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APC TH > Inspection > Flashcards

Inspection Flashcards

1
Q

What is the process of an inspection?

A

1) Competence
2) Risk assessment – consider personal safety (desktop and DD)
3) Inspection of local area – location, situation
4) External inspection
5) Internal inspection

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2
Q

What equipment would you take with you during a survey?

A

Pen and paper, camera, disto, PPE if necessary

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3
Q

What risks do you consider in inspection?

A

Lone working, asbestos, accessing roofs, hazards associated with derelict properties, confined spaces

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4
Q

What might you note as part of an external inspection?

A
  • Method of construction
  • Repair and condition
  • Defects/structural movement
  • Date of the building/architecture
  • How many floors
  • RWG/Windows
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5
Q

What might you note as part of an internal inspection?

A
  • Layout and specification
  • Repair and maintenance
  • Services, age and condition
  • Compliance with lease
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6
Q

Why might you undertake an inspection?

A

1) Valuation
2) Property Management
3) Agency

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7
Q

What are the different types of foundations?

A

Trench/strip footings, Raft, Pile, Pad

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8
Q
  1. What are Trench foundations?
A

Residential with closely spaced columns

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9
Q
  1. What are raft foundations?
A

Slab over whole site to spread load – used for light structures

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10
Q
  1. What are pile foundations?
A

Reinforced concrete cylinders, deeper foundations – used for high loads

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11
Q
  1. What are pad foundations?
A

Slab foundation system so column load spread evenly – used for industrial or larger commercial buildings

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12
Q

How might a brick wall be constructed?

A

Solid wall or Cavity walls

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13
Q

What is the difference between solid walls and cavity walls

A

Solid – at least one thick, in a variety of patterns eg Flemish bond and utilises headers and stretchers
Cavity – Tow layers thick with a gap, it has no headers, just stretchers

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14
Q

What could be some issues experienced by a brick wall?

A

Efflorescence – White marks made by hydroscopic salts in brick
Spalling – Damaged brickwork where surfaces crumbles because of freeze/thaw after being saturated

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15
Q

What are some different types of air conditioning?

A

Variable Air Volume (VAV) – highest capital cost but most flexible
Fan coil – 4 pipes, lower capital cost, higher maintenance
Variable Refrigerant volume (VRV) – Lower capital costs but higher maintenance

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16
Q

What is the legislation regarding R22?

A

From 2015 – use and replacement of low temp refrigerant illegal, existing had to be modified

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17
Q

What are different fit out types?

A

S&C – common parts completed, floors left as shell ready for fit out
Cat A – Grade A spec
Cat B – fit to occupiers’ requirements

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18
Q

How much space is typically allowed per person within an office?

A

7.5 to 9.25 sq m

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19
Q

What are the institutional specifications for shops?

A
  • Either steel or concrete framed
  • Concret floor and no suspended ceilings
  • Services capped off
  • Let is shell condition with no shop front
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20
Q

What are the two main methods of construction for office buildings?

A

Steel – less columns and wider span between columns
Concrete – more columns, lower floor heights, short span between columns

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21
Q

What are the institutional specifications for offices?

A
  • Full access raised floors with floor boxes.
  • 2.6m-2.8m approx. ceiling height.
  • Ceiling void-350mm, raised floor void - 150mm.
  • Max opportunity for daylighting 300-500 lux average.
  • Floor loading-2.5-3.0 kN/sqm, 1.2kN/sqm for partitioning.
  • Air conditioning, double glazing, passenger lift.
  • 1 cycle space per 10 staff, 1 shower per 100 staff.
  • 8m2 to 10m2 general workspace density.
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22
Q

What does a basic industrial construction include?

A

Steel portal frame with insulated profiled steel cladding walls and roof

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23
Q

What are the institutional specifications for industrial?

A
  • Min. 8m clear eaves height, 10% roof lights.
  • Full height loading doors (electrically operated).
  • Min 30kN/sqm floor loading.
  • Plastic coated steel profiled cladding with walls to appox. 2m.
  • 3 phase electric power (415 volts).
  • 5-10% office content and WC facilities.
  • Main services capped off.
  • Approx site cover 50-60%
  • LED Lighting
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24
Q

How should you check for defects?

A

Start from the roof downwards

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25
Q

What is a latent defect?

A

A fault to the property that could not have easily found on inspection

26
Q

What is an inherent defect?

A

Defect in design or material that has always been present

27
Q

What should you do if you identify any defects?

A

1) Take photos
2) Establish cause
3) Inform client
4) Recommend relevant professional

28
Q

What are the three most common causes of defect?

A
  • Movement
  • Damp
  • Defective materials
29
Q

What may be some signs of Movement?

