sold STC therefore I was unable to internally inspect.
I noted the age, location, condition, construction and I noticed that the roof had a number of slipped tiles.
On return to the office, I requested information about the possible remedial works. The executor advised that a leak had caused damage to the ceiling on the second floor.
The information gathered from the inspection, together with the information from the executor, allowed me to confirm the properties condition which I was able to reflect in my valuation.
Talk me through your inspection of an industrial in Penarth. (I L2)
I completed an inspection of a industrial for rating purposes.
Firstly, I carried out a risk assessment and adhered to the VOA LWP.
I was informed that there was heavy machinery operating on the site, so I brought my hard hat, steel toed boots and a high-vis jacket.
During the inspection, I noted that the unit was heated, but our database did not reflect this.
Upon returning to the office, I updated the survey data and revised the valuation.
Talk me through your inspection of a Medical Centre in Tottenham (I L2)
I inspected a doctor’s surgery for rent review purposes.
On the inspection, I made comprehensive notes on the room uses, the condition, the fit out and layout.
I filled out an inspection checklist and took photographs ensuring no confidential patient information was captured.
On return to the office, I saved the photographs, notes and checklist in a secure file and notified the valuer responsible for the rent review.
The information captured from my inspection aided the surveyor in the rent review.
Describe the construction of the industrial unit you inspected in Cardiff (I L3)
Age: 1919 - 1939
Construction: The buildings were of mixed ages, older and newer construction. The older buildings were of brick construction, while the newer ones were steel construction.
Eaves height - 6m
Survey - removed the uplift for the insulation, applied an allowance for layout/varying ages and adjusted for the unsurfaced land.
EPC - nil
Describe the construction of the office you inspected in Cardiff (I L3)
Age - 2001.
Construction - Modern red brickwork construction, tile pitched roof, large PVC windows.
EPC - C.
How can a property achieve a high sustainability rating?
- Insulation - loft, wall and floor insulation.
- Windows/Doors - double or triple glazing.
- Energy-Efficient Heating Systems - modern condensing boiler, heat pump, smart thermostats.
- Renewable Energy - Solar panels, solar water heating.
- Efficient Lighting/Appliances - LED bulbs, energy efficient appliances.
Describe the age and condition of the residential house you externally inspected in Balham (I L2)
Age: Edwardian (1901-1919)
Construction: shallow foundations, red brickwork, large windows, mock Tudor cladding and timbers towards top of house, set back from pavement.
Describe the age and condition of the industrial you inspected in Penarth (I L2)
Age: 1980s
Construction: metal frame, concrete/brick construction with insulated corrugated metal cladding under a pitched roof with roller shutter doors.
Eaves height: 5m
EPC: C
What is the difference between a cavity wall and solid brick construction?
Solid wall construction- normal two bricks thick, in patterns such as Flemish bond (headers and stretcher alternating) and English bond (row of headers, row of stretchers)
Cavity wall construction- two layers of bricks are tied together with metal ties, with cavity that may be filled with insulation. Headers not used. Evidence of cavity tray, air bricks, or weep holes may be seen.
How do you decide what PPE you need?
Risk assessment
Ask occupier / building manager
Speak with experienced colleagues
Common sense approach - be prepared
Could you tell me about your advice for the flat in Fulham?
I advised that the properties refurbished condition and position within the block was not reflected in the returned value.
I advised that after gathering comparable evidence of similiar properties, that the value returned looked low.
We entered into negotiations and agreed at a higher figure.
What do you mean by high standard? What was refurbished? How did you access the position, access and view?
On the inspection I noted that the flat had been recently refurbished, it was redecorated and had a new kitchen and bathrooms.
The flat was located on the middle floor, which was accessed from a lift, and had views of the River Thames which was desirable as not many of the flats benefitted from those views.
What were the typical defects of the industrial you inspected in Cardiff? Any deleterious materials that would be expected on this age of industrial?
Defects - leaks, cracks, subsidence.
Deleterious materials - asbestos, contamination (pollution of the land), lead (found in pipes)
What value significant factors were noted on your inspection of the industrial unit in Cardiff?
Eaves height, height of roller shutter doors, floor loading
Can you talk me through your recommendations for the office?
- I inspected a purpose-built office for rating purposes.
