Inspection 2.0 Flashcards
According to the RICS Proffessional STandards and guidance: Environmental risks and global real estate 1st Edition, 2018, what factors can negatively impact a valuation?
- Contamination
- Flooding
- Asbestos
- Invasive non-native species
- Solar farms and wind farms
- Radon affected areas
- Natural subsidence risk
- EPCs
Name some Asbestos Containing Materials (ACMs)
- Insulation lagging
- Insulation boards
- Roofs and wall cladding
- Soffits, ceiling linings
Name some Asbestos Containing Materials (ACMs)
- Insulation lagging
- Insulation boards
- Roofs and wall cladding
- Soffits, ceiling linings
What is Alumina Cement and what is its risk?
- Popular in the 1950s - 1970s due to its rapid strength development
- Mainly used in pre case beams
- Some buildings collapsed in 1970s and it was banned
What is Calcium CHloride and whats the risk?
- Used as an accelerating admixture in concrete up until mid 1970s
- Causes corrosion to embedded material
- Outlawed in May 1977
What matters need to be considered prior to visiting site?
- Travel
- Purpose of visit
- Lone working
- Occupation
- Condition of property
- Dangerous substances
- PPE
- Special access
What matters should be considered when arriving and during site inspections?
- Risks and hazards
- Slips and trips
- Working from height?
- Conditions / extreme weather
- Unsafe atmospheres
- Vermin and birds
- Structural stability
- Timbers, glass and sharp objects
- Impact of people and animals
What are key signs of structural stability / instability that should be looked for on inspection?
- Chimney stacks, gable walls or parapets
- Leaning, bulged and unrestrained walls
- Rotton or corroded beams and columns
- Roofs and floors
What timbers, glass and sharp objects should be looked out for on inspection?
- Rotton and broken floors and staircases
- Nails, screws, broken glass
- Sharp edges / protruding objects
What are examples of unsafe atmospheres that should be considered when undertaking an inspection?
- Confined spaces
- Rotting vegetation
- Stores containing flammable materials
- Excessive mould or fungi growth
How should the risk of falls from height be assessed when working on site?
- Using ladders / step-ups
- Avoid working near unprotected edges
- Use of MEWPs, scaffold and access towers
What are some examples of hidden traps, ducts and openings that you may come accross on inspections?
- Lift and service shafts
- Manholes
- Surfaced concealed by debris or standing water
What are the risks associated with other people or animals that may be encountered on property inspections?
- Squatters / trespassers
- Aggressive dogs
- Aggressive tenants / property owners
What are contamination risks that need to be considered?
- Asbestos, lead, other sunstances hazardous to health
- Chemicals in storage
- Contaminated water supplies
- Contaminated air-conditioning systems (legionella bacteria)
What is english bond brickwork?
Formation consisting of alternative headers and stretchers
How thick is a solid wall?
230mm with plaster finish
How thick is a solid wall?
230mm with plaster finish
How thick is a cavity wall?
Depends on size of gap -> 280mm with plaster finish is common
What are cavity ties?
- ties used to join two leaves of cavity wall together to provide additional support
- Building regs -> 2.5 wall ties per m^2 of masonry
What are the different types of cavity wall ties?
- Double triangular
- Vertical twist
- Butterfly
What is the size of a brick?
215mm x 102.5mm x 65mm
What is the size of a block?
440mm x 100mm x 215mm
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
What are rafters?
- The beams of a roof construction that are angled upward from the ground
- They meet at the top of the gable at a ridge beam
What are purlins?
The horizontal beams of roof construction that are used for structural support in the construction of a roof
What is a roof truss?
Structure that consists of pieced straight wood or steel joined together in triangular shapes to support the weight of the roof
What are the different types of roof truss?
- Monopitch truss (right angle)
- Asymmetrical truss (off-centre)
- Attic truss (symmetrical)
What is a building frame?
- Structure in which weight is carried by a skeleton or framework as opposed to being supported by walls
- Usually steel and reinforced concrete
What are characteristics of Grade A offices?
