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APC Revision > Inspection (L3) > Flashcards

Inspection (L3) Flashcards

1
Q

What does it mean to be ‘safe’ on an inspection? Why is it important?

A

Take steps to minimise the risk of harm on an inspection. Important for ensuring the health and wellbeing of yourself and others who may be affected.

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2
Q

How do you ensure your safety on an inspection?

A
  • Charged mobile phone
  • Plan an escape route
  • Implement a call back system with office
  • Make calendar available to colleagues
  • Make sure you know who you are meeting
  • Be aware of aggressive occupants and dogs
  • Follow your instinct
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3
Q

What is the guidance of RICS Surveying Safely 2nd Ed

A

Effective 1st Feb 2019.
Global GN.
Basic good practice principles.
Corporate and individual responsibilities.

Corporate responsibilities:
Line management structure, staff training, company policies & procedures, clear accountability, insurance, adequate resources. Investigate incidents.

Personal responsibilities:
Responsible for own H&S and anyone under your care. Duty to comply with company policies &b procedures. Report breaches in good time, personal risk assessment, wear PPE, do staff training.

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4
Q

What is CBRE’s Lone Working Policy

A

“An employee who undertakes work by themselves on behalf of the company”

  • MUST carry a charged mobile phone at all times
  • MUST notify the departmental secretary or nominated person on arrival at site and on departure
  • If the lone worker fails to contact the departmental secretary after the estimated departure time, the department secretary MUST contact the lone worker on their mobile;
  • Outlook calendar entry; address, start/end time, who meeting, contact details

VISITS TO EMPTY BUILDINGS: these should be made by a minimum of two employees

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5
Q

RICS VPS 2 ‘Inspections, investigations and record’ in Red Book

A
  • INSPECTIONS AND INVESTIGATIONS: Inspections must be carried out to the extent necessary to produce a valuation that is professionally adequate for its purpose.
  • TOE – must agree the extent of inspection
  • REVALUATION WITHOUT REINSPECTION: only if valuer is satisfied no material changes since last assignment. TOE must state this assumption has been made. Interval for professional judgment. Regular vas, re-inspection not necessary every time.
  • VALUATION RECORDS: details of inspections must be clearly and accurately recorded under VPS2.
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6
Q

What is a ‘proper record’ of an inspection?

A

Required under VPS2 of Red Book - Audit trail; legible, unambiguous notes that allow an effective response to any future enquiries. Retained in appropriate business format. Photographs.

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7
Q

What would you find in the ToE about an inspection? What requirements are there for what to include?

A

VPS 1 ‘Terms of engagement (scope of work)’ in Red Book:

  • When settling the terms of engagement, must agree the extent to which the subject asset is to be inspected and any investigation to be made
  • Record any limitations or restrictions

VPS 2 ‘Inspections, investigations and records’ in Red Book
- extent necessary to produce a professionally adequate valuation

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8
Q

What sort of property characteristics might you note?

A

EXTERNAL: Type of construction, condition, site boundaries, access, car parking, no. of storeys, situation, roof type, defects, contamination

INTERNAL: specification, fit-out, layout, current use, condition, no. of cores, defects, contamination

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9
Q

What due diligence do you carry out prior to an inspection?

A

Desk top review; situation, location, plan route, arrange access via client.

Risk assessment.

Prepare items to take; print plans, inspection proforma, charged camera, disto and spare battery, pen and paper, charged mobile phone, PPE (if required).

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10
Q

What are the signs of contamination? How would you account for the existence of contamination whilst determining the value of a development site?

A

DESKTOP: radon (.gov map of radon affected areas), consider site’s previous uses

VISIBLE SIGNS: evidence of chemicals, oil spill, presence of tanks.

VALUE: Deduct the cost to remediate from the gross site value. Don’t provide advice until specialist report is commissioned. Caveat the advice citing reliance on reports and special assumption.

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11
Q

When carrying out an external inspection, what should you take note of?

A
  • Method of construction
  • Repair and condition of the exterior
  • Car parking/access/loading arrangements
  • Defects/structural movement
  • Check site boundaries with OS map and/or Title Plan
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12
Q

When carrying out an internal inspection, what should you take note of?

A
  • Layout and specification - - flexibility and obsolescence
  • Repair and maintenance
  • Defects
  • Services – age and condition
  • Statutory compliance – asbestos, building regulations, H&S, Equality Act, Fire and planning
  • Fixtures and fittings and improvements made
  • Compliance with lease obligations
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13
Q

Retail Warehouse, Docklands

What was the purpose of the instruction?

