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APC > Inspection Questions (Good Questions) > Flashcards

Inspection Questions (Good Questions) Flashcards

1
Q

What should you bring on an inspection?

A
  1. Mobile Phone
  2. Camera
  3. Tape measure / laser
  4. File, plans and other supporting information
  5. PPE
  6. Pen and paper / Dictaphone / iPad
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2
Q

Give some examples of PPE?

A
  1. Fluorescent jacket
  2. Steel-toed boots
  3. Non-slip soled shoes
  4. Ear defenders
  5. Gloves
  6. Goggles
  7. Hard Hat
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3
Q

What would you consider when inspecting the immediate area?

A
  1. Location
  2. Aspect
  3. Local Facilities
  4. Public Transport
  5. Business vibrancy
  6. Contamination
  7. Environmental hazards
  8. Flooding
  9. High voltage power lines
  10. Sub stations
  11. Comparable evidence
  12. Local market conditions
  13. Agents boards
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4
Q

What would you consider during an external inspection?

A
  1. Method of construction
  2. Repair and condition of the exterior (describe from roof downwards)
  3. Car parking / access / loading arrangements
  4. Defects / structural movement
  5. Check site boundaries with OS map and/or title plan
  6. Date the building (ask client, research planning consent, land registry, architects certificate of practical completion.
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5
Q

What would you look for during an internal inspection?

A
  1. Layout and specifications (flexibility & obsolescence)
  2. Repair and maintenance
  3. Defects
  4. Services (age and condition)
  5. Statutory compliance (asbestos, building regs, H&S, Equality Act 2010, Fire safety * planning)
  6. Fixtures and fittings and improvements
  7. Compliance with lease obligations
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6
Q

What would you consider when undertaking an inspection for valuation purposes?

A

Factors which could influence the valuation of a property i.e

  1. Location
  2. Tenure
  3. Aspect
  4. Form of construction
  5. Defects
  6. Current condition
  7. Occupation details
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7
Q

What would you look for when undertaking an inspection for agency purposes?

A

Marketability issues
1. Current condition of the building
2. Repair and maintenance issues
3. Statutory compliance
4. Services
5. Presentation of the accommodation
6. Flexibility of the accomodation
7. its marketability

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8
Q

What are the four forms of foundation?

A
  1. Trench / strip footings
  2. Raft
  3. Piled
  4. Pad
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9
Q

What are trench / strip footings generally used for?

A

Type of foundation generally used for:
1. Residential dwellings
2. Walls
3. Closely spaced columns

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10
Q

What is a raft foundation?

A
  1. Slab foundation over the whole site that spreads the load for lightweight structures.
  2. Used for made up / remediated land and sandy soil conditions.
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11
Q

What are piled foundations?

A
  1. Long and slender reinforced concrete cylinders (piles) in the ground to deeper strata
  2. Used when less good load-bearing ground conditions & high loads.
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11
Q

What is pad foundation?

A
  1. Slab foundation system under individual or groups of columns so that the column load is spread evenly.
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12
Q

What different forms of brickwork are there?

A
  1. Solid wall construction (incorporates headers and stretchers)
  2. Cavity wall construction (no headers used)
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13
Q

How can you tell whether a wall is solid or cavity wall?

A
  1. Solid wall will have headers (short end of brick)
  2. Cavity wall will have no headers. May have evidence of cavity tray, air brick or weep holes.
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14
Q

What is a stretcher?

A
  1. Brick laid horizontally with long end exposed.
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15
Q

What is a header

A
  1. Brick laid flat with short end exposed.
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16
Q

What is spalling?

A
  1. Damaged brickwork where the surface of the brick crumbles because of freeze/thaw action.
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16
Q

What is Efflorescence

A
  1. White marks caused by hydroscopic salts in the brick work.
  2. Formed when water reacts with salts in construction material and mortar.
  3. Water dissolves the salts which are carried out and deposited onto the surface.
  4. Can lead to deterioration, spalling and crumbling
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17
Q

What is the typical retail shop specification?

A
  1. Steel or concrete frame
  2. Services capped off
  3. Concrete floor and no suspended ceiling
  4. Let in a shell condition with no shop front, ready for retailers fitting out works
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18
Q

What are the main methods of construction for an office building?