- Most desireable areas
- Steel or reinforced concrete frame
- HVAC systems
- LG& compliant lighting
- Excellent BREEAM rating
- Excellent disability access
- High EPC
- On site parking
- Good facilities
- 2.6 clear floor to ceiling height
- Suspended ceilings with void of 350mm
- Fully accessed raised floors ith 150mm void
What are characteristics of Grade A offices?
- Most desireable areas
- Steel or reinforced concrete frame
- HVAC systems
- LG& compliant lighting
- Excellent BREEAM rating
- Excellent disability access
- High EPC
- On site parking
- Good facilities
- 2.6 clear floor to ceiling height
- Suspended ceilings with void of 350mm
- Fully accessed raised floors ith 150mm void
What are the characteristics of Grade B offices?
- Former Grade , aged 10-20 years
- Well maintained
- Elavator and HVA systems that are functional but no longer industry leading
What are the characteristics of Grade C offices?
- Located in less desireable areas
- Much older than Grade A or B
- Out of date furnishings
- Poor maintenance services
- No elavators or decent disabled access
What is a portal frame?
Type of structural frame
- Beams supported by columns either end
- The joints between the beam and the columns are ‘rigid’ so that the bending movement in the beam is transferred to the columns
What are portal frame structures typically used for?
- typically low rise structures
- Industrial and warehouse buildings
What are the benefits of a portal frame structure?
- Large spaces can be enclosed with little use of material and so lower costs
- Efficient for enclosing large volumes
What is considered optimal site cover for an industrial development?
- 35-40%
- 50% is likely to lead to congestion
What is the floor loading requirement for industrial buildings?
- Between 30 and 40 kN/m^2
- Design rule of thumb for 2.5 kN/m^2 of eaves height
What is typical office coverage for industrial properties?
10% of the total floor area
What is the typical fit out provided by developers for industrial property?
- Offices with carpet
- Roller shutter or sliding door to main factor
- Landscaping to site perimeter
What is a dock leveller?
- used to bridge the difference in height and distance between the warehouse floor and vehicle
- Height-adjustable platform use to ensure smooth transition between dock and truck, preventing accidents
What is a typical retail unit?
- Rectangle with depth 3 to 4 times the width
- No changes in floor level
- Staff and stockroom facilities provided
Where will brickwork typically crack?
Along mortar as this is the weakest point
What are the 4 types of cracking typically seen in brickwork construction?
- Horizontal line cracking
- Triangular cracking
- Steeped cracking
- Cracking running down floor level
What is horizontal line cracking indictive of?
Cavity wall tie failure
What is triangular cracking indictive of?
Lintel failure
What is stepped cracking indictive of?
Structural failure
What is cracking running down to ground level indictive of?
Below ground movement
What are 4 types of damp?
Penetrating
Rising
Condensation
Plumbing failure
What are the 3 causes of rising damp?
- No damp proof coursse
- Failed damp proof course
- Birdged damp proof course
What is a sign of condensation in property?
Presence of black mould growth
What would you take with you on an inspection?
- Phone
- Tape measure / disto
- Files / tenancy schedule
- PPE
- Notebook / pen
How can the age of the building be assessed?
- Ask Client
- Research the data of planning consent of building regs approval
- The Land Registry
- Local historical records
- Architectural style or certificate of practical completion
What should be considered specifically in a property management inspection?
If occupied -> check lease, breach obligations?
If unoccupied:
- Condition of building
- H&S compliance
- Ready to let?
- maintenance
What should be considerd in an inspection for vacant purposes?
Factors that can influence value
- Location
- tenure
- Construction
- defects
- occupation details
What are the 4 common forms of foundation?
- Trench or strip footings
- Raft
- Piled
- Pad
What is a trench or strip footing foundation and what are they typically used for?
- Shallow foundation that avoids bricklaying below ground by almost completely filling the trench with concrete
-> generallt used for residential
What is a trench or strip footing foundation and what are they typically used for?