A

Valuation for accounts purposes

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14
Q

Retail Warehouse, Docklands

Talk us through the inspection

A
  • Desktop; arranged inspection with client (owner-occupier), printed relevant documentation, planned route.
  • Local Area; public transport, located on a busy roundabout, in a predominantly residential are under development. 10min walk to Canary Wharf. Adjacent to a DLR station. Hotel immediately next door. Not a typical pitch but supply of clientele.
  • External; Victorian building of red brick construction with a pitched tile roof. Former pump house converted for current use. Fenestration; modern black steel frame windows double-glazed. Pitch, footfall.
  • Internal; single storey, shop floor to the front and warehouse to the rear with a structural dividing wall. Small office with space for 2 desks. 2 staff WCs. Internally, the pitched roof was exposed, suspended pendent lighting, concrete slab floor. Condition was good, only expected wear and tear. Fitout
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15
Q

How would you check the age of a property? How do you know it is Victorian? Was it Listed?

A

Initially asked the client who didn’t know. Checked historical records and verified against D&A planning application. Built in 1880s. Victorian: mid-to-late 19th century. Refers to the reign of Queen Victoria (1837–1901)

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16
Q

What is a pump-house?

A

It was historically a hydraulic pump station for the docklands.

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17
Q

You note of brick construction. What else did you notice about the brickwork construction?

A

Flemish Bond, likely solid wall as a result.

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18
Q

Tell us about the damaged brickwork? What did you do?

A

Suspected spalling as surface of a number of bricks had crumbled, and the inspection took place following a cold snap when it was possible freeze/thawing could have taken place. Additionally, spalling is common in Victorian-age properties as they are typically constructed from stock bricks which are softer and more prone to erosion.

  1. Took photographs and notes
  2. Established suspected cause whilst on site
  3. Informed client by phone after the inspection, included in written Valuation report
  4. Recommended specialist advice from a Building Surveyor
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19
Q

How have you adopted the recommendations contained within the RICS Surveying Safely in your work?

A

Risk assessment prior to inspection. Dynamic risk assessment on the day of.
Checked in with occupier on arrival, and on leaving.

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20
Q

Land at West Quay Road

Talk us through the inspection

A
  • Local Area
  • External; distance from train station and town centre, public transport, outlook, site boundary.
  • Internal; no internal inspection included in scope of works as all existing structures were to be demolished.
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21
Q

Land at West Quay Road

What was the existing use and key characteristics?

A

B1 – offices and light industrial. Home relocation office, tyre company.

Key characteristics: SIZE – 5 acres, SHAPE – irregular, SITUATION – overlooking Back Water Channel, Topography – flat site, ACCESS – from West Quay road which forms eastern boundary.

DEVELOPMENT – 360 private units, part of a wider regeneration area under Poole’s Local Plan 2018.

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22
Q

BTR site, Bristol

Purpose of inspection?

A

Loan security valuation.

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23
Q

BTR site, Bristol

What were you looking for on the site if cleared?

A

Understand size, shape and topography. Also immediate surroundings, local area an comparable schemes.

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24
Q

BTR site, Bristol

Talk us through the limitation. What did you advise the client and why?

A

LIMITATION: unable to safely access the site as it was secured by hoarding.

ADVICE: when providing the valuation, advised of the inspection limitation per requirements of VPS1 in Red Book and its impact on the value if any.

