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APC - PERSONAL > Inspection L3 > Flashcards

Inspection L3 Flashcards

1
Q

What 4 things do you consider when inspecting?

A
  1. Personal Safety
  2. Inspections of the area
  3. External Inspection
  4. Internal Inspection
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2
Q

What do you take with you to an inspection?

What items

A
  • RICS Surveying Safely 2019 - 8 Principles
  • Mobile phone
  • Tape measure/laser
  • File, plans and other supporting information
  • Personal protective 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
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3
Q

What are you considering whilst inspecting the area?

A
  • location factors, business vibrancy, amenities
  • Envrionmental hazards, contamination, flood risk, high voltage powerlines
  • Comparable Evidence and local market
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4
Q

What are you considering when doing an external inspection?

A
  • Business vibrancy, transport
  • Construction, repair, condition
  • Defects, structural movement
  • Car parking, loading arrangments
  • Site boundaries checked against title plans/OS maps
  • AGE OF BUILDING
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5
Q

What can you do to identify the age of a building?

A
  • Age of building
  • You can ask the client
  • Can check local historical records
  • Grade listing search on Historic England
  • Land Registry Records
  • Architectural Style
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6
Q

What are you considering when carrying out an internal inspection?

A
  • Layout, design, Fitout
  • Flexibilty, obsolence
  • Defects, repair, maintance
  • Services, age, condition
  • Statutory compliance such as - Asbestos, building regulation, Equality Act 2010, Fire safety
  • Compliance with lease obligations
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7
Q

What 3 purposes may require you to inspect a property?

A
  1. Valuation
  2. Property Managment
  3. Agency
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8
Q

What are the benefits of inspecting for valuatoin purposes?

A
  • Understand the value significant factors
  • Location, Tenure, Construction, Defects, Condition, Design
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9
Q

What are the benefits of inspecting for property management purposes?

A
  • If Occupied: Lease compliance, statutory compliance, repair, delapidations
  • If Vaccant: Statutory compliance, repair, security, vandilism
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10
Q

What are the benefits of inspecting for Agency purposes?

A
  • Marketability, flexibility of use, condition, services, statutory compliance
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11
Q

What are the 4 common types of foundations and what types of properties can they typically be found in?

A
  1. Trench - Dug out and conrete filled - Residential
  2. Raft - Slab over whole site - Workshops or conservatory
  3. Piled - Long Steel Concrete columns deep into groud - Large building or less good soil areas
  4. Pad Slab - Slab under columns to spread load - purpose built warehouses
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12
Q

What are two common types of brick walls found and what are their characterists?

A
  1. Solid Brick Wall - Two brick thick - Flemish bond headers and stretchers alternating - English bond row of headers and row of a stretches
  2. Cavity wall - Two layers tied together using metal ties with a cavity tray, air breaks for vapour and weep holes
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13
Q

What is a header?

A

Brick laid flat with the short end of the brick exposed

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14
Q

What is a stretcher?

A

Brick laid horizontally, flat with the long side of the brick exposed on the outer face of the wall

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15
Q

What is efflorescence?

A
  • White marks caused by hydroscopic salts in the brick work
  • Formed when water reacts with the natural salts, by way of a chemical process, contained within the construction material and mortar
  • Water dissolves the salts which are then carried out and deposited onto the surface by the natural evaporation that occurs when air meets the surface of the wall
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16
Q

What is spalling?

A

Damaged brickwork where the surface of the bricks starts to crumble because of freeze/thaw action, after it has become saturated in the winter months

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17
Q

What does a typical institutional retail shop specification include?

Typical construction?

A
  • Steel - concrete frame construction
  • Services are usally capped off
  • Concrete floor
  • No suspended ceiling
  • Often a shell unit
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18
Q

What are the two main methods of construction for new office buildings?

How can you check?

A

Steel frame: have less columns and a wider span between the columns
Concrete frame: more columns, lower floor heights and a shorter span between columns
- can check architechts floor plan to determine

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19
Q

What is the current institutional specification for offices (as defined by the British Council for Offices Guide to Office Specification, 2019)?

A

Full access raised floors with floor boxes
Approximate ceiling height of 2.6-2.8m
Ceiling void of 350mm and a raised floor void of 150mm
Maximised opportunities for daylighting, with 300-500 lux average
Approximate floor loading of 2.5 to 3.0 kN / sqm with an allowance of up to 1.2 kN / sqm for partitioning
Air conditioning and double glazed windows
Passenger lifts
Planning grid of 1.5m x 1.5m
Maximum depth of 12-15m (shallow plan) or 15-21m (deep plan) to allow for natural light to the office area
1 cycle space per 10 staff and 1 shower per 100 staff
8-10 sqm general workspace density

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20
Q

What is a shell and core fit out?

