Inspection Flashcards
What are the different inspection purposes and how do your aims vary?
Agency – marketability eg presentation, repair etc
Valuation – valuation influences ef location, aspect, construction
Property management – policing the lease / state of the building
They differ because they are looking for different things, valuation is looking at the current condition of the property on that date of inspection, however, for agency purposes you are forward looking as to what can be done/what an incoming investor would think and the marketability.
What is included in the RICS Professional Standard: Surveying Safely relating to inspection?
The RICS Professional Standard: Surveying Safely provides guidance on health and safety during inspections including:
1. Risk Assessment: Conducting a thorough risk assessment before any inspection to identify potential hazards
2. PPE: ensuring appropriate PPE is used, such as hard hats, safety boots and hi-vis
3. Safe access: evaluating the accessibility and safety of the site, including working at heights, confined spaces and unstable structures
4. Emergency procedures: preparing for potential emergencies and ensuring clear communication and protocols are in place
5. Legal compliance: ensuring inspections are carried out in line with relevant health and safety laws and regulations
Identify some types of air con
VAV
Fan coil
Static cooling
How can you tell the difference between steel and concrete-framed buildings?
Steel has less columns and a wider span between the columns.
Concrete has more columns, lower floor to ceiling height generally and shorter span between columns
What is the institutional spec for industrial?
Eaves 8m with 10% roof lights
Steel frame
Minimum of 30KN/per sqm loading
5-10% office content
40% site coverage
The four types of foundation
Trench – used for resi,
Raft – slab foundation over whole site to spread the load for lightweight structures
Piled – long and slender reinforced concrete.
Pad – slab foundation under individual or group columns so column can be spread evenly
What are the 5 types of brick?
Solid wall construction
Cavity wall construction
Bricks – stretcher / header
Efflorescene – white marks caused by hydroscopic salts in brick work
Spalling – brickwork crumbles
What guidance is there on safely undertaking an inspection? What is meant by a safe person?
RICS Guidance Note: Surveying Safely 2018
Someone who assumes individual H&S responsibility as well as colleagues and others whilst at work
What would you do prior to undertaking an inspection?
Assess travel to and from the site
Lone working
Property condition: construction; asbestos; contamination environmental considerations
Occupation: tenants; squatters
Access
What are the overarching four steps on inspection?
- Consider personal safety
- Inspection of the local area
- External inspection
- Internal inspection
What to look for on the external inspection?
- Method of construction
- Repair and condition of the exterior
- Car parking / access
- Defects
- Structural movement
- Check site boundaries with ttile plan
- Ways to date the building – check land reg
What to look on an internal inspection?
- Layout and speficiation
- Repair and maintenance
- Defects
- Services – age and condition
- Staturoy compliance such as asbestos, building regs, health and sagety, equality act 2010, fixture and fittings complliance, complaicne with lease obligations
What should you take on inspection ?
Mobile phone
Camera
Tape measure/laser
Plans / supporting docs
Pen and paper/checklist
PPE if required
Explain the spec for an office?
Steel or concrete frame. Usually, steel has less columns.
- Full access raised floors
- 2.6-2.8 ceiling height
- 2.5.3.0 floor loading
- Air con, double glazed windows
- Lift
- 1 cycle space per 10 stuff and 1 shower per 100
What are the different fit out types?
Shell and core
Cat A
CAT B – occupier specific requirement
Cellular offices are usually set out on a 1.5m planning grid
Typical space allowance for normal office use is approx. 1 person for 7.5-9.25 sq m.
What are the phases of a contamination investigation and what should be considered when providing value advice?
3 phases:
1. Review of site history
2. Investigation to identify nature of contamination (intrusive)
3. Remediation report
Always suggest a specialist report if there are any concerns that the site has contamination.
Deduct remediation costs from gross site value
Regarding contamination, what are some signs there is contamination?
Evidence of chemicals
Underground tanks
Oils
Bare ground
Bore holes which suggest previously investigated
This can be due to oil, radon or gas, heavy metals.
