Inspection L3 Flashcards
What is radon?
- Natural, radioactive, odourless and tasteless gas
- Low levels in outside air but collects in enclosed places like buildings
What is the risk of radon exposure?
Long term exposure increases risk of lung cancer
How is radon mitigated in buildings?
- New buildings can have radon-proof membrane installed in floor structure
- Radon sump - small cavity in floor with pump drawing air from it
- Improved ventilation
What items would you take with you on an inspection?
- Mobile phone
- Camera
- Tape measure/laser (to be regularly calibrated by checking accuracy with a tape measure and results recorded)
- File, plans, and other supporting information
- Personal protection equipment (PPE) such as a fluorescent jacket, steel-toed boots, non-slip soled shoes, ear defenders, gloves, goggles and hard hat
- Pen and paper / Dictaphone / iPad
Which RICS guidance notes relate to the inspection competency?
- Asbestos: legal requirements and best practice for property professionals and clients 4th Edition, May 2021
- Environmental risks and global real estate 1st Edition, November 2018
- Dilapidations in England and Wales 7th Edition, 2016
- Surveying safely: health and safety principles for property professionals 2nd Edition, November 2018
According to VPGA 8, what matters can impact the markets perception on value?
(a) Surrounding area, communications and facilities
(b) Characteristics of the property
- dimensions, areas and uses(s) of constituent elements
- age, construction and nature of buildings or structures
- accessibility both for occupiers and for visitors
- Installations, amenities and services
- fixtures, fittings and improvements
- plant and equipment that would normally form an integral part of the building
(c) Characteristics of the site
- natural hazards such as ground instability, mining or mineral extraction, risk
of flooding
- non-natural hazards such as ground contamination
(d) Potential for development or redevelopment
- any physical restrictions on further development, if appropriate
According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact a valuation?
- Contamination
- Flooding
- Asbestos
- Invasive non-native species
- High voltage overhead tension lines
- Telecommunication base stations
- Solar farms
- Wind farms
- Mineral and shallow mine workings
- Hydraulic fracturing and other energy recovery methods
- Natural subsidence risk
- Radon affected areas
- Waste management processes
- Illegal waste dumping
- Ozone depleting substances
- Energy performance ratings
- Earthquake-prone and geo-thermal areas
Name some common Asbestos Containing Materials
- Asbestos insulation
- Asbestos coatings
- Asbestos insulation board (AIB)
- Asbestos cement
- Textured decorative coatings
- Thermoplastic floor covering
Name some other deleterious materials
- high alumina concrete
- calcium chloride cement
- mundic (in Devon and Cornwall)
What is high alumina cement and what are its risks?
- its rapid strength development made it popular from 1950 to 1970
- mainly used in pre-cast beams
- mineralogical ´conversion´ sometimes caused reductions in concrete strength and increased vulnerability to chemical attack
- some buildings collapsed in the 1970s and it was banned
What is calcium chloride cement and what are its risks?
- used as an accelerating admixture in concrete up until the mid-1970s
- causes corrosion to embedded metal
- outlawed in May 1977
What is Mundic and what are its risks?
- a mineral in mine waste in Devon and Cornwall
- used as aggregate in concrete blocks and concrete construction mainly between 1900 and 1950
- chemical changes causes the concrete to deteriorate
What needs to be completed before visiting a premises or site?
- should carry out a pre-assessment of the hazards and risks likely to be encountered
- including the requirement for appropriate personal protective equipment (PPE).
What matters need to be considered before visiting a premises or site?
- Travel
- Lone working
- Condition of the property
- Occupation
- Activity
- Site rules and welfare
- Roofs
- High structures
- Dangerous substances
- Diseases
- Special access
- Special risks
- Access equipment
- Other equipment
- Environmental matters
16 Personal matters
What matters should be considered during a site inspection?
- Structural stability
- Timbers, glass and sharp objects
- Roofs
- Unsafe atmospheres
- Danger from live and unsecured services
- Radio frequency (RF) hazards
- Slip and trip hazards
- Falls from height
- Hidden traps, ducts and openings
- Impact of other people/animals on the property
- Contamination
- Rural environments
- Adverse weather conditions
- Vermin and birds
What are key signs of structural instability that should be looked for on inspection?
I am aware of the chance of partial or total collapse of:
- chimney stacks, gable walls or parapets
- leaning, bulged and unrestrained walls (including boundary walls)
- rotten or corroded beams and columns
- roofs and floors and
- corroded metal fire escapes, platforms, balconies and walkways.
What timbers, glass and sharp objects should be looked out for on inspection?
