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Inspection - Green Flashcards

1
Q

What is the purpose of inspecting?

A

To verify facts, identify the extent of the property and ascertain anything that may affect value.

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2
Q

If a property is not to be inspected where would this be specified?

A

Terms of engagement

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3
Q

Give an example of when no inspection may be appropriate

A

If it is a revaluation and the valuer is satisfied there has been no material changes since last inspection

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4
Q

What information would you expect to see in an inspection report

A

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

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5
Q

How much time and effort should be spent on inspection?

A

As much as is necessary to produce a professionally adequate valuation, the extent of the inspection will be detailed in the terms of engagement

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6
Q

What would you do if it was assumed there wasn’t asbestos, but there was?

A

The valuer should discuss this with the client and agree revised terms of engagement before the report is issued.

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7
Q

What would you do if a limited inspection suggested a problem may be present?

A

I would follow the trail as far as possible

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8
Q

What if the problem you identified was of a specialist nature?

A

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.

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9
Q

What are material considerations?

A

Considerations which have an impact on value

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10
Q

What are some examples of material considerations?

A

Location
Use and planning
Buildings:
Size/dimensions
Accommodation
Etc

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11
Q

Are you under any duty to check this information?

A

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

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12
Q

How would you go about an inspection after terms of engagement are agreed?

A

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

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13
Q

What is a deleterious material?

A

Building materials that degrade with age causing structural problems eg RAAC

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14
Q

What is a hazardous material and have you come across any on your inspections?

A

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.

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15
Q

Which asbestos type is the most dangerous?

A

Blue

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16
Q

Why is removing asbestos dangerous?

A

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.

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17
Q

What different types of air conditioning might you come across on an office inspection?

A

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.

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18
Q

How would you detect mould on an inspection?

A

Smell and mould growth are indicators but I would confirm with a damp meter.

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19
Q

Have you ever inspected a building with damp and what was the cause?

A

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.

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20
Q

How would you detect dry rot on an inspection?

A

Presence of spores and wood which has lost the internal structure and therefore collapses when pushed.

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21
Q

What might horizontal cracks in an external wall indicate?

A

Wall tie failure

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22
Q

Which buildings are most at risk?

A

Those with cavity walla which are located in an exposed position, say by the sea

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23
Q

What were the victorian periods of archictecture?

A

Broadly 1840 to 1900

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24
Q

What guidance is there concerning property inspection?

A

RICS VPS 2 and UKGN 4 both offer guidance on undertaking property inspections.

