Inspection Flashcards
Talk me through the process of inspecting an office building?
Logical process
External – go round the building clock wise etc.
Internal – start at the ceiling, looking at the lights, has it got air conditioning, moving down to the windows, flooring etc. Top floor to bottom floor.
Process I follow each time I inspect a building.
What would you prep before an inspection?
Check my personal safety – PPE, lone working policy
Let my colleagues know where I am going/who I am meeting and keep diary up to date
Check I have the right equipment with me and print/download any plans/leases before hand
if retail - GOAD map
Concrete has been in the news a bit recently. Can you tell me about RAAC?
RAAC is Reinforced Autoclave Aerated Concrete. It is been in the news as over 200 schools have been found with RAAC and it has started to crumble and causing significant risk.
1960s/70s office building is being refurbished, what may be some potential defects or might be present?
I know some of the major things would be.
- Cracking and movement
- Water ingress
- Deleterious materials - asbestos
What is your lone working policy?
Buddy system
Keep diaries up to date – who/where meeting
Safety alarm
Safety word
Is there any RICS guidance you can look to when inspecting a property, particularly by yourself?
RICS Surveying Safely – professional standard 2018
What are the main causes of damp?
Condensation, rising damp, leaks from air con, burst pipework, blocked gutters
What are the different types of damp?
Wet rot – caused by damp and timber decay
Dry rot – caused by inside fungal attack
Rising Damp – ground water rises through capillaries found in masonry – usually stop at 1.5m
Penetrating Damp – from above
Condensation
Caused by condensation, leaking plumbing, air conditioning units, burst pipework
Different types of mould?
Green mould · White Mould · Blue Mould · Black Mould.
What are the common defects found in modern industrial buildings?
Roof leaks around the roof lights, damaged cladding panels, cut edge corrosion, blocked valley gutters, water damage from poor guttering, settlement/cracking in brick work panels.
What is RAAC?
Reinforced Autoclaved Aerated Concrete
“Crumbling concrete crisis in hundreds of schools in the UK”
lightweight, ‘bubbly’ form of concrete commonly used in construction between the 1950s and mid-1990s. It is predominantly found as precast panels in roofs, commonly found in flat roofs, and occasionally in floors and walls.
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 prevent harm.
What are the five stages of a risk assessment?
IIERR
- Identify Hazard
- Identify people at risk
- Evaulate the risk
- Record finding
- Review risk assessment regularly
Common defects in office
- Issues with M&E, heating cooling,
- Water ingress/leakage
- Aircon, paint cracking,
Grade A office spec
- 10m2 space per person
- Location,
- Access
- Natural light
Types of brickwork? or walls
- Cavity wall – all stretches
- Solid wall – stretcher heading
What types of movement are there?
- Subsidence
- Heave
- Horizontal cracking
What part of Red Book relates to inspection?
VPS 4 - Inspections, investigations and records)
- Can you explain the key principles of property inspection and why it is important in commercial real estate?
What are the primary objectives of conducting an inspection on a commercial property?
valuation - check if anything that might affect value positively or negatively
property mgt, - check tenants are acting in line withlease, no alterations etc.
What types of information and documents should you gather before conducting a property inspection
- title plan, title docs
- building surveys
- leases
- tenancy schedule
- GOAD map if retail
- maps
- access arrangement
Can you describe the main health and safety considerations when inspecting a property?
- lone working
- hazards - PPE requirements
How do building services (e.g., heating, ventilation, electrical systems) affect your inspection approach?
What are the different types of defects you might look for during an inspection of a commercial building?
- depending on type of property and inspection
Can you explain the legal implications of missing or inaccurate data when inspecting commercial properties?
Can you describe a recent property inspection you conducted? What was your methodology, and what were the key findings?
retail park in didcot - external, internal,
How do you assess the condition of the external and internal parts of a commercial property during an inspection?
Can you explain how you inspect and evaluate the building structure and fabric, including any signs of deterioration?
How do you record and present your findings in an inspection report? What key information should be included?
