Inspection Flashcards
What are the purposes of inspection? What do you look for during each?
1) Valuation
- Factors impacting value = location, tenure, aspect, form of construction, defects, condition, lease terms
2) Property management
- Lease compliance, statutory compliance, requirement for repairs, tenant matches lease
If unoccupied -> need for repair, risk of vandalism, landscaping
3) Agency
- Current condition, repair, maintenance issues, presentation, marketability
Which foundations are used for Residential dwellings?
Trench/strip footings (houses)
Piled (developments)
What are the 4 types of foundation
Trench
Slap
Pile
Pad
How can you identify a cavity wall? What is it? Why is it used?
two brick walls tied together with insulation in between, no ‘headers’
Can reduce damp,
Has bricks with holes in to vent
What are the white marks on brickwork called? What causes them?
Efflorescence, caused by natural salts in brick
What are the types of defect?
Inherent defect = one there since construction (not deterioration or damage)
Latent defect = fault that could not have reasonably been found on inspection
What do you do if you find a defect on site?
1) Take photos
2) Try to establish cause
3) Inform client of your findings
4) Recommend specialist advice from a building surveyor (or structural engineer if movement)
What are the most common defects?
Movement
Water/damp
Deterioration of building materials
What is snagging? Why is it done?
Final checks of a property
Ensure contractual compliance
H&S of occupier
Get contractor to remedy then and there
What are the three types of damp?
Rising
Penetrative
Condensation
What causes rising damp? How can you identify it?
Causes: ‘free’ water in soil, broken pipes, underground watercourse
Usually stops 1.5m up walls and doesn’t cause mould
What causes penetrative damp, how can you identify it?
Caused by rain, plumbing leaks, other above ground sources
Common issue is plumbing (e.g. long term leaking of cistern overflows)
Identified by wet brickwork, large internal water damage
What causes condensation? When does it normally occur?
Surface temperature is below the dew point
Lack of heating often connect to poor insulation, poor ventilation, lifestyle (drying laundry over radiators, cooking)
September - May is ‘condensation season’
What are the types of condensation? How can you identify them?
1) Surface (most common) -> moistens corners where mould can grow
2) Interstitial condensation -> within walls/floors
3) Reverse condensation -> outside, wet wall exposed to sun drives water vapour into the brick
4) Radiation condensation -> rapid cooling of atmosphere at night = condensation inside roof sheeting
What else do you need to be aware of if you notice damp?
There can be a link between damp sources e.g. penetrative damp soaks thermal insulation, reduces heat retention making condensation more likely
What are the types of rot? How can you identify them? How are they different?
Wet rot -> fungal decay of timber in moist conditions.
Timber is soft/spongy, damp/musty smell, paint stained. Localised
Dry rot -> More serious but less common, fungus that dries out timber.
Has yellow colour, wood crumbles with cracks along it -> can spread rapidly away from the source
What happens if a site has contamination? What is the investigation process?
1) Review of site history, desktop study and site inspection
2) Detailed investigation to identify nature and extent of contamination – intrusive testing (boreholes)
3) Remediation report – sets out options and requirements, how to monitor
What are the types of asbestos and when did they become illegal?
Where is it commonly found?
White (1999) Chrysotile
Blue (1985) Crocidolite
Brown (1985) Amosite
- Roof sheets
- Wall cladding
- Lagging on boiler/pipework/boiler flue
- Spray coating to ceilings
- Inside partition walls
- any panelling
What are the types of Asbestos Survey?
1) Management Survey
Locate and assess ACMs and advise on their management during occupation
No samples taken
2) Demolition/refurbishment survey
Samples taken and tested to confirm ACMs / location
Recommendations are made regarding their management
What is the RICS publication for asbestos?
Covered within RICS Guidance Note Surveying Safely 2018 but there is also:
RICS Guidance Note Asbestos and its implications for surveyors and their clients 2011
Asbestos statutory legislation is?
Legislation: The control of asbestos regulations 2012
- Non-compliance is a criminal offence
- Work with ACMs needs a licenced contractor -> inform HSE of non-licenced work
What is an asbestos register?
A collection of documents that outlines if there is asbestos, what surveys have been undertaken, has it been identified, and if so what procedures for management have been put in place
How do you know if there is asbestos in a building?
Check a copy of the asbestos register
What do you do if you find asbestos on site?
Take photos and detailed notes
Inform tenant, owner/manager, and client
What must a duty holder do in relation to asbestos?
1) Assess if the premises contains ACM. If so, where and in what condition? Doubt = assumption it is there
2) Assess the risk and produce a management plan
3) Produce an asbestos register
4) Share register with parties who may disturb the asbestos
5) Review the register every 6 months
How do new build premises deal with asbestos?
Need an architects signature to confirm no ACMs used
What is the RICS paper on Japanese Knotweed?
RICS Information Paper Japanese Knotweed and Residential Property 2015
Why is Japanese Knotweed an issue?
Lenders reluctant to lend on properties impacted -> need a full treatment plan
o Can prevent you getting a mortgage
Where do you find Japanese Knotweed/where do they cause problems?
Drains -> goes into cracks and blocks them
Patios/paths/drives -> goes between slabs, uneven
Boundary and retaining walls -> undermine shallow foundations, collapsing walls
- Same to outbuildings/sheds/conservatories
Gardens -> kill off nice plans
How can you identify japanese knotweed?
RICS Info Paper has identification guide -> Appendix C
Growing season:
- Broad, round leaves with a flat base. Red/purple turning green with summer
- Green stems with purple speckles
- Small white flowers like a stinging nettle
Winter
- Bare, straw/brown coloured stems
- Stems are hollow but tough and don’t die away
What are the statutory rules around Japanese Knotweed?
Environmental Protection Act 1990:
- Need a licensed firm to treat and remove it
Wildlife and Country Act 1981
o Criminal offence to introduce it or allow it to spread
o Magistrates’ court punishment of £5,000 and/or 6 months in prison
o Crown court punishment of unlimited fine and/or 2 years in prison
o Local authority fines up to £2,500 per person / £20,000 per firm if you ignore it/do not treat it and it spreads to adjoining land
Can you value a site with contamination?
1) Do not provide advice until specialist report is commissioned
2) Caveat advice -> special assumptions
3) Include remediation costs in appraisal + timings
Under the control of asbestos regulations 2012, who is a duty holder?
Depends on the situation:
- In a rented flat, the landlord (L&T Act 1985: must keep structure in good repair). Breach of repairing obligations.
- Communal parts of multi-occupied building: building owner/freeholder
- If its an old house being developed, the employer (H&S Etc Act 1974)
Is there any recent Japanese Knotweed cases in the press?
Williams vs Network Rail 2018
Network rail were aware of Jap Knotweed on their land, did nothing and it spread into Williams’ garden.
What is a deleterious material? Examples?
Something which can compromise the structural integrity of a building
e.g. High alumina cement
