INSPECTION Flashcards
What is the purpose of an inspection? Why carry out an inspection?
Carrying out an inspection enables you to provide accurate property advice. Inspection drives information to be collected to determine value. Verify facts, identify the extent of the property, ascertain what affects value
What considerations do you make before undertaking an inspection? Talk us through example where been on inspection recently. Anything for health and safety and preparing your equipment.
Find out if the property is occupied, Put it in your calendar address of property and names of contacts. Hire care registration. Planning your route to inspection, do you need to take anyone with you, PPE, equipment, print off any plans. Any details we hold on property. Making sure equipment is fully charged. Make sure have people sae device.
What records would you look at before NDR inspection?
EDRM plans and survey data. Asbestos register
What are you looking for when you are on an inspection of a shop?
Partitions, structural or not, zone through, photos, CCTV, air conditioning, frontage, outside space, plant and machinery, customer space, upstairs areas, secondary floors, different uses for rooms
What are some of the key things you are looking on inspection of industrial? What are value significant features of an industrial?
P&M, CCTV, eaves height, mezzanine areas, different uses of rooms, car parking, outside spaces
What are some of the key things you are looking on inspection of office?
Heating, air conditioning, different uses of rooms, car parking
What features would you expect to see for a modern office fit out?
Fully accessible raised floors with floor boxes
Maximised opportunity for daylighting
Air conditioning
Glazed windows
Lifts
8 to 10m2 general workspace density
BREEAM (Building Research Establishment, Environmental Assessment Methodology) rating excellent
What is the main RICS guidance for inspections?
Surveying Safely, 2nd edition, November 2018
What is the most important thing to do before an inspection?
Pre assessment of the hazards and risks that are likely to be encountered
Where would you look in the Red book for information?
For inspections – VPS 2
What factors might you observe on an inspection that may affect value?
Location, access, stie coverage, age, facilities, plant and machinery, spec, quality, defects
How would you check the age of a property?
Internal records, construction, planning, ask the occupier
What might you note observations of in the surrounding area?
The location, local facilities, public transport, other businesses, environmental hazards
How could you check a site boundary?
Checking an OS plan and/or land reg title document
What is deleterious material?
Materials that are harmful to health, safety, environment, not suitable for their intended purpose or pose a risk where they have been used.
What is an EIA?
Environmental Impact Assessment – environmental impact of a development is systematically assessed to determine whether there will be any unacceptable impacts during either the construction or operational phases.
Talk me through the stages from receiving the instruction to returning to the office.
Reason for inspection, basis of measurement, equipment needed, plan route and how to get there, make an appointment, input details in calendar, go on the inspection, signing in, carrying out inspection – measuring and notes, sign out, return to office, scan and save documents in correct folder.
If you were due to inspect and industrial but suspected the property had asbestos, what would you do?
See if there are any records such as a register of asbestos containing materials or environmental reports available. If so, see what these reveal and what precautions need to be undertaken.
How would you check if a site had been contaminated?
Look at the sites historical use.
What is a normal eaves height for a modern industrial?
8m
What are the 4 classes of P&M?
Class 1 – power, Class 2 – services, Class 3 – transport, Class 4 – Structures
What are some common defects associated with industrials?
Roof leaks around roof lights, damaged cladding panels, blocked gutters, water damage from poor guttering
Size of brick ?
8.5 x 4 x 2.5 inches
What guide does the RICS have in relation to personal safety?
RICS surveying safely, 2nd edition, November 2018
I note you inspected a sawmill in Frome, what risk assessment process would you carry out for inspecting the property?
Who to be in contact with, how to meet, hazards to be aware of, who might be harmed and how, evaluate risks and decide on precautions, record findings and implement them, review assessment and update if necessary, advise al those effected of outcome, control measures to minimise or eliminate risk
Does your organisation have a health and safety policy for lone working?
VOA Lone working policy, details what we have to do, includes completing outlook calendar to show estimated start and end time, address of property, and ensuring your emergency contact details are up to date.
What is the main method of construction for industrial buildings?
Steel portal frame.
I noted you inspected a retail property for NDR if brining in for new assessment what could impact on rateable value?
Age, condition, car parking, P&M, frontage, number of floors
Do you know what masking is?
From the building line, can you see into the area or is it obstructive from view
What is a typical specification for retail unit?
Shell unit, concrete floor, no suspended floors and ceilings
What is a dynamic risk assessment?