- I inspected the local area and externally viewed the subject site, recording all VSF.
- I discovered a second floor which wasn’t included in our records and the agents plans.
- I measured, took photographs and notes.
- On return to the office, I advised the agent that their survey data didn’t include the second floor or the air conditioning.
What is a purpose built office?
A commercial building designed and constructed specifically to serve as office space.
These buildings are tailored to meet the unique requirements of office environments, such as:
*Layout - open plan, private offices
*Infrastructure - electric power, safety features
*Amenities - on site parking
Why was the second floor not picked up during your desk-based review? Did you not Google the property and occupier? Check the EPC GIA? Building stack on CoStar, the FOR details etc.
It wasn’t picked up on a desk top inspection as it was a recently converted loft inspection and it was not reflected on any sources.
What value significant factors did you note for the office?
Location, Size, Age, Amenities
Tell me about the reception? No. and speed of lift? Ceiling height? Raised floors? ESG factors? End of trip facilities? Other amenities? Etc.
Reception - welcoming, spacious and conveniently located
Lift - well maintained
High ceilingings
Raised floors - for cabling and wiring
ESG Factors -
Energy: LED lighting
Sustainability: solar panels
Waste management: recycling and composting
H and W: natural light, ventilation
Bike storage
Locker facilities
What was the level of fit out for the office?
Cat B
Open plan areas
Private offices
Meeting & conference rooms
Branded design
Kitchen & facilities
IT infrastructure
What type of AC? Was this the norm for the type of office in this market?
Class 2 of P&M Regs
Central air conditioning - this system uses a central unit to cool the entire building. Its often used in larger buildings or those with multiple floors.
How is P&M valued?
Methods
For rating, there are generally three methods to value P&M:
1. Reflected in the main space.
2. % added to the main hereditament.
3. Valued as a separate addition on the Contractors Basis if not covered by the first two.
What are the P&M regs?
Plant and Machinery Regulations 2000
What else did you advise to your client? Did you correct the unit of heredit and the RV? Did you advise on a penalty notice?
TBC
Was an external inspection of the residential in Balham sufficient? Did you advise the client that your valuation would be based on only an external inspection?
Yes, I advised the client that I was going to be conducting an external inspection as I was unable to inspect due to the house being sold.
The executor provided dated internal photographs when I requested further information following the inspection.
What are the typical defects of the property you inspected in Balham?
Damp, poor insulation, subsidence, cracking
What did you note down for the locality of the residential in Balham? Did this affect your valuation?
I noted that it was located in a residential area, near a large park and transporation. I consider these factors when I was identifying comparable evidence.
Talk me through your external inspection of the residential in Balham?
Worked from top to bottom
*Noted the construction
*Condition
*Car parking
*Access
*Defects
*Land boundaries
Can you tell me some of the items on your inspection checklist?
*Characteristics of the locality
*Characteristics of the property
*Age and construction
*State of repair and condition
*Installations, amenities and services
How did you identify the defect? Did you use any tools? How old was the roof? Other than the slipped tiles, was the roof otherwise in fair condition?
Visual inspection.
The roof was in fair condition, other than the slipped tiles, there was no other signs of damage.
Common defects:
*sagging (structural issues due to excessive weight)
*aging and weathering (cracked or worn)
*blocked gutters (overflow and damage the roof)
Who did you request information from? What possible remedial works did you propose? Is this outside your remit?
What information did the executor provide? How did you come the accuracy of this information?
What was your assessment of the property’s condition of the property in Balham? How did you reflect this is your valuation?
Prior to the inspection, I believed that the returned value looked low, however, following the inspection, I was able to accurately adjust and analyse the comparable evidence and accept the value returned.
What value significant factors did you note for the industrial in Penarth?
Location (close to the motorway), Business Types (located in a industrial park), near Public Transport, close to Cardiff City Centre
How did you ensure you has considered all the relevant safety matters? What would you do if you identified a risk? What would you do if you did not feel safe? Were there any access issues?
- Carried out a Risk Assessment
- PPE precautions
- Report Risk
- Personal Safety - refuse to proceed
No, there was no access issues.
How did you inspect safely around the heavy machinery when inspecting the industrial in Penarth?
