Inspection Flashcards
what are the 4 steps when undertaking inspection
personal safety
inspection of local area
external inspection
internal inspection
what should you take on inspection
mobile phone
camera
tape measure/laser
file, plans and other supporting documents
personal protection equipment
pen and paper
what to consider when in the immediate area
- location
aspect
local faculties
public transport
business vibrancy
contamination
environmental hazards
flooding
high voltage power lines
electricity substations
comparable evidence
local market conditions
agents boards
what should you look for on external inspection
- method of construction
repair and condition
car parking/access/ loading arrangements
defects/structural movement
check site boundaries
ways to date the building including asking the client, researching the date of planning consent
what do you need to look our for on an internal inspection
layout and specification- flexibility and obsolescence
repair and maintenance
defects
services - age and condition
statutory compliance = eg asbestos, building regs, H&S, Equality act 2010, planning
fixtures and fittings
compliance with lease obligations
what are the different purposes for inspection
- Valuation - understand what can impact valuation eg location tenure aspect form of construction defects current condition occupation details
- property management
If occupied - lease compliance, stat compliance, state of building, requirement for redecoration, user
if unoccupied - stat compliance, state, repair, security arrangements, landscaping, risk of vandalism - agency - condition, repair, stat compliance, services, presentation of accom, flexibility, marketability
what are the 4 common forms of foundation
Trench or strip footings (resi mainly)
Raft - slab foundation of whole site to spread load for lightweight structures eg sandy soil conditions
Piled - long and slender reinforced concrete cylinders in the ground to deeper strata when less good load bearing ground conditions/high loads
Pad - a slab foundation system under individual or groups of columns so that the column load is spread evenly
what are the different types of brickwork
- solid wall construction - simplest type with solid brickwork with headers
- cavity wall construction - two layers of brickwork are tied together with metal ties with a cavity that may be filled with insulation - no headers used - might see weep holes
what is efflorescence
white marks caused by salts in the brickwork - formed when water reacts with the natural salts
water dissolves the salts and then they are carried out and deposited onto the surface by the natural evaporation
what is spalling
damaged brickwork where it starts to crumble because of freeze thaw action
What is the institutional specification for a shop
- steel or concrete frame
= services capped off - concrete floor and no suspended ceiling
- let in shell condition with no shop front, ready for T fit out works
what is the institutional specification for an office
steel or concrete frame
steel = less columns and wider span between columns
concrete = more columns, lower floor heights and shorter span between columns
As defined by the British Council for Offices Guide - office specification may include the following features:
- full access raised floors with floor boxes
- approximate ceiling height of 2.6-2.8m
- ceiling void of 350mm and raised floor void of 150mm
- approx floor loading of 2.5 - 3 kN/sq m with an allowance of up to 1.2 kN/sq m partitioning
- AC and double glazed windows
- passenger lifts
- planning grid 1.5m x 1.5m
- maximum depth of 12m to 15m shallow plan or 15m-21m deep plan to allow for natural light to the office area
- 1 cycle space per 10 staff and 1 shower per 100 staff
- 8m2 -10m2 general workspace density
what are the different types of A/C units
VAV - variable air volume (highest cost but most flexible)
Fan coil - usually 4 pipe (lower initial cost and good flexibility but higher operating costs)
VRV - Variable refrigerant volume (lower capital cost but higher running costs)
Static cooling - chilled beam (natural approach to climate control but less flexibility)
mechanical ventilation - when fresh air is moved around the building
comfort cooling - simples form of air cooling system
what are the different types of specification
shell and core
cat a
cat b
cellular offices
what is the specification of an industrial unit
- basic construction is steel portal frame with insulated profile steel cladding walls and roof
- minimum 8m clear eaves height with 10% roof lights
- minimum 30kN/sqm floor loading
- plastic coated steel profiled cladding brick or blockwork walls approx 2m
- full height loading doors (electric)
- 3 phase electric power
- 5%-10% office content and WC facilities
- main services capped off
- approximate site cover 40%
- LED lighting
what is a latent and inherent defect
Latent defect in the design or material which has been present
Inherent - fault to the property that could not have been discovered by a reasonably thorough inspection of the property
if you identify any building defects what is the process
- take a photograph
- try to establish the cause of the damage
- inform your client of the investigations
- recommend advice from a building surveyor or structural engineer in the case of movement
what is snagging
identifying and flagging to your builder any minor imperfections
