Inspection Level 2

Question 1

What was your High Street retail inspection, Twickenham?

Answer 1

Boots

Question 2

What was in your desktop risk assessment?

Answer 2

Yes, as per Surveying Safely and company guidelines
Identified hazards – run over, falling on wet ground, hit over head
Risk – likelihood
People at risk – visitors
Procedures in place – spoke to manager
Prepare – PPE
Inform at risk parties – visitors
Record and review

Question 3

What is a goad map?

Answer 3

Map showing occupiers and vacant units

Question 4

How did you assess the risks?

Answer 4

Considered the site myself and assessed potential dangers, as per my firms H&S policy, this did not require a formal risk assessment but instead to remain pragmatic.
I spoke to the property manager to ascertain the property and potential risks and hazards, and to advise on appropriate PPE.

Question 5

What risks could there be at a retail unit?

Answer 5

Identified hazards – run over, falling on wet ground, construction being undertaken
Risk – likelihood
People at risk – myself, supervisor, site manager
Procedures in place – spoke to manager and asked if i would need PPE
Prepare – PPE
Inform at risk parties – visitors
Record and review

Question 6

What obvious defects were you looking out for?

Answer 6

1. Movement
2. Water
3. Defective / deterioration of building materials

Question 7

Can you explain how you were looking out for one of these defects?

Answer 7

Looking out for rising damp and condensation

Rising damp
- caused my moisture in foundations
- spot by usually 1.5m above ground level, rotten skiting boards, peeling wallpaper

Condensation
- caused by lack of ventilation and heating
- spot by mold or streaming water on the inside of windows

Question 8

Boots Twickenham

Answer 8

Question 9

Were there any obvious defects?

Answer 9

No not that myself or my supervisor spotted

Question 10

Why did you note the structural/non-structural walls?

Answer 10

So that I knew what to include and exclude
and how that might impact value

Question 11

How did the notes help with the pre-neg report?

Answer 11

I was able to note anything down that might impact value
- Locality
- Demise
- Rental tone
- Comparables

Question 12

What was your method to identifying any obvious defects?

Answer 12

• Start from the roof and work down in a logical sequence
• An inherent defect is a defect in the design or a material which always been present
• A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection of the property
• Check whether there are any warranties for the building from the contractor and professional team
• Understand the purpose of the snagging a newly built property

Question 13

If you spotted a defect what FOUR steps would you undertake?

Answer 13

1. Photos,
2. Establish Cause,
3. Inform client
4. Recommend advice from a building surveyor or if movement - structural engineer

Question 14

What common defect might you find in a period building?

Answer 14

tile slippage,
rot,
damp,
movement

Question 15

What common defect might you find in a modern building?

Answer 15

roof leaks around lights,
damaged cladding,
water damage from burst pipes or
poor guttering, structural.

Question 16

What was the purpose of the Twickenham inspection?

Answer 16

Rent review

Question 17

When would you make adjustments for quantum, shape and return frontage?

Answer 17

Quantum: discount for large size compared with smaller units (10%)
Shape: discount for irregular shape/masked areas (eg L shaped ie part of the shop is not seen from the mid point)
Valuation: B1 = A/3
Return frontage increases prominence of the shop (2.5%-10%) addition to value
Frontage to depth: disproportionate frontage to depth ie very narrow front may allow a discount for units that are wider than they are long.

Question 18

Did you make adjustments for quantum, shape and return frontage?

Answer 18

No didn’t need to

Question 19

how did you assess the size of discount/allowances?

Answer 19

Comparables/market evidence

Question 20

What is quantum?

Answer 20

Size

Question 21

Why is it important to know of any vacant units beforehand?

Answer 21

Can ring agents for comparables
Gives you an idea of demand in the area

Question 22

What was your PBSA example?

Answer 22

Sandhills

Question 23

Sandhills

Answer 23

Question 24

Did you have another considerations of the inspection because it was for loan security purposes?

Answer 24

• would need to consider any risk and considerations to economic lift of the property
  examples:
• defects
• contamination - how it might impact future marketability (suggest specialist report)
• fire safety - cladding
• deleterious materials
• hazardous materials

Question 25

what was the review of the micro location?

Answer 25

• proximity to Uni
• proximity to local amenities
• other schemes in the vicinity

Question 26

what is your company’s in house inspections tool?

Answer 26

Tool used to take inspection notes
downloads into a proforma

Question 27

What was the structure of the building?

Answer 27

• Built in 2020
• Steel framed, with brick elevations
• Double glazed windows with aluminum window frames
• Flat roof
• 7 storey block

Question 28

was sandhills in a flood risk zone?

Answer 28

no - low flood risk

Question 29

What did you notice internally at Sandhills?

Answer 29

Amenity offering
- Multipurpose common room
- Study area,
- Gym,
- Courtyard,
- Bike storage.
Specification
- High spec
- LED lighting
- Modular bathrooms
- Plastered ceilings
Condition
- No defects or wants of repair
Defects

Question 30

What fire safety considerations did you have at Sandhills?

Answer 30

• Building height - would it require EWS1 form?
• Was it a HRB under the Building Safety Act 2022
• What was the cladding? - brick elevation

Question 31

How did you know Sandhills was a HRB?

Answer 31

21m in height
7 storeys

Question 32

What deleterious materials would you look out for?

Answer 32

• Asbestos
• Lead piping/painting (dull grey in colour)
• Radon gas (radon map)

Question 33

what does lead piping/painting look like?

Answer 33

Color: Lead pipes are usually a dull gray color, but can also be black
Joints: Lead joints are rounded and swollen where two pipes meet
Softness: Lead is a soft metal that can be pressed, hammered, and bent without breaking or cracking

Lead paint can look like it’s chipping, peeling, cracking, or bubbling, and it may have a chalky texture.

Question 34

For this modern PBSA scheme what would common defects be?

Answer 34

• Roof leaking
• Damage cladding
• Cut edge corrosion
• Blocked valley gutters
• Water damage from poor guttering
• Burst pipes
• Settlement/cracking in brick work

Question 35

How would increased amenity space impact value?

Answer 35

• It may initially impact value due to capex involved initially and potentially reduced rates if there is a disruption to tenants.
• However, once works have been done there is the opportunity to command increased rental levels for the increased amenity offering increasing term time income and thus market value