- Stay clear of moving machinery
- Wear appropriate PPE (hard hats, safety glasses, steel toed boots, gloves)
- Follow safety procedures
How often do you check your PPE? When should you check your hardhat? Expiry date of your hard hat? When is the manufacturer’s date on your hard hat?
- PPE inspection - for items used more frequently, daily. for items used less frequently, weekly or monthly. before using any PPE, I check to ensure it is good condition.
- Hard hats - should be inspected daily, generally hard hats should be replaced every 5 years. The manufacturers date is typically stamped or printed on the outside of the helmet
What sort of heating was there in the industrial unit in Penarth? How did this affect your valuation?
I adjusted the valuation by 2.5% in line with comparable evidence
What would you do if you identify asbestos?
Prior to the inspection, you would have had regard to the abestos register.
- Identify the asbestos
- Do not disturb the asbestos
- Advise a senior colleague
What information did you receive from the executor for the residential you inspected in Balham?
The executor instructed a building surveyor.
They provided a thorough report with remedial works.
I took advice from our in-house BEAMS team.
How did you adjust your comparables to reflect your findings from the inspection in Fulham?
All my comparabes were south facing views and had been refurbished.
Why did you not identify that the house in Stratford had been extended from the planning portal?
Small extension, planning development right
How is air conditioning valued?
Dorothy Perkins case & Iceland v berry
– should be on a cost basis but no available rental evidence so used a £7 backstop
What different types of office fit out are there?
cat a, cat b, shell and core + also grades a,b,c in terms of premiums of fitout.
What are the types of air con?
Fan coil, comfort, chilled beans
What is a pitched roof?
A type of roof that has sloping surfaces, typically forming an angle with a horizontal plane
What are the benefits to a pitched roof?
- Effective water drainage
- Durability
- Increased attic space
Can you name some material types for pitched roofs?
- Clay tiles - long lasting, fire resistant
- Concrete tiles - durable and fire resistant, but heavier than other materials
- Stale tiles - durable and long lasting, expensive and requires skilled installation
What tile can be used around the edge of a pitched roof?
- Ridge tiles
- Hip tiles
- Eaves tiles
- Table end tiles
Cold/warm roof? Insulated?
Cold roof - insulation is placed beneath the roof deck, allowing for airflow, helps control moisture and prevent condensation
Warm - insulation is placed directly above the roof deck, keeps the roof warm and reduces the risk of ice dams
What are the disadvantages of a flat roof?
- Water drainage issues
- Limited lifespan
- Maintenance issues
For your doctor’s surgery, what did you inspect in accordance to?
The Code of Measuring Practice, 6th Ed
RICS Guidance Note 60
GN60 states that values should apply the code of measuring practice to surgery premises, but also include the following in NIA:
- pram stores, baby changing facilities
- additional WC accommodation
- necessary additional circulation space
What is the RICS guidance on Asbestos?
RICS Professional Standard, Asbestos, 2021
When would you likely consider asbestos? What age of property?
2000
How did the construction and layout of the industrial units in Cardiff affect your valuation?
I applied an allowance to reflect the age and layout of the industrial units as the varying ages restricted the use, movement and accessibility.
What is within the surveying safely guidance?
When was asbestos banned? What asbestos was the most dangerous?
Asbestos was fully banned in the UK in 1999
Blue - most hazardous, small fibres, easy to inhale
Blue and brown - banned in 1985
White - 1999
What is the specifications of a Grade A office?
Usually brand new or recent construction
Impressive double height receptions
Bicycles stores, roof terraces, gyms etc.
Good lift provision
What are the specifications of a secondary Grade A?
Older Grade A buildings, usually built over 10 years ago
Single height receptions
A/C systems
Raised floor voids
What are the VSF of an office?
Location
Age
Reception
Floor to height ceilings
Raised floor height
Air conditioning
Aspect/view
Natural light
What are the different types of A/C?
- The four pipe fan coil
- Variable refrigerant volume
- Chilled beam/chilled ceiling systems
- Indoor climate control systems
How did you comply with VPGA8?
Noted the
- characteristics of the property
- the dimensions and areas of the land and buildings
- construction
- use
- nature of the accommodation
- fixtures, fittings and improvements
Did you consider any sustainability features?
