Inspection Flashcards
What is the suggested 4 step process of an inspection?
- Consider personal safety
- Inspect the local area
- External inspection
- Internal inspection
What should you take on an inspection?
Mobile phone
Camera
Tape measure/laser
File, plans and other info
PPE - hi vis, gloves, goggles, ear defenders, hard hat, steel toe shoes
Pen/paper, iPad
What considerations of the local area could be made?
Location, local facilities, public transport, businesses
Contamination, environmental hazards, flooding, substations, power lines
Comparable evidence - local market conditions
What should you note on external inspection?
Method of construction
Repair and condition of exterior
Car parking, access arrangements
Defects/structural movement
Site boundaries on Ordnance Survey map or title plan
Ways to date the building - historical records, client, architectural style, date of planning consent
What to note on Internal inspection
Layout and specification
Repair and maintenance
Defects
Services - age and condition
Statutory compliance - asbestos, building regs, H&S, Fire Safety
Fixtures and fittings
Improvements
Compliance with lease
What are some methods of construction?
Traditional - onsite using brick, steel, concrete
Prefabrication - manufacturing offsite and then assembled
Modular - offsite but complete with fixtures and fittings then assembled usually for resi
Steel frame - steel columns and beams can be assembled quickly, usually industrial+ high rise
Concrete frame - using concrete framework, columns and beams. Very strong and versatile for all uses
Green construction focuses on minimising environmental impact
What are the different purposes of an inspection?
Valuation - Understand the factors that can influence a valuation including location, defects, condition, form of construction
Property Management - check lease compliance, statutory compliance, state of the building, need for repairs
Agency (marketability issues) - consider current condition, repair, maintenance, presentation, marketability
What are the 4 common forms of foundation?
- Trench or strip - generally used for residential for walls and close space columns
- Raft - a slab foundation over site to spread load of lightweight structures for sandy soil conditions
- Piled - long and reinforced concrete cylinders in the ground. used for less good load bearing condition or high loads
- Pad - slab foundations under individual or groups of columns to spread load evenly
What is solid wall construction?
Simplest type of wall, constructed with solid brickwork, at least 1 thick
What is cavity wall construction?
Two layers of brickwork tied together with a cavity that can be filled with insulation
What is a stretcher brick?
Brick laid horizontally with the long side exposed outwards
What is a header brick?
A brick laid flat with the short end exposed
What is efflorescence?
White marks caused by salts in the brickwork reacting with water
What is spalling?
Damaged brickwork where the surface starts to crumble because of free/thaw action in winter.
How are shops usually constructed?
Either steel or concrete frame.
Services capped off
Concrete floor and no suspended ceiling
Let in a shell condition ready for retailer fit out
How are offices constructed?
Either steel or concrete frame
Concrete has more columns, lower floor heights and shorter span between columns
Steel have less columns and wider span between
What are the current institutional specifications for offices?
1 cycle space per 10 staff
Ceiling heights 2.6-2.8m
maximised opportunities for daylighting
Air con
Double glazing
Passenger lifts
8m2-10m2 workspace density
What are the different air conditioning systems?
VAV - variable air volume. Expensive but flexible
Heat recovery systems
Comfort cooling
Mechanical ventilation - fresh air moved around building
What are the different types of office fit out?
Shell and core - common parts of building complete, office floor left to fit out by occupier
Category A fit out- Grade A specs
Category B fit out - complete fit out to occupiers requirements
How are industrial/warehouses normally constructed?
Usually steel portal frame with steel cladding walls and roofs
What are the standard specs for warehouse/industrial buildings?
Minimum 8m eaves height
5-10% office content WC facilities
Main services capped off
Full height loading doors
What is an inherent defect?
A defect in the design or material which has always been present
What is a latent defect?
A fault to the property that could not have been discovered by a reasonably thorough inspection of the property.
What should you do if you identify any building defects?
- Photograph defect
- Try to establish cause of damage
- Inform client of your investigations
- Recommend advice from a building surveyor or structural engineer if needed
What are 3 common causes of defect?
- Movement
- Water
- Defective/deterioration of building materials
What is the purpose of snagging?
Identifying issues and faults in a newly built home to be picked up by the builder
What is subsidence?
Vertical downward movement of a building foundation. Could be result of changes in ground conditions
What is heave?
Expansion of ground beneath the building. Could be caused by tree removal and subsequent build up of moisture
What might cause horizontal cracking in brickwork?
Indication of cavity wall tie failure in brick wall
When does shrinkage cracking occur?
Often occurs in new plasterwork during drying process
What else can cause cracks?
Thermal expansion/movement
Differential movement
What is wet rot?
It is caused by damp and timber decay. Signs are wet/soft timber, fungal growth and damp smell
What is dry rot?
Caused inside by fungal attack. Signs include fungus growth, cracking paintwork, crumbling of timber
Where does rising damp stop?
Usually around 1.5m above ground level
What caused condensation?
Lack of ventilation and background heating. Signs include mould and water on inside of walls and windows
What are some common building defects in period/older buildings?
Dry rot, wet rot, tile slippage, water ingress, structural movement
What are common defect in modern industrial buildings?
Roof leaks around roof lights, damaged cladding panels, corrosion, water damage from poor guttering
What are common defects in modern office buildings?
Damp penetration at roof, water damage from burst pipes or AC, structural movement, damaged cladding, cavity wall tie failure, poor mortar joints at brickwork
What is included in the RICS Guidance Note Contamination, Environment and Sustainability 2010?
Surveyors must understand their obligations, responsibilities and comply with the law
General principle is the polluter or landowner pays for remediation
Desk top study can show previous uses, local history etc
Contamination can exist due to heavy metals, radon, methane, diesel
Signs of contamination include evidence of chemicals, oils. oil drums, underground tanks, bare ground
What are signs of contamination?
Evidence of use of chemicals, oils, oil drum, underground tanks and bare ground
What are the 3 phases of contamination investigation?
1 Review site history with desk top study and site investigation
2. Investigation to identify nature and extent of contamination with detailed soil samples using bore holes
3. Remediation report setting out options and monitoring.
Suggest specialist report if there are concerns of contamination.
How would you value a site with contamination?
- Do not provide advice until specialist report completed
- Caveat advice with a disclaimer highlighting the contamination issue and assumptions
- Deduct remediation costs from the gross site value.
What assistance is there for contaminated land?
Land Remediation Relief is a tax relief for contaminated or derelict land allowing companies to have a tax deduction to cover expenditure in remediating contaminated land.
What are deleterious materials?
Materials that can degrade with age and cause structural problems. Indications include brown staining on concrete frame buildings.
Materials include - high alumina cement, woodwool shuttering, calcium chloride.
What are hazardous materials?
Materials that are harmful to health.
Include asbestos, lead, radon gas.
What is Japanese knotweed?
An invasive plant which can damage hard surfaces like tarmac and foundations.
It is not easy to control and is costly to eradicate
What is the impact Japanese knotweed can have?
It can damage foundations and tarmac. It spreads quickly and is difficult and costly to eradicate. property lenders may refuse a loan if it is present.
How is Japanese Knotweed removed?
Needs chemical treatment, digging out and removed to a licenced landfill.
What is the RICS guidance for Japanese Knotweed?
Provides guidance on best practice. Includes a decision tree to help valuers determine appropriate management approach.
What is the punishment for allow it to spread?
It is a criminal offence and can result in fines or prison sentence.