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25
BTR site, Bristol | Tell us what you advised the client on the BTR market in Bristol?
MARKET: advised the client that BTR development still in its infancy in Bristol. There have been a number of residential developments in the Bristol area over the past 10 years which have improved the quality of the housing stock and amenities in the local area. However, there is still a tightness of supply for good quality modern rental stock. The strong demand for rental properties in Bristol town centre has resulted in significant rental growth. This sets the subject scheme apart from the current competition also in the construction pipeline, in that it will offer a superior level of services and amenity to the comparables. It will be one of few Build to Rent assets that offer a professionally managed service with full time customer service and maintenance professionals on site 24 hours a day. Purpose built. Impact – higher rents. COMPARABLES: INVESTMENT: I therefore had to look to other regional markets for investment comparables to inform my opinion of value. LETTINGS: NO professionally managed BTR blocks yet complete. Used new build lettings comps from private or small-scale landlords. Finzels Reach, Grainger main comparable. Just PC’d, new, similar number of units, similar situation and location. Castle Park View (“CPV”) is designed for PRS and as such we expect the rental levels for the subject units to achieve greater levels than most of the comparable evidence above. This premium is supported by expectations at other Build to Rent schemes in the area, such as Grainger’s 194 units at Finzels Reach; A2 Dominion’s 246 units at Redcliffe Quarter; and, L&G’s 255 units at Avon Street.
26
BTR site, Bristol | How did your inspection impact the advice given to the client?
- Improved understanding of local market | - Understood comparable schemes that informed opinion of value
27
Residential unit, Holloway | Talk us through the inspection
- Local Area - External - Internal
28
Residential unit, Holloway | What residential H&S guidance is there and what are its principles?
Health and safety for residential property managers, 1st Ed. GUIDANCE NOTE. Sets out practical guidance about H&S matters relating to residential properties, incl. BTR and HMOs. Also applies to agency sales of houses and flats, letting of single or multiple flats and residential blocks or otherwise working with residential property. PRINCIPLES: more aimed at properties are meeting statutory obligations as well as good practice H&S e.g. gas and electrical safety requirements, carbon monoxide detectors, etc.
29
Residential unit, Holloway | What are the signs of damp?
Depends on the type of damp. Dap cause by condensation identified by: Black mould growth and visible condensation.
30
Residential unit, Holloway | What are the types of damp?
- Condensation; REMEDY: ventilation and heating. - Wet rot; timber decay, slimy and soft/wet timber - Dry rot; fungal attack, to masonry and timber - Rising damp; damp patches start at base of wall and move up. Typically up to 1.5m from ground level. Floor/wall coverings wet/lifting. REMEDY: replace plaster, inject a DPC. - Penetrating; through e.g. a wall. Re-point, cut off water source.
31
Residential unit, Holloway | What are the health implications?
Moulds produce allergens, irritants and, sometimes, toxic substances. Cause respiratory problems and allergic reactions.
32
Residential unit, Holloway | What did you do on site during your inspection when damp was suspected?
Signs of damp; black mould growth and visible condensation. 1. Took photographs and notes 2. Established suspected cause whilst on site 3. Informed client by phone after the inspection 4. Informed he client by email with photographs 5. Included in the valuation report
33
Residential unit, Holloway | Remedies to the damp advised?
Remedies: improve ventilation; install extractor fan to bathroom, upgrade the extractor hood in kitchen which appeared to be dated model with poor suction capacity. c.£600 including labour.
34
Residential unit, Holloway | Tell me about the specification/condition of the building you inspected.
The specification was average; lino flooring, painted walls, standard specification kitchen with a freestanding fridge and built-in oven. Condition average, with a fair amount of wear and tear to be expected.
35
What is the difference between steel frame and concrete frame buildings?
Steel frames – usually have less columns and a wider span between the columns Concrete frames – usually have more columns , lower floor to ceiling heights and a shorter span between the columns *If not aware of construction form, check architect’s drawings or building manual
36
What is the difference between the fit-out types (shell an core, Category A and Category B)?
Category is level of fit-out Shell and Core - common parts completed, remainder a bare shell ready for tenant fit out. No lighting or facilities. Category A - similar to a Grade A specification. Functioning space that landlords would lease (habitable). Usually included in your Cat A fit out: - Raised floors and suspended ceilings (with a basic finish) - Basic mechanical and electrical services - Fire detection services and smoke alarms - Air-conditioning and ventilation (HVAC) - Basic internal finishes Category B - tenant fit-out to individual needs
37
Grades of Office space
Grade is level of quality Grade A – high spec, new or recently refurbed Grade B – average, perhaps previously occupied Grade C – lowest spec, generally 20+ years old
38
Which areas of the Red Book relate to inspections?
VPS 2 and VPGA 8
39
When were the Control of Asbestos Regulations last updated? What do they say?
2012 - Good condition ACMs can be left in place - Duty to manage ACMs in commercial buildings if you’re responsible for its maintenance - Works to ACMs must be by a licensed contractor, and some works are notifiable
40
Under the asbestos regulations, who is the duty holder?
Owner of the premises if vacant, or the tenant if holding a REPAIRING LEASE
41
What are the requirements for asbestos?
A commercial property must have an asbestos management plan if asbestos is present Asbestos Register required and must be checked against known materials once per year
42
What are the 3 types of asbestos?
Chrysotile (white) – Banned 1999 Amosite (brown) – Banned 1985 Crocidolite (blue) – Banned 1985; MOST DANGEROUS
43
What are the health risks of asbestos?
