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Inspection and measurement > Inspection and measurement > Flashcards

Inspection and measurement Flashcards

1
Q

What might you take on inspection?

A

Mobile phone
Disto lazer
PPE
Plans
Pen and paper

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2
Q

What might you consider when inspecting the immediate area?

A

Location / aspect
Local facilities
Public transport
Flooding / contamination
Comparable evidence / local market conditions

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3
Q

What might you consider on an external inspection?

A

Method of construction
Repair and condition of exterior
Car parking / access / loading arrangements
Defects
Check site boundaries

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4
Q

What might you consider on an internal inspection?

A

Layout and spec
Repair and maintenance
Defects
Services - age and condition
Statutory compliance (e.g. asbestos, building regs, health and safety)
Fixtures and fittings and improvements
Compliance with lease obligations

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5
Q

What are the different inspection purposes?

A

Valuation (valuation influencers)
Property Management (policing the lease)
Agency (marketability issues)

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6
Q

What are the FOUR common forms of foundation?

A

Trench or strip footings: residential (for walls and closely spaced columns)

Raft: slab foundations over whole site to spread load for lightweight structures

Piled: long + slender reinforced concrete cylinders in ground to deeper strata when less good load bearing ground conditions

Pad: slab foundation system under individual groups of columns so column load is spread evenly

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7
Q

What is a solid wall construction?

A

simplest type
Solid brick with headers
One brick thick

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8
Q

What is a cavity wall construction?

A

Two layers of brickwork tied together with metal ties
Cavity filled with insulation
No headers

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9
Q

What are the two different ways a brick may be layed?

A

Stretcher: laid horizontally - flat long side exposed

Header: laid flat with short end exposed

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10
Q

What is efflorescence?

A

White marks caused by hydroscopic salts in brickwork

Formed when water reacts with natural salts

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11
Q

What is spalling?

A

Damaged brickwork where surface of the bricks start to crumble because of freeze/thaw action

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12
Q

What are the two main methods of construction for offices?

A
  1. Steel frame: less columns
  2. Concrete: more columns and lower floor to ceiling heights
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13
Q

What is the current institutional specification for offices? BCO guide to office specification 2023.

A
  • Full access raised floors with floor boxes
  • Approximate ceiling height of 2.6 - 2.8 metres
  • Ceiling void of 250mm and a raised floor void of 150mm
  • daylighting - 300-500 lux average
  • Floor loading of 2.5 to 3.00 KN/sq m
  • AC and double glazing
  • Passenger lifts
  • Planning grid of 1.5m x 1.5m
  • Maximum depth of 12m to 15m (shallow plan) or 15m to 21m (deep plan) to allow for natural light
  • 1 cycle space per 10 staff and 1 shower per 100 staff
  • 8m2 to 10m2 workspace density
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14
Q

Name some types of Air Conditioning.

A
  • HVAC
  • Fan coil (usually 4-pipe) - low initial cost but high running costs
  • Static cooling - chilled beam and displacement heating (lower costs but less flexibility)
  • Comfort cooling (simple form of air cooling)
  • VAV - variable air volume (high cost but most flexible)
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15
Q

What are the different types of fit out/

A

Shell and core: common parts of building completed, office left shell ready for fit out by occupier

Cat A fit out: complete with basic installations (e.g. lighting / air con) but no fixtures of fittings

Cat B fit out: fully fit out to the occupiers requirements

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16
Q

What is the typical construction of an industrial property?

A

Steel portal frame building with insulated profiled steel cladding walls and roof

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17
Q

What specification might you expect to see in institutional industrial?

A
  • Minimum 8m clear eaves height (10% roof lights
  • Minimum 30kn/sq m floor loading
  • Plastic coated steel profiled cladding with brick or blockwork walls to approximately 2m
  • Full height loading doors
  • 3-phase electricity power (415 volts)
  • 5-10% office content and WC facilities
  • Main services capped off
  • Approximate site cover of 40%
  • LED lighting
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18
Q

What are the two types of building defect?

A

Inherent defect: a defect in the design or a material which has always been present

Latent defect: a fault to the property tat could not have been discovered by a reasonably thorough inspection of the property

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19
Q

What four steps should you take if you identify a defect?