A

Where common parts of the building are completed
Office floor areas are left as a shell ready for fit out by the occupier

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21
Q

hat is the difference between a Category A and Category B fit out?

A

Category A: Empty but basic level of finish. May include raised floors, suspended ceilings and internal surfaces, along with basic mechanical and electrical services
Category B: fit out complete to the occupier’s specific requirements. May include installation of cellular offices, enhanced finishes and IT

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22
Q

What is the main method of construction for industrial buildings?

A

Steel portal frame building with insulated profiled steel cladding walls and roof

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23
Q

What is the current institutional specification for industrial buildings?

A

Minimum 8m clear eaves height with 10% roof lights
Minimum 30 kN / sqm floor loading
Plastic coated steel profiled cladding with brick or blockwork walls to approximately 2m
Full height loading doors (electrically operated)
3 phase electricity power (415 Volts)
5-10% office content and WC facilities
Main services capped off
Approximate site cover of 40%

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24
Q

What is the difference between an inherent, a latent defect and a visable defect?

A
  • Inherent defect: defect in the design or a material which has always been present
  • Latent defect: fault to the property that could not have been discovered by a reasonably thorough inspection of the property
  • Visable defect: clearly identifed
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25
Q

What is the purpose of snagging a newly built property?

A
  • Check the newly built property to identify defects in the build
  • Enables you to highlight them to the developer to allow them to fix the issues
26
Q

What FOUR steps should you follow if you identify any building defects during an inspection?

A
  1. Take photos of the defect
  2. Try to establish the cause of damage whilst on site
  3. Inform your client of your investigations
  4. Recommend specialist advice from a building surveyor or in the case of movement, a structural engineer
27
Q

What are the THREE common causes of defects?

A
  1. Movement
  2. Water
  3. deleterious materials
28
Q

What is subsidence?

A

The vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation. This could be as a result of changes in the underlying ground conditions

29
Q

What is heave?

A

Expansion of the ground beneath part or all of the building. This could be caused by the removal of trees and subsequent moisture build-up in the soil

30
Q

What are the common causes of cracks in a property?

A

Subsidence
Heave
Cavity wall tie failure (indicated by horizontal cracking in brickwork)
Shrinkage cracking (often occurs in new plasterwork during the drying out process
Settlement cracks
Thermal expansion / movement

31
Q

What are the 3 main types of movement that can cause cracking to a property and describe what these can look like?

A
  1. Subsidance - caused by downwards movement of building foundations - Cracks tend to be verticle direction and larger towards the bottom
  2. Heave - Caused by ground expansion beneath a building - Cracks tend to be verticle and larger at the top
  3. Cavity Wall Tie Failure - can be a cause of poor installation - Causes horizontal cracking
32
Q

FYI CARD

Your level 3 1689 Grade II Listed Building Inspection (Historic England Listing Copy & Paste)

A

House. Datestone 1689 in SW gable end of original wing. In late C18 or early C19 a wing of similar style was added to N.W. House is of coursed limestone rubble. C17 wing was previously thatched but now has a concrete plain tile roof. The rest has Welsh slates. All gable ends have stone coping. Two storeys and attics. The S.E. elevation (to road) has three 3- light casements to each floor. Similar style windows irregularly positioned in all elevations of house. SW elevation has bay window to ground floor of later wing and gabled roof porch.

33
Q

What are the causes of damp?

A
  • Wet rot
  • Dry rot
  • Rising damp
  • Condensation
  • Leaking plumbing / air condition units / pipework
34
Q

What is wet rot? What are the signs of wet rot?

A

Caused by damp and timber decay

Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell

35
Q

What is dry rot? What are the signs of dry rot?

A

Caused by fungal attack found in warmer areas.
Signs include:
* Fungus which spreads across the wood in fine
* Fluffy white strands
* Large, often orange mushroom-like bodies
* Strong smell
* Cracking paintwork and cuboidal cracking / crumbling of dry timber

36
Q

What is rising damp? What are the signs of rising damp?

A

Caused by moisture from the ground travelling up through the wall by capillary action. Usually caused by the failure or absence of the damp proof course
Signs include tide marks of salts, dark patches on walls that can be damp to touch, damp and musty smell.
Usually stops around 1.5m above ground level

37
Q

What can condensation be caused by? What are the signs of condensation?

A

Caused by lack of ventilation and background heating

Signs include mould and streaming water on the inside of windows / walls

38
Q

What are the common building defects associated with period residential / office / shop buildings?

