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Inspection > Inspection - Level 1 > Flashcards

Inspection - Level 1 Flashcards

1
Q

What are the four suggested steps on an inspection?

A
  1. PERSONAL SAFETY - know your firms H&S procedures for a site inspection.
  2. LOCALITY - inspection of local area
  3. EXTERNAL INSPECTION
  4. INTERNAL INSPECTION
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2
Q

What do you take on an inspection? (personal safety)

A
  • Mobile phone
  • camera
  • tape measure/laser
  • Fire, plans and other supporting information
  • PPE such as florescent jacket, steel-toed boots, non-slip soled shoes, ear defenders, gloves, goggles, and hard hat
  • Pen/paper/dictaphome/ipad
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3
Q

Step 2 of inspection - LOCALITY - what kind of things do you consider?

A
  • Location/aspect/local facilities/ public transport/ business vibrancy
  • Contamination / environmental hazards / flooding/ high voltage power lines/ electricity substations
  • Comparable evidence/ local market conditions/ agents boards
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4
Q

Step 3 - EXTERNAL INSPECTION - What do you consider?

A
  • Method of construction
  • Repair and condition of the exterior
  • Car parking / access/ loading arrangements
  • Defects/ structural movements
  • Check site boundaries with OS Map and / or Title Plan
  • Ways to date the building include asking the client, researching the date of planning consent or building regulations approval, the Land Registry, local historical records, architectural style or the architect’s certificate for practical completion
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5
Q

Step 4 - Internal Inspection - What do you consider?

A
  • Layout and specification (flexibility & obsolescence)
  • Repair & maintenance
  • Defects
  • Services - age & condition
  • Statutory compliance such as asbestos, building regulations, health & safety, Equality Act 2010, fire safety and planning compliance
  • Fixtures & fittings and improvements
  • Compliance with lease obligations
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6
Q

What Professional Standard do you follow for Inspection?

A

RICS Surveying Safely, 2018

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7
Q

What are the different purposes for inspection?

A
  1. VALUATION (valuation influencers)
  2. PROPERTY MANAGEMENT (policing the lease)
  3. AGENCY (marketing issues)
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8
Q

When inspecting for valuation purposes, which factors can influence the valuation of the property?

A

Location, tenure, aspect, form of construction, defects, current condition, occupation details

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9
Q

When inspecting for property management purposes what do you look for on your inspection?

A

POLICING THE LEASE
- If occupied, check the lease compliance, statutory compliance, state of the building, requirement for repairs/redecoration, user and details of the actual occupier

  • If unoccupied, check the statutory compliance, state of the building, repairs and maintenance issues, security arrangements, landscaping, risk of vandalism and damage to the building
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10
Q

When inspecting a property for agency purposes what do you consider?

A

Agency (marketability issues)

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.

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11
Q

What do you take into consideration when choosing a foundation?

A

GROUND CONDITIONS
BUILDING LOADINGS

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12
Q

What are the four common types of Foundations?

A
  1. Trench & Strip
  2. Raft
  3. Piled
  4. Pad
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13
Q

Trench & Stip Footings - where do you use?

A

Generally used for residential dwellings, for walls and closely spaced columns

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14
Q

Raft Foundation - where do you use?

A

Raft is a slab 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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15
Q

Piled Foundation - where do you use?

A

Piled Foundation is long and Slender reinforced concentre cylinders (piles) in the ground to deeper strata when less good load bearing ground conditions/high load. Often used in high rise commercial and resi buildings can be used in industrial.

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16
Q

Pad foundation - where do you use?

A

A slab foundation system under individual or groups of columns so that the column load is spread evenly.
Commonly used in industrial.

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17
Q

What is Solid Wall construction?

A

The simplest type of wall is constructed in solid brickwork with header, at least one brick thick, and there are different bricklaying patterns incorporating headers, such as Flemish bond, to tie together the layers of brick.

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18
Q

What is cavity wall construction?

A

In a cavity wall, two layers of brickwork are tied together with metal ties, with a cavity that may be filled with INSULATION.
NO HEADERS USED. Evidence of a cavity tray, air brick or weep holes may be seen.

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19
Q

What are the two types of bricks?

A

STRETECHED: A brick laid horizontally, flat with the long side of the brick exposed on the outer fact of a wall

HEADER: A brick laid flat with the short end exposed

20
Q

What is Efflorescence?

A

White marks caused by hydroscopic salts in the brick work. Efflorescence itself isn’t dangerous or harmful. It can lead to potential moisture problems that can cause structural damage to building materials.

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

21
Q

What is spalling?

A

This is damaged brickwork where the surface of the bricks starts to crumble because of freeze/thaw action, after is have become saturated in the winter months.

Spalling brickwork is a major problem that threatens the structural integrity of a property if left untreated. It can be found in any property but is especially prevalent in older and historical buildings.

