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APC - RICS > Inspection L1 knowledge > Flashcards

Inspection L1 knowledge Flashcards

1
Q

Inspection - Level 1 Bible information

A

Inspection Level 1

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2
Q

Health and Safety at Work Act

A
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3
Q

RICS Guidance Note on Surveyring Safety 2018

What does the RICS Surveying Safely (2018) say?

A

Surveying Safely (2018), the Guidance Note considers:

1) Responsibilities for firms and Member
2) Assessment of hazards and risks
3) Workplace health and safety
4) Occupation health and hygiene
5) Inspections
6) Fire safety
7) Residential property surveying
8) Procurement and management of Contractors

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4
Q

How did you determine that the units were in good condition?

A

There was no signs of damp or cracks, and no sign of clogged gutters/drains.

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5
Q

What do you consider when you go on Inspection?

A

Before inspection I would consider:

(1) My person Health and Safety and my firm’s policies on inspection, I then would consider the

(2) local area, the

(3) external aspects of the property, and then the

(4) internal aspects of the property.

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6
Q

A 4 step process to inspection

A
  1. Consider your personal safety - know Tandem H&S procedures - like lone working policy
  2. inspection of the local area
  3. External Inspection
  4. Internal Inspection
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7
Q
  1. What to take on inspection?
A
  • Mobile
  • Camera
  • Tape mesurer/ laser (to be regularly calibrated by checking accuracy)
  • File, plans and other supporting information
  • PPE - High viz jacket, ear defenders, globes, goggles, hard hat, steel toed boots
  • Pen and paper
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8
Q
  1. Consider the immediate surrounding area
A
  • Location / local facilities / public transport / business vibrancy = where to park, near stations, type of area
  • Contamination / environmental hazards / flooding / High Voltage power lines / electricity substations = type of area
  • Comparable evidence / local market conditions / agents’ boards = good for getting a feel for the area for valuation purposes
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9
Q
  1. External Inspection
A
  • Method of Construction
    –> Timer frame, foundations, concrete, masonry, steel frame, prefabrication
  • Repair and condition of the exterior (starting at the roof and working downwards)
  • Car parking, access, loading arrangements
  • Defects / structural movement
  • Check site boundaries with OS Map and or title plan
  • Ways to establishing dates associated with the building

–> asking the client, researching date of planning consent, the Land Registry, local historical records, architectural style

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10
Q
  1. Internal Inspection
A
  • Layout and specification = flexibility and obsolescence
  • Repair and maintenance
  • Defects e.g. damp (wet/dry rot/smell)
  • Service - age and condition
  • Statutory compliance
    –> e.g. asbestos, building regulations, H&S, Equality Act 2010,life safety & planning
  • Fixtures and fittings and improvements
  • Compliance with lease obligations
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11
Q

Different inspection purposes

  1. Valuation
A

Valuation (understanding how factors can impact/influence value)

  • Understand all the factors which can influence the valuation of a property such as location, tenure, aspects, form of construction, defects, current condition, occupational details,

PLUS maybe COMPLIANCE E.G. EPC / FIRE SAFETY

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12
Q

Different inspection purposes

  1. Property Management (policing the lease)
A
  • If occupied, check the lease compliance, statutory compliance, state of the building, requirements for repair / redecoration, user and details of the actual occupier
  • If unoccupied check the statutory compliance, state of the building, repair and maintenance issues, security arrangements, landscaping, risk of vandalism and damage to the building

–> Mandeville Place - 24/ 7 security, issues with M&E

–> BEDFORD ROW - plant boxes, additional CCTV security and patrols (client budget), Due for refurb so repair & maintenance did not matter

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13
Q

Different inspection purposes

  1. Agency (marketing issues)
A
  • Consider the current condition of the building, repair and maintenance issues, statutory compliance, services, presentation of the accommodation and flexibility of the accommodation and its marketability
  • Ensure there is an EPC
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14
Q

Foundations - there are 4 common forms of foundation.

A

Foundations - there are 4 common forms of foundation.

The choice depends on the ground conditions and the building loading requirements:

  1. Trench or strip footing
  2. Raft
  3. Piled
  4. Pad
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15
Q

Type of foundation

  1. Trench or strip footing
A
  1. Trench or strip footing = Generally used for residential dwellings, for walls and closely spaced columns
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16
Q

Type of foundation

  1. Raft
A

Raft - a slab of foundation over the whole site to spread the load for lightweight structures such as for made up / remediated land and sandy soil conditions

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17
Q

Type of foundation

  1. Piled
A

Piled - Long and slender reinforced concrete cylinders (piles) in the ground to deeper strata when less good load bearing ground conditions / high loads.