- Shallow foundation that avoids bricklaying below ground by almost completely filling the trench with concrete
-> generallt used for residential
What is a raft foundation and what is it used for?
Shallow, slab foundation formed by reinforced concrete slabs of uniform thickness that cover a wide area, often the entire footprint of a building -> spread load
- Used when floor areas are small and structural loadings are low -> two storey domestic construction
- Ground conditions are poor
What is a raft foundation and what is it used for?
Shallow, slab foundation formed by reinforced concrete slabs of uniform thickness that cover a wide area, often the entire footprint of a building -> spread load
- Used when floor areas are small and structural loadings are low -> two storey domestic construction
- Ground conditions are poor
What is piled foundation? when are they typically used?
Long and slender reinforced concrete cyclinders (piles) in the ground to deeper strata when less good load-bearing ground conditions / high loads
- Used for large structures
- When soil is not suitable to prevent excess settlement
What is a Pad foundation?
Generally shallow foundation system, but depends on ground condition
- Form of spread foundation formed by pads that support localised single-point load such as columns and framed structures
What is efflorescence?
White marks caused by hydroscopic salts in the brick work
- Formed when water reacts with the natural process, contained within the construction material and mortar
What is spalling?
Damaged brickwork where the surface of the bricks start to crumble because of the freeze/thaw action after it has become saturated in the water months
What is spalling?
Damaged brickwork where the surface of the bricks start to crumble because of the freeze/thaw action after it has become saturated in the water months
What is the typical specification of new retail units?
- Steel or concrete frame
- Capped off services
- Concrete floor, no suspended ceiling
- Shell condition
What are the two main methods of construction of new office buildings?
Steel or concrete frame
Steel: less columns and wider spam between columns
Concrete: more columns, lower floor heights, shorter spam between columns
What are the two main methods of construction of new office buildings?
Steel or concrete frame
Steel: less columns and wider spam between columns
Concrete: more columns, lower floor heights, shorter spam between columns
What are the different types of air conditiong systems?
- VAV - Variable Air Volume (high cost but most flexible)
- Fain coil (lower initial cost but higher running cost)
- Static cooling
- Mechanical ventilation
- Heat recovery systems
- Comfort cooling
What is R22 refrigerant?
Colourless gas once used in air conditioning applicaitons
Banned in 2015 as has high global warming potential (greenhouse gas)
What is teh basic construction of an industrial or warehouse premises?
Steel prtal frame with insulated profiled steel cladding walls and roof
What is teh basic construction of an industrial or warehouse premises?
Steel prtal frame with insulated profiled steel cladding walls and roof
What are the current institutional specifications for industrial property?
- Minimal 8m clear eaves height with 10% roof heights
- Minimum 30 kN/m^2 floor loading
- Plastic coated steel profiled cladding with brick or blockwork walls approx 2m
- Full heigh loading doors
- 3 phase electricity power
- 5-10% office content with WC facilities
- Main services capped off
- Approx site cover of 40%
What is n inherent defect?
Defect in the design or material which has always been present
What is a latent defect?
Fault in the property which could not have been disscovered y reasonably thorough inspection
What are 3 common causes of defect?
Movement
Water
Defective / non-performance / deterioration of building materials
What are the different types of movement?
- Subsidence
- Heave
- Cracking
- thermal expansion
What is subsidence?
Vertical downward movement of a building foundation caused by loss of support on the site beneath the foundaiton
-> change in underlying ground conditions
What is subsidence?
Vertical downward movement of a building foundation caused by loss of support on the site beneath the foundaiton
-> change in underlying ground conditions
What is heave?
Expansion of the ground beneath part or all of the building
-> Coul be caused by tree removal and subsequent moisture build-up in the soil
What is wet rot?
Caused by damp and timber decay
-> wet and soft timber, high damp meter reading, visible fungal growth and musty smell
What is dry rot?
