Inspection Flashcards
What is a homebuyers report
The HomeBuyer Report (Survey) aims to:
• Make a reasoned and informed decision on whether to go ahead with buying the property
• Take account of any repairs or replacements the property needs; and
• Consider what further advice you should take before committing to purchase the property
The report is broken down into sections A-K, section A-D being introductory statements and descrition, sections E, F, G and H condition ratings to the main parts of the building.
What are the types of homebuyers report
HomeBuyer Report (survey). This includes all the features of the RICS Condition Report and provides advice on defects repairs, and ongoing maintenance.
HomeBuyer Report (survey & valuation). This includes all the features of the HomeBuyer Report (survey) and also provides a market valuation and insurance rebuild costs.
What are the condition ratings in the homebuyers report
3 - Defects that are serious and/or need to be repaired, replaced or investigated urgently.
2 - Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way.
1 - No repair is currently needed. The property must be maintained in the normal way.
NI - Not inspected.
What are some criticisms of the homebuyers survey
Only a visual inspection. This means that we do not take up carpets, floor coverings or floorboards, move furniture or remove the contents of cupboards. Also, we do not remove secured panels or undo electrical fittings.
Roofs, chimneys and other surfaces on the outside of the building are inspected from ground level and, if necessary, from neighbouring public property and with the help of binoculars.
Do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out.
No great depth as only broken broadly down by element.
The report contains multiple caveats and exclusions in order to cover the surveyor should anything unseen be missed.
What is a Reinstatement cost assessment
If damage is done to the building the cost of knocking it down and rebuilding it (Net rebuild costs) includes; demolition and debris removal, rebuild costs, professional and statutory fees, additional costs to comply with current regs, any tenant alterations, external works e.g. utilities supply.
What does rieinstatement cost assessment report includes;
- Description of the property
- Specific exclusions
- Reinstatement costs
- Reinstatement period
- Elemental break down includes; element, description, rate, IPMS 2, Cost & Notes
How is a rieinstatement cost assessment undertaken
- General inspection before detailed
- Description of the property
- Consider demolition or rebuild restictions
- Consider deletourios materials are present (higher disposal costs)
- Take plently of Notes, Photos, Measurements (GIFA) and sketches
What are the types of cost reinstatment assessment;
- Day one reinstatement
- Reinstatement including inflation provision
- Reinstatement less wear and tear (indemnity basis)
- Obsolete buildings
- Site clearance, debris removal and ‘making safe’
- Second-hand value of building materials
What is Day one cost reinstatement assessment
Day one reinstatement - How most UK buildings are insured “new for old basis”. Declared Value - Cost of rebuilding on associated costs without inflation
What is Reinstatement including inflation provision
Reinstatement including inflation provision - Two separate parts to the policy, one sum is the declared value one allowance for inflation. Insurers accept a margin of error of 15% at the time of loss
What is Reinstatement less wear and tear (indemnity basis)
Reinstatement less wear and tear (indemnity basis) Few buildings are insured on this basis of indemnity. Reduce value due to old age or poor condition upon assessment. Elements that have not useful life left will be valued at £0
What is Obsolete building reinstatement assessment
Obsolete buildings - Obsolete’ building is a poor risk carrying a high premium. Elements that have not useful life left will be valued at £0
What is Site clearance, debris removal and ‘making safe’ reinstatement assessment
Site clearance, debris removal and ‘making safe’ costs only - Buildings due for demolition, if damage occurs it can be brought forward. If demolition costs increase due to damage it is to be made safe.
What is Second-hand value of building materials reinstatement assessment
Second-hand value of building materials - The value of items if they were sold on second hand. e.g. fireplace, roof tiles. Very rarely used.
What equiptment is required for an inspceiton
- Mobile phone
- Tape measure/laser
- Binoculars
- File, plans and other supporting information
- Personal protective equipment (PPE) such as a fluorescent jacket, steel-toed boots, non-slip soled shoes, ear defenders, gloves, goggles and hard hat
- Pen and paper / Dictaphone
What should you consider when conducting an external inspection?
- Method of construction
- Repair and condition of the exterior
- Car parking / access / loading arrangements
- Defects / structural movement
- Check site boundaries with OS map and / or Title Plan
What should you consider when conducting an internal inspection?