- template for inspections
- condition
How do you manage the process of identifying and evaluating risks (e.g., environmental hazards, structural defects) during an inspection?
Can you explain how tenant fit-outs and alterations affect your inspection process for leased commercial properties?
- first check lease for alterations
- be aware that these will typically need to be re-instated at end of lease
- unless they are causing a hazard or breach of lease then it won’t be so important
Can you describe a situation where you provided strategic advice based on the results of a property inspection? How did your advice affect the client’s decision-making?
Have you advised a client on repair obligations following an inspection? How did you ensure the client understood their responsibilities under the lease or contract?
Can you explain how you advised a client on the maintenance and capital expenditure requirements based on your inspection findings?
Can you provide an example where you advised on environmental or regulatory compliance issues identified during an inspection? How did this impact the client’s strategy?
. After an inspection, you find several structural defects in a building. How would you advise the client on their next steps, considering both immediate repairs and long-term maintenance strategies
During an inspection, you discover potential issues with fire safety compliance. How would you advise the client to address this, and what impact might it have on the property’s value or use?
Why can a Landlord take action of there is health and safety issue on site? Is there any legal action in place?
What are some of the things you would look for in a valuation inspection?
What are the different purposes of inspection? Are you aware of any others beyond Agency/PM/Vals?
- how did you know flood was due to grease?
as it was checked by the engineer who thought it was highly likely due to the layout of the waste pipes
- how did you confirm LTA specifications?
checked the lease , there was a picture and full specification of the equipment to be used
- what did you recommend? What if the client did not agree?
recommended that the tenant install the grease trap as per lease obligations - if they didn’t, it would be a breach of lease
- what remedy if tenant did not agree?
breach of lease and send out letters to that effect
- what are statutory requirements for H&S and fire hazards?
- who is responsible – head lessor, tenant or client?
- what if they failed to comply?
- what do you look for in an inspection?
- Know what a common defect would be for this type of property (eg asbestos roofs if an older build)
- what makes a good building from valuation purpose?
- how do you look for defects?
- how did you notice deterioration in bricks?
upon external inspection - noticed that lower level of bricks were deteriorated and worn away, looked to be spalling
- what difference do roller shutter doors make?
they are important for loading
- You mentioned you undertook prior research on the surrounding area. How did you assess risk upon arriving at the block?
- access roads,
- any issues if need to make exit quickly
- interior floorplans to check emergency exits
- park in open space with plenty of visibility
- What potential risk and hazards could be found at a commercial block?
- building works
- danger of falling pieces
- Talk me through what you needed to consider before your visit?
- What PPE did you take and why?
- yes - because it was a building site ,
- What risks were associated with your inspection at the shopping centre?
- risk of working, construction, escalators not working , moving machinery ,
- ## electric works
- Talk me through your inspection of F&B?
- grease traps, raised due to
- arranged inspection with the row of f&B units
- check safeguarding in lease , check lease requirements
- inspected with engineer
- checked grease traps , matching with LTA -
- noticed one was not
- minor works consent to install industrial grade grease traps
- checked after works completed
F&B inspection
. What health and safety matters did you need to consider before your inspection?
- working kitchen - cooking, hot oil, during service therefore not at busy lunchtime trade - arranged for 10am
F&B inspection
. How did you inspection support your recommendation? Who was involved and why?
- confirmed that the grease trap was not industrial grade
- engineer, tenant general manager and operations manager, client
Arches
What was the construction of the properties?
brick constructed railway arch, with a steel clad
- How did age of the property impact on your inspection?
it was not a major factor as the arches were repurposed as retail units
- What deterioration was found in the lower bricks?
spalling
retail park
Why were the amenities important to make a note of for the purpose of your valuation?
- affect value
retail park
What actions were recommended from your inspection?
I notified client of the deteriortation however as this was FRI lease this was tenant liability- checked in lease
- What was the impact of the defects on your valuation?
no material effect as was not LL responsibility
- What are common defects found in industrial properties?
