Inspection

Question 1

Talk me through your Sydenham site inspection example

Answer 1

I undertook an inspection of a telecoms site at the rear of a pub

I noticed damage to the pavement by the entrance, loose rubble, a step down to this damaged area = risky

took photographs and arranged a joint inspection

I carried out a risk assessment, and advised the client the paving will need to be fixed

upgrade works were due to be undertaken in the coming weeks so we booked a contractor to fix the issue

I inspected afterwards and took photographs to confirm complete

Question 2

How did you carry out the risk assessment?
(Sydenham example)

Answer 2

I completed a 5x5 matrix form

Severity from 1. Insignificant to 5. Major

Likelihood from 1. Rare to 5. Certain

Rated 3 Moderate severity and 4 Likely to happen

Considered contractors coming and going, carrying goods etc.

Matrix table produces a result from green-yellow-amber-red

This was Amber, but needed to be fixed prior to the works taking place

Question 3

What risks were posed?
(Sydenham example)

Answer 3

Tripping, landing awkwardly, twisting an ankle or worse. Also contractors may be carry equipment/tools in and out of the entrance. There was a step down to the paved area, could easily not see the issue and trip, maybe carrying something heavy etc

Question 4

What did you do with the risk assessment?
(Sydenham example)

Answer 4

Uploaded to the client portal, with photographs, also marked the site as ‘risk hazard’ on the portal and advised not to attend until resolved. Also saved on our internal system.

Question 5

Talk me through your Coventry residential property example

Answer 5

We were valuing a residential property - the tenant had let the property fall into a state of disrepair.

It was very dirty, damaged in areas (old wallpaper, exposed brick, cracked windows, dirty bathroom sanitary ware etc)

Question 6

What was the outcome of the inspection?
What did you implement?
(Coventry example)

Answer 6

I took photographs and detailed notes of the condition. I advised the borrower this would impact value, and also reported this to the bank.

Provided info within my report and took 40k off the value for a full refurbishment. 180k down to 140k.

Question 7

Describe the property exterior
(Coventry)

Question 8

What defects do you look for with a 1960s property?

Question 9

Four step process for Inspection?

Answer 9

1. Online - location, transport, what is nearby etc
2. Immediate area - situation, surrounding buildings/occupiers, agent boards, business vibrancy, contamination
3. External - method of construction, defects, condition, parking/access, site boundary etc
4. Internal - layout and specification, condition, defects, asbestos etc, compliance with lease/planning

Question 10

Different inspection purposes?

Answer 10

Valuation
Property management (policing the lease)
Agency (marketability)

Question 11

Four types of foundations?

Answer 11

Trench - generally residential

Raft - slab foundation to spread the load for lightweight structures

Piled - long reinforced concrete cylinders in the ground when ground conditions are weaker

Pad - a slab foundation system under groups of columns so column load is spread easily - suitable for larger buildings

Question 12

Efflorescence

Answer 12

white marks on brick from water damage (salt) - could be a sign of further issues

Question 13

Spalling

Answer 13

Damaged brickwork when brick surface starts to crumble because of freeze/thaw action

Question 14

Solid wall/traditional brick construction

Answer 14

Headers and Stretchers (Flemish bond)

Question 15

Cavity wall construction

Answer 15

Two layers of brickwork tied together with metal ties - no headers - evidence of weep holes may be seen.

Came about in the early 1900s - common by 1920s

Question 16

Inherent vs latent defects?

Answer 16

An inherent defect is a defect in the design or material which has always been present

A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection of the property

Question 17

What is your process if you identify a defect?

Answer 17

1. Take photographs and detailed notes
2. Try to establish the cause
3. Inform your client
4. Recommend advice from a building surveyor or, in the case of movement, a structural engineer

Question 18

Three common causes of defect?

Answer 18

Movement
Water
Defective/deterioration of building materials

Question 19

What are signs of movement?

Answer 19

Subsidence (downwards - underlying ground conditions)

Heave (upwards/expansion of ground beneath e.g. tree removal leading to subsequent moisture build up)

Cracking

Question 20

Types/causes of damp?