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18
Q

Type of foundation

  1. Pad
A

Pad - a slab foundation system under ind or groups pf columns so that the column load is spread evenly

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19
Q

Brickwork - 5 types

A
  1. Solid Wall construction
  2. Cavity wall construction
  3. Bricks
  4. Efflorescence
  5. Spalling
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20
Q
  1. Solid Wall construction

Brickwork

A

Solid wall construction

  • The simple type of wall is constructed in solid brickwork with headers, normally at last one brick thick
  • There are different bricklayer patterns incorporated headers, such as Flemish Bond, to tie together the layers of bricks
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21
Q
  1. Cavity wall construction

Brickwork

A

In a cavity wall, two layers of brickwork are tied together with metal ties with a cavity that may be filled with insulation.

–> Think - Brick = gap = Brick

No headers used. Evidence of a cavity tray, air brick pr weep holes may be seen

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22
Q
  1. Bricks

Brickwork

A

Stretcher - a brick laid horizontally, flat with the long side of the brick exposed on the outer face of a wall

Header - A brick laid flat with the short end of the brick exposed

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23
Q
  1. Efflorescence

Brickwork

A

Efforescence -essentially- salt reacting with water and leaving white mars on the brick

  • could be damaged overtime? can lead to moisture problems causing structural damage to building materials. Can cause structural damage over time

White marks caused by hydroscopic salts in the brick work

It is formed when water reacts with the natural salts by way of chemical process, contacted within the construction material and mortar

The water dissolves the salts which re then carried out and deposited onto the surface by the natural evaporation that occurs when the air meets the surface of the wall

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24
Q
  1. Spalling –> e.g. like with Travelodge…

Brickwork

A

Spalling - Brick degrades bc of heating and cooling effect on them

Spalling - This is damaged brickwork where the surface of the bricks starts of crumble because of freeze thaw action, after it has become saturated in the winter months

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25
Q

Can you name some types of brickwork/terminologies to do with brickwork?

A

(1) Solid Wall – (A type of wall) Usually more than one layer, different patterns to tie bricks together such as the Flemish bond.

(2) Cavity Wall – (A type of wall) Two layers of brick tied together with metal pins. Evidence of cavity wall is usually where you have a brick with slats in it or you have evidence of the pins on the exterior of the property.

(3) Stretcher – (A terminology) A brick laid flat with long edge exposed externally.

(4) Header – ( A terminology) A brick laid flat with the short end of the brick exposed

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26
Q

Institutional Specification

A
  1. Shops/retail
  2. Offices
  3. Air Conditioning systems
  4. Types of fit out
  5. Industrial / warehouses
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27
Q

Shops/ retail - Describe the construction of a retail unit?

  • Specification
A

Most new shop units are constructed either of a steel or concrete fram

Services capped off

Concrete floor and no suspended ceiling

Let in a shell condition with no shop front, ready for the retailers fitting out works

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28
Q

Office - Describe the construction of an institutional office building

  • Specification
A
  • The two main method of construction of a new office building are either steel or concrete frames
  • STEEL = LESS –> Steel frame buildings usually have LESS columns and a wider span between the columns
  • CONCRETE = MORE –> Concrete frame buildings usually have MORE columns, lower floor heights and shorter span between columns
  • –> CONSULT O&MS –>Check the architect’s drawing and specification or building manual if you cannot see what form of construction it is on site
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29
Q

What would be the noticeable difference between a steel framed office and concrete framed office building?

A

A steel framed building would have fewer columns and larger floorplates.

30
Q

Office specification is defined by who?

A

The British Council for Offices Guide to Office Specification (2023) is the current institutional specification for offices

31
Q

What does it include?