What is land remediation relief?
Tax relief that applies to contaminated or derelict land in the UK. Allows to claim up to 150% coporation tax deduction for expenditure in remediating.
Name hazardous materials?
Asbestos
Lead piping
Radon gas
What is Japanese knotwood?
Invasive plant which damages hard surfaces.
RICS Professional standard: Japanese knotweed and resi property (2022) – decision tree helping valuers determine the apprioate management approach.
£2,500 fine if not controlled by land owner
What would you do if you were planning a visit to a vacant site?
Desktop health and safety survey
Identify possibility if there are squatters on site
Could presume hazardous materials could be on site
Inform team
If you were inspecting an office under-going light refurbishment, and carrying out a pre-assessment, what are you looking for?
If PPE would be necessary; if it is safe to travel to and from; if its generally safe to be in the property i.e. lose wiring; if lone working, if there are squatters; who is currently in occupation
How can you tell if a wall is solid brick or cavity?
You will see headers and stretchers to maintain the integrity of the wall it is a solid brick
What is a current issue in the market you should keep an eye out for on inspection? What is it and where can it be found?
RAAC: reinforced autoclaved aerated concrete (RAAC)
What is it:
-lightweight material: weaker than normal concrete
-1950s-1990s
-aerated but less durable
-HSE stated its beyond its lifespan and can collapse with little or no warning
Where is it found?
Indoor & outdoor wall panels
ceilings
What would you do if you were inspecting a property for valuation and workers up a ladder that looked immediately unsafe?
Immediate duty of care is for yourself and those around you – safe person concept. Get everyone away/out
Then inform the client: if client says don’t care
Inform health and safety executive
What steps to take of you find building defect?
- Photo
- Try establish the cause of the damage
- Inform your client of your investigations
- recommend an expert
What are the 3 common causes of defect?
- Movement – subsidence
- Water – damp: wet, dry, rising, condensation
- Defective
Industrial common – roof leeks
Office modern p roof leaks or burst AC
Old office / resi / shop – dry or wet damp
what was the eaves height at the shed in battersea?
5.5m
what was the rent at the battersea shed unit?
£43.00 psf refurbished
what PPE did you wear at the resi site in london?
Steel capped boots, googles, hard hat, gloves, name tag, ear plugs, fluorescent jacket
how did you determine the premium?
local comps - rightmove plus and also speaking to agents and my firms local sales office
talk me through the guildford inspection
From my experience, there are four areas of inspection. Which one would you like me to focus on?
Desk:
static risk assessment
relevant documentation:
- lease: licence alterations; alienation (lease is main one for desktop work)
- land reg
- planning
- EPCs
- Flood risk (environment agency)
- Listed status
- Rights of access: restricted highways
- Rates: VOA (mention VOA as will give a good indication as a good starting point)
- Have a look on Google maps to get an idea of the site (key factor)
Arranging access (v good to show you genuinely have done it/have good experience) and putting in calendar etc.
Suitable items to take
Locality
Typical building use surrounding
Location to asset in relation to competition
Primary, secondary, tertiary location
General locality description
Distance from local amenities including transport
Connectivity, particularly for industrial
Negative surrounding factors: sewage, petrol stations
Exterior
Defects and wants of repair
General condition: type & age of construction, roof covering, windows, gutterings
Site boundaries: match with theoretical docs
Interior
Specification: offices must be aligned with BCO requirements
Statutory compliance:
- Asbestos register
- Fire Safety Act
- Health & Safety compliance
Ensure tenant is acting in line with the lease
What is meant by Category B?
Fully fitted unit to include the likes of desking, installation of offices, all finishes and a kitchenette.
What is the difference between Grade A and Category A
Category A relates to the extent of the fit out whereas Grade A classifies a building based on its specification and finishes
What was the costs involved for a cat a+ fit out compared to refurbishment?
£175-£250 psf refurbishment and additional £100-£150 psf for cat a+
What typical defects occur with older offices?
damp
what is a furniture inventory?
