Inspection - Green Flashcards
What is the purpose of inspecting?
To verify facts, identify the extent of the property and ascertain anything that may affect value.
If a property is not to be inspected where would this be specified?
Terms of engagement
Give an example of when no inspection may be appropriate
If it is a revaluation and the valuer is satisfied there has been no material changes since last inspection
What information would you expect to see in an inspection report
Identification and description of property and its locality
Highlight any factors which are valuation significant eg disrepair. Photographs and a plan
Anything stated in the terms of engagement eg checking legal tile
How much time and effort should be spent on inspection?
As much as is necessary to produce a professionally adequate valuation, the extent of the inspection will be detailed in the terms of engagement
What would you do if it was assumed there wasn’t asbestos, but there was?
The valuer should discuss this with the client and agree revised terms of engagement before the report is issued.
What would you do if a limited inspection suggested a problem may be present?
I would follow the trail as far as possible
What if the problem you identified was of a specialist nature?
I would not step beyond my expertise or significantly beyond terms of engagement. I would raise the matter with the client and recommend a more extensive investigation or specialist advice.
What are material considerations?
Considerations which have an impact on value
What are some examples of material considerations?
Location
Use and planning
Buildings:
Size/dimensions
Accommodation
Etc
Are you under any duty to check this information?
Yes, some of it will be first hand from my inspection but all secondary information should be verified using reasonable care, any limitations need to be made clear
How would you go about an inspection after terms of engagement are agreed?
Client to provide as much info as possible
Arrange access
Risk assessment
Equipment check
Use a logical method eg externally inspect first and note address, occupier, and use of each area.
Take photographs
Sign in and out
Look at neighbourhood properties
Check before leaving that all required information has been collected
What is a deleterious material?
Building materials that degrade with age causing structural problems eg RAAC
What is a hazardous material and have you come across any on your inspections?
Materials that are hazardous to health.
I have inspected several buildings where asbestos was present, however, my risk assessment showed that the asbestos was in low concentration compound materials and was stable, I continued my inspection and made a note in my report.
Which asbestos type is the most dangerous?
Blue
Why is removing asbestos dangerous?
The fibres when it breaks up can be inhaled and cause asbestosis. Removal and disposal is now regulated by HSE and carries significant costs which can affect a valuation.
What different types of air conditioning might you come across on an office inspection?
Comfort cooling - doesn’t bring in outside air and offers localised cooling
Air con controls air temp and humidity with several different types, central station plant, fan coil unit, variable air volume.
How would you detect mould on an inspection?
Smell and mould growth are indicators but I would confirm with a damp meter.
Have you ever inspected a building with damp and what was the cause?
I have inspected a house that had blocked guttering causing penetrating damp through water ingress through a saturated solid wall. It also had a leaking roof valley, failed pointing and rising damp due to a failed dpc.
How would you detect dry rot on an inspection?
Presence of spores and wood which has lost the internal structure and therefore collapses when pushed.
What might horizontal cracks in an external wall indicate?
Wall tie failure
Which buildings are most at risk?
Those with cavity walla which are located in an exposed position, say by the sea
What were the victorian periods of archictecture?
Broadly 1840 to 1900
What guidance is there concerning property inspection?
RICS VPS 2 and UKGN 4 both offer guidance on undertaking property inspections.
What steps do you take when arranging an inspection?
I would first decide what extent of an inspection is required ef external or full internal inspection
I would then contact the occupier asking them when a suitable time would be. I would ask for a copy of the asbestos register to allow me to be aware of all the asbestos present in the property prior to the inspection. I would update my calendar with all the data regarding the inspection
What do you note on an inspection?
I would note any value significant factors that I see, construction details, fit out, environmental issues
What value significant factors do you look for in an industrial inspection?
Size of warehouse
Span of warehouse
Eaves height / clear height
Floor loading capacity
Access to the warehouse eg vehicular, forklift truck etc
Storage ability eg external yard space
Construction eg full brick or half brick walls
Office content
How much land do you expect an industrial property to have?
A general rule of thumb is for an industrial property to have its building footprint in land.
What is the typical construction of an office?
Steel/concrete frame
What standard of fit out would you expect from a grade a office?
Raised floors
Suspended ceilings with effective lighting
Air conditioning and efficient heating
Energy efficiency needs to have been considered
I would expect high standard finishes throughout
I would expect it to be in a prime location
What is the most modern type of lighting used in offices?
DALI lighting, it allows the brightness of individual lights to be controlled, turned om and off and often allows them to be motion censored.
Have you inspected properties with defects?
I have inspected a residential property in Chesterfield where there were damp issues. There was mould on the walla. This was caised by rising damp due to insufficient damp proofing and penetrating damp to the external wall in the bedroom.
What advice did you give in your report?
I included a special assumption stating that I had assumed that there were no structural issues associated with the property and only minor remedial works were required. I also provided comparable evidence of other properties sold in a similar condition.
What is Japanese Knotweed?
An invasive species of plant that spreads rapidly and can cause damage to foundations, buildings and drainage. It is difficult to treat and as it is a controlled species it can be very difficult to dispose of any trimmings. It spreads quickly and can cause a huge amount of physical damage. Many lenders will not / are cautious when lending on a property that suffers from Japanese knotweed.
How do you know there is damp without a moisture reader?
Damp often manifests itself as mould growth on surfaces such as walls/ceilings. Condensation can be visible on windows where there is inadequate ventilation and rising damp can often cause rotting skirting boards, peeling wallpaper and cracking or peeling in paintwork. Damp patches and staining are also common signs of damp.
What does VPS2 cover?
Inspections, investigations and records.
What does RICS UKGN4 say about inspections?
This expands on VPS2 which is specific to the UK eg energy performance, DDA requirements, fire safety and asbestos
Give me an example of when your inspection findings have reduced an RV?
What are four steps to be considered when undertaking an inspection?
Consider your personal safety
Inspection of the local area
External inspection
Internal inspection
What do you take on an inspection with you?
Mobile phone, camera, tape measure, laser, file or plans, PPE, pen and paper
What do you look for in the local area?
Location, aspect, local facilities, public transport, business vibrancy, contamination/environmental hazards, flooding, high voltage lines, comparable evidence, local market conditions, agents boards
What do you look for on an internal inspection?
Method of construction, repair and condition of exterior roof down, car parking, access, loading arrangements, defects, structural movements, check site boundaries with OS map or title plan.
How do you date a building?
Asking the client, researching the date of planning consent or building reg approval, land registry, local historical records, architectural style.
What is the size of a brick?
