Inspection (Level 3) - General Flashcards
What are the purposes of inspection?
Landlord and Tenant - Rent reviews/Lease renewals = Check tenancy, occupational information, tenant improvements, condition
Valuation = Understand all factors that can influence the value such as location, aspect, condition, occupation details
Purchase or sale = Consider the current condition of the property, access, car parking, location
Property Management = Lease compliance, Statutory compliance, defects, occupational details, security, landscaping
What is the prime drive of value for offices?
Specification
According to VPGA 8, what matters can impact the markets perception on value?
A- Surrounding area, communications and facilities
B- Characteristics of the property (age, construction)
C- Characteristics of the site (natural hazards: flooding, non-natural hazards: Contamination)
D- Potential for redevelopment or development
According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact a valuation?
Contamination, flooding, asbestos, invasive non-native species, solar farms, windfarms, radon gas affected areas, poor EPC
What needs to be completed before visiting a premises or site?
Pre-assessment of hazards and risks likely to be encountered
Requirement for PPE
What matters need to be considered before visiting a premises or site?
Travel, lone-working, condition of property, occupation, dangerous substances, diseases, access equipment, PPE, weather conditions, documentation (Previous inspection records).
What matters should be considered during the site inspection?
Structural stability
Sharp objects
Slip/trip hazards
Contamination
Weather conditions
What are key signs of structural instability that should be looked for on inspection?
Leaning/buldged walls, rotten beams and columns, corroded metal fire escapes/balconies
What timbers, glass and sharp objects should be looked out for on inspection?
Rotten and broken floors, projecting nails and screws, loose window glazing, broken glass .
What are examples of unsafe atmospheres that should be considered during inspection?
Confined spaces with insufficient oxygen, rotting vegetation, stores containing flammable materials, excessive mould or fungi, insecticides/herbicides/fungicides
How should the risk of falls from height be assessed when working on site?
User ladders, MEWPs, scaffolds and access towers - request RAMS and permit to work at height.
What are some examples of hidden traps, ducts and openings that you may come across on inspection?
Lift shafts, manholes
What are the risks associated with other people or animals that may be encountered on property inspections?
Squatters, trespassers, dogs or aggressive tenants .
What items would you take with you on an inspection?
Phone with camera, tape measure, laser, file with plans and other supporting documentation, PPE, notebook and pen .
What considerations should be made when undertaking an external inspection?
Location, public transport, contamination, flooding, comparable evidence, local market conditions, method of construction, car parking, repair of exterior.
How can the age of a building be assessed?
Ask the client, research planning, land registry, architectural style.
Property management VS Valuation inspection?
PROPERTY MANAGEMENT: Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues
VALUATION: Location, tenure, form of construction, defects, condition, occupation details
What safety equipment might you have with you?
Mobile phone, steel toe capped boots, hard hat, high vis jacket
What legislation covers inspections?
Health and Safety at Work Act 1974
What equipment do you take out on property inspections?
Phone with camera
Laser disto/tape measure
PPE; high vis jacket
Pen and paper
Plans of the property
What protection could the tenant seek?
Under Leasehold Property (Repairs) Act 1938 – protects tenancies of 7 years or more with 3 years left to run against onerous interim schedule of dilapidations.
How could the Landlord get around the protection under the Leasehold Property (Repairs) Act 1938?
Must prove unless the repairs are completed there will be a diminution in value.
Or go in and use Jervis v Harris by doing work and recharging T
What are the organizational responsibilities in Surveying Safely 2018?
Management process designed to identify foreseeable risks and reduce the risks identified – i.e. have a H&S policy
Clear lines of accountability for H&S management
Training and information provided on H&S
Process to manage contractors and services
Have appropriate insurances
What are the individual responsibilities in Surveying Safely 2018?
Undertake Risk Assessments
Ensure H&S policies and procedures are practiced effectively
Recognise their competence
Understand the risks associated with relevant tasks
Responsible for their own and others’ H&S
Please can you tell me the 4 stages of inspection?
Desktop enquiries
Location inspection
External inspection
Internal inspection
What do you look for during external inspection?
Signs of forced entry or illegal squatters
Poor state of repair
Hazards EG smashed glass or Japanese knotweed
What do you look for during internal inspection?
Correct T in occupation
State of repair
Hazards / sharp objects
Lease compliance
Can you install an advertising board on a listed building?
No, cannot alter the external appearance of a listed building .
