Inspection

Question 1

What desktop research do you carry out prior to an inspection?

Answer 1

I would research the location and do an external inspection on Google Maps.
I would do some background research on the prospective client.
I would check if there are occupiers in situ and if there are any site rules.
I would look for comparable evidence.
I would check the permitted planning uses.
I would investigate access arrangements and parking.
I would assess any hazards and risks, and ensure to take appropriate equipment accordingly.

Question 2

What drives the information to be collected at inspection?

Answer 2

The purpose of the inspection drives the information required. For example if inspecting to carry out a schedule of condition, photographs and detailed notes would be the most important information. If inspecting for marketing guidance purposes, accurate measurements and notes on the location might be the most important information.

Question 3

What determines the extent of an inspection?

Answer 3

The extent of an inspection is determined by the nature of the instruction. The terms of engagement should clearly set out the scope of work and the demise to be inspected / valued / surveyed etc.

Question 4

Where can you find RICS advice on inspection?

Answer 4

RICS Guidance Note on Surveying safely: health and
safety principles for property professionals.

Red Book VPS 2 and VPGA 8.

Question 5

What flood risk checks did you undertake?

Answer 5

I checked the environment agency flood map and established the property was in flood zone 1 which meant it was at very low risk of flooding.

Question 6

How do you approach your inspection?

Answer 6

I would use a methodical approach, walking the site and taking notes as I go. I would measure the building if required, in a logical way using a plan. I would use a checklist and tick things off as I go round. I would take photographs as an aide-memoire.

Question 7

Talk me through how you carried out the inspection of the offices in your submissions?

Answer 7

x

Question 8

Do you break things down to components? Do you have a checklist for your firm? If so how does this work?

Answer 8

Yes I use a template checklist for inspection, noting things such as:

• characteristics of the locality
• dimensions of the property
• age, construction, nature
• accessibility
• fixtures and fittings
• plant and equipment
• state of repair / condition
• hazardous materials.

Question 9

When do you start to look for comparables?

Answer 9

I would start to look for comparables immediately after being asked to advise on a property, to get on the front foot and demonstrate my knowledge and competence to the prospective client. I would make sure I was fully prepared before inspecting the premises and reporting back to the client.

Question 10

Tell me how you would date a building from an inspection?

Answer 10

Construction & architectural style

Obtain title register from HM Land Registry as part of desktop research

Question 11

Talk me through how you inspected the offices at Kennington Lane?

Answer 11

I used a methodical approach. I walked the site with the client and took notes as I went.

I took photos of each part of the property to refer back to when compiling my report. I made sure not to breach any privacy laws while taking photos.

I used a checklist and ticked things off such as heating, lighting, WCs, power and data distribution, partitioning, natural light etc.

Question 12

How did the lack of lift impact upon values?

Answer 12

It was difficult to quantify what impact, if any, the absence of a lift had on value. I had no specific comparable evidence to justify this. What it did mean however, was that our target market was narrowed and unfortunately excluded people with certain disabilities. This in turn may have potentially reduced demand for the space, particularly as lots of employers today are conscious of inclusive environments.

Question 13

What did you note about permitted uses? Where did you look for this information?

Answer 13

The premises had B1 office consent.

I checked on the local authority planning portal.

I could have also checked the lease

Question 14

What did you note about the accommodation? Why was it dated?

Answer 14

Dated fixtures and fittings.
Old carpets.
Halogen light bulbs.
Lots of internal steps and narrow corridors - not very inclusive building.

Question 15

What did you need to be aware of when taking photographs?

Answer 15

I needed to be aware of breaching privacy laws, for example if taking photographs with people or sensitive date in the background.

Question 16

At Eastfields Avenue what flood risk assessments did you undertake?

Answer 16

I checked the flood risk on the Environment Agency website.

Question 17

What did you note about the recycling site? How did this impact value?

Answer 17

The recycling site may have detracted from value slightly. There was no direct evidence to quantify this but I used professional judgement to arrive at my valuation.

Question 18

What was the basis of measurement at Eastfields? What was it about the columns that impacted layout?

Answer 18

The measurement was to IPMS 2. The columns were large and also relatively close to the curtain walling which meant a reasonable amount of space was unusable for desks and furniture etc.

Question 19

Why did you advise the client to carry out works at Calico House Battersea?

Answer 19

I felt that the unit had deteriorated in condition throughout the previous tenancy, and that some repairs were in order to present the property in its best light, particularly to justify the rent that the client had asked us to quote.

Question 20

What from your inspection led you to this advice? Why did you advise the extent of works that you did? What were the alternatives?

Answer 20

The works I suggested were as follows:

• Replacing of all damaged ceiling tiles.
• Painting of skirtings / woodwork with white emulsion and removal / replacement of broken panels where appropriate.
• Check that all lights are in working order / metal fittings are all securely in place.
• Replacement of worn / stained carpet tiles.
• Fixing / straightening up of cupboards where damaged.
• Removal of shelves on the left-hand side of the main office.
• Replacement of all broken sockets / switches.
• All loose cables / wiring to be tucked away / tidied up where possible.
• Cleaning / repainting of black cupboards where these have been scratched.
• Check all buzzers / intercoms working.
• Removal of all stickers from glass etc.
• General clean up of the kitchen area where sink, worktops and floor are looking dirty.

Alternatives would have been to agree a reduced scope of works, but my strong view was that the property needed a reasonable amount of work, and that half-measures would not have justified the expenditure.

Question 21

Why do you think the client decided not to proceed?

Answer 21

The client thought that the cost of the works (which equated to about 1 months’ rent) were unrealistic and not competitive enough and decided not to proceed.

Question 22

What alternative advice could you have given the client?

Answer 22

We could have (and did) advise the client to reduce the quoting rent to reflect the inferior condition of the property compared to its competitors. The client was convinced however, that the riverside location of the property was enough in its own right to let the property and would not budge on the terms.

Question 23

At Nine Elms Point why did you advise that the floors should be raised?

Answer 23

Raised floors allow for flexible and tidy distribution of power and data under the floor covering. Floor boxes can be installed at convenient points relative to the location of desks etc.

Question 24

What was the alternative options you considered and why were they rejected?

Answer 24

We could have considered perimeter trunking but I felt that raised access floors were better due to the layout. Some parts of the room were quite wide which would have meant extension leads and cables protruding into the office.

Question 25

What was the advice you gave around heating cooling and ventilation? What did you note about these items on your inspection?

Answer 25

I advised that a suitable HVAC system be installed, to provide fresher air and improved climate control with an emphasis on energy reduction through efficiency. On my inspection I noted that the curtain walling at high level allowed for louvred panels as a means for extraction and ventilation

Question 26

What was your specific advice around these items and what did you advise the client to do? Engineer’s report and costings?

Answer 26

Advised client to consult a specialist air conditioning contractor