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25
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
26
What do you note on an inspection?
I would note any value significant factors that I see, construction details, fit out, environmental issues
27
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
28
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.
29
What is the typical construction of an office?
Steel/concrete frame
30
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
31
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.
32
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.
33
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.
34
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.
35
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.
36
What does VPS2 cover?
Inspections, investigations and records.
37
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
38
Give me an example of when your inspection findings have reduced an RV?
39
What are four steps to be considered when undertaking an inspection?
Consider your personal safety Inspection of the local area External inspection Internal inspection
40
What do you take on an inspection with you?
Mobile phone, camera, tape measure, laser, file or plans, PPE, pen and paper
41
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
42
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.
43
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.
44
What is a cavity wall?
Two layers of brick work are tied together with metal ties with a cavity that may be filled with insulation. No headers used. Evidence of cavity tray, air brick or weep holes may be seen.
45
What is a solid wall?
Simplest type with headers, normally at least one block thick. Different patterns such as Engliah Bond.
46
What is efflorescence?
White marks caused by hydroscopic salts in the brick work, it is a sign of water coming through.
47
What is spalling?
Damaged brickwork where the surface of the brick starts to crumble because of freeze / thaw action after it has become saturated in the winter
48
What action would you take if you spotted a defect?
Take a photograph, try to establish the cause of the damage whilst on site, inform your client of your investigations, recommend specialist advice from a building surveyor.
49
What is an inherent defect?
Defect in the design or material which has always been present
50
What is a latent defect?
Fault to the property that could not have been discovered by a reasonably thorough inspection of the property
51
What are the common causes of latent defects?
Movement Water Defective / deterioration of building materials
52
How does inspection contribute to the valuation of the property?
An understanding of all of the factors which can influence the valuation of the property such as location, tenure, aspect, form of construction, defects, current condition, occupation details
53
What is the size of a brick?
215mm x 102.5mm x 65mm
54
What are the four types of foundations?
Dependent on the ground conditions and building loadings: Trench or strip - used for residential buildings Raft - slab foundation, light weight structures Piled - reinforced concrete cylinders, where conditions aren't good for load bearing Pad - slab foundation system, under columns so the load is spread evenly
55
What is the construction of a née shop like?
Constructed in either steel or concrete frame, concrete floor, no suspended ceiling. Let in shell condition ready for retailers fitting out works.
56
What is the construction of a new industrial like?
Steel portal frame with insulated profiled steel clad walls and roof. Minimum 8m clear eaves with 10% roof lights. Brick/block to 2m height, 5 to 10% office content.
57
What is the construction of new offices like?
Steel or concrete frame, full access raised floors with floor boxes, carpeting, ceiling height of 2.6m, suspended ceiling, double glazed windows, passenger lift.
58
What is woodworm?
Wood eating larvae of a beetle
59
What are the signs that woodworm is present?
Small round exit holes, fine powdery dust, crumbly edges to boards and joists, weak timber
60
How is woodworm treated?
For non severe infestations only the surface of the timbers needs to be treated, fumigation may be necessary for more severe cases
61
What is dry rot?
Serious form of fungal decay, 8t can spread and destroy much of the timber. It often occurs in areas that can't be seen. It needs a moisture content of at least 20% and is often found in roof trusses and behind skirting boards. Symptoms are growth resembling a pancake, mushroom smell. To treat, find source of water causing damp, ventilate and remove infected timber.
62
What is wet rot?
Present when there is a direct and sustained contact with water. Spongy feel and looks darker than healthy wood. Need to eliminate source of water and remove affected timber.
63
What is condensation?
This is the most common form of damp and is caused by moist air conditioning on walls. Made worse by poor ventilation.
64
What are the signs of condensation?
Water droplets on windows, dark mould appearing particularly on glass or around windows and a bad smell.
65
What is rising damp?
Caused by ground water moving up through a wall or floor. Can be stopped by a damp proof course. Can also happen when the level of ground water outside your home is higher than your DPC or there isn't proper drainage allowing water to get in.
66
What are the signs of rising damp?
Damaged skirting boards or plaster, peeling wallpaper or paint, white marks on walls
67
What is penetrating damp?
Caused by water leaking through walls. Horizontal movement rather than vertical. Caused by structural problems such as fault guttering or cracks in the walls. Cavity walls provide some protection.
68
What is subsidence?
Occurs when the ground collapses or sinks lower than the building, taking some of the buildings foundations with it. This puts a strain on the structure of the building, as one side sinks cracks begin to appear. Signs include cracking thicker than 3mm, diagonally visible both internally and externally.
69
What is heave?
The ground moves upwards and forces some of the foundations with it, this can be caused by clay soil shrinkage, trees and shrubs (these can absorb more water by making the soil dry)
70
What does horizontal cracking signify?
May indicate cavity wall tie failure. Shrinkage, cracking often occurs in new plasterwork due to the drying out process. Other cracks may be due to differential movement such as settlement cracks, thermal expansion.