Caused inside by fungal attacked
-> fungal growth, spreads quickly, red spores, cracking paintwork
- Can destroy timber and masonry
What is dry rot?
Caused inside by fungal attacked
-> fungal growth, spreads quickly, red spores, cracking paintwork
- Can destroy timber and masonry
Why can contamination exist at a property?
Issues such as heavy metals, radon, methane gas, diesal, oil and chmicals
What are signs of contamination a surveyor should look out for?
Evidence of chemicals, oils, oil drums, subsidence, underground tanks, bare ground etc
What are typical phases of investigation for contamination?
- Review site history with desk top study, site inspection and investigation
- INvestigation to identify the nature and extent of contamination with detailed soil samples taken using bore holes (intrusive)
- Remediation report setting out remedial option with design requirements and monitoring standards
When instructed to value a site with contamination, which approaches should be considered?
- Do not provide advice until specialist report is held
- Caveat advice, providing a disclaimer highlighting issue or special assumption
- Deduct remediation cost from gross site value
What is land remediation relief?
Form of tax relief that applies to contaminated or derelict land in the UK
-> up to 150% corporation tax deduction for remediation
What are deleterious materials?
Materials or building techniques dangerous to health, environmentally unfirendly, tend to fail in practice, and deteriorate over time
What are some signs of problems with delterious materials ?
Brown staining on concrete
- concrete frame built in 1960s and 1970s
What are some signs of problems with delterious materials ?
Brown staining on concrete
- concrete frame built in 1960s and 1970s
What are hazardous materials?
Materials harmful to health
What are some examples of hazardous materials?
Asbestos
Lead piping / lead paint
Radon
What should you do if you discover hazardous materials upon inspection?
Recommend specialist report and make appropriate assumptions if required
What should you do if you discover asbestos in a property?
If undisturbed, no need to remove
-> Check asbestos register
-> advise Client and instruct necessary survey
What is japanese knotweed?
Fast growing, strong clump-forming plant -> dense
- deeply penetrating underground stems
- INvasive non-native species
Why is japanese knotweed a concern for property owners and managers?
- hard to control
- costly to eradicate
- Can damage foundations and tarmac
- Lenders may refuse loan if present on property
What does japanese knotweed look like?
- Purple and green hollow stem
- lots of green leaves
- Creamy white flower produced in late summer / early autumn
What are the consequences of allowing japanese knotweed to spread?
- Criminal offence under Wildlife and Countryside Act 1981
- Local authorities can issue anti-social behaviour orders and fines up to £2,500 if landowner ignores / does not control
Name some invasive species which property owners and manager should be aware of
- Japanese knotweed
- Himalyan Balsam
- Giant hogweed
- Hybrid knotweed
What RICS guidance is there on inspection?
RICS Surveying Safely: Health and Safety principles for Property professionals
2nd Edition, Novemebr 2018 (guidance note)
What RICS guidance is there on inspection?
RICS Surveying Safely: Health and Safety principles for Property professionals
2nd Edition, Novemebr 2018 (guidance note)
Explain a key issue raised by RICS Surveying Safely
Firms should look at the terms and conditions on which they engage with Clients and ensure all risks are covered
Identifies fundemental areas professionals should consider with rgeards to their insurance
Large focus on Risk assessments
What things would you check before attending site for an inspection?
- Travel to and from site
- Lone working
- COndition of the property -> are any areas unsafe, is PPE needed?
- Occupation -> are occupants aware of the visit?
- Any site rules to adhere to?
- Will access to high areas be required? -> are appropriate checks in place?
- Any dangerous substances on site?
How do you take good inspection notes when on-site?
- I bring my firms standard inspection checklist
- Take photos
Tell me how you would ensure safe working from height / on a site with working machinery?
I would ensure the relevant risk assessment are compelte for my visit / for a contractors work
I would ensure equipment is properly tested, with maintenance records kept
What building characteristics would you look for when inspecting a property?