VPGA8 recommends that during and inspection values collect and record appropriate and sufficient sustainability data
Didn’t note any sustainable features on the inspection
How did your inspection affect your reasoned advice?
What does the asbestos register include?
Where it is
What material it is
How much there is
What condition it is in
How easy is it to access
Type of asbestos
What are the VSF of an industrial unit?
Location
Size
Eaves height
Age
Type of fit out
Type of construction
What are the typical eaves heights?
- 4-6m often used for either workshop or warehousing
- 6-8m generally used for warehousing
- 8m normally modern units and used for warehousing
What were the loading capacity of the various floors? What is typical for a prime industrial?
Can range from 5kN/M to 20Kn/M depending on the specifications of the building
Prime industrials will usually be in excess of 30 kn/M
Did you record any plant and machinery? If you did find any P&M, what would you record?
Photo
Use
Size
Age
Extras
What was inferior about the industrial units layout?
Dividing walls are common in older units
What would you do if you found a defect during your inspection?
Take photographs
Try to establish cause
Inform client of your inspections
Recommend specialise advice from the relevant expert like a BS or structural engineer
What is the manufacturer date of a hard hat? What is the expiry date?
Usually an embossed stamp on the underside of the peak
Lifespan will usually be 3-5 years from the manufacturers date but depends on working conditions, will be 1-2 years if in constant sunlight and exposure to chemicals
If we consider the site was an active development can you tell me what you know about a CSCS card?
Construction Skills and Certification Scheme
Provide proof that individuals working on construction sites have the appropriate training and qualifications for the job they do on site
What sort of heating was in the industrial estate in Penarth?
Radiant tubes that are suspended from the ceiling
How did you identify the defect in the roof?
Binoculars
Zoom in on camera
What would you advise a client, if you found an invasive species on their property?
Japanese knotweed
- Confirm its presence and assess extent of the issue.
- Inform the client.
- Recommend a specialist to advise/manage the risk/deal with the issue
- I would adjust the valuation accordingly based on the specialist advise
What VSF did you note on your inspection of the doctors surgery?
Location
Size
Specification of accommodation
Qualify
Parking
Layout
Equality Act/DDA
Alternative use
What is the key NHS document re GP surgeries?
Department of Healths Design Guidance
Key aspects:
- image and access
- organisation of space
- privacy
- security
What guidance did you consider when inspecting the doctors surgery?
GN60
To be followed as best practice for measurement of surgeries for DRRS purposes
Does not advise on how to value the areas measured
Importance of consistency in measurement approach
How do you remove asbestos from buildings?
Must have an appropriate survey and removal carried out by a competent surveyor
The HSE holds a list of of contractors for licensable asbestos removals
Asbestos containing non-licensable-blue materials may be removed by non license holders but carried out in accordance with HSE requirements
Must be disposed of to an anvironmental agency license landfill site
Must notify HSE 14 days before the works begin
What is HSE?
Health and Safety Executive
What is the Control of Asbestos Regulations 2012?
Creates a legal duty to manage asbestos
If it is present or presumed to be present, then it should be managed correctly
Includes making and keeping up to date records of its location and condition
Preparing a plan that sets out how these risks will be managed
How often is an asbestos register updated?
Once a year at least
Must be available to those who daddy out maintenance work and repairs
What are the different defects found in residential properties?
New build- Roof leaks, damaged cladding, blocked gutters, water damage
Old build- damp, dry rot, wet rot, tile slippage, structural movement
What are the characteristics of a Georgian house?
1714 - 1837
Townhouses arranged over three of four storeys
Found in city centres
Stone and brick with render painted white or cream
Sash windows, tall windows on first floor and smaller windows on the top storey
Bricked up windows due to window tax
What are the characteristics of a Victorian house?
1837 - 1901
Angled or squared bay windows
High pitched roof
Narrow hallway
High ceilings
Solid brick walls - headers and stretchers
Stained glass window
Timber framed sash windows
What are the characteristics of an Edwardian house?
1901 - 1919
Foundations are shallow
Red brickwork
Wide hallways and large windows
Tudor cladding and timbers towards top of house
What are the characteristics of an interwar house?
