Inspection Flashcards
According to VPGA 8, what matters can impact the markets perception on value?
Surrounding area - communications and facilities eg wind farms, 5G towers, nuclear power plants, distance from good quality schools/ public transport etc
Property itself - Age, construction, accessibility, fixtures/fittings, improvements, hazards, flooding, contamination, deleterious materials, potential for development or re-development
What is radon?
Natural, radioactive, odourless and tasteless gas
Low levels in outside air but collects in enclosed places like buildings, certain parts of the U.K are more prone to it such as Bristol or the Peak District due to the geology of the soil & rock
What are the risks of radon exposure?
long term exposure - increased cancer risk
How is radon mitigated?
Works - Increased ventilation and sealing hatches
- Radon pump
What are the procedures necessary when undertaking inspections?
Request access - any access equipment required
Pre-assessment of hazards and risks likely eg property condition
PPE requirement
Check of weather conditions
Transport details - make other people aware of timings
Ensure compliance with Lone Working document
Examples of common Asbestos Containing Materials (ACMs)?
Corrugated roofing & cladding
Insulation
Asbestos cement
Fire blankets
Plant/machinery
Lagging
Floor Tiles
How much notice is ‘good time’ when undertaking an inspection?
Refer to the lease
Name some other deleterious materials?
RAAC
Mundic
Calcium chloride cement
High alumina cement
What H+S matters should be considered during an inspection?
Structural stability
Sharp objects
Slip/trip hazards
Hidden traps/openings
Contamination
What is high alumina cement, and what is its risk?
Rapid strength development, used until 1970s in pre-cast beams
Vulnerable to chemical attack and reduced strength
Buildings collapsed so was banned
What is calcium chloride cement, and what is its risk?
Accelerated the time taking for cement to set, used until 1970s
Caused corrosion to embedded metal weakening the rebar - particularly weak to acid rain
What is mundic, and what is its risk?
Mineral mine waste found in Devon and Cornwall
Used as aggregate in concrete blocks up to 1950s
Chemical changes caused concrete to deteriorate
Tell me the key signs of structural instability?
Leaning walls/bulging walls
Rotten beams/columns eg dry rot or wet rot
Corroded metal fire escapes
horizontal or vertical cracking
What is Workman’s lone working policy?
In accordance with surveying safely 2019:
- Charged phone
- Diarise
- Inform colleagues (time scales)
- Risk assessments
Appropriate training
What are examples of unsafe atmospheres that should be considered during inspection?
Confined spaces with insufficient oxygen, rotting vegetation, stores containing flammable materials, excessive mould or fungi, insecticides/herbicides/fungicides
What is efflorescence?
White marks on brick - caused by reaction between salts used in bricks and water
What is spalling?
Damaged bricks - bricks starts to crumble from freeze/thaw
What are the encountered risks associated with people/animals ?
Squatters/trespassers
Aggressive tenants
Dogs
Rodents
Bee/wasp nests
Are there any contamination risks within properties?
Asbestos
Chemicals
Legionella (A/C / water)
What is English Bond brickwork?
English bond brickwork combines alternate courses of stretchers and headers.
What is Flemish Bond brickwork?
Stretchers and headers are laid alternately in a single course each time. Weaker than English Bond but more aesthetically pleasing
How would you identify a cavity wall or a solid brick wall?
Cavity walls:
11 inches wide (can be measured at an opening)
Usually have weep vents
Typically made of only stretcher bond bricks (but not always)
Solid Brick Walls:
Likely to be Flemish or English Bond as the headers are interspersed with the stretchers
Two bricks wide with no gap - typically 9 inches wide
Can you give me an example of PPE that may be necessary on site?
Steel toe cap boots with rubber soles
Safety goggles
Hard hat
High Vis Jacket
Gloves
Harness (if working at height and attached to a mansafe device)
Mask/breathing apparatus
What are cavity wall ties?
Used to join two leaves of cavity wall together providing additional support
Prevents water from transferring to the outside of the wall
Twist at centre means water drips down through cavity
What are the different types of cavity wall ties?
Butterfly, vertical twist, double triangular
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
What are rafters?
Beams of a roof that are angled upward to support the angle of the roof, and meet at top of gable at ridge beam
What are purlins?
The horizontal beams of a roof that are used for structural support
Where does brickwork typically crack?
Along mortar joints as this is the weakest point
What is a roof truss?
Structure that consists of pieces of straight wood or steel joined together in triangular shapes to support the weight of the roof
What are the different types of roof truss?
Monopitch, asymmetrical, or attic truss
What does horizontal line cracking indicate?
Cavity wall tie failure
What is triangular cracking indicative of?
Lintel failure
What is stepped cracking indicative of?
Structural failure
What does cracking to ground level indicate?
Below ground movement (foundations)
What is in your inspection report?
Date/address/purpose
Photos
Condition of property
Tenant compliance with lease
Any maintenance issues
What are the characteristics of a Grade A office?
Located in desirable area, new or highly maintaned, steel or reinforced concrete frame, raised floor with 150mm void, suspended ceiling with 350mm void, lifts, HVAC systems, LED lighting, excellent DAA, excellent BREEAM rating, high EPC rating (A or B), car parking, cycle racks, lockers, showers
What are the characteristics of a Grade B office?
