Inspection

Question 1

What do you do when you get back from inspection?

Answer 1

Scan my inspection notes, floor plans etc and save securely in the file. I usually work out floor areas as soon as I get back so that the property is still fresh in my mind and I do not miss anything.

Question 2

What are the different types of asbestos?

Answer 2

White (most common), brown, blue (most deadly)

Question 3

What does the asbestos look like?

Answer 3

A number of different types – can be in pipe insulation (looks like built up dust/fluffy), can be ceiling coating (swirly/bumpy design) and can be in corrugated roofing sheets (cloudy grey colour)

Question 4

How can you tell the difference between a solid and cavity wall?

Answer 4

Externally, a cavity wall will have a regular brick pattern (just stretchers, no headers). If internal you can measure the door head, cavity wall is thinner (150mm). Also, you can knock on it to see if hollow, check floor plans or go to upper or lower floors to see if wall continues.

Question 5

What do you know about invasive species? What does Japanese Knotweed look like?

Answer 5

Invasive species grow very quickly, are costly to eradicate and need a specialist to remove. Japanese Knotweed can damage hard surfaces like tarmac and can grow up to 3m. It is identified as a green 20cm spade shaped leaf with a hollow purple stem.

Question 6

What would you do if you saw Japanese knotweed on site?

Answer 6

Check if it had been registered and there was a removal plan kept on site. If not I would take pictures and inform the landowner so they could seek a specialist to remove, ensuring none got stuck to my shoes as letting it spread would be against the Wildlife and Countryside Act. I would value it deducting the removal costs (after seeking specialist to quote) or value with SA that it was not present. Williams v Network Rail 2018 – network rail ordered to pay damages + remove it as roots were on its land.

Question 7

What are some other factors that impact on the rental value of a retail unit?

Answer 7

The pitch, the frontage (is it double frontage or return frontage), the layout of the unit, whether it has ancillary space (on upper level or basement), the condition of the store

Question 8

What would you have done if there were discrepancies between the floor plans and what you saw on site?

Answer 8

Draw a sketch of differing layout so you could take measurements. Take photos and make notes about the discrepancies. Inform the client and make investigations as to whether the tenant had permission for the changes (if structural)

Question 9

When can you start to rentalise tenant improvements at renewal?

Answer 9

After 21 years

Question 10

What is the difference between a valuation inspection and a letting inspection?

Answer 10

Valuation inspections are assessing the property at the time you saw it (the valuation date) whereas letting inspections are more forward thinking as you are looking at its marketability and what could be improved in the future by the landlord to help attract potential tenants

Question 11

What would you do if you noted something that could be a structural issue?

Answer 11

I would take pictures and recommend a structural survey to see the extent of the issue and any remedial work would be completed. For valuation – would include assumptions that there are no issues but reserve the right to change our valuation if survey comes back with issues/costs that need to be implemented into report.

Question 12

How can you stop mould growing in the bathrooms?

Answer 12

Insulate the walls so it’s too warm to grow or ventilate it (open windows)

Question 13

What could you recommend for the mould to be treated?

Answer 13

Get specialists in to treat the mould, cleaning it and re-painting – and ensure no further damage.

Question 14

What legislation relates to stopping mould growing in a property?

Answer 14

Homes (Fitness for Human Habitation) Act 2018 requires that properties are free of hazards such as mould which make the dwelling not suitable for occupation

Question 15

What causes damp in a property and what are the different types?

Answer 15

Moisture in the air causes damp. Examples include rising damp, damp due to burst pipes, condensation, penetrating damp and agent damp

Question 16

How can you identify a town’s prime pitch?

Answer 16

Where there is heavy footfall, the best shops (multiple retailers and brands), near car parking, good transport links, on pedestrianised pitch, looking at vacancies

Question 17

What would you expect in Grade A vs Grade B offices?

Answer 17

Office space classification was used to help the property industry classify building space to justify pricing. Grade A space will be brand new/newly redeveloped, have many amenities (fully equipped meeting/conference rooms, coffee shops, fitness facilities), heating/ventilation/air con facilities of the highest efficiency, higher ceiling, professionally managed, covered parking.

Grade B space has good infrastructure/amenities but was built years ago so may have outdated décor/design. HVAC and lift facilities that are functional but not top of line. Uncovered parking.

Question 18

How would you date a building?

Answer 18

Ask client, review local planning portal, look at historic OS maps, look at architectural style

Question 19

How do you get a DBS check?

Answer 19

I gained a basic DBS check via the Gov website.

Question 20

What types of defects can you get in a building?

Answer 20

Movement: subsidence- vertical downward movement. Heave is expansion. Horizontal cracking occurs with new plasterboard. Thermal expansion can also cause cracks.

Damp: wet rot, dry rot, rising damp, condensation, damp by leaking plumbing.

Common buildings defects: period resi/ office/ shop- dry rot, wet rot, tile slippage, death watch beetle, water ingress. Modern industrial buildings- roof leaks, damaged cladding panels, cut edge corrosion, blocked valley gutters, water damage.

Question 21

Tell me some problems relating to defects that might effect a private road?

Answer 21

Rights of access, service charge, repair and maintenance (who is liable?)

Question 22

In regards to the Special Needs School, Canterbury, was there asbestos there, and if not, if there was want would you have done?

Answer 22

There was no asbestos. If there was. I would make sure I was safe. I would also make sure that the responsible person was taking the right steps. There are two options; Asbestos management or asbestos disposal

Question 23

What is included within an asbestos register?

Answer 23

live doc which must always contain current info on the presence and condition of asbestos-containing materials (ACMs). Helps actively manage any asbestos, presumed asbestos in your buildings.

Question 24

In regard of the industrial site, Bookham, what other ways are there of finding the correct red line boundary?

Answer 24

Land registry website, Site documents e.g. land register.

Question 25

What potential risks are there when doing inspections at a care home?

Answer 25

Vulnerable persons, more decisions need to be made for them

Question 26

In regards to Care Home, Tonbridge. You state part of the buildings is in poor condition. What did you do about this?

Answer 26

Made sure the responsible was aware of the situation. They (the patients) had been moved out of this part of the building. I also made sure that the responsible person was doing something about it. I also informed the client (bank) of the situation and informed them that the loan security was dependent on the repairs being undertaken.I also followed up on the situation until i was sure it was safe for the users

Question 27

Why is it important to take photographic evidence

Answer 27

Photos capture the exact condition of the property at the time of inpsection, leaving no room for misinterpretation

Question 28

What is the secondary student accommodation location as stated in the Student Accommodation, Canterbury example?

Answer 28

A secondary Student accommodation where the accommodation is not in a prime location compared to the other student accommodation within Canterbury. With this, I factored the secondary location in to my valuation.

Question 29

What do you take on an inspection?

Answer 29

Phone, laser measure. File, plans, supporting docs, PPE, pen and paper

Question 30

What is grade A industrial spec

Answer 30

non-combustiable build materials, clear high of more than 10m, warehouse have floor load capacity of 5 tons per sqm, one dock door for every 1,000 sqm,

Question 31

Types of school (Resi) defects

Answer 31

Dry rot, wet rot, title slippage, death watch beetle, water ingress

Question 32

Types of Industrial Defects

Answer 32

Roof leaks, damaged cladding, cut edge corrosion, blocked gutters

Question 33

Types of Office defects

Answer 33

Damp penetration at roof level, water damage from burst pipe, damaged cladding

Question 34

Care home defects how did you equate for these within your valuation?

Answer 34

Consulted our in house building surveyors to determine a cost estimate and took that away from the valuation value.