1919-1945
Cavity wall construction
Large houses with garage to the side
Stretchers
Curved bay windows
What is the construction of a 1980-1990s new build?
Modern red/yellow brickwork
Pitched (clay) roof
Mock Tudor or horizontal wood panelling
Semi-detached and terraced as well as 3 storey townhouses
Types of foundations?
Trench/Strip Footings - Generally used for residential.
Raft - Slab foundation over whole site, for lightweight structures. E.g., conservatory/ extensions.
Piled - Long slender reinforced concrete columns into deep ground, higher loads.
Pad - Slab foundation under columns so load is spread evening, large purpose-built structures like warehouses.
What is the construction of a 1960s industrial building?
Brick construction
Corrugated asbestos roofs
Metal frame
What is the construction of a 1980s industrial unit?
Metal portal frame
Metal sheets used to clad both walls and roofs
Lower wall is concrete block or brick
High bay design, typically over 15m in height
What are common roof defects?
- Leaks
- Damaged flashing
- Structural damage
- Hail damage
- Pooling water
How do you identify Japanese knotweed?
Stems- hollow and bamboo like
Leaves- heart shaped or oval
Flowers- small, creamy white to greenish flowers that cluster together
Where can guidance be found for the specification of offices?
British Council for Offices Guide to Office Specification, 2019
What are the different types of fit out?
Grade A - brand new building
Grade B - no longer brand new, further out of centre
Grade C - poorer quality, usually 20+ years old
What does the British Council for Offices say about office specification?
Approx ceiling height 2.6m to 2.8m
A/C and double glazing
1 cycle space per staff
1 shower per 100 staff
Passenger lifts
Why are older buildings more prone to leaks?
Modern dwellings tend to have a roof felt laid below, however older buildings, such as Victorian houses, have no secondary membrane to prevent water going through.
Modern buildings have a breathable membrane so that the roof space can breathe and prevents water going through.
What is a cool roof?
Tradition roof
Around 300 millilitres of insulation above the living space
The remain of the roof space is intended to be cold at ambient temperature
As long as it’s ventilated, you don’t get a build up of condensation- you don’t get a deterioration of the timbers over a period of years or dry rot.
What is a warm roof?
Typically on a loft conversion
Layer of plaster, small airspace, then insulation, ventilation, then the roof
Ventilation space is intended to prevent condensation building up below the tiles
The actual space inside the roof is warm
What are the characteristics of a non air conditioned office?
Short floor places with windows each side so that you’ve got cross ventilation
What is air conditioning?
Air conditioning controls temperature and humidity
What is a fully air conditioned office?
Used in commercial buildings
Automatic control over the temperature and humidity
Large plant rooms
What is comfort control air conditioning?
Cassette units planted into the ceiling/plant room
Provide a degree of cooling, they do not control humidity
Basically goes into the roof void
Refrigerating units
Connect to air handling units on the outside of the building, no plant room
What is meant by a raised floor in an office?
Floor is suspended
Underfloor void (300ml) so all the wires are all below the floor
Each desk has a network supply attached to it
What is perimeter trunking?
All the lower and all the network connections come through a chunk, which is screwed to the side of the building
The trunk supplies power and network, without the need to install a suspended floor
Require far less costs
Don’t require quite as much floor to ceiling height
Used for refurbishing or converting an office
What are chilled beans?
Used cooled water and pump the chilled water around
Hot air tends to rise, and the chilled bean generates a current through the office block
More expensive
How do we determine the cost of air conditioning?
The actual cost will vary depending on the individual circumstances
£7sqm is a rule of thumb
Which are the most dangerous asbestos and why?
Brown and blue
Their to be the ones which cause mesothelioma
Loose fibres get into your lungs
Why is asbestos relevant for your industrial unit?
Asbestos cement sheeting
What roofing do they use for modern industrial units?
Metal sheeting
What app is good for identifying Japanese knotweed?
plant net
Why must we make note of trees/bushes on an external inspection?
Roots can cause structural problems
Roots require water, which can cause differences in soil, causing movement causing cracking, heave and subsidence
Mature tree is an alarm bell, they can spread their routes up to 20 to 30 metres
What do you do if you identify a tree on an inspection that’s causing structural issues?