Grade A 10-20 years ago
Well maintained
Systems are functional but no longer industry leading
What are the characteristics of a Grade C office?
Located in less desirable area
Older than Grade A or Grade B
Out of date furnishings and poor disability access
What is a portal frame?
Type of structural frame with beams supported by columns at either end
Typically spans 15-50m
What are portal frame structures typically used for?
Low rise structures like industrial and warehouse buildings - typically steel portal frame
What are the benefits of a portal frame structure?
Large spaces can be enclosed with little use of material (lower costs)
What is considered optimal site cover for an industrial development?
40%, as 50% upwards will likely lead to congestion
What is the floor loading requirement for industrial buildings?
40KN per square metre
What is typical office coverage for industrial properties?
10% of total floor area
What is the typical fit out of industrial properties?
Roller shutter doors, dock levellers, landscaped to site perimeter, office area may have carpet but rest is concrete screed floor , steel portal frame
What is a dock leveller?
Height-adjustable platform used to bridge the difference in height and distance between warehouse floor and vehicle
What are the 4 types of damp?
Penetrating
Rising
Condensation
Plumbing failure
What are the three causes of rising damp?
No damp proof course, failed damp proof course, or bridged damp proof course
How is damp measured/identified?
Using a moisture/damp meter
Hygrometer
Thermal Imaging Camera
Carbide test
What are key signs of damp/condensation?
Mould growth or wet rot
Musty odour
Peeling paint or wallpaper
Obvious condensation on windows or glass
How do you prevent penetrative damp?
Regular guttering, downpipe, roof and window maintenance
What is considered during a valuation inspection?
Aspects that impact value
- Area
- Age/construction
- Environ risks
- Sustainability
- Occupation/tenure
What is japanese knotweed?
Fast growing, clump-forming dense plant, white flower blooming in late summer/autumn
- Deeply penetrating underground stems
- Invasive non-native species
What are the issues that japanese knotweed can bring?
Difficult to control
Expensive to eradicate - need specialist
Damages foundations
Lenders may refuse loan if evident at prop
Legal requirement to remove it once identified
Is there any RICS publications relating to Japanese knotweed?
Japanese Knotweed and Residential Property 1st Edition 2022 (guidance note)
What is wet/dry rot and the difference between them?
Wet rot = caused by damp and timber decay (visible fungal growth and musty smell)
Dry rot = caused inside by fungal attack - cracks paintwork and can destroy timber and masonry
What are the two main methods of construction for new office buildings?
Steel frame = less columns + wider frame
Concrete frame = more columns, less height
What are the types of AC systems?
HVAC - Heating ventilation air con
VAV - variable air volume
VRV - variable refrigerant volume
fan coil - use coil and fan to heal cool room
What is R22 refrigerant?
A low temperature refrigerant
- Odourless
- Use and replacement illegal from 01/01/2015
- Existing R22 must be modified to become more efficient
What are the different types of building movement?
Subsidence
Heave -
Cracking
Thermal expansion
What is an inherent defect?
Defect in design or material that has always been present since construction
What is a latent defect?
A fault in the property that could not have been discovered through a reasonably thorough inspection
What is an example of an inherent defect?
Incorrect construction of a roof leading to leaks
What is a latent defect?
Cladding having the incorrect fire breaks - can only be discovered from investigations into the cladding
Three common types of defect?
Movement
Water
Defective materials
How should the risk of falls from height be assessed when working on site?
Using ladders/Latchways that have been properly tested
Avoid working near unprotected areas - ensure guardrails have been properly tested
Use a harness and tested mansafe equipment
Understand RAMS
Have the required competence and training to undertake the inspection
What is heave?
Expansion of the ground beneath part or the whole of the building - opposite of subsidence
What is subsidence?
Vertical downwards movement of the ground under a property
What is land remediation relief?
Form of tax relief applying to contaminated or derelict land in the UK
How can the age of a building be assessed?
Ask the client, research planning, land registry, local historical records, architectural style, Practical Completion certificate, look at the PPM
What should be considered during a property management inspection?
Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues
What should be considered during a valuation inspection?
Location, tenure, form of construction, defects, condition, occupation details, sustainability?
What are 4 common forms of foundation?
Trench/strip footings, raft, piled, pad (TRPP)
What is trench or strip footing foundation, and what are they used for?
Shallow foundation that avoids bricklaying below ground by filling trench with concrete. Useful method used in residential and retail buildings as quick and easy. Only issue is that it must be used in areas where soil has good drainage or water can pond in the foundations, weakening them over time.
What is a raft foundation and when are they used?
Shallow, slab foundation reinforced by concrete slabs of uniform thickness. Typically used to spread the weight of a building over a larger area so typically used in for industrial/warehouse applications, the reinforced concrete literally sits on top of the soil like a raft. Not good to use on clay soils as the clay moves and cracks the shallow slabs.
What is a piled foundation and when are they used?
Long, slender reinforced concrete cylinders or beams used for large structures. Embedded upright in the ground and used when the soil is weaker as the piles can be buried very deep - good for supporting taller buildings like office blocks
What is a pad foundation?