- Inherent defect: defect in design always present
- Latent defect: property that could not have been discovered by reasonably thorough inspection of property
- Check warranties
Steps to identiy:
1. Take photos of defect
2. Try to establish cause of damage whilst on site
3. inform client
4. Recommend advice from building surveyor or structural engineer
Common causes:
1. Movement – subsidence is vertical downward movement from loss of support of site beneath foundation – underlying ground conditions
2. Heave – expansion of ground beneath part or all of building e.g. tree removal and moisture buildup subsequestlet
3. Horizontal cracking brickwork from cavity wall tie failure
4. Shrinkage cracking in new platerwork during drying out
DAMP
- Wetrot – damp and timber decay – high damp meter reading, fungal growth, musty smell
- DRY rot – fungal attack – fungus, , strong smell red spore, cracking paintwork, fluffy white strands
- Risiung damp stops at 1.5m usu.
- Condensation from lack of ventilation
- Damp can be from leaking plumbing / aircon also
Common defects:
Period office/shop/resi:
- Dry rot, wet rot, tile slippage, damp penetration, water ingress door / window openings and structural movement
Modern industrial:
- Roof leaks around lights, damaged cladding panels, cut edge corrosion, blocked valley gutters, water damage from poor guttering / burst pipes. Settelemnt/ cracking in brick work panels
Modern office buildings – damp penetration and roof and GF, water damage, structural movement, damaged cladding,
Bexley. What factors were of significant note for the purpose of your valuation?
eaves height, access, car parking/ loading space
Bexley What did you have to consider in your initial research?
location, wider industrial estate area, access to key arterial roads, eaves heights, age of building
- What equipment do you need to consider taking on an inspection?
- mobile phone, camera, distometer, PPE, tablet for writing ,
- plans , alterations info etc.
- What are some of the purposes of inspection?
- valuation
- property management - lease compliance, statutory compliance
- How did you document the non-compliance during and after your inspection?
- had an inspection form to tick boxes for compliance/non-compliance
H&S arches
What dangers did you advise your client on as a result of your inspection?
their liability if H&S not met
What to consider when inspecting a building site?
What is efflorescence?
- Efflorescence: white marks caused by salts in brick work – water dissolves salts
What are different ways that you can date a building? -
construction type, façade
What are two types of wall construction used?
- Cavity Wall construction – two layers of brickwork ties with metal ties so cavity can be filled in cavity –
- Solid wall – with headers different bonds e.g Flemish bod
- Bricks: stretcher – laid horizontally
Normal process for vacant building inspection?
- security
What to look out for on valuation inspection?
What determines type of foundation used? Type of property (industrial);
- Trench /strip footings – resi
- Raft – slad foundation over whole site for lightweight structures- warehouses, homes, skyscrapers when land is sandy, remediated land
- Piled – long reinforced contrete in ground or steel – for superstructures
- Pad – slab foundation under individual or groups of colums so load spread evenly (shallow)
- Size of brick in UK: 215mm x 65 mm x 102.5mm (length x height x width),
- Efflorescence: white marks caused by salts in brick work – water dissolves salts
- Spalling – brick crumbles because of freeze/thaw action
What is difference between inherent and latent defect?
Unlike a latent defect, inherent defects are not apparent upon reasonable inspection of the premises, and therefore the tenant will be unwilling to take responsibility.
What would you consider for an internal inspection?
- layout and specficiation - obselecnece
- repair and maintenance
- defects
- services - age and condition
- statutory compliance e.g. asbestos , H&S, Equality Act , fire safety compliance
- fixtures, fittings , improvements
- compliance with lease obligations
What would you consider for an external inspection?
Method of construction
- repair and condition of exterior (roof downwards)
car parking/ access/ loading
- defects / structural movement
- site boundaries with OS map/ title plan
- date of construction - ask client, researching date of planning consent, land reg, local historical records, building survey reports, architectural style / architect certificate practical completion
- Why were the amenities important to make a note of for the purpose of your valuation?
lifts, end of trip facilities, shower room, changing rooms, cafe, reception , cycle stores
common fitouts?