Advise the client
Advise them to seek specialist advice from a specialist
If the tree has a tree provision order, you will have to go to the local authority and seek permission to remove the tree
How did your inspection of the flat in Fulham affect your valuation/comparable evidence?
All my compare had south facing views, refurbished
Was there any asbestos on site?
No asbestos on site, or if it was, not disturbed, but I’m aware that I should check the asbestos register
How did you reflect the costs in your valuation for the example in Balham? How did you adjust the cost?
Is insulation required for industrial units?
Depends on the use of the industrial unit
1970s
Insulation started to become an important factor in construction (insulated protected metal sheets)
How did you adhere to the RICS Surveying Safely 2018 guidance on your inspection?
“Safe person” concept
identifying and managing risks assessing hazards
occupational health and hygiene
inspection checklists and things to consider
Fire safety
How did you carry out a risk assessment prior to inspecting?
Internal Risk Assessment
Reviewed inspection notes
PROPERTY HADNT CHANGED, online digital tools
Confirmed no risks with occupier agent
What were the outcomes of the Tribunal and Supreme Court decision of Monk?
2015 VT - repair question
2017 SC - reality principle “what was actually happening at MD?”
If there was a scheme of works, when would have you deleted the hereditament from the rating list?
MD
The date the circumstances first arose
What would you do if there was a dangerous dog on the inspection and you felt unsafe?
I would ask the owner to put the dog away so I can carry out my inspection
What did you measure the doctors surgery to?
NIA
Incl: atria, entrance halls, lift lobbies, kitchens
excl: toilets, plant rooms, internal structural walls, areas with headroom less than 1.5m
What did you measure the doctors surgery to?
NIA
Incl: atria, entrance halls, lift lobbies, kitchens
excl: toilets, plant rooms, internal structural walls, areas with headroom less than 1.5m
What are the different types of damp?
Wet rot - caused by damp and timber decay, signs include musty smell, wet and soft timbers
Dry rot - caused by final attack, signs include strong smell, cracking paintwork
Rising damp - usually up to 1.5m above ground level
Condensation - caused by lack of ventilation and background heating, signs include mould and condensation on windows/wals
What’s included in the Surveying Safely 2018 PN?
Best practice for health & safety inspection
Safe person concept
What are VSF of an industrial unit?
Location
Size
Age
Eaves height
Access
Floor loading
What is the site coverage for an industrial unit?
40%
What are VSF of an office?
Location
Age
Reception (double height is now the norm for Grade A)
Floor to ceiling height (grade A standard is 2.65m)
Raised floor height (Grade A 100mm-150mm)
Level of natural light
What is the office requirement space for an industrial unit?
5-10%
What does the GN60 state about the measurement of Doctor Surgeries?
Values should apply the Code of Measuring practice to surgery premises but also include the following in NIA:
- pram stores, baby changing facilities
- additional WC accommodation
- necessary additional circulation space
When was GN60 published? What does it state?
Effective from 1st Oct 2010
Best practice for the valuation of surgery premises, including all medical centres and surgeries occupied by doctors
What impact did the roof damage cause internally?
Water penetration which caused damp
How did the slipped tiles for the property in Balham affect your valuation?
Use BCIS to verify costs, hypothetical buyer will have to take on repair, therefore reflected an adjustment
What is the difference between Grade A and Grade B?
- Office Grades (Grade A, Grade B)
Grade A Offices:
• These are considered top-tier office spaces in terms of design, amenities, and location. • Typically found in prime areas, such as central business districts. • Modern and recently built or refurbished to high standards. • High-quality infrastructure and finishes (e.g., energy-efficient, top-tier HVAC systems, high-speed elevators, security, etc.). • Often include premium amenities such as 24-hour security, parking, and common areas like cafeterias, gyms, and lounges.
Grade B Offices:
• Still functional and comfortable but usually older than Grade A. • Located in less prime areas or slightly less prestigious buildings. • Less modern than Grade A but still well-maintained and meeting standard professional needs. • They may have lower rent than Grade A offices, making them more affordable. • The infrastructure might be of decent quality but lacks some of the high-end features found in Grade A.
What is the difference in level of fit out for offices?
Fit-Out Cat A: The office has basic finishes and is ready for the tenant to customize.
