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