–> The British Council for Offices Guide to Office Specification (2023)

A
  1. BOXES = Full access raise floors with floor boxes
  2. A/C & WINDOWS = Air conditioning and double glazed windows
  3. LIFT = Passenger lift
  4. BIKE = 1 cycle space per 10 staff and 1 shower per 100 staff
  5. DAYLIGHT & LUX = Maximised opportunity for daylight, with 300 -500 lux average
  6. HEIGHT = Approx ceiling height of 2.6 - 2.8 m
  7. Ceiling void of 350 mm and a raised floor void of 150 mm
  8. Approx floor loading if 2.5 to 3.00 kN/sq m with an allowance for up to 1.2 kN /sq fr partitioning (kilonewtons)
  9. Planning grid of 1.5 m x 1.5 m
  10. Max depth of 12m to 15m (shallow plan) or 15 m to 21 m (deep plan) to allow for natural light to the office area
  11. 8 m2 to 10 m2 general workspace density
32
Q
  1. Air Conditioning systems
  • Specification
A
  1. VAV - Variable air volume - the highest capital cost but most flexible
  2. Fan coil -Usually 4 pipe = lower inital cost and good flexibility but higher operating and maintence costs
  3. VRV - Variable refridgerant Volume lower capital cost but higher rinning and maintence costs
  4. Static Cooling - chilled beam and displacement heating (a natural approach to climate control with lower capital and running costs but less flexibility
33
Q
  1. Air Conditioning systems
  • Specification
A
  1. Mechanical Ventilation - when fresh air is moved around the building
  2. Heat Recovery System
  3. Comfort Cooling - a simple form of air cooling system
  4. Refrigerant R22 (Illegal) - From 1st Jan 2015 the of and replacement of the low temp refrigerant R22 is illegal. Existing R22 refrigerant systems needed t be modified to become more environmentally friendly
34
Q
  1. Types of fit out
  • Specification
A
  • Shell and Core - where the common parts of the building are completed and the office floor areas are left as a shell ready for the fit out by the occupier

–> I.E. KINGS HOUSE AND FENCHURCH STREET RETAIL UNITS

  • Cellular offices - are usually see out on a 1.5 planning grid
  • Typical space allowance for normal office use is approx 1 person for 7.5 - 9.25 sqm
35
Q
  1. Types of fit out - CAT A vs CAT B
  • Specification
A

Cat A fit out - 4TH FLOOR BONHILL -
(Ready to be transformed into Cat B)

includes basic finishes to the floors, walls and ceilings – the space is finished but with no fixtures and fittings such as partitions, meeting rooms or individual offices laid out.

The office space will be functional but not include the final specifications included in a category B fit out.

Cat B fit out - to complete the fit out to the occupier’s specific requirements, such as the installation of a cellular office, enhances finishes and IT - fully operational

–> I.E. 5TH FLOOR OF BONHILL

Cat B is to complete the fit out to the occupiers specific requirements. Some landlords do this to reduce the void periods between lettings. Becoming more common.

36
Q

Cat A vs Grade A

A

CAT A refers to the spec of the office. It is a blank canvas

Grade A considers the overall spec of the office, conditions, location, fit out

37
Q
  1. Industrial / warehouses
  • Specification
A

The basic construction building is usually a steel portal frame building with insulation profiled steel cladding walls and roof

The current institutional specifications may include the following features:

  1. LED LIGHTING
  2. Minimum 8m clear eves height with 10% roof lights
  3. Minimum 30kN/sqm floor loading
  4. Plastic coated steel profiled cladding with brick or block work walls to app 2 m
  5. Full height loading door (electrically operated)
  6. 3 phase electricity power (415 volts)
  7. 5% – 10% office content and WC facilities
  8. Main services capped off
  9. Approx site cover of 40%
38
Q

Building Defects

A

When inspecting a building you should always be looking for defects –> Start at the roof and work down in a logical sequence.

Understand the purpose of SNAGGING a newly built property –> BONHILL WCS

An inherent defect is a defect in the design or material which has always been present

A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection

Can check whether there are any warranties for the building from the contractor and professional team

39
Q

What occurs after a new building is completed?

A

You undertake a snagging process, whereby the property is inspected against the construction plans to check that it has been finished correctly and that the construction is of sufficient quality to ensure the building operates as desired and designed.

This process is carried out by a contractor under warranty. E.G. BONHILL

40
Q

What do you do if you identify any building defects during your inspection

4 steps:

A
  1. Take PHOTO of the defect –> Travelodge
  2. Try to establish the CAUSE of the damage whilst on site —-> The spalling brick which caused movement/internal damp
  3. INFORM CLIENT of your investigation –> Forwarded report onto client to review
  4. Recommend ADVICE from a building surveyor or in the case of movement, a structural engineer.