A
  1. Take photographs
  2. Try to establish the source of damage
  3. Inform client
  4. Recommend advice from building surveyor or structural engineer
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20
Q

What are the three common causes of defect?

A
  1. Movement
  2. Water
  3. Deterioration of building materials
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21
Q

What is subsistence? Movement.

A

Vertical downward movement of a building foundation caused by loss of support

Could be result of changes in underlying ground conditions

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22
Q

What is heave? Movement.

A

Expansion of the ground beneath part or all of the building.

Could be caused by tree removal and subsequent build up of moisture in soil

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23
Q

What two types of cracking are there?

A

Horizontal cracking: in brickwork may indicate cavity wall tie failure

Shrinkage cracking: occurs in new plasterwork during the drying out process

Thermal expansion / movement can also cause cracks

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24
Q

What are the different types of damp?

A

Wet rot - caused by damp and timber decay. Signs: soft timber and musty smell

Dry rot - caused by fungal attack (mycelium). Signs: spreads across wood in fine and fully white strands. And large mushroom like fruiting bodies, strong smell, cracking paintwork, crumbling timber.

Rising damp: usually stops around 1.5m above ground level.

Condensation: caused by lack of ventilation and background heating. Signs: mould and streaming water on windows.

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25
What are some common building defects in period residential / office buildings?
Dry rot Wet rot Tile slippage on the roof Death watch beetle Damp penetration at roof and GF level Water ingress around door and window openings
26
What are some common building defects in modern industrial buildings?
Roof leaks around roof lights Damaged cladding panels Cut edge corrosion Blocked valley gutters Water damage from poor guttering or burst pipes Cracking in brickwork panels
27
What are some common building defects in modern office buildings?
Damp penetration at roof and GF level Water damage from burst pipes or ac units Structural movement Damaged cladding Cavity wall tie failure and efflorescence Poor mortar joints in brickwork
28
What is contamination?
Presence of harmful substances in or under the land that cause damage to human health
29
What is the key legislation relating to contamination?
Environmental Protection Act 1990
30
Who pays for remediation on contamination?
Generally the landowner or the polluter
31
What signs for contamination can you look for?
Evidence of chemicals, oils, oil drums, subsidence, underground tanks, bare ground
32
What are the three typical phases of investigation in relation to contamination?
Phase 1: Review of site history with a desktop study and site inspection Phase 2: Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes Phase 3: Remediation report setting out remedial options and monitoring standards
33
How would you do a value of a site that is contaminated?
1. Do not provide advice until a specialist report has been commissioned. 2. Caveat advice provided with disclaimer highlighting issue/ use of special assumption 3. Deduct remidiation costs from the gross site value
34
What is a deleterious material?
Can degrade with age causing structural problems
35
What are the signs of a deleterious material?
brown staining on concrete, concrete frame buildings and 1960s/1970s buildings
36
What are some examples of deleterious materials?
- RAAC - Reinforce autoclaved aerated concrete (buildings from 60s-90s) - High alumina cement - Woodwool shuttering - Calcium chloride
37
What is a hazardous material?
A material harmful to health
38
Give some examples of a hazardous material.
- Asbestos - Lead piping/paint - Radon gas Always recommend specialist report
39
What is Japanese Knotweed?
An invasive plant which can damage hard surfaces such as foundations or tarmac
40
What are the issues with Japanese Knotweed?
Not easy to control, costly to eradicate and a specialist company must remove and dispose of it (in accordance with Environmental Protection Act 1990) Lenders may refuse to loan on a property is JN
41
What does Japanese Knotweed look like?
Purple/green hollow stemmed with green leaves
42
What two elements comprise RICS property measurement?
1. Professional Standard: Property Measurement 2. RICS IPMS data standard 1. is the application of the prof standard and technical definitions whereas 2. reflects IPMS standards 1. only includes IPMS measurements for office and resi buildings
43
What is the RICS professional standard in relation to measurement?
RICS Professional Standard: RICS Property Measurement (2nd Ed.) January 2018
44
Name some of the principles that the RICS Professional Standard requires members to adhere to.