What is a GOAD PLAN?
A Goad plan gives a bird’s eye view of a retail centre.
Have you ever inspected for fit-out works? what would you look out for?
Equality Act 2010 compliance
Building regulation compliance
Ensure that works have been carried out in accordance with the Licence to Alter
Good condition of works to protect landlord interest
No structural damage
You refer to Workman’s Lone Working Policy - what is detailed in this?
Risks and potential hazards presented by lone working (i.e. violence)
Line manager responsibility (training records kept)
Lone worker responsibility (take reasonable steps to ensure H&S)
Risk assessment of lone workers. (Employee, location, work activity)
How does Workman’s lone policy relate to RICS guidance?
Relates to RICS Surveying Safely 2018
Pre-assessment
Ensure phone is charged
Diarise inspection
Let colleagues know
What is the risk control hierarchy?
Elimination - redesign so hazard is removed
Substitution - replace with a less hazardous material or work
Engineering controls - Use tools to control and prevent
Administrative controls - use procedures to control and prevent
What document would benefit you when a T takes on a lease to ensure it remains in a good state of repair?
Schedule of Condition
Please could you outline the recommendations contained within the RICS ‘Surveying Safely’ publication which you have adopted in your work.
Carry out a risk assessment before visiting a site
Checking with the building / site manager whether or not I will need PPE
Take a charged phone with me
Diarise the inspection
Notify my colleagues, telling them my ETA and when I intend to return to the office/home
Be aware of the firm’s panic phrase
Sign in/out of a construction site
Can you briefly talk me through a typical management inspection?
Check the lease
Get an undertaking for Landlord costs from the assignee
What is the covenant strength of the proposed assignee/sub tenant?
What is the proposed rent, more than, same, less than?
Are there reasonable grounds to refuse consent? (could be for covenant strength, tenant mix reasons)
L&T Act 1988 means approval cannot be unreasonably withheld and you need to deal with the application PROMPTLY
Subject to agreement a Licence for Assignment/Subletting will need to be drawn up
Consider what is the impact on the investment value of the property?
What would you do before undertaking an inspection of a tenanted property?
Review lease
Give proper notice to the tenant
Analyse all relevant information
Take necessary PPE
What is Surveying Safely?
RICS Professional Standard
Lays out basic, good practice H&S principles for RICS Members and regulated Firms
Introduced the ‘safe person’ concept.
You’ve stated you’re familiar with RICS Surveying Safely, what does that advise on lone inspections?
Not ideal to go alone to vacant properties
Put inspection in Outlook diary and list full address of property and ETA of arrival/departure
Lone worker to confirm when they leave and arrive back to office/home
If emergency: contact manager/colleague who knows you’re on site, if not then contact site staff member and/or security firm used by that site
Can you name sections of Surveying Safely?
Health and Safety requirements of firms and individuals
RICS members places of work
Assessing Hazards and Risks
Occupational hygiene and Health
Visiting premises or sites
Fire Safety
Fire Safety Checks
Contractor Management
Residential section
What frequency do you inspect your tenancies, and how is this determined?
Dependent on:
Insurers requirements
Client requirement (agreed in the PMA)
Workman requirements (Usually quarterly and internal inspections 6 monthly)
Explain a key issue raised by RICS Surveying Safely 2nd edition?
RICS considers the concept of a ‘safe person’ to mean that each individual assumes individual behavioural responsibility for their own, their colleagues’ and others’ health and safety while at work.
What is radon?
Natural, radioactive, odourless and tasteless gas
Low levels in outside air but collects in enclosed places like buildings
What is the risk of radon exposure?
Long term exposure increases risk of lung cancer
How is radon mitigated in buildings?
Radon sump
Improved ventilation
Name some common Asbestos Containing Materials?
Insulation lagging, insulation boards, cloth in fire blankets, cladding, ceiling linings
Name some other deleterious materials?
Mundic
Calcium chloride cement
High alumina cement
What is high alumina cement, and what is its risk?
Rapid strength development, used until 1970s in pre-cast beams
Vulnerable to chemical attack and reduced strength
Buildings collapsed so was banned
What is calcium chloride cement, and what is its risk?
Accelerated the time taking for cement to set, used until 1970s
Caused corrosion to embedded metal
What is mundic, and what is its risk?