–> I recognised my limitations / limited knowledge so client instructed a building surveyor and consequently a

41
Q

Three common causes of defects

A
  1. Movement
  2. Water - sometimes leading to damp
  3. Defective / Non-performance / Deterioration of the building material (Common Building Defect)
42
Q

Movement

A

Thermal expansion / movement can cause cracks ! L3

Other cracks may be due to differential movement such as settlement cracks

Subsidence is the vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundations.

Heave could be as a result of tree removal and moisture build up in soil - happens when the expansion of the ground beneath the building

Horizontal cracking in brickwork may indicate cavity wall tie failure in a brick wall

43
Q

Damp

A
  • WET ROT caused by damp and timer decay.
  • Signs include wet and soft timber, a high damp mater reading, visible fungal growth and a musty smell
  • DRY ROT is caused inside by fungal attack.
  • Signs include fungus, mushrooms, strong smell, plus cracking paint work. - It can destroy masonry and timber
  • Damp can be caused y leaking plumbing, AC unit and pipework
  • Condensations can be used y a lack of ventilation and heating. Signs include mould and streaming water on the inside
44
Q

Common Building Defect

A

Period residential, office shop buildings

Modern Industrial Buildings

Modern office buildings

45
Q

Period residential, office shop buildings

A
  • Dry rot
  • wet rot
  • tile slipperage on the roof
  • damp penetration at roof level and ground floor
  • water ingress around door and windows
46
Q

Modern Industrial Buildings

A
  • Roof leaks around roof lights
  • Damaged cladding panels
  • Cut edge corrosion
  • Blocked valley gutters
  • Water damage from poor guttering
  • Cracking in brick work
47
Q

Modern office buildings

A
  • Damp penetration
  • water damage from burst pipes or AC units
  • Structural movement
  • damage cladding
  • Cavity wall tie failure and efflorescence
48
Q

What types of issues/defects should you look out for on inspection?

A

A. Potential sign of water entering brickwork - Efflorescence –Salt reacting with water and leaving white marks on the bricks and Spalling –Bricks degrading because of heating a cooling of the bricks.

B. Movement – cracks, bouncy floors, settlement

C. Damp – patches of damp

D. Japanese knotweed – purple stem with green leaves

49
Q

Contamination

A

Key legislation is Environmental Protection Act 1990

50
Q

Guidance for Contamination

A

RICS GN of Contamination the Environment and Sustainability 2010 – best practice for looking for contamination

51
Q

RICS Guidance Note of Contamination the Environment and Sustainability 2010 – best practice for looking for contamination

A

This remind surveyors of their obligations to obey the law, typical signs of contamination,

Signs of contamination include - oil drums, oil, chemicals, subsidence

52
Q

Three typical phases of investigation for contamination:

A

(1) Review site history (desktop study) and site investigation and inspection

(2) Investigation to identify nature and extent of contamination - e.g. soil samples.

(3) Remediation report setting out remedial options with design requirements and monitoring standard

53
Q

Contamination continued

A

If you think the site has contamination, you should suggest a specialist report.

When doing a valuation of site with contamination
1. Don’t provide advice until specialist report is commissioned

 2. Caveat  advice with disclaimer highlighting this special assumption/issue 

 3. Deduct the remediation costs from the gross site value
54
Q

As a developer what can you apply for if you develop a contaminated site?

A

Land Remediation Relief – A form of tax relief that gives the company/developer up to 150% corporate tax relief.

to help remedy certain contamination or derelict sites or those effected y Japanese Knot weed

55
Q

What is a deleterious Material, and can you give me two examples of them?

A

A deleterious material is a material that is dangerous to health degrades with age causing structural problems to a building, such as:

  1. RAAC (Reinforced Autoclaved Aerated Concrete) is now classed as a deleterious material

2) High Alumina Cement (undergoes a crystalline rearrangement known as conversion, which results in a loss in strength),

(3) Woodwool Shuttering (generally used in the 1960s is mix of shredded timber and cement, caused inadequate compaction of concrete, meaning reinforced steel sometimes left exposed).

56
Q

What is a hazardous material and can you give an example of a “Hazardous Material”

A

A hazardous material is harmful to health

Materials include:
- Radon Gas,
- Asbestos,
- Lead piping/paint

Recommend a specialist report and make app assumptions in advice

Always check contents of an asbestos register

57
Q

Examples of invasive plants

A
  1. Japanese Knotweed
  2. Hogweed
  3. Himalayan Balsam
58
Q

Why did Japanese Knotweed come to the UK mainly?