• Fit-Out Cat B: The space is fully customized and furnished according to tenant requirements. • Fit-Out Cat C: Further specialized customization of the office space for unique needs.
What is shell and core?
The basic structure of the building without internal finishes.
What are the overarching points within VPS2?
• Any limitations or restrictions on the inspection, inquiry and analysis for the purpose of the valuation assignment must be identified and recorded in the terms of engagement.
• If the relevant information is not available because the conditions of the assignment restrict the investigation, then if the assignment is accepted, these restrictions and any necessary assumptions or special assumptions made as a result of the restriction must be identified and recorded in the terms of engagement.
- Inspections and investigations must always be carried out to the extent necessary to produce a valuation that is professionally adequate for its purpose. The valuer must take reasonable steps to verify the information relied on in the preparation of the valuation and, if not already agreed, clarify with the client any necessary assumptions that will be relied on.
What are the 9 principles of Surveying Safely?
- Personal responsibilities for RICS members and RICS registered firms
- Relevance to RICS professional groups
- Assessing hazards and risks
- RICS members’ places of work
- Occupation hygiene & health
- Visiting premises & sites
- Fire safety
- Residential property surveying
- General procurement and management of contractors
How do you carry out a dynamic risk assessment?
Make a note of any risks whilst on inspection
Why is it important to detail the extent of the investigation in the TOE?
- Clarify the scope of work
- Manage client expectations
- Defines limitations and constraints
- Transparency and professionalism
What are the different types of construction?
Masonry construction
Timber frame construction
Steel frame construction
What is the size of a brick?
• Length: 215 mm (8.5 inches)
• Width: 102.5 mm (4 inches)
• Height: 65 mm (2.5 inches)
What is RAAC?
Reinforced Autoclaved Aerated Concrete (RAAC) is a lightweight form of concrete that was commonly used in the construction of buildings between the 1950s and the 1990s, particularly in the UK.
It was used for roofs, walls, and floors in various types of buildings, including schools, hospitals, and offices.
1. Reduced Lifespan: RAAC has a shorter lifespan than traditional concrete, often showing signs of wear, cracking, and deterioration after several decades. 2. Structural Weakness: Over time, RAAC can lose its structural integrity, especially if exposed to moisture, leading to potential risks of collapse. 3. Moisture Absorption: RAAC’s porous structure can absorb water, which accelerates its degradation and further weakens the material.
What age is Georgian?
1830s
What are the weaknesses of a portal frame?
Vulnerable to fire
Cracking
Vulnerable to rusting
When was portal frame construction implemented?
1940s
Explain a key issue raised by
RICS Surveying Safely
Visiting premises and sites:
- Tell someone where you are going and when you leave the building/site
- Where appropriate protective clothing where appropriate
- Sign in and out of a building or construction site and receive a site induction
- Consider whether safe to inspect alone and observe special lone working arrangements
Emphasis is placed on Members having correct operational practices in place
What does DDA compliant mean?
For example, presence of auto doors, wheelchair with doors/door openings, access to non ground floors, disabled WCs, raised signage, contrast coloured surfaces
What does DDA compliant?
Equality Act 2010
Disability Discrimination Act
How is air conditioning recorded in the survey data?
office & warehouse - whether it is present or not
retail - price square meter
Is this specific to rating?
How did you feel it was high spec? What were the other priorities in the localities specification?
What is three phased electricity?
Unlike single-phase electricity, which has one alternating current, a three-phase system uses three alternating currents that are offset in time from each other by 120 degrees. This results in a more stable and continuous power supply.
What air conditioning did the office have?
The four pipe can coil (chilled water system)
What are common defects to an industrial unit?
ASBESTOS
Deterioration of materials
Poor drainage
Outdated wiring
What does DDA stand for?
Disability Discrimination Act
What is a risk assessment? How many stages are there?
What is the life span of a flat roof?
10-15 years
What would have happened if you haven’t had inspected the property?
How did your take your site notes?
Checklist in line with VPGA 8
What are the pros and cons of a fan coil system?
Pros
-energy efficient
-heating and cooling
-compact
Cons
-noise
-maintenance
If you issued a VON, when is the effective date? How can you confirm this?
The date the change occurred
Confirm?
Planning documents, confirmation from occupier, time stamped photographs