what are the 3 common causes of defect
movement
water
defective / non-performance / deterioration of building
what are the different types of movement of a building
subsidence - vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation. eg change in underlying ground conditions
heave - the expansion of the ground beneath part or all of the building - this could be caused by tree removal and the subsequent moisture build in the soil
what are the different types of cracking
horizontal cracking - in brickwork may indicate cavity wall tie failure
shrinkage cracking - occurs in new plasterwork during the drying out process
other cracks may be due to different movement such as settlement cracks
thermal expansion/movement can also cause cracks
what are wet an dry rot
wet = caused by damp and timber decay - signs include wet or soft timber, a high damp meter reading, visible fungal growth and a musty smell
dry = caused by fungal attack - signs include fungus which spreads across wood in fine fluffy white strands and large mushroom like fruiting bodies, strong smell and red spores, cracking paintwork and cuboidal cracking/crumbling of fry timber
what height does damp usually stop at
1.5 m
how can damp be caused
condensation can be caused by lack of ventilation and background heating - signs include mould and streaming of water on the inside of the widows
leaking plumbing/air conditoning units
what are the common defects for period and modern buildings
period - dry rot, wet rot, tile slippage on the roof, death watch beetle, damp penetration at roof and ground floor level, water ingress around door and window openings and structural movement / settlement
modern office buildings - damp penetration at roof and ground level, water damage from burst pipes or air conditioning units, structural movement, damaged cladding, cavity tie failure and efflorescence and poor mortar joints in brickwork
modern industrial - roof leaks around roof lights, damaged cladding, cut edge corrosion, blocked valley gutters, water damage from poor guttering/burst pipes and settlement /cracking in brickwork panels
what is the key legislation relating to contamination
Environmental Protection Act 1990
what is the RICS Guidance note relating to contamination and what does it say
Contamination, the Environment and Sustainability, 2010 (3rd edition)
- polluter or landowner pays for remediation
- a desktop study should be carried out
3 phases of investigation
- review of site history with a desktop study and site inspection and investigation
- investigation to identify nature and extent of contamination with detailed soil samples taken using boreholes
- remediation report setting out remedial options with design requirements and monitoring standards
what are the signs of contamination
chemicals, oils, oil drums, subsidence, underground tanks, bare ground
if contamination was found on site and you were undertaking a valuation what steps would you take
- do not provide advice until a specialist report is commissioned
- caveat the advice provided with an appropriate disclaimer highlighting the issue/use of a special assumption
- deduct the remediation costs from gross site value
what tax relief relates to contaminated or derelict land
Land Remediation Relief (LRR)
companies can claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites or those affected by Japanese Knotweed
what are deleterious materials
materials that degrade with age causing structural problems
what are tell tale signs to potential problems with deleterious materials
brown staining on: concrete, concrete frame building’s and 1960s 1970s buildings and in modern buildings
what are some deleterious materials
reinforced autoclaved aerated concrete - susceptible to deterioration which can lead to structural issues
high alumina cement
woodwool shuttering
calcium chloride
what are hazardous materials
harmful to health
- asbestos
- lead piping /paint
- radon gas
what are the ways of water disposal
surface water run off - soak away or storm drain
foul water drains from soil pipes into sewerage system
statutory undertakers - own private sewer from the boundary of the property
what is Japanese knotweed
- invasive plant which can damage hard surfaces such as foundations and tarmac
- not easy to control, costly to eradicate and a specialist company mist remove and dispose of it
- great concern to property lenders who may refuse a loan if it is present or nearby to a property
how would you notice japanese knotweed
Purple/green hollow stemmed with green leaves
how do you remove it
chemical treatment, digging it out aand removing it from site to a licensed ladfill site in accordance with the Environmental Protection Act 1990
what is the professional standard relating to Japanese knotweed
Japanese Knotweed and residential property 2022
states best practice for knotweed and most up to date research about assessment of it and ensure that members provide the best advice to users of valuation and condition reports
what penalties could you face if you let Japanese knotweed spread
- criminal offence under the wildlife and countryside act 1981
- magistrates court can fine a maximum fine of 5000 or prison for 6 months
- crown court - unlimited fine or 2 years prison
- local authorities - Community Protection notices or fines up to 2500
what are the other types of invasive plant
hogweed and Himalayan Balsam