71
What are deleterious materials?
Materials that are dangerous to health or the causes of failure in buildings and materials which are environmentally damaging to health
72
What are some examples of deleterious materials?
High alumina cement Asbestos Calcium chloride
73
What are hazardous materials?
Harmful to health eg Lead piping / lead paint Asbestos Radon gas
74
Can you give me an example of common defects found in a period residential/office/shop
Dry rot, wet rot, tile slippage on roof, structural movement or settlement, damp penetration
75
Can you give me an example of common defects found in modern industrial buildings?
Roof leaks around roof lights, cut edge corrosion, water damage from roof gutterings, damaged cladding panels, blocked valley gutters, settlement/cracking in brick work
76
Can you give me an example of common defects found in modern office buildings
Damp penetration at roof level, water damage from burst pipes, structural movement, damaged cladding, cavity wall tie failure
77
What is Japanese Knotweed?
It is an invasive plant species that can damage hard surfaces such as foundations. It is not easy to control and it costly to eradicate. It is of great concern to property lenders who may refuse a loan.
78
What legislation covers Japanese Knotweed?
Environmental Protection Act 1990. Allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981. RICS have also produced guidance on Japanese Knotweed and Residential Property
79
How is Japanese Knotweed disposed of?
A specialist company is required to remove and dispose of it. It needs to be disposed of legally using chemical treatment, digging it out and removing it from site to a licensed landfill site.
80
What does it look like?
It has a purple/green coloured hollow stem and green leaves.
81
Are there any other invasive species?
Hogweed and Himalyan Balsam
82
How is the control of asbestos enforced?
You can be fined up to £5000 or be sent to prison for up to 2 years if you allow contaminated soil or plant material from any waste you transfer to spread into the wild.
83
Any recent case law on Japanese Knotweed?
Yes, Williams v Network Rail 2017 - Court held that Network Rail was liable for costs of treating the invasive plant species plus damages for the diminution in value of the property. Reduced value even after the plant was treated to reflect the stigma attached to the property.
84
What is contamination?
Contamination can exist as a result of issues such as heavy metals, radon gas, chemicals
85
What are the signs of contamination?
Evidence of chemicals, oils, subsidence etc
86
What legislation governs contamination?
Environmental Protection Act 1990. RICS also produced a guidance note of Contamination, the Environment and Sustainability 2010 3rd edition
87
What does Contamination, Environmental and Sustainability 2010 3rd edition say?
Surveyors must understand their obligations, know their responsibilities, and comply with the law
88
What is the general principal with regard to contamination?
The polluter or the landowner pays for remediation
89
What does a desk top study do?
Consider the previous use of the site, local history, planning register etc
90
What are the three phases of investigation?
1. Review site history with desk top study and site inspection and investigation 2. Investigation to identify nature and extent of contamination with detailed soil samples 3. Remediation report
91
What should you do when instructed to value a site with contamination?
Do not provide any advice until a specialist report is commissioned Caveat advice with appropriate disclaimer Deduct the remediation costs from gross site value
92
What is Land Remediation Relief?
It is a tax relief that applies to contaminated or derelict land in the UK, allows companies to claim up to 150% Corporation Tax deduction for expenditure in remediation certain land.
93
Explain a key issue raised by Surveying Safely
Safe Person concept, each individual assumes individual behavioural responsibility for their own, colleagues, and others health and safety whilst at work Hierarchy of risk control
94
How do you ensure you make appropriate access arrangements for inspections?
By contacting the agent or occupier, minimising disruption to occupier
95
What things would you check before attending site for an inspection?
Desktop Due Diligence Comprehensive due diligence from desktop depending on the purpose of the inspection. Also check PPE is in good working order
96
Briefly explain the construction of a recent building you have inspected
Chesterfield - Victorian house
97
What is the size of a brick?
98
How do you take good inspection notes when on site?
Using an inspection checklist to ensure that nothing is missed
99
Tell me about how you would ensure safe working at height/ on a site with working machinery
Refer to Work at Height Regulations 2005
100
What building characteristics do you look for when inspecting a property?
Looking at building envelope for cracks or deficiencies in the exterior, look at structure, look at roof, look at condition internally.
101
What are the usual sizes of floor and ceiling void in a new office building?
Floor void - 150 to 200mm
102
What does Grade A specification mean for an office?
Grade A is the highest specification of office, reflecting quality, amenities and prestige.
103
What features would you expect to find in a Grade A specification office?
State of the art facilities, well maintained with latest technology, located in prime locations usually. Many have unique architectural and design features.
104
How do office grade and category differ?
Office grade refers to quality, amenities and prestige. Office category refers to fit out of the office.
105
How do cat a plus, cay a and cat b differ?
Cat A+ - sits between Cat A and Cat B, 'Plug and play'. Functional space without the branding of Cat B. Cat A - basic, operational fit out. A finished empty space. A 'blank canvas' Cat B - fully operational workplace designed to the clients specifications
106
What does turnkey mean?
Ready to move into immediately
107
What is the British Council for Offices?
An organisation for best practise in all aspects of the office sector.
108
When was the British Council for Offices office guidance last updated?
Best Practise for Offices Guide to Specification 2019
109
What is the optimal depth of an office to allow for natural light?
6 to 12 metres, from BCO Guide to Lighting 2013

Apc (17 decks)

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