Doing a risk assessment as you go, always being aware, asking client are there any additional hazards, is there any special clothing, especially if derelict or vacant property
Name some invasive species
Japanese Knotweed, Bamboo,
Why is Japanese Knotweed an issue?
It can cause damage to a property including drains and pipework, boundaries and retaining walls. Treatment is long and expensive. Potential for regrowth and can lay dormant for up to 20 years.
what does Japense Knotweed look like?
Reddish-brown or red stems that look similar to bamboo. Creamy white flowers. Spade shaped shield leaves. Purple speckle stem
Why is eaves height value significant?
As provides height for storage or racking
Industrial in wells – you mentioned it was newly constructed, what other information did you record for survey details?
Eaves height, use of areas
What purposes have you inspected?
Inheritance tax, local taxation, red book valuation
What are some common defects associated with offices?
Damp penetration at roof and ground and floor level, water damage from burst pipes or air conditioning units, structural movement, cavity wall tie failure and efflorescence, poor mortar joints in brickwork
What are some common defects associated with industrials?
Roof leaks around roof lights, damaged cladding panels. Cut edge corrosion, blacked valley gutters, water damage from poor guttering or burst pipes and settlement/cracking in brickwork panels
Common foundations?
Strip – resi,
raft – spread load on remediated or sandy soil
pile – reinforced concrete into ground to reach better soil conditions or carry high loads
pad – slab foundation under columns so column load is spread.
What are different types of damp?
Rising, penetrating, condensation
What is subsidence?
downward foundation movement caused by change in the site below foundations. Usually associated with volumetric changes of the subsoil. Clay souls dry weather, trees, leaking drains, mining
What is settlement?
downward foundation movement caused by an application of load usually occurring for a period of time immediately after construction or poorly compacted made up ground. Usually within 10 years
What is heave?
Where the soil expands and pushes the ground upwards
Value significant features of industrials?
P&M, CCTV, eaves height, mezzanine areas, different uses of rooms, car parking, outside spaces
How to recognise Japanese knotweed?
Spade shaped leaves, zigzag stems, winter brown canes
What class is CCTV under on P&M?
Class 2 -services
Why is CCTV rateable?
Permanent equipment that the occupier uses in order to carry out business.
What age was the existing surgery?
2015
When was the extension to the surgery constructed?
2023
What were the clinical fittings and floor coverings?
Vinyl floor coverings in the consulting rooms, wall hung elbow taps, acoustic door seals, panic alarms
Why is the quality of clinical spaces relevant?
DH (department of health) design guidance sets the requirements that need to be met. Compliance and non-compliance has a strong influence on the medical premises valuation hierarchy.
What is an MCC?
A material change in circumstance.
Where are the mentioned matters defined?
Defined as a change in any of the matters mentioned in Para 2 of Schedule 6 of the Local Government Finance Act 1988.
What are the mentioned matters?
The Non Domestic Rating Act 2023 amended the mentioned matters to
o Physical state of hereditament – physical enjoyment
o Mode or category of occupation of the hereditament
o Quantity of refuse or waste material which is brought onto and permanently deposited on the hereditament
o Physical state of locality in which hereditament situated – physically manifest there
o Use or occupation of other premises situated in the locality of the hereditament
Can you tell me some case law regarding MCCs?
Merlin Entertainments LtD V Cox, 2019 considered what consitues a material change in circumstances. Was following a crash on the smiler ride at Alton towers where ratepayer was seeking reduction in rating assessment due to fall in visitor numbers. Was determined that this was due to conduct of the business and related to the hereditament and was not regarded as an MCC.
What reduction was advised on the bridge closure?
7.5%
What reduction was given on the settled case near the bridge closure?
15%
What reduction was the agent requesting on the valuation for the bridge closure?
15%
What was the area of the land in Dorchester?
8 acres
What is the definition of agricultural use?
The agricultural value of any agricultural property shall be taken to be the value of the property if the property were subject to a perpetual covenant prohibiting its use otherwise than as agricultural property. s.115 (3) Inheritance Tax Act 1984
What was the condition of the stables?
Poor condition requiring repair
What were the stables constructed from?
Timber built with corrugated sheet roofing
What was the grading of the land?
Mix of grade 3 (good to moderate) and grade 4 (poor)
How did you determined the grading of the land?
By looking at the agricultural classification map for the South West
What market value did you determine for the land and stables?
£205,000
What are the different types of damp?
Rising, Penetrating, Condensation
What was the type of damp in the flat in Bournemouth?