- Shell + core
- Cat A – ready for fit-out
- Cat B – complete fit-out
aircon systems?
- Variable air volume (highest capcost but most flexible)
- fan coil – lower cost flexible but higher opex and maintenance
- Variable refrigerant volyme – lower capex but higher opex maintenance
Construction methods
- Commercial Construction
- Steel Frame Construction
- Steel frame construction is widely used in commercial building projects due to its strength, durability, and versatility. It involves the use of structural steel members, such as beams and columns, to support the building’s load. Steel frames offer excellent structural integrity, allowing for larger column-free spaces and flexible floor plans. They are commonly employed in the construction of high-rise buildings, warehouses, and industrial facilities.
- Concrete Frame Construction
- Concrete frame construction is another prevalent method in commercial construction. It utilises reinforced concrete to create the building’s structure, providing strength, fire resistance, and durability. Concrete frames can be cast in situ or precast off-site, depending on the project requirements. Therefore, this construction technique is suitable for a wide range of commercial buildings, including offices, shopping centres, and educational institutions.
- Industrial Construction
- Industrial construction involves the development of different types of facilities specifically for industrial purposes, including factories, warehouses, power plants, and manufacturing plants. These projects require specialised knowledge and expertise to address the unique requirements of industrial processes and equipment. The UK has a robust industrial construction sector that employs advanced techniques and materials to ensure the efficient operation of industrial facilities.
- Steel Industrial Buildings
- Steel is widely used in industrial construction due to its strength, durability, and cost-effectiveness. Additionally, steel industrial buildings offer large column-free spaces, allowing for efficient machinery installation and production processes. They can be customised to accommodate specific industrial requirements, such as overhead cranes, ventilation systems, and specialised flooring. Steel industrial buildings are commonly utilised in manufacturing plants, warehouses, and distribution centres.
- Reinforced Concrete Industrial Buildings
- Reinforced concrete is another popular choice for industrial construction. It provides excellent structural integrity, fire resistance, and durability, making it suitable for heavy-duty industrial applications. Reinforced concrete industrial buildings are capable of withstanding harsh environments, such as chemical exposure and heavy machinery loads. They are commonly used in industries like petrochemicals, power generation, and food processing.
- Hybrid Construction
- Hybrid construction combines different types of construction materials and techniques to optimise the performance and functionality of industrial facilities. It often involves the integration of steel and concrete elements, leveraging their respective strengths. In addition, hybrid construction methods allow for innovative design solutions that maximise efficiency, sustainability, and operational productivity. These techniques are frequently employed in advanced manufacturing plants, research laboratories, and technology-driven industries.
- Infrastructure Construction
- Infrastructure construction is essential for the development and maintenance of public infrastructure. Specifically, It includes the construction of different types of infrastructure including roads, bridges, airports, seaports, railways, and utilities. Infrastructure projects are often funded by the government and play a critical role in facilitating economic growth and connectivity.
What are institutional specs of assets?
- Shops
- Steel or concrete frame, capped services, concrete floors no suspended ceiling, shell and core condition
- Offices: 1. Steel frame – fewer columns wider span between columns 2. Concrete frame more columns, lower floor heights and shorter span
- Check architect drawins and spec or building manual
- BCO office guide to spec 2023:
- Full access raised floors
- Approx. ceiling height 2.6-2.8m
- Ceiling void 350mm floor void 150m
- Max daylight
- Aircon and double glazed windows
- Passenger lights
- Max depth 12-15 m
- 1 cycle space per 10 staff and 1 shower per 100
- 8m2 – 10m2 general workspace density
- Industrial
- 8m eaves height 10% roof light
- Min 30kn/sqm floor loading
- Plastic coated steel profiled cladding w brick or blockwork walls to 2m
- Full height loading doors electric
- 3-phase electricy
- 5%-10% office and WC facilities
- Capped
- Site cover of 40$
- LED lighting
deleterious vs hazardous materials
deleterious materials - degrade with age causing structural issues
- RAAC
- high alumina cement
- wood wall shuttering
- calcium chloride
Hazardous - harmful to human health