Mineral mine waste found in Devon and Cornwall
Used as aggregate in concrete blocks up to 1950s
Chemical changes caused concrete to deteriorate
What are the contamination risks that need to be considered on property inspections?
Asbestos, chemicals, legionella (A/C or water supplies)
How can contamination exist at a property?
Radon gas, methane gas, diesel, oil
What are contamination signs that a surveyor should look out for?
Oil, evidence of chemicals
What are three typical phases of investigation for contamination?
Review site history, investigate to identify extent of contamination (can take soil samples), remediation report setting out options and monitoring
When instructed to value a contaminated site, what approaches should be considered?
Do not provide advice until received specialist report, caveat advice with appropriate disclaimer highlighting assumptions, deduct remediation costs from gross site value
What is Land Remediation Relief?
Form of tax relief that applies to contaminated or derelict land in the UK .
What are deleterious/hazardous materials?
Materials that are harmful to health
What are signs that deleterious materials are present?
Brown staining on concrete
What should you do if you discover hazardous materials on inspection?
Recommend specialist report and make appropriate assumptions as required
What should you do if you discover asbestos?
Check asbestos register to confirm it is on record, if not then instruct asbestos survey
If undisturbed, then does not need to be removed
What is Japanese Knotweed?
Fast growing plant, where stem growth goes deep underground
Why is Japanese Knotweed a concern for property owners and managers?
Difficult to control, expensive to eradicate (need specialist), damages hard surfaces, foundations and tarmac
Lenders may refuse a loan if it is present at the property
What does Japanese Knotweed look like?
Purple stems, green leaves, white flower produced in late summer and early autumn
What are consequences of letting Japanese Knotweed spread?
Criminal offence under Wildlife and Countryside Act 1981
Local Authority can issue Antisocial Behaviour Order (ASBO) and fines
What are invasive species that property owners and managers should be aware of?
Japanese Knotweed, Hybrid Knotweed .
What RICS publication relates to asbestos?
(RICS Professional Standard Asbestos 2021) Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021
What RICS publication relates to Japanese knotweed?
Japanese Knotweed and Residential Property, 1st Edition 2022
When was Asbestos outlawed?
1985 - Blue & Brown
1999 - White
How would you undertake a contamination survey?
I would not be competent to undertake such a survey
If I suspected contamination from an inspection, I would take a photo, note any details, and notify my Client recommending a competent professional is instructed to review.
Flemish v English Bond brickwork?
Flemish = stretchers and headers alternate in each course of bricks
English = stretchers in one course, headers in next course
What is English Bond brickwork?
Brick formation where each course consists of either headers or stretchers
What is Flemish Bond brickwork?
Brick formation where the headers and stretchers alternate every time
What is a solid wall?
Typically two bricks wide, no gaps in between and alternative mix of headers and stretchers
How would you identify a cavity wall?
Weep vents in the brick
Brick pattern is the same
How thick is a solid brick wall?
230mm or 9 inches wide
What is a cavity wall?
Two layers of brick with gap in between (50-75mm)
How thick is a cavity wall?
280mm or 11 inches wide
From external inspection only, how can it be determined if a brick wall is of solid or cavity construction?
Presence of headers for solid wall, absence of headers for cavity wall
What are cavity wall ties?
Used to join two leaves of cavity wall together providing additional support
Prevents water from transferring to the outside of the wall
Twist at centre means water drips down through cavity
What are the different types of cavity wall ties?
Butterfly, vertical twist, double triangular
What size is standard brick?
215 x 100 x 65mm
What size is a standard block?
440 x 100 x 215mm
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
What are rafters?
Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam
What are purlins?
The horizontal beams of a roof that are used for structural support
What is a roof truss?
Structure that consists of wood or steel joined in triangular shape to support weight of roof
What are the different types of roof truss?
Monopitch, asymmetrical, or attic truss
What is a building frame?
Structure in which weight is carried by skeleton or framework
Usually use steel or reinforced concrete
What are the characteristics of a Grade A office?
Located in desirable area, new or highly maintaned, steel or reinforced concrete frame, raised floor with 150mm void, suspended ceiling with 350mm void, lifts, HVAC systems, LED lighting, excellent DDA, excellent BREEAM rating, high EPC rating (A or B), car parking, cycle racks, lockers, showers
What are the characteristics of a Grade B office?
Grade A 10-20 years ago
Well maintained
Systems are functional but no longer industry leading
What are the characteristics of a Grade C office?