Generally shallow, pads support single-point loads like columns and frames. The pad extends beyond the building to provide greater strength.
What is the typical specification of new retail units?
Steel or concrete frame, services capped off, concrete floor, shell condition with no shop front ready for retailers own fit out
What are the current institutional specifications for industrial property?
40KN/sqm floor loading, full height loading doors, 3 phase electricity, 10% office content, 8m clear eaves height, main services capped off, site cover of 40%
What would you do if you identified a building defect during an inspection?
Take photo, try to establish cause, inform client, recommend specialist advice from building surveyor or structural engineer
What are common defects in period residential, office and shop buildings?
Dry rot, wet rot, tile slip on roof, damp penetration, water ingress around door, structural movement around windows
What are common defects in modern industrial buildings?
Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work
What are common defects in modern office buildings?
Damp penetration, water damage from burst pipes, cavity wall tie failure, poor mortar joints, damaged cladding, structural movement
How can contamination exist at a property?
Radon gas, methane gas, diesel, oil, asbestos
What are contamination signs that a surveyor should look out for?
Oil slick, evidence of chemicals, dead plants or animals, soil discolouration
What are three typical phases of investigation for contamination?
Review site history, investigate to identify extent of contamination (can take soil samples), remediation report setting out options and monitoring - instruct expert if necessary
What are signs that deleterious materials are present?
Brown staining on concrete
What does Japanese Knotweed look like?
Purple stems, green zig zag leaves, white flower produced in late summer and early autumn
What is 3 phase power and why is it needed in industrial properties?
Accomodates higher loads, and lots of electrical equipment needs it EG plant and heavy machinery, heating systems, A/C systems and motors/pumps
What RICS publication relates to asbestos?
Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021
What do you look for when inspecting for management purposes?
Any breach of the lease
What due diligence do you undertake prior to inspection?
Desktop inspection then external inspection
Adhere to RICS surveying safely
What do you look for when inspecting for management purposes?
If occupied - Any lease breach
Condition of building
H&S compliance (unoccupied)
Ready to let procedure (unoccupied)
Maintenance (unoccupied)
How do you inspect externally?
Method of construction
Age of building
Car parking
Defects
Site boundary
Repair and condition of exterior
How do you inspect internally?
Repairs
Defects
Age/quality of services
Tenant activity - use, alterations
What common defects are you aware of in old industrial buildings?
Structural movement
Asbestos or lead paint?
Roof leaks
Damp/moisture
lamination of concrete screed
What legislation covers inspection?
Health and Safety at Work Act 1974
What should be considered in an inspection for vacant purposes?
Factors that can influence value
- Location
- Tenure
- Construction
- Defects
- Occupation details - previous
When was asbestos outlawed?
1999
What is an apex?
Highest point of building or top of pitched roof
What is an appropriate floor loading for an office?
2.5-3kn/ sq m plus 1 for partitioning
How do you identify rising damp?
It can only rise 1.5 metres through capillary action
What is RICS surveying safely 2019?
professional standard
- Layouts out H&S principles for firms and individuals
- Introduced safe person concept
What is the safe person concept?
Each individual assumes behavioural responsibility for their own, their colleagues and others health and safety while at work
What is thermal expansion?
Variations in temperature of a structure can result in thermal movements of its parts eg pipes can heat up and expand causing damage to concrete
What does the case of Jervis v Harris mean to you?
Clause in a lease which permits the LL to undertake works at the expiry of a lease regarding dilaps, and charge this back to the previous tenant
- Can usually do this during the lease but has to be accompanied with a S.146
MEWP?
Mobile elevated working platform
What is a deleterious material?
Dangerous materials that are prohibited for use in a project
What are some examples of hidden traps, ducts and openings that you may come across on inspection?
Lift shafts, manholes, surfaces concealed by debris or standing water
What should you do if you think Japanese Knotweed is growing on a property you manage?
- Take pictures of it and immediately request a licensed specialist contractor to attend who can remove it correctly
- Allowing Japanese Knotweed to grow on your land is a criminal offence and you can get fines of £5,000 or more and up to 2 years in prison
How could you tell if an office block was constructed by a steel frame or a concrete frame?
Steel frame - less columns and wider span between columns
Concrete frame - more columns, lower floor heights and shorter span between columns
What else besides wet/dry rot can destroy wood?
Woodworm, death watch beetle
Can you name the different types of commonly used bricks in the UK?
Common Brick - Cost effective
Facing Brick - Used on exterior walls as they look better
Engineering Brick - have higher compressive strength
Air Brick - Allows for ventilation
Fire Brick - resistant to higher temperatures
Concrete Block - used in most industrial buildings, cheap strong and durable
What are some ways that leaks can be detected?
Thermal imaging
Acoustic leak detection
gas tests or dye tests
How would you identify different types of leaks?
I would identify the location of the leaks eg is it a roof leak, plumbing issue, failed down pipe etc
What is a Air source heat pump?
ASHPs work by absorbing heat from the air using a liquid, then compressing it to increase the temperature. The heat is then transferred to the buildings heating and hot water system
