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APC JB > Inspection > Flashcards

Inspection Flashcards

1
Q

Talk me through the differences between solid and cavity brick walls.

A

Solid - presence of headers.
Cavity - all stretchers, usually 50-75mm void. Inner layer often concrete block (1960s onwards) - better thermal properties.

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2
Q

What are the main two domestic roof structures?

A

Rafter & purlin; trussed rafters.

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3
Q

What is the modern institutional industrial specification?

A

8m eaves; 35knm2+ (dependent on size); 10% roof lights, steel portal frame, three phase power, plastic coated steel profile cladding, brick/block up to c.2m.

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4
Q

What is a portal frame?

A

Structural columns supporting double pitched roof.

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5
Q

What is the current Grade A offices spec?

A

Steel or reinforced concrete frame, fully access raised floors, c.2.6m floor to ceiling height, ceiling void 350mm, raised floor void 150mm, LG7 compliant lighting, air conditioning.

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6
Q

What causes damp in buildings?

A

Penetrating damp, rising damp (no/failed DPC), condensations, plumbing failure.

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7
Q

How would you identify damp caused by condensation?

A

Presence of black mould.

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8
Q

What are the three types of asbestos?

A

Chrysotile (white), amosite (blue), crocidolite (brown)

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9
Q

When were they outlawed?

A

Blue + brown - 1985

White - 1999

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10
Q

What building components might contain asbestos?

A

Insulations, cements (including roof / rainwater goods), decorative coatings, insulating board (inc. ceiling tiles)

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11
Q

What are the two types of asbestos survey?

A

Management survey and refurbishment survey

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12
Q

What legislation governs asbestos?

A

Control of Asbestos Regulations 2012

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13
Q

What is your inspection methodology?

A

4-stage process - health & safety + desktop DD; inspect surrounding area, inspect externally, inspect internally

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14
Q

What equipment do you take on an inspection?

A

A camera, a measurer, a notepad and pen, a phone, possibly PPE

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15
Q

What do you look for when inspecting the surrounding area?

A

Transport links, access, prominence, amenities, passing trade, sources of comparable evidence, availability of power

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16
Q

What do you look for when inspecting externally?

A

Age, repair/defects, construction type, parking, loading access, boundaries, redevelopment potential

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17
Q

What do you look for when inspecting internally?

A

Layout and flexibility, specification, repair and defects, availability of services, tenant’s improvements, compliance with lease obligations

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18
Q

If inspecting a property for management purposes, what would you look for?

A

Compliance with the lease and statute. Repair, user, alienation, alterations.

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19
Q

What should you do if there are any limitations to your inspection?

A

Include in report to client.

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20
Q

What might be included in your health and safety risk assessment before an inspection?

A

Are the premises safe? Am I required to inspect high-risk areas (eg, roof) and could it be done more safely (eg drone)? Is there an asbestos register? Are there any likely sources of contamination?

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21
Q

What health and safety concerns might you consider on site?

A

Are there any trip / slip hazards? Is there loose glass? Is there standing water that I will be exposed to? Are the services safe/secure? Are there likely to be any trespassers / animals?

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22
Q

What is contamination?

A

Harm to ecological systems / living organisms.

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23
Q

What is remediation?

A

The purifying / revitalising of contaminated land.

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24
Q

Who is responsible for remediation?

A

The polluter (or the land owner, if the polluter can’t be identified).

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25
Q

What are some signs of contamination?

A

Former uses - petrol station, storage of chemicals, landfill.

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26
Q

What guidance do the RICS give on contaminated land?

A

Guidance Note - Environmental Risks in Real Estate 2018.

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27
Q

How would you value contaminated land?

A

I wouldn’t - not competent.

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28
Q

What is a shell and core fitout?

A

The basic framework of the building. Perhaps inc. concrete floors and exposed services.

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29
Q

What is a Cat A office fitout?

A

Basic finish after shell and core - usually to institutional spec but still generic.

30
Q

What is a Cat B office fitout?

A

Fully personalised to occupier - including decoration, partitions, furniture and IT infrastructure.

31
Q

What does VPS 2 (Red Book) say?

A

Carry out all necessary inspections/investigations to produce an adequate valuation. Take reasonable steps to verify information and inform client of any assumptions relied on.

32
Q

What does Section 1 of VPGA 8 say?

A

Checklist of matters to investigate - inc. floor area, age, spec, accessibility, repair/condition, hazardous materials etc.

33
Q

What would you look for in an inspection for valuation purposes?

A

Drivers of value - location, age, spec, size, condition, occupation etc.

34
Q

What would you look for in an inspection for rent review purposes?

A

Drivers of value - location, age, spec, size, condition, occupation etc but importantly tenant alterations if disregarded (get LFA).

35
Q

What would you look for in an inspection for lease renewal purposes?