- COmpliance with lease obligations - repair and maintenance
- Defects -> leaks, damp
- Hazardous materials
- Building age
- Building construction / specific elemants
Tell me about the basic construction of a building you have recently inspected
Brick built, constructed in 1980s with cavity wall
Tell me about the basic construction of a building you have recently inspected
Brick built, constructed in 1980s with cavity wall
What is the British Council for Offices (BCO) ?
BCO mission is to research develop and communicate best practice in aspects of the office sector
-> Delivers this by providing a forum for the discussion and debate or relevant issues
When was their office guidance last updated?
May 2009
What is the optimum depth of an office to allow for natural light?
12m - 15m
What is the optimum depth of an office to allow for natural light?
12m - 15m
What eaves height is desireable for an office building?
Apprximate ceiling height of 2.6m
What is the normal floor loading for an office building?
Approx 2.5 - 3kN/sq m (allowance of 1 kN/sq m for partitioning)
What is the normal floor loading for an office building?
Approx 2.5 - 3kN/sq m (allowance of 1 kN/sq m for partitioning)
What is an easement? How would you find out about ones existence?
Right to cross or otherwise use someone else’s land for a specified purpose -> found in deeds
How can you tell if a wall is solid or cavity construction?
- Knock - hollow?
- Brickwork - headers & stretchers or stretchers only?
What is a hidden valley gutter? What problems can arise because of one?
Where two main roofs meet or where there is a change in roof direction
-> easily blocked
Where does surface water drain to? how does this compare with foul water?
Surface water - storm drain, stream, river, soakway
Foul water - sweage -> local sewge treatment plant
What is rising damp?
Rising damp usually stops 1-5m above ground level
What RICS guidance is there on Japanese knotweed?
RICS Guidance Note
- Japanese Knotweed and residential property, 2022
What does RICS say about japense Knotweed?
- If serious, seek advice from remediation specialist
- Can be managed if low impact
- Must be reported
- Chemical control -> efficient and cost effective. 4 years to completion
- Excavation -> licenced landfill site in accordance with EPA 1990
What does the law say about Japanese Knotweed?
Criminal offence to plant / allow to spread
What does the law say about Japanese Knotweed?
Criminal offence to plant / allow to spread
What signs would beindictive the site is contaminated by Japanese Knotweed?
Green & purple hoolow stem , green leaves growth
What is an environmental impact assessment?
Process by which information about the environmental effects of a project is collected, assessed and taken into account
-> decision as to whether proposed development should be approved
When would you need an environmental impact assessment?
Development
What is Radon?
Radon is a colourless, odourless gas
FOrmed by the radioactive decay of the small amounts of uranium that occur naturally in all rocks and soils
Where is radon typically found?
Naturally in all rocks and soils
-> basements and living spaces in contact with the ground
How can you reduce risk of radon?
Remedial work to reduce levels
-> seeling hatches / large openings in floors
-> extra ventilation
Why are building warranties important?
Comprehensive insurance policy that is provided by a developer to the owner / buyer
-> offers peace of mind that the building has been constructed to a standard set by the warranty provider
Tell me about your understanding of structural movement
Subsidence, heave, settlement, thermal expansion, cracks etc -> all forms of structural movement
This movement happens often, usually so small and unnoticed.
- only when distortion cracks appear is saefty threatened
Tell me about any risks relating to air conditioning
From 1st January 2015, the use and replacement of low temperature refrigerant R22 is illegal
- Existing R22 systems need to be modified to be more environmentally friendly
What is the British Council for Offices (BCO) ?
BCO mission is to research develop and communicate best practice in aspects of the office sector
-> Delivers this by providing a forum for the discussion and debate or relevant issues
What are the current institutional specifications for industrial property?
- Minimal 8m clear eaves height with 10% roof heights
- Minimum 30 kN/m^2 floor loading
- Plastic coated steel profiled cladding with brick or blockwork walls approx 2m
- Full heigh loading doors
- 3 phase electricity power
- 5-10% office content with WC facilities
- Main services capped off
- Approx site cover of 40%
