Inspection Level 2 Flashcards
What was your High Street retail inspection, Twickenham?
Boots
What was in your desktop risk assessment?
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
What is a goad map?
Map showing occupiers and vacant units
How did you assess the risks?
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.
What risks could there be at a retail unit?
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
What obvious defects were you looking out for?
- Movement
- Water
- Defective / deterioration of building materials
Can you explain how you were looking out for one of these defects?
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
Boots Twickenham
Were there any obvious defects?
No not that myself or my supervisor spotted
Why did you note the structural/non-structural walls?
So that I knew what to include and exclude
and how that might impact value
How did the notes help with the pre-neg report?
I was able to note anything down that might impact value
- Locality
- Demise
- Rental tone
- Comparables
What was your method to identifying any obvious defects?
- 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
If you spotted a defect what FOUR steps would you undertake?
- Photos,
- Establish Cause,
- Inform client
- Recommend advice from a building surveyor or if movement - structural engineer
What common defect might you find in a period building?
tile slippage,
rot,
damp,
movement
What common defect might you find in a modern building?
roof leaks around lights,
damaged cladding,
water damage from burst pipes or
poor guttering, structural.
What was the purpose of the Twickenham inspection?
Rent review
When would you make adjustments for quantum, shape and return frontage?
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.
Did you make adjustments for quantum, shape and return frontage?
No didn’t need to
how did you assess the size of discount/allowances?
Comparables/market evidence
What is quantum?
Size
Why is it important to know of any vacant units beforehand?
Can ring agents for comparables
Gives you an idea of demand in the area
What was your PBSA example?
Sandhills
Sandhills
Did you have another considerations of the inspection because it was for loan security purposes?
- 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
what was the review of the micro location?
- proximity to Uni
- proximity to local amenities
- other schemes in the vicinity
what is your company’s in house inspections tool?
Tool used to take inspection notes
downloads into a proforma
What was the structure of the building?
- Built in 2020
- Steel framed, with brick elevations
- Double glazed windows with aluminum window frames
- Flat roof
- 7 storey block
was sandhills in a flood risk zone?
no - low flood risk
What did you notice internally at Sandhills?
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
What fire safety considerations did you have at Sandhills?
- Building height - would it require EWS1 form?
- Was it a HRB under the Building Safety Act 2022
- What was the cladding? - brick elevation
How did you know Sandhills was a HRB?
21m in height
7 storeys
What deleterious materials would you look out for?
- Asbestos
- Lead piping/painting (dull grey in colour)
- Radon gas (radon map)
what does lead piping/painting look like?
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.
For this modern PBSA scheme what would common defects be?
- Roof leaking
- Damage cladding
- Cut edge corrosion
- Blocked valley gutters
- Water damage from poor guttering
- Burst pipes
- Settlement/cracking in brick work
How would increased amenity space impact value?
- 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
