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APC ASSESSMENT > Inspection (Level 3) > Flashcards

Inspection (Level 3) Flashcards

1
Q

Process - What is the process for undertaking inspections?

A
  1. Personal safety (your firms H&S policy /Lone Working procedures) - Surveying Safeley, 2018
  2. Inspection of local area
  3. External Inspection
  4. Interna Inspection
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2
Q

Process - What to take on an inspection?

A
  1. Phone
  2. Camera
  3. Tape measure / laser
  4. Plans, leases, supporting information
  5. PPE (fluroescent jacket, steel-toe caps, non-slip shoes, ear defenders, gloves, hard hat)
  6. Pen and paper
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3
Q

Process - How would you consider the immediate area?

A
  • location / aspect / local facilitites / transport
  • contamination /environmental hazards / flooring / electricity substations
  • comparable evidence / local market conditions / agents boards
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4
Q

External - Talk me through the process for an external inspection?

A
  • method of consutruction
  • repair and condition of exterior (describe from roof downwards)
  • car parking, access, loading arrangements
  • defects / structural movement
  • Check site boundaries, OS map or title plan
  • ways to date building, including asking the client, planning history, building regulations approval, land registry, historical records
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5
Q

Internal - Talk me through the process for an internal inspection?

A
  • layout and specification - flexibility and obsolescence
  • repair and maintenance
  • defects
  • services - age and condition
  • statuatory compliance e.g. asbestos, building regulations, H&S, Equality Act 2010, fire safety and planning
  • fixtured fittings and improvements
  • compliance with lease obligations
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6
Q

Purpose - What are the different purposes of inspection?

A
  • property management (policing the lease)
  • valuation (valuation influencers)
  • agency (marketability issues)
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7
Q

Purpose - What would you look out for during a property management inspection?

A
  • lease compliance
  • state of repair
  • defects
  • statuatory compliance
  • repair and maintenance issues
  • landscaping, vandalism
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8
Q

Purpose - What would you look out for during a valuation inspection?

A
  • location
  • tenure
  • construction
  • defects
  • condition
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9
Q

Purpose - What would you look out for during a agency inspection?

A
  • condition
  • repair and maintenance
  • marketability
  • occupancy
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10
Q

Foundation - What are the 4 types of foundations?

A
  1. Trench footings
  2. Raft
  3. Piled
  4. Pad
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11
Q

Foundation - What is strip foundation?

A

They are generally used for ground where the subsoil is of a good bearing capacity. Strip foundations are designed for structures where the load is relatively modest, such as, low-to-medium rise domestic buildings

22.5cm deep

think of a strip

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12
Q

Foundation - What is Trench foundation?

A

Generally used for low-rise buildings such as houses, garages, or small commercial buildings

Used for stable ground conditions

1.5m deep

This type of foundation is constructed by digging a trench around the footprint of the building, which is then filled with concrete.

think of a trench

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13
Q

Foundation - What is a Pad foundation?

A

Pad foundations are rectangular or circular pads used to support localised loads such as columns. They are more common on larger purpose built structures such as industrial units or other commercial buildings to support large roofed structures.

Economical, Less concrete required, Shallow excavation.

think of a pad

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14
Q

Foundation - What is a Piled foundation?

A

Pile foundations are long, thin elements generally made of steel or reinforced concrete.

Cylindrical columns driven deep into the ground for support.

used for weak or unstable soils

think of a long cylinder

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15
Q

Foundation - What is a Raft foundaiton?

A

Large reinforced slab covering entire building footprint.

Unstable ground

More expensive, Requires more materials and labor, Complex installation.

think of a large raft/slab!

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16
Q

Brickwork - What is solid wall construction?

A
  • simplest type of wall is constructed in solid brickwork with headers, normally at least one brich thick, and there are different bricklaying patterns incorporating headers, such as Flemish bond, to tie together the layers of brick
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17
Q

Brickwork - 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 cavity tray, air brick or weep holes may be seen

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18
Q

Bricks - What is a stretcher?

A

brick laid horizontally, flat witg the long side of the brick exposed on the outer face of a wall

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19
Q

Bricks - What are headers?

A

A brick laid flat with the short end of the brick exposed

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20
Q

Brickwork - What is Efflorescence?

A

White marks caused by hydroscopic salts in the brickwork.

Forms when water reacts with the natural salts, by way of chemical process,contained within the construction material and mortar.

the water disolved the salts which are then carried out and deposited onto the surface by the natural evaporation that occurs when the air meets the surface of the wall

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21
Q

Brickwork - What is spalling?