Answer 20

Wet rot - timber decay (fungal growth, musty smell)

Dry rot - fungal attack (mycelium - white strands, orange fungi)

Rising damp - stops 1.5m above ground level

Condensation - lack of ventilation

Can also be caused by leaking plumbing, blocked gutters etc

Question 21

What are common building defects for period buildings?

Answer 21

dry rot
wet rot
tile slippage on the roof
damp penetration at roof and ground floor level
water ingress around doors and window openings

Question 22

What are common building defects for modern industrial buildings?

Answer 22

roof leaks around roof lights
damaged cladding panels
blocked gutters
water damage
cracking on brickwork panels

Question 23

What are common building defects on modern office buildings?

Answer 23

damp penetration at roof and ground levels
water damage from pipes or air con
structural movement
damaged cladding
efflorescence

Question 24

Signs of contamination?

Answer 24

Evidence of chemicals, oils, oil drums, subsidence, underground tanks etc
Factories nearby, hospital (can be sources of Radon)

Contamination can exist because of heavy metals, Radon, methane gas, chemicals etc

Question 25

What to do if contamination is present?

Answer 25

Always suggest a specialist report, I am not an expert

for a valuation, you can either:

Don’t provide advice until a specialist report is commissioned

Caveat advice with an appropriate disclaimer and special assumption

Deduct the remediation costs from the gross site value

Question 26

What are deleterious materials?

Answer 26

Materials that can degrade with age causing structural problems

e.g. RAAC - Reinforced Autoclaved Aerated Concrete

Question 27

What are signs of deleterious materials?

Answer 27

can include brown staining on concrete, concrete frame buildings and 1960s and 1970s buildings, as well as in modern buildings

Question 28

What is RAAC?

Answer 28

Reinforced Autoclaved Aerated Concrete

Used between 1960s-1990s
Common in public sector, but not limited to
deteriorates over time, leading to structural issues

Most commonly found on flat roofs - but not limited to

RAAC panels are light-grey or white in appearance, the underside of the panels will appear smooth. The inside of the planks will appear bubbly, often described as looking like an Aero bar

Question 29

Types of hazardous materials?

Answer 29

Asbestos
Lead piping/paint
Radon gas

Question 30

Process to check/deal with asbestos?

Answer 30

Always check contents of asbestos survey/register/management plan

if no asbestos report, recommend specialist report

Caveat valuation with assumption if no report

Question 31

How do you identify Japanese Knotweed?

Answer 31

green heart shaped leaves with purple/green stem
difficult to identify in winter - might look like brambles

Question 32

What considerations do you have around Japanese Knotweed when inspecting?

Answer 32

I know how to identify

I would take pictures and report and recommend a specialist survey/removal

Latest guidance advised if within 3m from property it needs to be reported, or if further than 3m but particularly prevalent

For mortgage valuations, it is ultimately up to the client and the borrower should get an expert opinion

Question 33

Institutional Specification of shops?

Answer 33

Capped off services
Shell and Core
concrete floor, no suspended ceilings

Question 34

Institutional specification of offices?

Answer 34

full accessed raised floor with floor boxes
Air conditioning and double glazed windows
Passenger lifts
1 cycle space per 10 staff and 1 shower per 100 staff

approximate ceiling height of 2.6-2.8m

BRITISH COUNCIL FOR OFFICE Guide to Specification 2023

Question 35

Types of fit out for offices?

Answer 35

Shell and core
Cat A - e.g. grade A spec, ready for tenant to occupy with their fitout
Cat B - completely fit out to tenant requirements - plug & play e.g. i.t equipment, desks, plants

Question 36

Institutional specification for industrial

Answer 36

Typically steel portal frame with insulated profiles steel cladding walls and roof

Minimum 8m clear eaves height (12m on top stuff)
Minimum 30KN/sqm floor loading
full height loading doors (electrically operated and ideally dock level)
3 phase power
5-10% office content
40% site coverage
LED lighting