22
Q

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

A

Inherent - defect in the design or a material that has always been present

Latent - fault to the property that could not have been discovered by a reasonably through inspection of the property.

23
Q

On an inspection if you identified any building defects, what steps would you take?

A
  1. Take Photographs of the defect
  2. Try to establish the cause of the damage whilst on site
  3. Inform your client of your investigations
  4. Recommend advice from a building surveyor or, in the case of movement a structural engineer
24
Q

What are three common causes of defect?

A
  1. Movement
  2. Water
  3. Defective / deteriation of building materials
25
What is condensation?
Condensation can be caused by lack of ventilation and background heating. Signs include mould and streaming water on the inside of windows or walls.
26
What are common building defects in Period residential/office/shop buildings?
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 windows openings and structural movement/settlement
27
What are common buliding defects in modern industrial buildings?
Roof leaks around roof lights, damaged cladding panels, cut edge corrosion, blocked valley gutters, water damage from poor guttering or burst pipes and settlement/cracking in brick work panels
28
What are common building defects in office buildings?
damp penetration at roof and ground floor, water damage from burst pipes or air conditioning units structural movements, damaged cladding, cavity wall tie failure and efflorescence and poor mortar joints in brickwork
29
movement - what is subsidence?
subsidence is the vertical downwards movement of a building foundation cause by a loss of support of the site beneath the foundation. This could be as a result of changes in the underlying ground conditions.
30
Movement - What is Heave?
Heave is the expansion of the ground beneath part or all of the building. This could be caused by tree removal and the subsequent moisture build up in soi.
31
What might horizontal cracking in brickwork indicate?
Cavity wall tie failure in a brick wall
32
Contamination - what is key legislation/RIC Guidance?
Environmental Protection Act 1990 RIC Professional Standard: Contamination, the Environment and Sustainability, 2010
33
What is included in the RIC Professional Standard: Contamination, the Environment and Sustainability, 2010?
Surveyors must understand their obligations, know their responsibilities and comply with the law - General principle is that the polluter or the landowner pays for remediation - A desk top study considers the previous use of site, local history, planning register - Contamination can exist because of such issues such as evidence of chemicals, oils, oil drums, subsidence, underground tanks - Suggest specialist report if there are any concerns that the site has contamination
34
What are the three typical phases when investigating for contamination?
1. Phase 1 - Review of site history with a desk top and site inspection and investigation 2. Phase 2 - Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (intrusive) 3. Phase 3 - Remediation report setting out remedial options with design requirements and monitoring standards
35
If you have concern a site has contamination, what should you do?
Suggest specialist report
36
If you are instructed to value a site with contamination, what approach should you take?
1. Do not provide any advice until a specialist report is commissioned 2. Caveat the advice provided with an appropriate disclaimer highlighting the issue/use of a special assumption 3. Deduct the remediation costs from the gross site
37
What is LRR? Land Remediation Relief?
Land Remediation Relief (LRR) is a form of tax relief that applies to contaminated or derelict land in the UK. It allows companies to claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites, or those affected by invasive plants such as Japanese Knotweed.
38
What are deleterious materials?
Materials which can degrade with age causing structural problems Including: - RAAC (Reinforced autoclaved aerated concrete) - used in construction in buildings between 1960s and 90s. Common in public sector properties in the UK such as schools and hospitals. RAAC is susceptible to deterioration over time, especially in harsh environmental conditions. This can lead to structural issues, compromising the safety and longevity of buildings constructed with RAAC. - High Alumina cement - Woodwool shuttering - Calcium chlorise
39
What is a hazardous material? Please give some examples?
A hazardous material is harmful to health Materials include: - Asbestos - Lead Piping/Paint - Radon gas Recommend specialist reports and make appropriate assumptions in your advice. Always check contents of an asbestos report/register.
40
What is Japanese Knotweed?
An invasive plant which 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. Of great concern to lenders who may refuse a loan if it is present or nearby to a property.
41
What does Japanese Knotweed look like?
Purple/Green Hollow stemmed with green leaves.
42
How do you get rid of Japanese Knotweed?
To be disposed of legally such as by using chemical treatment, digging it out and removing it from site to a licenced landfill site in accordance with the Environmental Protection Act 1990
43
What is the PS relating to Japanese Knotweed?
RICS Professional Standard: Japanese knotweed and residential property, 2022
44
RICS Professional Standard: Japanese knotweed and residential property, 2022 - What is the purpose of this document?
To address both the findings and provide guidance based on market informed industry best practice, the most recent research about a more holistic assessment of Japanese knotweed, to ensure RICS members provide the best advice to users of valuation and condition reports. The document contains a decision tree based on risk level to help valuers determine the appropriate management approach needed for Japanese knotweed.
45
What are the penalties for allowing Japanese knotweed to spread?
Allowing it to spread is a criminal offence. Magistrates court can impose: Maximum fine - £5,000 or a max prison sentence of 6 months, or both.
46

Inspection (2 decks)

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