- rotten and broken floors and staircases
- projecting nails and screws, broken glass
- loose glazing in windows, partitions, walls and doors
- sharp edges and projecting objects.
What are examples of unsafe atmospheres that should be considered during inspection?
- confined spaces with insufficient oxygen
- rotting vegetation
- stores containing flammable materials
- excessive mould or fungi growth
- insecticides, herbicides and fungicides
- gas build-up in subfloor voids
How should the risk of falls from height be assessed when working on site?
Assess the risk of work including:
- using ladders, step ups, etc.
- working near unprotected edges
- use of mobile elevated work platforms (MEWPs), scaffolds and access towers and
- working near excavations or shafts.
What are some examples of hidden traps, ducts and openings that you may come across on inspection?
- lift and service shafts, stairwells and other unguarded openings
- manholes
- surfaces concealed by debris or standing water
What are the risks associated with other people or animals that may be encountered on property inspections?
- squatters and trespassers or dogs
- aggressive tenants or property owners
What are the contamination risks that need to be considered on property inspections?
- asbestos, lead and other substances hazardous to health
- chemicals in storage or that have leaked
- contaminated water supplies and
- contaminated air-conditioning systems (legionella bacteria)
What are headers and stretchers?
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
What is English Bond brickwork?
Brick formation where each course consists of either headers or stretchers
What is Flemish Bond brickwork?
Brick formation where the headers and stretchers alternate in each course of bricks
What is a solid wall?
Typically two bricks wide, no gaps in between and alternative mix of headers and stretchers
How thick is a solid brick wall?
230mm or 9 inches thick with plaster finish
What is a cavity wall?
Two skins or leaves of brickwork with 50-75mm cavity
How thick is a cavity wall?
280mm (11 inches) thick with plaster finish
How can it be determined if a brick wall is of solid or cavity construction?
From an external inspection:
Presence of headers - solid wall
Absence of headers - cavity wall
What are cavity wall ties?
- Used to join two leaves of cavity wall together providing additional support
- Prevents water from transferring to the outside of the wall
- Twist at centre means water drips down through cavity
What are the different types of cavity wall ties?
- Butterfly
- Vertical twist
- Double triangular
What size is standard brick?
215 x 102.5 x 65mm
What size is a standard block?
440 x 100 x 215mm
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
What are rafters?
Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam
What are purlins?
The horizontal beams of a roof that are used for structural support
What is a roof truss?
Structure that consists of wood or steel joined in triangular shape to support weight of roof
What are the different types of roof truss?
- Monopitch
- Asymmetrical
- Attic truss
What is a building frame?
- Structure in which weight is carried by skeleton or framework
- Usually use steel or reinforced concrete
What are the characteristics of a Grade / Class A office?
- located in the most desirable areas
- new or highly maintained structures
- steel or reinforced concrete frame
- fully accessed raised floors with 150mm void
- suspended ceilings with void of 350mm
- 2.6m clear floor to ceiling height
- the latest elevator and HVAC systems
- LG7 compliant lighting
- exceptional disability access
- excellent BREEAM rating
- high energy performance rating
- on-site car-parking
- cycle racks, lockers and male and female shower facilities
- high profile reception area
- food court / café / restaurant / coffee shop
- gymnasium
- high-tech security
What are the characteristics of a Grade / Class B office?
- former Grade / Class A properties aged by 10 to 20 years
- well maintained
- elevator and HVAC systems are functional but no longer industry leading
What are the characteristics of a Grade / Class C office?
- located in the less desirable areas
- much older than Class A or B buildings
- out-of-date furnishings
- poor maintenance services
- no elevators or decent disabled access
What is a portal frame?
- Type of structural frame with beams supported by columns at either end
- Typically spans 15-50m
What are portal frame structures typically used for?
Low rise structures like industrial and warehouse buildings
What are the benefits of a portal frame structure?
Large spaces can be enclosed with little use of material (lower costs)
What is considered optimal site cover for an industrial development?
40%, as 50% upwards will likely lead to congestion
What is the floor loading requirement for industrial buildings?
40KN/sqm
What is typical office coverage for industrial properties?
10% of total floor area
What is the typical fit out of industrial properties?
Roller shutter doors, dock levellers, landscaped to site perimeter, office area may have carpet but rest is concrete screed floor
What is a dock leveller?
- used to bridge the difference in height and distance between the warehouse floor and vehicle in the most efficient way.
- It is a height-adjustable platform used to ensure smooth transition between dock and truck which helps prevent forklift accidents that can cause serious injuries and forklift damages.