A

Drivers of value - location, age, spec, size, condition, occupation etc but importantly tenant alterations if disregarded (get LFA).

36
Q

What would you look for in an inspection for property management purposes?

A

Lease compliance - repair (both L & T), alterations, user, alienation,

37
Q

What would you look for in an inspection for agency purposes?

A

Drivers of value - location, age, spec, size, condition, occupation etc. Flexibility - could it appeal to a variety of potential tenants/buyers?

38
Q

What is your inspection methodology?

A

H&S RA, surrounding area, external internal.

39
Q

What features would you look for in inspecting retail property?

A

Frontage:depth ratio, loading, proximity to other traders, footfall, repair.

40
Q

What features would you look for in inspecting office property?

A

Floorplate options, transport links, specification (inc AC), services, sustainability elements, parking ratio

41
Q

What is a CAT A fitout?

A

Basic finish, inc. raised floors and suspended ceilings, basic M&E and fire detection, basic internal finish. Needs occupier to put their stamp on it.

42
Q

What is a CAT B fitout?

A

Ready for occupier to move into - inc. furniture, branding, subdivision/partitioning, kitchenette, IT infrastructure

43
Q

What is the Grade A office spec?

A

Raised access floors with floor boxes, c.2.6m FTC, LED lighting, passenger lift, A/C. (Ceiling void 350mm, floor void 150mm).

44
Q

What features would you look for in inspecting industrial property?

A

Loading/access, transport routes, eaves height, three phase supply, office content.

45
Q

What information would you ask for before inspecting a property?

A

Where would you look for information? Previous particulars, occupational lease, floorplans, asbestos report. Look on Land Reg for tenure/boundaries, look on planning portal, look for EPC, look for business rates for idea of floor area and RV.

46
Q

How would you determine the age of a property?

A

Certain features, ask client, planning history, completion certificate,

47
Q

What defects are you aware of?

A

Damp, movement, deleterious materials, roof issues.

48
Q

What is an inherent defect?

A

Defect that has always been present.

49
Q

What is a latent defect?

A

A defect that couldn’t have been identified by reasonably thorough inspection.

50
Q

What is Japanese Knotweed?

A

Invasive species of plant that can lead to building damage. Red stem, leaves at alternating parts of branch, shovel shape leaf.

51
Q

What are deleterious materials?

A

Materials which are harmful to health. Familiar with asbestos.

52
Q

Where might asbestos be present in a property?

A

Potentially anywhere.

53
Q

When was asbestos outlawed?

A

Brown and blue 1985, white 1999.

54
Q

What did you look for in the surrounding area when you inspected industrial premises in Furness Vale?

A

Access links (train station, narrow road), other notable occupiers, potential sources of comparable info

55
Q

What scale was your sketch plan to?

A

Not to scale

56
Q

What did your notes contain?

A

Floor areas, heights, access, layout, specification, parking. Information from client re. lease terms etc.

57
Q

What did the title register for the Cheadle property tell you?

A

Freehold interest. Title plan showed boundaries.

58
Q

Were the other premises in the locality comparable?

A

Yes - similar size, construction, approximate age.

59
Q

Why is proximity to transport routes important for industrial property?

A

Can require good access for regular deliveries/outgoings, so proximity to major road networks is desirable. Also require access for vehicles into the property (forklift, etc).

60
Q

How did the shared yard affect the demand and value?

A

Did not affect demand particularly as there is a general supply/demand imbalance in the area. Affected value a little (10%?) as the shared access may be problematic (two parties may want the area at the same time, no open storage opportunity…).

61
Q

Why do you inspect the area, then externally, then internally?

A

Logical and habitual.

62
Q

What demand is there for hybrid industrial/office property?

A

Depends on the office content ratio but generally little demand (15 Greg as example). Brook House also hindered by offices above so limited warehouse height.

63
Q

What is a party wall?

A

Shared wall that divides 2 properties/demises

64
Q

What were the walls constructed of?

A

Blockwork

65
Q

What could be the cause of vertical cracking at Brook House?

A

Unsure so recommend building surveyor/structural engineer but possibly insufficient foundations?

66
Q

Which RICS rule relates to competence?

A

Rule 4

67
Q

If your client wanted specialist advice on the cracking at Brook House, who would you refer them to?

A

Building surveyor/structural engineer.

68
Q

How did the fact that the Openshaw property had been rebuilt affect value?

A

Further away from obsolescence than other local properties. 10% addition.

69
Q

How did the lack of yard affect value and demand for Openshaw?

A

Big impact on both.

70
Q

What is a typical industrial site density?

A

c.60% for secondary property?

71
Q

How did the lack of good access affect value at Openshaw?

A

10% discount - could change over time (say neighbour moves elsewhere)

72
Q

Was there a dispute with this neighbour at Openshaw, and was this declared?

A

Not that I was aware of but client may have had to disclose in CPSEs.

APC JB (17 decks)

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