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APC Flashcards > Inspection L2 & L3 > Flashcards

Inspection L2 & L3 Flashcards

1
Q

What is the purpose of project monitoring?

A

Protects the clients interests, identifying on risks associated with a development acquisition.

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2
Q

What type of reports may you provide on the project monitoring at different stages?

A
  • Initial report
  • Progress report
  • Practical Completion
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3
Q

What does the initial report on project monitoring review?

A

Identifying risks
Providing recommendations
Identify stakeholders interests
Identify documents needed.

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4
Q

What does the progress report on project monitoring review?

A
  • Land acquisition purpose
  • Review statutory consents such as 106, agreements, warranties and planning
  • Competency of developer with works carried out.
  • Financial appraisals - If they are on track with drawdown and cashflow
  • Development finance risk identify.
  • Construction cost and programme overview
  • Review design and quality.
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5
Q

What does the Practical Completion report on project monitoring review?

A
  • Ensures all certificates issued
  • Ensure all statutory consents done and signed off
  • All snagging completed
  • Review Health and Safety File
  • Report on the project financials.
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6
Q

What are the key areas to review on management of a project?

A

Review risks, finance, programme and quality.

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7
Q

How would you complete a schedule of condition?

A

I would provide a description of the project, date/weather, note restrictions.

Take photographs of the property, both general images and specific defects. I would then support with text and a glossary of terms.

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8
Q

What is the purpose of a schedule of condition?

A

Provides a factually correct report of the property at that current period.

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9
Q

You mention glossary of terms, what are the glossary of terms you use in a schedule of condition?

A

Good - Newly refurbished.
Fair - Shows signs of age typically associated with project.
Poor - Serious wear.
Very Poor - Requires wholesale replacement

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10
Q

Why would you advise carrying out a schedule of condition?

A

Useful for when entering a new lease, party wall agreements or pre-site works to limit the liability on either party. This is agreed between parties.

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11
Q

How did you proceed with negotiations on the Schedule of Condition?

A

I used a principal approach, as this is based on facts alone. As I photographed all evidence on site I used my glossary of terms to justify the reasoning. Following this, I ensured it was agreed in writing between parties.

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12
Q

What is the purpose of a pre-acquisition survey?

A

It reviews the condition, risks and liabilities associated with the property. Useful with purchase or lease. It reviews the impact on the asset and life safety which looks at immediate, short, medium and long-term performance.

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13
Q

What may you comment on with a pre-acquisition survey?

A
  • Design and construction quality
  • Maintenance, good and bad
  • Neglect or misuse
  • Capacity of services
  • Deleterious materials
  • Non-compliance with regulations or statutory consents
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14
Q

What can you use a TDD for?

A
  • Price negotiations
  • Identifying risks
  • Provide performance improvement
  • Protect owner
  • Establish suitability
  • Establish areas where future costs may be needed.
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15
Q

What are the four types of TDD surveys?

A
  • Acquisition (defects, legal implications, risks, suitability, life safety issues)
  • Occupation / Operation (Used to renegotiate lease terms, program delays entering building, get capital contributions for repairs)
  • Disposal (same as acquisition but for selling)
  • Refurbishment / development (feasibility to see if worthwhile)
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16
Q

What should you consider before taking on a survey?

A
  • The terms of engagement proposals
  • Limitations
  • Extent of Liability
  • Confirm limitations with data review
  • Understand client requirements
  • Clearly have the premises defined
  • Confirmation of instruction
  • Note any specialists required
17
Q

What information should you record or review with a TDD?

A
  • Documents held by client (demise, deleterious materials, fire/access audits, statutory consents)
  • Building Fabric
  • Comment on services
  • Identify external areas
  • Review environment considerations (orientation, location, noise, contamination, energy efficiency, pollution)
18
Q

What time frames do you use on reporting?

A

Immediate - ASAP
Short Term - In One year
Medium Term - 2 to 5 years
Long term - 6 to 10 years

19
Q

How would you layout a TDD report?

A
  • Executive summary
  • Introduction
  • Property Description
  • Elemental condition breakdown
  • Signed by Surveyor
  • Appendices, identifying what used and evidence of report that supports.
20
Q

How did you measure the extent of windows with corrosion on the TDD?

A

I counted the amount of windows on the elevation to provide a budget cost using previous tender submitted prices.

21
Q

How did you identify corrosion to the window bars and how would you repair?

A

Base had corroded due to the likely proximity to the sea in the environment causing it more frequently.
I noted to abrasive blast the corrosion from the bars, introduce a protected anti-corrosion paint covering.

22
Q

What is the purpose of a Planned Preventive Maintenance report?

A

PPM is the maintenance that is performed purposely and regularly to keep the structure and
fabric, facilities, plant and equipment of a building in satisfactory operating condition.

23
Q

What considerations should you have when carrying out a survey?

A
  • Correct equipment use
  • Healthy and safety (Surveying Safely GN)
  • Ensure Competence
  • Gather site information with desktop studies
  • Identify third party members but ensure correct PII.
24
Q

How do you format a PPM Report?

A
  • Executive summary
  • Introduction
  • Property Description
  • Elemental Schedule identifying location, description, condition and year requires actioning
  • Cost data (BCIS, historic data etc.)
  • Signed by Surveyor
  • Appendices, identifying what used and evidence of report that supports
25
Q

What are the condition ratings of the PPM?

A

Good - No requirements
Fair - Typical associated wear and tear
Poor - Reaching end of life.
Hazardous - Dangerous and requires urgent attention

26
Q

What are the timeframe ratings of the PPM?

A 
Urgent - Directly following survey
Immediate - 1 year
Short Term - 1 to 2 year
Medium - 3 to 5 years
Long term - 6 to 10 years
27
Q

What are the importance ratings of the PPM?

A

1: Urgent
2: Essential
3: Desirable
4: Cyclical
5: Statutory

28
Q

You noted that cracking was to the underside of the concrete balcony, where did you put this on the report?

A

I noted it was hazardous and to be picked up urgently to understand the extent of movement and number 1 on scale for timescale.

29
Q

What tell tales are available?

A

Glass tell tales, plastic ones, 3 point screws.

APC Flashcards (34 decks)

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