Must retain the following on file or in the report: - purpose of the measurement - date of the measurement and instruction - what measurement standard was adopted - If IPMS not used, why not? - methodology (tape measure, laser) - scale of plans - floor area schedule - unit of measurement - name of RICS member doing the measurement
45
What is IPMS?
Global RICS-led initiative introduced mandatory IPMS aimed at avoiding inconsistent definitions of measurement in different countries and bringing greater global transparency
46
When was IPMS: All Buildings published?
2023 And it supersedes all previously published IMPS standards for individual asset classes
47
What is the mandatory guidance that members must give their clients? Relating to IPMS
Must advise clients about the benefits of RICS, and members are encouraged to report on a dual basis until IPMS is embedded into market practice
48
What does the RICS Professional Standard: Property Measurement (2018) NOT include?
It incorporates out of date IPMS publications for Office Buildings and for Residential Buildings.
49
What is IPMS 1?
Offices - For planning or building cost purposes (GEA)
50
What is IPMS 2?
Offices - For agency and valuation purposes (GIA) Including all areas available for direct use, measured to the 'Internal Dominant Face' of the wall
51
What is IPMS 3 and when is it used?
Offices - For agency and valuation purposes (NIA) Used for measuring the occupation of floor areas in exclusive use
52
What is included but stately separately in IPMS 1, 2 and 3?
- Covered galleries - Balconies - Generally accessible roof terraces
53
What is excluded from IPMS 1?
- upper void levels of an atrium - Open external stairwells - Patios, refuse areas, external parking at ground level
54
What is the internal dominant face?
The inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
55
What is excluded from IPMS 2?
- Open light wells and upper-level voids of an atrium - Patio and decks at group floor level - External parking and equipment yards
56
What is excluded from IPMS 3?
Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners' cupboards, plant rooms
57
What is the difference between IPMS 3 and NIA?
With IPMS: - Perimeter measurements are taken to the IDF - No exclusions for restricted height of less than 1.5m - All columns included - Areas occupied by the reveals of a window when measured and accessed as the IDF are included - On floors with multiple occupiers the area is taken to the midpoint of the partition wall - Covered galleries and balconies are included but state separately (if they are single use)
58
What is the RICS Code of Measuring Practice 2015?
Best document for all measurement exercises except for offices and residential. Provides precise definitions to ensure a common and consistent approach to measurement
59
What are the COMP Bases of Measurement?
GEA - Town planning, tax valuations and building cost estimates for houses GIA - Estate agency, rating, building cost estimation for commercial assets (c.2-3% deduction from GEA) NIA - Estate agency, rating, building cost estimation for shops (C.15% deduction from GIA)
60
What is included/excluded from the GIA for industrial/retail warehouses?
Include columns, lift wells, mezzanines with permanent access, loading bays Exclude canopies, fore escapes and covered ways Ancillary offices are measured on a GIA basis
61
What do you include when measuring the NIA of an office?
- Atria if not used in common areas - Notional lift lobbies and notional fire corridors - Kitchens - Built-in cupboards - Ramps, sloping areas, steps (stated separately) - Areas occupied by ventilation and heating grilles - areas occupiers by skirting and perimeter trunking - Areas occupied by non-structural walls in an area of sole occupancy
62
What do you exclude when measuring the NIA of an office?
- WCs/ - Plant and lift rooms - Stairwells - Meter and service cupboards - Areas less than 1.5m in height - Cleaners' rooms - Permanent circulation areas - Unusable areas with a dimension of less than 0.25m
63
What is internal eaves height?
The clear height between the floor and the lowest point on the underside of the roof
64
What is site depth?
The measurement from the front to rear boundaries
65
What is shop depth?
The measurement from the notional display window to the rear of the retail area, including the thickness of the display window
66
With is built depth?
The maximum external measurement from the front to rear walls
67
What is gross frontage?
The overall external measurement in a straight line across the front of the building from the outside of the external walls of the centre line of the party walls
68
What is net frontage?
The overall frontage of the shop line measured between the internal face of the external walls
69
How does ITZA work?
Divide the space into zones (20 feet deep), and assign relative values to each zone, with Zone A being the most valuable and subsequent zones halving in value as you move back
70
What are some measuring tools?
Disto laser, rod, tape or a trundle wheel for measuring land
71
What are the drawbacks of using a laser?
They are accurate from 1.5mm to 200m but can be distorted by sunlight
72

Inspection and measurement (1 decks)

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