Likely penetrating as aligned with gutters but also some condensation because owner had passed away and the flat been shut up with limited ventilation
How did you reach agreement with the solicitor?
Outlined my evidence to them, they came back with evidence that I further considered and then adjusted my valuation accordingly. I then had a phone call with them where we agreed an acceptable value.
What figure did you agree on in the flat in Bournemouth?
£210,000
Why was the bridge closed?
Restoration work being carried out
Where was the main settlement comparable?
Directly opposite the bridge closure
Can you give me some examples of tools you would take on an inspection?
Camera, laser measure, tape measure, plans PPE, inspection checklist
How do you approach an inspection?
First consider my personal safety, inspect the local area – location, aspect, facilities, public transport, surrounding businesses, then external inspection – method of construction, repair/condition, car parking, defects then internal inspection – layout, spec, repair, defects, services, statutory compliance, fixtures and fittings
What are the different types of asbestos?
Blue – crocidolite
Brown – amosite
White – chrysotile
Crocidolite is the most dangerous
Why is asbestos harmful?
Disturbed fibres inhaled cause disease – cancer, mesothelioma, asbestosis
What regulations govern the control of asbestos?
Control of Asbestos Regulations 2012
What precautions did you carry out during your inspection to maintain your safety?
Abide to safety signage
Carry safety device
Watch were walk – kept to marked walkways
Torch for badly lit areas
Firm grip on handrails
Can you tell me what the safe person concept is?
Each individual assumes responsibility for their own and their colleagues health and safety. Ensuring greater competence in the use of work equipment and systems of work
What is a risk assessment?
Carefully examining what in your work could cause harm to people, so that you can judge whether or not you have taken enough precautions to precent harm
How does gn60 differ from other measurement standards?
NIA + internal pram stores, baby changing facilities, protected areas for fire escapes, WC for patients, necessary circulation space, facilities to secure clinical waste, additional cleaners rooms.
What was the material day and effective day for your MCC inspection?
Material day is the day we take all physical factors, affecting property and locality. For material day this is the day of the proposal. The effective date is the date at which the change applies to the rating list. In this case it was August 2022 for both the material and effective day.
Why would a bridge closure warrant a reduction in rateable value of a café?
Because it has an impact on footfall
What was the reasoned advice you gave of affect of damp on valuation?
I made a note and mentioned in the report that damp present and suggested this should be looking into by a building suveyor .
How you would you spend on an inspection?
As long as necessary
We talked a lot about inspecting, can you give me an example of when you wouldn’t inspect property?
Client requests desktop review, has recently been inspected or no changes
How would you tell if wall is structural or cavity?
Age- cavity came in around 1930s. Measure thickness of the wall. Look at the way the bricks are laid – no headers, stretcher bond. Knock test. Evidence of cavity tray, air brick, weep holes.
How can you keep yourself safe when inspecting alone?
Leave details of schedule, contact names and numbers, expected approval and departure times, report in at regular intervals, carry peoplesafe device
Different types of office fit out?
Category A – basic finish to floors, walls and ceilings – space is finished but with no fixtures and fittings such as partitions, meeting rooms or individual offices. Blank canvas
Category B – finished office space tailored to the exact requirements of the client, ready for occupancy
Shell and core – framework and envelop of the building in place, ready for fit out. Services in place but no suspended ceilings, flooring, wall coverings, partitions, lighting
How is retail fit out?
Shell and core – framework and envelop of the building in place, ready for fit out. Services in place but no suspended ceilings, flooring, wall coverings, partitions, lighting
What advice did you give in regards to the damp?
I advice them to speak to a building surveyor something to be rectified. Advised them penetrating damp from damp but not qualified to advise on that issue. Would speak to a building surveyor. This is the problem, might be this, speak to buildgin surveyor.
Did any of the comparables have damp, how did you quantity the damp?
Spoke to an inhouse building surveyor and got a quote and deduction it off my valuation.
Or
Comps with and without damp, with damp sold ofr £5,000 less
You undertook inspection of land, how did inspection impact the advice you gave?
My inspection enabled me to inspect the quality of land and buildings.
Did you inspect any of the comparables?
I drove past them, external inspected.
What did you note on your inspection of the bridge closure in Bristol?
Severity and duration. Vibration.
Is there any RIC guidance that you referred to?
RICS Guidance Note 60 Valuation of Medical Centre and Surgery Premises
You inspected a shop in Broadmead in Bristol, how many CCTV cameras did you note?