A

Because the railway companies used it to sure up the banks of railway cuttings as it is incredibly effective at making soil not slip.

59
Q

What is Japanese Knotweed

A

Japanese Knotweed is an invasive plant which can damage hard surfaces such as foundations and tarmac

Not easy to control

Costly to eradicate - specialist company must remove and dispose of it

It is of great concern to property lenders who may refuse a loan of it is present or nearby the property

60
Q

Disposing of Japanese Knotweed

A
  • Costly to eradicate - specialist company must remove and dispose of it
  • To be disposed of legally such as by using chemical treatment, digging it out and removing it from site to a licensed landfill site in accordance with the Envi Protection Act 1990.
61
Q

Penalties of Japanese Knotweed

A
  • Allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981 –
  • Magistrate Penalties – can impose a max fine of £5K or max sentence 6 months in prison or both
  • Crown Court penalties – can impose unlimited fine or max 2 years in prison or both
  • Local authorities can grant Community Protection Notices (CPN) and fines of up to £2,500 per person (£20K for an organisation) if a landowner ignores it, do not control it or allow growth onto adjoining land
62
Q

What is the Recent Case Law for Damages relating to the Spread of Japanese Knotweed?

A

Williams vs. Network Rail Infrastructure Ltd. 2018

– the court held that Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use of the neighbours property (but not the reduced value of the property) even after the knot weed was gone.

63
Q

What would you advise your client is there was Japanese Knotweed present? Can it be removed?

A
  • Advise getting in touch with a specialist to get this removed asap - specialist company must remove and dispose of it to licensed landfill
  • Consult RICS Professional Standard – Japanese Knotweed and residential property 2022.
  • Not easy to control, costly to eradicate and a specialist company must remove and dispose
  • It is an invasive plant which can damage hard surfaces e.g. foundation/tarmac
  • To be disposed of legally such as by using chemical treatment, digging it out and removing it from site to a licensed landfill site in accordance with the Envi Protection Act 1990.
  • Allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981 –
64
Q

Under What Act is it a Criminal Offence to Allow the Spread of Japanese Knotweed?

A

The Wildlife and Countryside Act 1981

65
Q

What does Japanese Knotweed look like

A

Knotweed has large shovel shaped green leaves forming a dense canopy.

Stems that resemble bamboo canes with purple speckles.

Red shoots emerge in spring

Purple stems green Ace of Spade shaped leaves, grows all year round, grows fast.

66
Q

when inspecting a warehouse built in the 1950’s, what deleterious material would you have regard for?

A
  • Deleterious (hazardous or failure) material can degrade with age causing structural issues.
  • Asbestos
  • RAAC are autoclaved aerated concrete (RAAC) products containing reinforcement element (RAAC has proven to be not as durable)
  • Signs include brown staining on concrete, concrete frames in the 1960s/70s
  • Materials can include Woodwool shuttering, High alumina cement, calcium chloride
67
Q

where would you find asbestos?

A
  • Roofing material, flooring, insulation, fireproofing material, ceiling tiles.
  • RICS Guidance Note Asbestos: Legal requirements and best practice for property professionals and client’s 2021
  • Asbestos can be found in any industrial or residential building built or refurbished before the year 2000.
  • ACMs - asbestos-containing materials
68
Q

What types of issues/defects should you look out for on inspection?

A

A. Potential sign of water entering brickwork - Efflorescence –Salt reacting with water and leaving white marks on the bricks and Spalling –Bricks degrading because of heating a cooling of the bricks.

B. Movement – cracks, bouncy floors, settlement

C. Damp – patches of damp

D. Japanese knotweed – purple stem with green leaves

69
Q

What would you do if you identified a potential defect on site?

A

Take image, measure if there is a crack

Establish what type of defect - movement, damp?

  • Report to client

provide commentary

Instrcut a building survey if neded

70
Q

Explain to me what information you gather when inspecting buildings.

A

Noting the specification for ind assets

Types of fit out

Brick work

Defects - movement, damp, common building defects

Deleterious material and hazardous material (asbestos)?

Method of construction

71
Q

Explain to me your inspection methodology when inspecting a property.

A
  1. Consider personal safety - PPE, pen paper, files/documents
  2. Considered area - location, transport, business vibrancy, hazards
  3. External inspection
  4. Internal inspection
72
Q

Fire risk assessment - What is health and safety compliance?

A

an ongoing process of complying with the health and safety standards established by regulatory legislators and bodies

APC - RICS (17 decks)

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