A

damaged brickwork where the surface of the brick starts to crumble because of freeze/thaw actions, after it has been saturated in the winter months

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22
Q

Institutional Specifications - Shops

A
  • steel or concrete frame
  • services capped off
  • concrete floor
  • no suspended ceiling
  • let in shell condition with no shop front, ready for the retailers fitting out works
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23
Q

Institutional Specifications - Offices

A
  • steel or concrete frame
  • steel frame buildings usually have less columns and wider span between columns
  • concrete frame buildings usually have more columns and a wider span between columns, and lower floor heights
  • ful access raised floors with floor boxes
  • ceiling height of 2.6-2.8m
  • ceiling void of 350mm
  • raised floor void of 150mm
  • 300-500 lux average (maximum daylight oppertunities
  • floor loading of 2.5/3 kN/sq m (1.2 allowance for partitioning)
  • AC and double glazed windows
  • passenger lifts
  • planning grid of 1.5m x 1.5m
  • maximum depth of 12-15m (shallow plan) or 15-21m (deep plan) to allow for natural light
  • 1 cycle space per 10 staff
  • 1 shower per 100 staff
  • 8/10m2general workspace density
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24
Q

Institutional Specifications - How would you find out specification if cannot tell on site?

A

architec’s drawings or building manual

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25
Q

Institutional Specifications - What types of AC is there?

A
  • VAV
  • Fan Coil
  • VRV
  • Static Cooling
  • Mechanical Ventilation
  • Heat recovery Systems
26
Q

Institutional Specifications - What is VAV?

A

Variable Air Volume (highest capital cost but most flexible)

27
Q

Institutional Specifications - What is Fan Coil?

A

Lower initial cost and good flexibility but higher operating and maintenance cost

28
Q

Institutional Specifications - What is VRV?

A

Variable Refrigerant Volume (lower capital cost but higher running and maintenance cost)

29
Q

Institutional Specifications - Types of office fit out?

A

Shell and Core: Basic structure with no internal finishes, only the building’s external walls and essential services.

Cat A: Functional space with basic internal finishes, lighting, HVAC, and raised floors, ready for tenant customization.

Cat A+: A partially finished space with some basic furniture and fittings, providing a quicker move-in option.

Cat B: Fully customized space tailored to the tenant’s needs, including furniture, partitioning, IT infrastructure, and branding

30
Q

Institutional Specifications - Industrial Warehouse

A
  • steel portal frame
  • insulated profiled steel cladding wals and roof
  • minimum 8m eaves height with 10% roof lights
  • minimum 30N/sq m floor loading
  • Plastic coated steel profiled cladding with brick or blockwork walls to approx 2m
  • full height loading doors (electrically operated)
  • 3-phase supply (415 volts)
  • 5-10 % office content and WC facilities
  • main services capped off
  • approximate site cover of 40%
  • LED lighting
31
Q

Building Defects - How would you identify defects?

A
  • start from roof and work down
32
Q

Building Defects - What is the difference between an inherent defect and latent defect?

A

inherent defect - defect in design or material that has always been present (e.g. poor drainage system that creates damp over time, poor ventialio nthat creates condensation or mould)

latent defect - fault to property that could not have been discovered by a reasonable inspection of the property (e.g. crack in structural elements that develop over time, or defect in waterproofing that creates damp)

33
Q

Building Defects - What steps do you follow upon identifying a defect?

A
  1. take photographs of defect
  2. try to establish cause on site
  3. inform client of investigations
  4. recommend advice from building surveyor or structural engineer (in case of movement)
34
Q

Building Defects - What are common causes of building defects?

A
  1. movement
  2. water
  3. defective / non-performance / deterioration of building materials
35
Q

Building Defects - What types of movement defects are there?

A
  1. subsidence - vertical downward movement of foundation due to ground conditions
  2. Heave - expansion of ground beneath building
  3. Horiztonal cracking - cavity wall tie failure in brick wall
  4. Shrinkage cracking - usually occurs in plasterwork during drying out process
  5. Thermal expansion
36
Q

Building Defects - What types of damp defects are there?

A
  1. Wet rot - caused by damp and timber decay. Signs include wet and soft timber, high damp meter readings, visible fungal growth, and musty smell
  2. Dry rot - caused by fungal (signs include fungus - mycelius - which spreads across the wood in fine fluffy white strands and large, often orange mushroom-like fruiting boddies
  3. Rising damp usually stops around 1.5m above ground level
  4. Condensation can be caused by lack of ventilation. Can include mould and streaming water on inside of window or walls
  5. damp can also be caused by leaking air conditioning units
37
Q

Building Defects - What types of common building defects are there?

