INSPECTION

Question 1

Can you talk me through your advice for the industrial in Cardiff?

Answer 1

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.

Question 2

How did you determine that it was not insulated?

Answer 2

Visual inspection,
Bare metal walls and roof - Thin Walls – Absence of Insulation Materials.

Question 3

Age and construction of the industrial? Typical defects? Any deleterious materials that would be expected on this age of industrial?

Answer 3

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.

Question 4

What VSF did you note for the industrial unit?

Answer 4

Layout, eaves height, loading doors, floor roading.

Question 5

How did you determine the ages of the various buildings?

Answer 5

Different materials- brick built indicated a pre-1960 construction whereas steel-framed suggest post 1980 builds.

Question 6

Was the land incorrectly captured as surfaced? What adjustment did you make? Why?

Answer 6

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.

Question 7

What was inferior with the layout? What level of allowance? How did your inspection support this allowance?

Answer 7

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.

Question 8

Was is the typical layout of a comparable industrial?

Answer 8

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%

Question 9

What was the age and construction of the surgery? Was it a modern unit? Converted resi?

Answer 9

The building was modern arranged over three floors, brick construction with a smooth rendered finish under a flat roof. Front car parking with up to 20 customer spaces.

Question 10

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?

Answer 10

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.

Question 11

What is the RICS professional statement on Asbestos?

Answer 11

Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition, 2021

Question 12

What is included within a risk assessment?

Question 13

What is your firms lone working policy?

Question 14

What defects are you noticing when undertaking an inspection internally and externally?

Question 15

What characteristics make a hereditament differ from standard construction?

Question 16

Talk through your methodology prior to an inspection.

Question 17

What are your statutory requirements which govern inspection you are undertaking for rating purposes?

Question 18

What guidance do you refer to when undertaking inspections?

Question 19

Why is an inspection vital when undertaking tone disputes?

Question 20

What relevance does building condition have when analysing rental comparables?

Question 21

What would you do if you noted a hazard during an inspection?

Question 22

Can you provide an example of when you have provided reasoned advice on the impact of matters noted during an inspection.

Question 23

What were the eaves height of the industrial units you inspected?

Question 24

How did you determine if a property should be valued on the overall approach as opposed to zoned?

Question 25

What is the purpose of inspecting?

Question 26

What is the safe person concept?

Question 27

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?

Question 28

What would you do if you identified a problem of a specialised nature?

Question 29

What are material considerations - can you give me say 3 examples?

Question 30

Have you come across any hazardous materials on your inspection - what are the three main types of asbestos?

Question 31

Have you encountered damp on an inspection - how would you confirm or detect?

Question 32

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?

Question 33

How did you approach the defects that you recorded to the residential house in Balham in your valuation?

Question 34

What are common property defects?

Question 35

How do you address discrepancies found during inspections that differ from existing survey data?

Question 36

How do you factor in property condition during inspection and its effect on valuation?