A

Subsidence (loss of support beneath foundation)
Heave (expansion of ground beneath building e.g. tree removal or moisture build up)
Horizontal cracking (cavity wall failure in brick wall)

30
Q

What may be some signs of Damp?

A

Wet rot (wet/soft timber, visible fungal growth, musty smell), dry rot (fungal attack, signs include fungus in fine and fluffy white strands and large orange mushroom like bodies, crack paintwork, strong smell), Condensation (lack of ventilation)

31
Q

What are some of the differences between dry and wet rot?

A

Wet rot can only spread to nearby damp timber, dry rot is more destructive

32
Q

What are some common building defects for period properties?

A

Dry/wet rot, tile slippage, death watch beetle, damp penetration, movement

33
Q

What are some common building defects for modern industrial?

A

Roof leaks around lights, damaged cladding, blocked valley gutters, burst pipes, settlement

34
Q

What are some common building defects for modern offices?

A

Damp penetration, burst pipes, structural movement, cavity wall tie failure, efflorescence, poor mortar joints

35
Q

What is the key legislation regarding contamination?

A

Environmental Protection Act 1990

36
Q

What is RICS guidance on Contamination?

A

RICS Guidance Note – Contamination, the Environment and Sustainability 2010

37
Q

What are the step taken if you suspect Contamination?

A

As per RICS Guidance Note – Contamination, the Environment and Sustainability 2010:
- Typically 3 phases of investigation
1) Review site history – desktop study and site inspection
2) Investigate to identify nature and extent of contamination
3) Remediation report setting out remedial options

38
Q

What are some signs of contamination to look out for?

A

Evidence of chemicals, oils, oil drums, subsidence, underground tanks, radon gas

39
Q

What should you do if there are any concerns that a site is contaminated?

A

Suggest specialist report

40
Q

What should be considered if instructed to value site with contamination?

A
  • Don’t provide advice until a specialist report is commissioned
  • Caveat advice provided with disclaimer/use of Special Assumption
  • Deduct the remediation costs from gross site value
41
Q

What is the tax that applies to contaminated or derelict land in the UK?

A

Land Remediation Relief (LRR) – claim up to 150% tax relief for expenditure on remediation of contamination or knotweed

42
Q

What are deleterious materials?

A

Materials that can degrade with age causing structural damage

43
Q

What are some examples of deleterious materials?

A

RAAC (reinforced autoclaved aerated concrete), high alumina cement, woodwool shuttering, calcium chloride

44
Q

What are some tell-tale signs of deleterious materials?

A

Brown staining on concrete
Sagging of RAAC

45
Q

What are hazardous materials?

A

Materials that are harmful to health

46
Q

What are some examples of hazardous materials?

A

Asbestos, lead piping/paint

47
Q

What should you do if you suspect hazardous materials?

A

Recommend specialist reports, make appropriate assumptions in report, check asbestos report/register

48
Q

How should you dispose of surface water?

A

Using a soak away or storm drain

49
Q

How should you dispose of foul water?

A

Soil pipes into a sewerage system

50
Q

What are some invasive plants?

A

Japanese knotweed, hogweed, Himalayan balsam – damage foundations

51
Q

Why are invasive plants an issue?

A

Damage foundations/concrete, not easy to control, costly to eradicate, specialist company must remove it

52
Q

What does Japanese knotweed look like?

A

Purple stem with green shield shaped leaf

53
Q

How must you dispose of knotweed legally?

A

Chemical treatment or digging it out

54
Q

What is the RICS guidance regarding Japanese knotweed?

A

RICS Professional Standard Japanese Knotweed and Residential Property (2022)

55
Q

What does the RICS PS Japanese Knotwood and Residential Properties 2022 document help with?

A

Allows valuers to decide appropriate management approach

56
Q

What must you not do with knotweed?

A

Allow it to spread – criminal offence under Wildlife and Countryside Act 1981

57
Q

What could you receive if you allow knotweed to spread?

A

Fine of up to £5k and/ or prison sentence of 6 months

58
Q

What can local authorities do if landowners ignore knotweed?

A

Grant Community Protection Notices (CPN) and fines up to £2.5k (person) or £20k (organisation)

59
Q

What is the key case law regarding invasive plants?

A

Williams v Network Rail 2018 - Defendant liable for treating invasive plants and damages

60
Q

What are some differences between inspecting for valuation, agency and property management purposes?

A

Valuation - factors that influence value
Agency - current condition of building, statutory compliance
Management - lease compliance

61
Q

What is the standard ratio for loading doors to sq ft?

A

1:10,000 sq ft

62
Q

How high up does rising damp go?

APC TH (15 decks)

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