A
  • Dry rot
  • Wet rot
  • Tile slippage on the roof
  • Death watch beetle
  • Damp penetration at roof and ground floor level
  • Water ingress around door and window openings
  • Structural movement / settlement
  • Regent Street disease - water penetrates the building and rusts the steel frame. Can damage the masonry attached to the outside e.g. Portland stone, terracotta or brick
39
Q

What are the common building defects associated with modern industrial buildings?

A
  • Roof leaks around roof lights
  • Damaged cladding panels
  • Cut edge corrosion
  • Blocked valley gutters
  • Water damage from poor guttering or burst pipes
  • Settlement / cracking in brickwork panels
40
Q

What are the different types of common air conditioning systems?

A
  • VAV - variable air volume (highest capital cost but most flexible)
  • Fan coil - usually 4 pipe (lower initial costs and good flexibility but higher operating and maintenance costs)
  • VRV - variable refrigerant volume. (lower capital costs but higher operating and maintenance costs)
41
Q

What are the modern air conditioning systems (climate control)

A
  • Static cooling - chilled beam and displacement heating. Natural approach to climate control (lower capital cost and operating costs but less flexibility
  • Mechanical ventilation - when fresh air is moved around the building
  • Heat recovery systems
  • Comfort cooling - a simple form of air cooling system
42
Q

What is the key legislation on contamination?

A

Environmental Protection Act 1990

43
Q

What guidance has the RICS issues on Japanese Knotweed?

A

RICS Japanese Knotweed & Residential Property 2022 (1st Edition)

44
Q

What does Japanese Knotweed look like?

A
  • Purple/green hollow stem
  • Heart-shaped green leaves
  • Clusters of white flowers
45
Q

Why is Japanese Knotweed an issue?

A
  • Invasive plant that can damage hard surfaces such as foundations and tarmac
  • Not easy to control, costly to eradicate and a specialist company must remove and dispose of it
  • Property lenders may refuse loans
46
Q

What are the penalties for ignoring Japanese Knotweed and allowing it to spread onto adjacent land?

A
  • Local authorities can grant a Community Protection Notice (CPN) and fines of up to £2,500 per person (£20,000 for an organisation)
  • Criminal offence under the Wildlife and Countryside Act 1981. Magistrates court can impose a maximum fine of £5,000 or a maximum prison sentence of six months, or both. Crown Court can impose an unlimited fine or a maximum prison sentence of two years, or both
47
Q

What are some examples of hazardous materials?

A
  • Asbestos
  • Lead piping / lead paint
  • Radon gas
48
Q

What are some examples of deleterious materials?

A
  • High alumina cement (corrodes steel)
  • Woodwool shuttering
  • Calcium chloride
49
Q

What is the difference between deleterious and hazardous materials?

A
  • Deleterious: degrade with age causing structural problems
  • Hazardous: harmful to health
50
Q

What guidance has the RICS offered on contamination?

A

RICS Risk and Global Real Estate 2018

51
Q

Who will generally pay for the remediation of a contaminated site?

A

Polluter or the land owner

52
Q

What will a desktop contamination study comprise?

A

Previous use, local history and planning register

53
Q

What materials generally cause contamination to exist?

A

Heavy metals
Radon and methane
Diesel and oil

54
Q

What are signs of contamination that you should look out for?

A
  • Evidence of chemicals and oils
  • Oil drums
  • Subsidence
  • Underground tanks
  • Bare ground
55
Q

What are the THREE phases of an investigation for contamination?

A
  1. Phase 1 - Desk Top - Review site history with a desk top study and site inspection and investigation
  2. Phase 2 - Investigation to identify nature with detailed soil samples taken using bore holes (intrusive)
  3. Phase 3 - Remediation report setting out remedial options with design requirements and monitoring standards
56
Q

What should you do if there are concerns that a site has some contamination?

A

Suggest a specialist report

57
Q

What approach should be taken if you’re instructed to value a site with contamination / hazardous materials?

A
  • Do not provide any advice until a specialist report is commissioned
  • Caveat the advice provided with an appropriate disclaimer highlighting the issue / use of a special assumption
  • Deduct the remediation costs from the gross site value
58
Q

What relief is available to those who spend money remediating certain contaminated or derelict sites, or those affected by Japanese Knotweed?

A

Land Remediation Relief (LRR) is a form of tax relief for expense related to remediating

59
Q

What documents might your request before undertaking an inspection?

A
  • Operation & Maintenance (O&M) manual
  • Asbestos register
  • Title plan
  • Floorplans
60
Q

If remediation works are required at a property, how could you estimate the cost of these?

A
  • Speak to contractors to get quotes to carry out the works

APC - PERSONAL (22 decks)

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