Inspection (Level 3) Flashcards
What does it mean to be ‘safe’ on an inspection? Why is it important?
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.
How do you ensure your safety on an inspection?
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
What is the guidance of RICS Surveying Safely 2nd Ed
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.
What is APAM’s Lone Working Policy
“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
RICS VPS 2 ‘Inspections, investigations and record’ in Red Book
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.
What is a ‘proper record’ of an inspection?
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.
What would you find in the ToE about an inspection? What requirements are there for what to include?
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
What sort of property characteristics might you note?
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
What due diligence do you carry out prior to an inspection?
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).
What are the signs of contamination? How would you account for the existence of contamination whilst determining the value of a development site?
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.
When carrying out an external inspection, what should you take note of?
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
When carrying out an internal inspection, what should you take note of?
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
Talk through Office, Abingdon Inspection
A
Talk through Industrial, Cardiff Inspection
Desktop: arranged inspection with client (owner-occupier), printed relevant documentation, planned route.
Local Area:
Internal
External
How would you check the age of a property? How do you know it is Victorian? Or if Listed?
Initially asked the client who didn’t know. Checked historical records and verified against D&A planning application
How have you adopted the recommendations contained within the RICS Surveying Safely in your work?
Risk assessment prior to inspection. Dynamic risk assessment on the day of.
Checked in with occupier on arrival, and on leaving.
What was the Industrial Unit’s Age in Cardiff?
?
What was the Industrial Unit’s Condition in Cardiff?
?
What was thw Industrial Units Micro-Location?
?
How did you reflect your findings of condition, age, location in valuation?
?
How did you ensure the refurbishment had complete in-line with proposal in Kensington?
?
What did the PCR include at Mill Hill?
?
What are the signs of damp?
Depends on the type of damp. Dap cause by condensation identified by: Black mould growth and visible condensation.
What H&S guidance is there?
?
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.
What are the health implications?
Moulds produce allergens, irritants and, sometimes, toxic substances. Cause respiratory problems and allergic reactions.
What did you do on site during your inspection when damp was suspected?
Signs of damp; black mould growth and visible condensation.
Took photographs and notes
Established suspected cause whilst on site
Informed client by phone after the inspection
Informed he client by email with photographs
What was the tenants obligation at Mill Hill under the lease?
?
Tell me about the specification/condition of the building you inspected at Mill Hill?
?
Tell me about the specification/condition of the building you inspected at Kensington?
?
Tell me about the specification/condition of the building you inspected at Abington?
?
Tell me about the specification/condition of the building you inspected at Cardiff?
?
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
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
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
