Inspection Lv 1 Flashcards
Explain a key issue raised by RICS Surveying Safely
“A key issue raised is the safe person concept where an individual has a responsibility to themselves, their colleagues and others health and safety while at work.
There is also a greater emphasis on the competance of individuals, including their responsibilty to ensure the use of safe work equipment and safe systems of work.
This is important and the case of Suzy Lamplugh comes to mind (1986). “
How do you ensure you make appropriate access arrangements for inspections?
“I will check to see if there is a lease in place, this way I can make appropriate access arrangements with the occupier.
I try to ensure that disruption to occupiers is kept to a minimum and depending on the purpose of my inspection confidentiality should be maintained. “
What things would you check before attending site for an inspection?
“I would check whether or not their was a lease in place. I would then arrange suitable access arrangments. I would then check I had everything ready for the inspection such as mobile phone, PPE, Measureing equipment and relevant documentation. I would check my companies H&S policy.
I would also consider my personel safety.
I would have consideration for the immediate area (location, public transport, business vibrancy, environmental hazards, comp evidence, agents boardsI).
I would carry out an external inspection (Method of construction, repair and condition of esterior, car parking, aaccess, defects structural movements, site boundaries)
I would carry out internal inspection (Layout, specfication - flexibility and obsolescence, repairs and maintenance, defects, services, age and condition, statutorry compliance, fixtures and fittings, compliance with lease obligations)”
What is the size of a brick?
215mm (length) x 102.5mm (depth) x 65mm (height)
What is Efflorescence ?
White marks caused by hydroscopic salts in brick work, water reacts with natural salts
What is Spalling ?
This is damaged brickwork where brick starts to crumble because of freeze thaw action are being saturate in winter
How do you take good inspection notes when on site?
“I take good inspection notes by firstly undertanding the reason for the inspection, this could be for valuation, property management or agency. I then make notes on the immediate area, external inspection and then an internal inspection. I will also take photos and bring diagrams where necessary to annotate.
I will have criteria from my clients, my brief or organisations template sheet (proeprty management)
I also like to work from the roof downwards. “
What building characteristics do you look for when inspecting a property?
“When Inspecting I look out for building characteristics such as:
- Building Age and associated typical architectual charachteristics
- Construction types
- Building defects - This could be by inherant defect by design or by material. The 3 common causes of defect being Movement, Water and Heave.
- I will look for materials that are harmful to health such as asbestos
- I would also look at the obsolescence of the proeprty”
What are the usual sizes of floor and ceiling void in a new office building?
The usual ceiling void is 350 mm and raised floor void is 150 mm
What does Grade A specification mean for an office?
Grade A buildings are the top of the line. They are typically brand new and in sought after locations. They were typically constructed to meet the needs of banks and other financial systems however are changing with the rise of tech firms.
What features would you expect to find in a Grade A specification office?
Efficiency is a key component of todays Grade A office. There is now the provision of various work stations, café culture breakout areas allowing a greater occupancy ratio than 1 person per 10 sqm. Wellbeing is now a hot topic, some landlords now manage the flow of fresh air, availability of natural light , the smell and noise levels.
How do office Grade and Category differ?
“Category A fit out - this could be to Grade A specification and is the basic finishing of an interior space, this type of fit out includes the installation of a building’s mechanical and electrical services, raised metal flooring and painted walls.
Category B fit out - This is fit out to the occupiers specific reuirements “
What is the British Council for Offices?
“Established in 1990, the BCO is Britain’s leading forum for the discussion and debate of issues affecting the office sector.
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What is the optimum depth of an office to allow for natural light?
Maximum depth of 12m - 15m (shalllow plan) or 15m - 21m (deep plan) to allow for natural light to office area
What eaves height is desirable for an office building?
Approximate ceiling height of 2.6 - 2.8 metres
What is the normal floor loading for an office building?
2.5 - 3.5 kN/sq m (an allowance of up to 1.2 kN/sq m for partitioning)
How would this differ to an industrial / warehouse unit?
Minimum 30 KN/sq m floor loading
What is an easement?
An easement is the right of one landowner to make use of another nearby piece of land for the benefit of his own land.
How would you find out about the existence of an easement?
Land Registry
What types of air conditioning would you find in a modern office building?
“1. VAV - Variable air volume (highest cost but most flexible)
- Fan Coil - Usually 4 pipe (lower initial cost & good flexibility but higher operating costs)
- Static cooling - Chilled beam and dispacement heating (a natual approach to climate control with low capita and running costs but less flexibility.
- Comfot Cooling - A simple form of air conditioning system
- Heat recovery systems”
How can you tell if a wall is of solid or cavity construction?
There may be evidence of a cavity tray, air brick or weep holes maybe seen
What is a hidden valley gutter?
A valley gutter is where two main roofs meet or where there is a change in roof direction.
What problems can arise because of one?
Flooding and blockages
Where does surface water drain into?
Runs into the water course, such as storm drain
How does this compare to foul water?
Foul water goes into the sewer system to a sewage works for treatment
What is a deleterious/hazardous material?
“Deleterious materials can degrade with age causing structural problems
Clues to problems with deleterious materials include brown staining on concrete, concrete fram buildings and 1960s and 1970s as well as modern buildings.
A Hazardous material is a material harmful to heath. “
Give an example of each.
“Deleterious material includes:
High Alumina cement
Calcium chloride
Hazardous materials are : Asbestos, lead piping, Radon gas”
What do dry and wet rot look like?
“Wet Rot: Caused by damp and timber decay. Sign include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell.
Dry Rot: Caused inside by fungal attack. Signs include fungus, known as mycelium, which spreads across the wood in fine and fluffy white strands and large, often orange mushroom-like fruiting bodies, a strong smell and red spores, cracking paintwork and cuboidal cracking/ crumbling of dry timber. It can destroy timber and masonary. “
What is rising damp?
Moisture from the ground affecting walls of buildings, usually stops around 1.5 meters up