- Layout and specification - flexibility and obsolescence
- Repair and maintenance
- Defects
- Services - age and condition
- Statutory compliance e.g. asbestos, building regulations, health and safety, Equality Act, fire safety and planning
- Fixtures and fittings and improvements
- Compliance with lease obligations
What are the different ways that you could date a building?
- Asking the client
- Researching the date of planning consent or building regulations approval
- Land Registry
- Local historical records
- Architectural style
- Architects certificate of practical completion
What is an inherent defect?
A defect in the design or material of a building which has always been present.
What is a latent defect?
A defect that is not apparent upon reasonable inspection and may only become apparent after some time such as a leak in a service void.
What is a patent defect?
A defect that is apparent upon reasonable inspection
What would you say are common causes of defects?
High moiture conent e.g. wet rot
Movement e.g. subsidance
Physical e.g. vehicle impact
Chemical e.g. efflorescence
What are deleterious materials?
The term ‘deleterious materials’ is a broad one, encompassing not only materials that are dangerous to health or which are the causes of failures in buildings.
Examples include; Asbestos, Hydrofluorocarbons, Lead paint, mundic block.
What is Japanese knot weed
Japanese knot weed (Filliopia japponica) is an invasive species with no natural preditor in the UK. The plant is known to grow at a rapid pace, difficult to remove and supposidly cause damage to walls.
How do you identify Japanese knot weed
The plant looks different at various times of year. In the summer; Heart/Shovel shaped leaves clusters of creamy white flower Stem grows in a zig zag fashion In the winter; Leaves brown and drop off Hollow bamboo like stems remian
How do you ensure that you are safe when undertaking an inspection
Adhere to RICS surverying safely 2019
What is surveying safely?
This gives guidance to firms and individuals in regard to health and safety responsibilities.
It provides advice on:
– Visiting premises and sites – Assessing hazards and risks – Lone working procedures – CDM regulations – Health and safety procedures at work
How would you inspect a leak
Visual Inspection
Electronic leak detection
Thermography
Moisture meter
What is an EWS1
An EWS1 Survey allows for the inspection of the external wall systems of a building to make sure that it does not pose a fire risk to the people that may live or work inside it. The form is valid for up to 5 years.
What are the potential outcomes of an EWS1
Option A - Where combustible materials are unlikely to be present
Option B - Where combustible materials are present
What is an option A on an EWS1
Where combustible materials are unlikely to be present
A1 - There are no combustible materials
A2 - A risk assessment identifies some remedial works
A3 - Neither of the above. The client organisation should be notified that a risk assessment is required.
What is an option B on an EWS1
Where combustible materials are present. Appointment of a fire engineer.
B1 - Fire risk is low and no remedial works
B2 - Fire risk is unacceptable and the client organisation is notified.
What is the impact of an EWS1 survey
Potential remedial works
Cost for the survey/report
Unmorgageable property
How is an EWS1 undertaken
Review of the existing information including, BBA certificates, datasheets, record drawings e.c.t and a risk assessment.
Plan areas of opening up, typically locations where you expect to see a cavity barrier and areas of varying construction.
Opening up of these areas, typically removal of panels or core holes in the external fabric.
Report to the client and completion of the EWS1 form indicating options A1,23 or B1,2.
What is inspected in an EWS1
External walls, Insulation, Balconies, Undercrofts, Cladding, Fire breaks, Soffits, Attached buildings e.g. Bin Store, Bike Sheds
What is a pre-acquisition survey
A pre-acquisition survey enables a potential purchaser to make informed decisions about the proposed premises and its investment potential.
The survey focuses heavily on defects that affect a financial impact on the purchaser.
The result of the survey can be used in leave or purchase negotiations.
What is a vendor survey
Vendor surveys are often undertaken by commercial property owners prior to selling a building. They are objective surveys of properties intended to satisfy the due-diligence requirement of potential purchasers, avoiding the need for them to conduct their own surveys.
What are the benefits of a vendor or pre-acquisition survey
Inform terms of a lease,
Negotiations for lease or purchase sum,
Ensure that the asset is in good working order,
Preplan future liabilities.