Located in less desirable area
Older than Grade A or Grade B
Out of date furnishings and no DDA access
What is a portal frame?
Type of structural frame with beams supported by columns at either end
Typically spans 15-50m
What are portal frame structures typically used for?
Low rise structures like industrial and warehouse buildings
What are the benefits of a portal frame structure?
Large spaces can be enclosed with little use of material (lower costs)
What is considered optimal site cover for an industrial development?
40%, as 50% upwards will likely lead to congestion
What is the floor loading requirement for industrial buildings?
40KN/sqm
What is typical office coverage for industrial properties?
10% of total floor area
What is the typical fit out of industrial properties?
Roller shutter doors, dock levellers, landscaped to site perimeter, office area may have carpet but rest is concrete screed floor
What is a dock leveller?
Height-adjustable platform used to bridge the difference in height and distance between warehouse floor and vehicle
What is a typical retail unit?
Rectangle with depth 3-4 times the width
Where will brickwork typically crack?
Along mortar joints and at narrowest section
What are the 4 types of cracking typically seen in brickwork construction?
Horizontal line, triangular, stepped, cracking running to floor level
What is horizontal line cracking indicative of?
Cavity wall tie failure
What is triangular cracking indicative of?
Lintel failure
What is stepped cracking indicative of?
Structural failure
What is cracking running down to ground level indicative of?
Below ground movement
What are the 4 types of damp?
Penetrating
Rising
Condensation
Plumbing failure
What are the three causes of rising damp?
No damp proof course, failed damp proof course, or bridged damp proof course
What is a sign of condensation in a property?
Black mould growth
What size tape measure should you take to measure a retail unit?
20 metre should be sufficient, can be determined beforehand
What are 4 common forms of foundation?
Trench/strip footings, raft, piled, pad
What is trench or strip footing foundation, and what are they used for?
Shallow foundation that avoids bricklaying below ground by filling trench with concrete. Useful method used in residential and retail buildings as quick and easy. Only issue is that it must be used in areas where soil has good drainage or water can pond in the foundations, weakening them over time.
What is a raft foundation and when are they used?
Shallow, slab foundation reinforced by concrete slabs of uniform thickness. Typically used to spread the weight of a building over a larger area so typically used in for industrial/warehouse applications, the reinforced concrete literally sits on top of the soil like a raft. Not good to use on clay soils as the clay moves and cracks the shallow slabs.
What is a piled foundation and when are they used?
Long, slender reinforced concrete cylinders or beams used for large structures. Embedded upright in the ground and used when the soil is weaker as the piles can be buried very deep
What is a pad foundation?
Generally shallow, pads support single-point loads like columns and frames. The pad extends beyond the building to provide greater strength.
What is spalling?
Surface of brick starts to crumble due to freeze/thaw action after it saturated in winter months
What is efflorescence?
White marks caused by salts in brickwork
What is the typical specification of new retail units?
Steel or concrete frame, services capped off, concrete floor, shell condition with no shop front ready for retailers own fit out
What are the two main methods of construction of new office buildings?
Steel or concrete frame
Steel frame - less columns and wider span between columns
Concrete frame - more columns, lower floor heights and shorter span between columns
What are the different types of air conditioning systems?
VAV - high cost but flexible
Fan Coil - low cost initially but high running cost
Mechanical Ventilation - fresh air is moved around the building
What is R22 refrigerant?
Colourless gas used in refrigerant air conditioning
Illegal as it is a greenhouse gas with high global warming implications
What are the types of fit out for offices?
Shell and core, category A (Grade A), category B (complete the fit out as per occupier specification)
What is the basic construction of an industrial or warehouse premises?
Steel portal frame, profile steel cladding
What are the current institutional specifications for industrial property?
40KN/sqm floor loading, full height loading doors, 3 phase electricity, 10% office content, 8m clear eaves height, main services capped off, site cover of 40%
What is an inherent defect?
Defect in design or material that has always been present since construction
What is a latent defect?
Hidden or concealed defect that could not have been discovered during a reasonable inspection
What would you do if you identified a building defect during an inspection?
Take photo, try to establish cause, inform client, recommend specialist advice from building surveyor or structural engineer
What is subsidence?
The vertical downward movement of a building foundation caused by the loss of support beneath the foundation
What is heave?
Upward movement of ground beneath part or all of the building EG tree removal or moisture build up
What are the three common causes of defect?