Asbestosis, which can lead to lung cancer. Breather in fibres when Asbestos Containing Materials (ACMs) disturbed.
44
How do you identify Japanese Knotweed? What is it?
Invasive plant, damages foundations. Not easy to control, specialist contractor required to remove. Purple/green hollow stem similar to bamboo, green shield-shaped leaves, small white flowers in late summer.
45
What are the requirements in relation to Japanese knotweed?
Legal: Environmental Protection Act 1990; only properly licensed contractors can remove and dispose. If landowner ignores and allows to spread – ASBO and fines up to £2,500
46
What legislation is there on contamination?
Environmental Protection Act 1990: Part 2A, which sets out the system for identifying and remediating contamination. Must carry out a risk assessment. Must assess POSSIBILITY of harm to human health and pollution of controlled waters. A Remediation Notice can be served to force landowner to remediate, but not necessary if they take steps on their own. General principle: polluter pays for remediation
47
How do you identify contamination?
1. Desktop study on previous use, radon, local history, planning register. During inspection; oil spills, subsidence, chemicals, tanks. 2. Environmental assessment; identify nature and extent 3. Environmental assessment; Remediation options and monitoring
48
What RICS guidance is there on contamination?
RICS Guidance Note, ‘Contamination, the Environment and Sustainability’ 2010 Reiterates legal duties under Environmental Protection Act and lays guidance on identifying contamination on inspections, and recommending further investigations to the client. PII – surveyors must ensure claims arising from contamination are covered by their PII policy OR include a caveat OR decline the work.
49
What is Land remediation relief?
A form of tax relief from corporation tax. Allows a claim up to 150% corporation tax for qualifying expenses incurred by companies cleaning up land acquired from a third party in a contaminated state.
50
High alumina cement
Typically used in pre-cast concrete in the 1950s and 1960s. | Undergoes a process called conversion when it gets damp. Leads to a loss of strength in the concrete.
51
What legislation and RICS guidance is there for asbestos?
Health and Safety at Work Act 1974 Control of Asbestos Regs 2012 HSE Codes of Practice Asbestos and its implications for surveyors and their clients 3rd Ed GN (expired and new revision coming)
52
What do you do if asbestos is present in the building?
Conduct risk assessment; risk of harm? Notify client and advise them of their duties. Advise that a that a survey is carried out, asbestos register made and asbestos management plan in place Advise that they seek specialist advice and any works must be by specialist contractor Consider impact on value / pricing
53
What are the surveyor’s responsibilities regarding asbestos?
Statutory; H&S at Work Act – reasonable care for themselves and others If identified or suspected on inspection, report irrespective of scope of engagement Advise that they seek specialist advice and that occupants are advised immediately (if significant risk)
54
What is the process for carrying out an inspection?
Consider my personal safety, and those for whom I have a duty of care Inspect the local area Inspect the property externally Inspect the property internally
55
What are the different purposes you might carry out an inspection for?
Valuation Agency Property management
56
What are deleterious materials and what are some examples?
Materials that can degrade with age, causing structural problems. Signs include age of building & construction e.g. concrete frames from the 1960s, and brown staining on concrete. Examples include High Alumina Cement.
57
What are hazardous material and what are some examples?
A material that is harmful to health. | Examples include; asbestos and lead piping.
58
What are the differences between an inherent, a patent and a latent defect?
Inherent: has always been present, and is a defect in the design or original construction of the building, e.g. misplaced reinforcement. Patent: a defect that could have reasonably been identified on an inspection, e.g. rising damp. Latent: a defect that could not have reasonably been identified on an inspection; e.g. problems with the foundations that may not show signs for several years.
59
What are common defects and their causes?
Movement (causing subsidence, heave, shrinkage cracking in new plasterwork, settlement cracks) Water (causing rot and damp) Deterioration of building materials (causing structural issues) In period buildings: typical to see spalling, wet and dry rot, tile slippage on the roof, damp at GF level, water ingress around door and window openings, cavity wall tie failure (bulging wall and horizontal cracks). Modern buildings: roof leaks, cracking in brickwork from settlement
60
What’s the difference between a defect and repair?
Defect: something that is faulty in some way Disrepair: is as a result of failure to maintain
61
What would you suspect from horizontal cracking? Vertical cracking?
Horizontal: wall tie failure (which also can cause bulging) Vertical: caused by settlement, subsidence and heave
62
[West Quay Road] Did you measure the unit?
No; being demolished. Would measure on GIA basis under COMP if measuring.
63
[West Quay Road] Was there a new set of units going in there?
Residential (C3) and retirement (C3) scheme
64
[West Quay Road] Site coverage?
35%
65
[West Quay Road] What were the units built of?
Brick construction with pitched, tiled roofs.
66
[West Quay Road] When were they built?
Early 1900s
67
[West Quay Road] Asbestos – where is it found?
``` Asbestos cement Toilet seats and cisterns Decorative coatings (artex) Ceiling tiles Vinyl floor tiles Guttering and downpipes Insulation (not generally in industrial) ```
68
HSE guidance on asbestos?
Good condition ACMs can be left in place Duty to manage ACMs in commercial buildings if you’re responsible for its maintenance Works to ACMs must be by a licensed contractor, and some works are notifiable
69
Types of survey for asbestos?
Management Asbestos Survey | Refurbishment and Demolition Asbestos Survey
70
[Holloway Road] On site, how did you know there were damp?
Black toxic mould, visible condensation, musty smell
71
[Holloway Road] What precautions did you take knowing that the mould was there?
Ventilate the rooms
72
[Holloway Road] What caused the damp?
Locations – bathroom and kitche/activity within rooms/poor existing ventilation

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