List of all furniture, no inaccuracies, important to do this to reduce disputes. I took photos and notes.
What premium would you expect to see to be by a park in London?
15%
explain the specification at the development site?
the finished units I could see LED lighting, brass electrical switch plates, ceramic sink, CCTV, fob entrance, timber doors. Assumed adequate for this type of development.
there were no amentities. SC only £3.55.
No car scheme
What are two guidelines set out in surveying safely?
PPE and lone working.
What is the purpose of taking detailed noteS?
For agency, I can refer back to these when pricing the asset.
What do you mean by secure service yard?
My client required a yard with metal gates
Are there any limitations of using google maps to check walking distance?
Yes it may not account for temporary disurptions or potential issues for detailed routes. Due to the central location in London, I would expect the data to be reliable.
Do valuation inspections differ from other inspections? Are there any requirement?
Focused on location, tenure, aspect, form of construction, defects, current condition, occupation details compared to agency which is condition, repair issues,, staturoy compliance, services, presentation of the accommodation and marketability.
How much notice did the tenant have to break?
3 months
Did you get any other quotes to check these costs?
I did not but I advised my client that they could also ?
How does location impact on inspection?
Location has an important impact on inspection, it can impact the practicality on the inspection itself and how you get there and undertake the inspection but it can also influence the opinion of the property.
Location impacts and inspection by influencing:
1. Access and safety
2. Local regulations
3. Environmental factors: areas prone to flooding, subsidence etc
4. Surrounding infrastructure: proximity to transport links, utilities and neighbouring properties
What are important factors to note when on inspection?
Location, condition, structural integrity of the building.
Key factors to note during an inspection include:
1. Structural condition: check for visible defects, cracks, damp or signs of deterioration
2. Health and Safety hazards: identify any risks, such as trip hazards, asbestos or unsafe access points
3. Measurements: accurately measure the property in line with relevant RICS Standards (e.g. IPMS or NIA)
4. Access and boundaries: confirm property boundaries and assess any rights of access
What is a fully-fitted office?
Move-In Readiness: this category allows a faster and more cost-effective option for tenants, as the office is closer to a fully operational state upon handover.
What typical defects occur with older offices?
Damp dry or wet rot. I would take a photo, see if I can find the route of the problem, if not inform my client to seek specialist advise. In this case, I would speak to the agent and inform them that we may discount the option.
Why is it important to inspect the local area and why is zone 1 good?
Important to understand factors such as location, transport any local nearby developments for comparables.
How does CAT A differ from CAT A+ and CAT B?
CAT A, CAT A+ and CAT B differ based on the level of office fit-out:
1. CAT A: A basic fit out where the office space is ready for tenant customisation. It typically includes:
* Raised floors
* Suspended ceilings
* Basic lighting and air conditioning
* No partitions, furniture or decorative finishes
2. CAT A+: A more advanced fit-out that bridges CAT A and CAT B. The space is ready for immediate occupancy and includes:
* Basic furniture (desks, chairs)
* Partitions for meeting rooms
* Carpeting and a finished ceiling
* A kitchenette or break-out area
3. CAT B: A fully fitted office space tailored to the specific needs of the tenant including:
* Full interior design and decoration (branding, colours)
* Custom partitioning and furniture layout
* IT infrastructure, meeting rooms and break-out spaces
These fit-out categories reflect the degree of readiness and customisation of office space from basic (CAT A) to fully operational (CAT B).
If the tenant moves out, what will need to be settled?
Dilapidations – term used to cover defects and disrepair that the tenant will be required to deal with or pay to have remedied when the tenant vacates the premises at the end of the lease, due to the tenants failure to rectify these matters during the term under its repairing obligations.
Explain schedule of dilapidations?
Landlord will describe items of disrepair and often specify tenant works. Tenant can challenge. Landlord cant challenge earlier than 3 year before end of the lease.
What are typical modern office building defects?
Damp penetration from roof or grounf lebel, water damage from pipes / air conditioning units, structural movement
What void costs would fall onto the landlord?
business rates and SC