Movement, water and defective materials
What are the different types of movement?
Subsidence, heave, cracking and thermal expansion
What is wet rot?
Fungal attack that effects timber when it becomes damp - wet, soft timber, visible fungal growth, poor structural stability
What is dry rot?
Wood decay caused by fungi that spread their spores and destroy the timber as spores continue to germinate and grow into mycelium
What are common defects in modern office buildings?
Damp penetration, water damage from burst pipes, cavity wall tie failure, poor mortar joints, damaged cladding, structural movement
What are common defects in modern industrial buildings?
Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work
What are common defects in period residential, office and shop buildings?
Dry rot, wet rot, tile slip on roof, damp penetration, water ingress around door, structural movement around windows
How can contamination exist at a property?
Radon gas, methane gas, diesel, oil
What are contamination signs that a surveyor should look out for?
Oil slick, evidence of chemicals, dead plants or animals, soil discolouration
What are three typical phases of investigation for contamination?
Review site history, investigate to identify extent of contamination (can take soil samples), remediation report setting out options and monitoring
When instructed to value a contaminated site, what approaches should be considered?
Do not provide advice until received specialist report, caveat advice with appropriate disclaimer highlighting assumptions, deduct remediation costs from gross site value
How is damp measured?
Damp Meter
What is Land Remediation Relief?
Form of tax relief that applies to contaminated or derelict land in the UK
What is 3 phase power and why is it needed in industrial properties?
Accomodates higher loads, and lots of electrical equipment needs it EG plant and heavy machinery, heating systems, A/C systems and motors/pumps
What RICS publication relates to asbestos?
Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021
Why do you need to inspect for Valuation purposes?
It is required in the Red Book, this ensures the assumptions being made as part of the valuation are backed up
How has the RICS dealt with the inability to inspect during Covid-19?
Material uncertainty clause
Statement at the start of the valuation that explains the property has not been inspected. This deviation from the Red Book needs to be agreed with the client and detailed in the terms of engagement that it is a desktop valuation.
What do you look for when inspecting for management purposes?
Any breach of the lease
Give example of breach of repairing liability?
Smashed window/plate glass, pot holes etc
What due diligence would you carry out prior to inspection?
Desktop inspection and then external inspection. Desktop inspection would include looking at previous inspection records (if available), location, transport, lease, land registry.
Adhere to RICS surveying safely as well as Workman’s lone working policy if alone
What safety equipment might you have with you?
Mobile phone with camera, steel toe capped boots, hard hat, hi viz jacket, rubber soled shoes for inspecting a roof, note book and pen,
Describe a typical industrial warehouse?
Steel portal frame, profile steel cladding, roller shutter doors, concrete screed floor, 10% office space, utility services might be capped off (gas and water), 3 phase electricity in place if Grade A, 40KN per sqm floor loading capacity
Describe a Grade A office?
Suspended ceiling with 350mm void, raised floors with 150mm void, lift that is compliant with Equality Act (2010) - brail and low down buttons, LED lighting, double or triple glazed windows, air/ground source heat pumps,
What have you noted on inspection of a retail unit?
Location, the frontage to depth ratio, the fit out, that the tenant on the lease is occupying the whole premises and is not subletting, that the tenant is complying with their user clause in their lease, and damage, damp or unsafe practices, all health and safety documentation was present and up to date, ensure no one is living at the premises
How do you identify rising damp?
Does not go above 1.5m
How do you prevenat damp penetration?
Ensure gutters are cleared of leaves and are in good condition, down pipes are unblocked and correctly linked to drainage points, ensure damp proof course is functional and has not been breached
EG ‘please talk me through a typical management inspection’
Primary function is to check tenants are still there!
External inspections quarterly
Internal inspections annually
Looking for breaches of tenant covenants
Disrepair
Unauthorised alterations
Unauthorised sharing of posession
Unauthorised user clause
Unsafe practices – ensure H&S file is up to date
EG ‘how did your inspection for valuation differ from your management inspection?’
Valuation inspecton looks for:
Surrounding area, communications and facilities
Characteristics of the property
Dimensions
Areas and use
Age
Constuction
Accessibility
Installations, amenities, services
Fixtures, fittings and improvements
Equipment
Characteristics of site
Natural hazards EG ground instability, mineral extractoin, risk of flooding
Non-natural hazards like ground contamination (black oily puddle, or dead flowers, or fly tipping)