A

Period Office/shop - dry rot, wet rot, tile slippage on roof, death watch beetle, damp penetration, water ingress around doors and windows and structural movement.

Modern industrial - roof leaks around roof lights, damaged cladding panels, cut edge erosion, blocked gutters, water damage from poor gutttering or burst pipes, settlement/cracking brick work panels

modern office - damp penetration at roof, burst pipes or AC units, structural movement from damaged cladding, cavity wall tie failure, efforescence

38
Q

Contamination - What is Key Legislation?

A

Environmental Protection Act 1990

39
Q

Contamination - What guidance is there?

A

Environmental risks and global real estate (2018) - Professional Standard

40
Q

Contamination - Who pays for remediation?

A

Polluter or landowner pays for remediation

41
Q

Contamination - How do you identify?

A

Desk top study (previous use of site, local history, planning register)

42
Q

Contamination - What types of contamination?

A

heavy metals
radon
methane gas
oil
chemicals

43
Q

Contamination - What signs are there?

A
  • chemicals
  • oils
  • oil drums
  • subsidence
44
Q

Contamination - What are the phases of investigation?

A

Phase 1 - Review history of site with a desktop study and site inspection

Phase 2 - Identify nature an extent of contamination with detaied soil samples taken using bore holes (intrusive)

Phase 3 - Remediation report setting out remedial options with design requirements and monitoring standards

suggest specialist report if concerns regarding contamination

45
Q

Contamination - What approaches should be considered when instructedto value a site with contamination?

A
  1. do not provide until a specialist report is comissioned
  2. caveat the advice with an appropriate disclaimer highlighting issue and use of special assumption
  3. deduct remediation costs from gross site value
46
Q

Contamination - What releif if there for contaminated land?

A

Land Remediation Releief (LRR)

  • tax relief allowing companes to claim up to 150% corporation tax deduction for expenditure in remediating contaminated or derlict sites, or those affected by Japenese Knotweed
47
Q

Deleterious Materials - What are they?

A

Deleterious materials are materials that are considered harmful or unsuitable for use in construction due to their potential to cause structural damage, deterioration, or health and safety risks over time.

48
Q

Deleterious Materials - Signs of deleterious materials?

A
  • brown stain on concrete, concrete frame buildings and 1960/70 buildings, as well as modern buildings
49
Q

Deleterious Materials - What do they include?

A
  • high alumina cement
  • woodwool shuttering
  • calcium chloride
50
Q

Hazardous Material - What are they?

A
  • hamful to health
  • asbestos
  • lead piping/paint
  • radon gas
51
Q

Hazardous Material - What would you do if you identified hazardous materials?

A
  • recommend specialist report
  • always check contents of an asbestos report/register
52
Q

Disposal of Water - What are the types of water disposal?

A

Foul Water drains (Sewage): Wastewater from toilets, sinks that needs to be treated. Foul water is typically disposed of via the public sewer system or, in more rural areas, through private systems like septic tanks.

Surface Water: Rainwater or runoff from roofs, driveways Surface water can be directed to soakaways, watercourses, or the public sewer system, though modern drainage design aims to reduce runoff by promoting sustainable drainage systems (SuDS).

Grey Water: Wastewater from non-toilet sources (e.g., showers, basins) that can sometimes be reused for non-potable purposes like irrigation or toilet flushing, contributing to water conservation.

refer to Building Regulations

53
Q

Japanese Knotweed - What is it?

A

invasive plant which can damage foundations / tarmac

54
Q

Japanese Knotweed - How do you remove?

A

specialist company

55
Q

Japanese Knotweed - What are the implications?

A

property leners may refuse loan if present or nearby

56
Q

Japanese Knotweed - What does it look like?

A

purple/green hollow stemmed with green leaves

57
Q

Japanese Knotweed - How do you dispose?

A

specialist company
chemical treatment
or landfil

in accordance with Environmental Protection Act 1990
Japanese Knotweed and residential property (2022) - Professional Standard

58
Q

Japanese Knotweed - What is the penalty for allowing it to spread?

A

Magistrates Court - £5,000 or 6 months imprisonment

Crown Court - or unlimited fine and 2-year prison sentence

Local authorities - £2,500 per person or £20,00 per organisation

59
Q

Office, Abingdon - Talk me through your inspection?

A
60
Q
A

APC ASSESSMENT (21 decks)

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