6
How many CCTV cameras did you need for rateable?
4
Can you talk me through your method when you go on inspection?
Health and safety PPE, travel arrangements, desk based review before inspection, inspect locality, then external top to bottom, parking, development potential, defects, internal
VPS 2 & VPGA 8 – Can you talk me through key things for inspection
VPS2 is inspection
VPGA 8 is The valuation of Real property interests
Valuer obligation to investigate material features
Extent of investigation must be mentioned in terms of engagement
Responsibility to alert client/occupier of asbestos
Do premises comply with equality Act – 1.5m corridors, ramps, electric doors in surgery
Fire precautions
EPC
On your inspection, you said you noted damp, can you talk me through some types of damp?
Rising damp usually rises over 1 metre above ground level, hozontal tide mark, occurs as water found its way into DPC
Condensation lack of ventilation and heating
Penetrating damp – lead flashing, chimney, wall ties, gutter, roof tiles
When does condensation occur?
Where msoture in the air condenses to water doplets. Where warm air hits a cold surface. Due to a lack of ventilation.
Have you heard of dry rot and wet rot? Can you explain about these.
Wet rot = wet, damp, soft timbe decay, fungus, musty
Dy ot = inside fungal attach, white fluffy strands, orange mushrooms, red spores, strong smell , spreads rapidly, weakens timber
Could you give me some remedies for damp please?
If rising damp then stop any bridging of the DPC
Penetrating – establish and fix the source
You stated here you are familiar with invasive species, are you aware of any RICs guidance on invasive species?
Japanese Knotweed & Residential Property UK 1st edition, 2022
Guidance to improve understanding
How to assess and provide advice to client
Can damage lighweight structures wall, landscaping, rarely structural damage
Exaggerated public opinion
Reflect cost of remediation/removal
Allowing the spread is a criminal offence
£5,000 fine, 6 months prison
Environmental risks in global real estate 1st edition 2018
Illegal to let Japanese knotweed spread
Outlines other invasive species and how to identify them
Are there any other invasive species you can name please?
Himalayan knotweed, giant knotweed, bamboo
The RICS observation checklist, would you be able to talk me through what is on there please?
Address, date, weather conditions, characteristics of locality, characteristics of the property, age, construction, state of repair, installation, services, fixtures, fittings, plant and equipment, accessibilities for occupiers and visitors, hazardous materials, hazards, potential for development
For heave, would cracks be wider at the top or bottom?
Wider at the bottom. Cracks move diagonally away from heave
For subsidence, would cracks be wider at the top or bottom?
Wider at the top. Almost perpendicular to the direction of travel.
Pros and cons of asbestos?
Good insulator, resistant to fire, highly durable. Cons = hazardous
What are the typical defects of a flat roof? What are the remedies?
Crazing – surface crazing cause where lack of adequate protection rom the harmful effects of exposure to the sun or in rare occasions, chemical attack. If this is only in small localised patches no treatment is necessary but should be regularly rechecked. If more widespread the areas will have to be re roofed and specialist protection introduced
Blistering – Blisters can be caused by water vapour pressure occurring below the roof covering. The blister should be cut and then re-bonded to the underlay allowing any tapped moisture to escape first. The source of the moisture should also be traced and rectified.
What sorts of cracks would you expect to see on a brick building and what might have caused them?
Subsidence- a movement down in the ground. In clay soil, the growth of large trees which remove water form the ground can cause this. This can lead to vertical cracking id in the centre of a building or diagonal cracking if at the corner of the property. The cracks will be lager at the top and thinner at the bottom.
Heave – a movement upwards in the ground level. In clay soil the removal of a tree will lead to an increase in the moisture content of the soil which will cause the soil to swell. This leads to vertical cracking if in the centre of the building or diagonal cracking if at the corner of the property. The cracks will be larger at the bottom and thinner at the top.
Settlement – a movement down due to an increased load. Buildings will settle when fist constructed or if there is a change in the load as the new load settles to the bearing capacity of the soil
Why do we carry safety devices?
Suzie Lampugh case
She disappeared on 28 July 1986, after going to meet a client - known only as Mr Kipper - who was never traced. When she failed to attend another appointment, her manager at Sturgis estate agents reported Suzy missing the same evening.
When was asbestos banned?
1999
Where is asbestos likely to be found?
Ceiling and floor tiles, heat resistant fabrics, insulation
