Inspection Flashcards
Explain a key issue raised in surveying safely
It’s a set of guidance notes and principles that outline health and safety requirements for members and firms
It mentions that firms must prove a safe working environment safe work equipment and safe working systems with competent staff
How do you ensure appropriate access arrangements are made for inspections?
By carrying out due diligence. Check:
Weather
Environmental issues
Neighbouring occupiers
Risk assessment
Site boundaries
If there’s is a lease in place, if so lease terms
With client to arrange appropriate time and a date
What does it mean to be safe on an inspection?
Take steps to minimise the risk of harm. It is important for ensuring the health and wellbeing of yourself and others who may be affected
How do you ensure your safety while on site?
Charged mobile
Plan a commute and escape route
Use workbuddy- check in system
Sign in with reception
Share calendar with colleagues
Make sure you know your contact
Follow your instinct
How do you undertake an inspection?
By using a top down approach
Walk around external building to:
Observe the surroundings
Understand the construction
Check for external defects
External inspection
Check site boundaries using land reg/google maps
Method of construction
Repair and condition
Car parking/access/loading
Defects/structural movement
Roof, windows, doors, drainages etc
Internal inspection
Layout and specification
Repair and maintenance
Defects
Services: age and condition
Statutory compliance- asbestos register, building regs, H&S, Equality Act, fire safety
Fixtures and fittings
Compliance with lease obligations
What risks should be considered when undertaking an inspection?
Lone working
Asbestos
Hazards associated with derelict and empty properties
What does the Red Book say about inspections?
VPS2: inspections, Investigations and Records
Inspection must be carried out to produce a professionally adequate valuation for its purpose
TOE: must agree the extent of the inspection
Revaluation without reinspection: only if the valuer is certain nothing has changed since. TOE must state this
Records: details of the inspection must be clearly and accurately recorded
How do you take good inspection notes?
As required per VPS2 of the Red Book
Audit trail: legible, unambiguous notes that allow an effective response to any future enquiries
Retain them in an appropriate business format
Photographs taken and stored
What characteristics do you look for during an inspection?
External:
Site boundaries
Construction type
Access
Repair and condition
Defects
Internal:
Specification
No. of storeys
Use
Fit out
Layout
Condition
What due diligence do you carry out prior to an inspection?
Desktop analysis: site plan/location and arrange access with client
Risk assessment
Prepare items to take: floor plans, charged phone, disto with spare batteries, pen and paper, PPE
How do you ensure safe working at a height/around machinery?
Ensure machinery is operating correctly
Wear the right PPE
Avoid distractions
Avoid loose clothing, hair, jewellery
What are the different type of office fit outs?
Shell and Core: bare shell ready for tenant fit out- no lighting or facilities
Category A: similar to Grade A spec. Functioning space that could be leased. Usually includes Grade A fit out (raised floors, fire detection, a/c, basic internal finishes)
Category B: fit out for tenants specific need
What does Grade A mean for an office?
High spec. New or recently refurbished.
High quality construction and design
Heating, ventilation and a/c of highest efficiency
High quality and a variety of amenities
Business and professional services e.g. security, concierge, reception
What types of air conditioning would you find in an office?
VAV- variable air volume: high capital cost but more flexible
VRV- variable refrigerant volume: low capital cost but higher running and maintenance cost
Comfort cooling: simple form of air cooling system
R22 has been illegal in UK since Jan 2015
What is an easement? How do you find out if one exists?
It’s the non-possessory right to use and/or enter into the land/property of another without possessing it. E.g. right of way of foot/vehicle, right of light/access
Can be found by obtaining the Title Deed on Land Registry in charges Part C
What are the different types of walls?
Solid wall: one brick thick with different bricklaying patterns incorporating headers
Cavity wall: two layers of brick tied together with metal ties. May be filled with insulation (if 260mm thick most likely)
Bricks: stretcher and header (normal walls where the bricks are laid horizontally exposing both the long and short ends)
What are the different purposes for carrying out an inspection?
- Valuation
- Agency
- Property management
What is the general specification for an industrial unit?
Steel portal frame
Insulated profile steel cladding on walls and roof
Aluminium roof with 10% translucent panels
Plastic coated steel profile cladding with brick/blockwork
Approx. 8m clear eaves height
5-10% office content and toilet facilities
What are the types of building defects and what should be done if any are found?
Inherent defect: one in the design or material that has always been there e.g. misplaced reinforcement
Patent: a defect that could have been found on an inspection e.g. rising damp
Latent defect: fault to the property that can’t have been found on an inspection e.g. foundation problems
If found:
Take photos
Try to establish the cause
Inform your client
Recommend advice from a building surveyor
What are common defects and their causes?
Movement: causes subsidence (downward movement of a buildings foundation) and heave (expansion of the ground between all or part of the ground beneath the building
Water: causes damp and rot
Deterioration of building materials: causes structural issues
What are deleterious/hazardous materials?
Deleterious materials: can degrade with age causing structural problems.
Signs: brown staining in concrete
e.g. high alumina cement (undergoes conversion when it gets damp causing loss of strength)
Hazardous materials: substances that can cause harm to health/environment
e.g. asbestos, radon gas
What is the difference between a defect and a repair?
Defect: something is faulty
Repair: results from failure to maintain
What is Japanese knotweed? How is it identified?
An invasive plant that damages foundations. Not easy to control and expensive to eradicate
Has a purple/green hollow stem with green shield shaped leaves. It gets small white flowers in late summer
What are the legal requirements in relation to Japanese knotweed?
Environment Protection Act 1990.
Specialist company needs to remove and dispose of it. Legal disposal using: chemical treatment
Dig it out
Remove it from site to a licences landfill
Allowing it to spread is a criminal office under Wildlife and Countryside Act 1981 with a maximum fine of £5k and/or 6 months imprisonment
Landowners ignoring it can get up to £2.5k fine per person from a Local Authority granting a Communjty Protection Notice
Tell me about contamination
Legislation: Environmental Protection Act (1990)- Part 2A sets out systems for identifying and remediating contamination. Polluter pays for remediation
RICS Guidance: Contamination, the environment and sustainability (2010)- surveyors must understand their obligations, know their responsibilities and comply with the law
How do you identify contamination?
Exists due to issues such as; heavy metals, radon gas, diesel/oil/chemical spills
Stages of investigation:
Phase 1: Desktop analysis- review site history
Phase 2: Environmental assessment (physical)- identify nature and extent and take soil samples
Phase 3: Remediation report- set out remedial options
What is Land Remediation Relief?
Tax relief that applies to contaminated or derelict land
Companies can claim up to 150% corporate tax deductions for expenses incurred by cleaning up contaminated land acquired from third parties
What is radon gas and where can it be found?
Natural radioactive gas that comes from the decay of uranium in rocks and soil. It is colourless, odourless and tasteless
It can collect in enclosed places such as in building materials
Risk can be reduced by increasing natural ventilation
What desktop data would you (look to) obtain prior to an inspection?
*Floor plans/Estate agent particulars/Land registry plan
*Relevant site information- any risks/hazards to be aware of
*Lease details
What is dilapidations?
Breaches of a lease covenant that relates to condition of a property during or when the lease ends.
Check lease for:
terms of repairing responsibility (FRI/IRI)
schedule of condition
What are the types of schedules associated with dilapidations?
Interim: served by the landlord during tenancy with at least 3 years to go
Terminal: normally served in the last 3 years of the lease
Final: served at or after lease expiry
What is a Scott Schedule?
Used in dilapidation claims.
Landlords surveyor prepares a schedule to set out allegations that are in dispute.