A
  1. Steel frame buildings - usually have less columns and a wider span between the columns.
  2. Concrete frame buildings - usually have more columns, lower floor heights and a shorter span between columns.
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19
Q

How can you tell the difference between steel frame and concrete frame buildings?

A
  1. Steel frame buildings usually have less columns and wider span between the columns
  2. Concrete building frames usually have more columns, lower floor heights and a shorter span between columns
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20
Q

How could you check to see what form of construction a building is?

A
  1. Architect drawings and specification
  2. Building manual
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21
Q

What specification can you expect for office buildings?

A
  1. Raised floors with floor boxes
  2. Ceiling height of 2.6-2.8m
  3. Ceiling void of 350mm and a raise floor void of 150mm
  4. Maximised opportunities for daylighting - average 300-500 lux
  5. Floor loading of 2.5-3kN/sq m
  6. Air conditioning and double glazed windows
  7. Passenger lifts
  8. 8m2 to 10m2 general workspace density
  9. 1 cycle space per 10 staff
  10. 1 shower per 100 staff
  11. maximum depth of 12-21m (shallow - deep plan).
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22
Q

What types of fit out are there?

A
  1. Shell & Core
  2. Category A fit out
  3. Category B fit out
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23
Q

What is shell and core?

A

Where common parts of building are completed and office floor areas left as a shell for fit out by occupier

24
Q

What is a category A fit out?

A

Fit out to a Grade A specification

25
Q

What is a category B fit out?

A

completed fit out to the occupiers specific requirements.

26
Q

What is the typical space allowance for normal office use?

A

1 person for 7.5-9.25 sqm

27
Q

What are the different types of air conditioning systems?

A
  1. VAV ( Variable Air Volume) (Highest capital cost but most flexible)
  2. Fan Coil (low initial cost, flexible, high operating & maintenance costs).
  3. VRV (Variable refrigerant volume) (low initial, high running costs)
  4. Static Cooling - low capital / less flexible
  5. Mechanical ventilation
  6. Heat recovery systems
  7. Comfort cooling
28
Q

What is your understanding of R22 refrigerants?

A
  1. Illegal since 1st January 2015
  2. Existing systems needed to be modified to become more environmentally friendly.
29
Q

What is the basic specifications of industrial / warehouses?

A
  1. Min 8m clear eaves height with 10% roof heights
  2. Minimum 30KN/sq m floor loading
  3. Plastic coated steel profiled cladding with brick or blockwork walls to approximately 2m.
  4. Full height loading doors (electrically operated)
  5. 3-phase electricity power (415 volts)
  6. 5-10% office content and WC facilities
  7. Main services capped off
  8. Approximate site cover of 40%
  9. LED lighting
30
Q

How would you look for building defects?

A
  1. Start from roof and work down in logical sequence.
31
Q

What is an inherent defect?

A

Defect in the design or a material which has always been present.

EG RAAC (Reinforced Autoclaved Aerated Concrete)

32
Q

What is a latent defect?

A

Fault that could not have been discovered by a reasonably thorough inspection of the property

33
Q

What are the three common causes of defects?

A
  1. Movement (Subsidence / Heave / Cracking)
  2. Water (Damp / rot / effervescence / spalling)
    3 Defective / non-performance / deterioration of building materials.
34
Q

What would you do if you identify any building defects during your inspection?

A
  1. Take Photos
  2. Establish cause of damage (if possible)
  3. Inform client of investigations
  4. Recommend advice from a building surveyor / structural engineer
35
Q

What are the different types of damp?

A
  1. Wet Rot - caused by damp and timber decay
  2. Dry rot - caused by fungal attack
  3. Rising damp
  4. Condensation
36
Q

How can you identify wet rot?

A
  1. Caused by damp and timber decay

Signs include:
1. Wet and soft timber
2. High damp meter reading
3. Visible fungal growth
4. Musty smell

37
Q

How can you identify dry rot?

A
  1. Caused by fungal attack

Signs include:
1. Fungus which spreads across the wood in fine and fluffy white strands
2. Large, often orange, mushroom-like fruiting bodies
3. Strong smell
4. Red spores
5. Cracking paintwork and timber
6. can destroy timber and masonry

38
Q

What causes damp?

A
  1. Water ingress
  2. Condensation
  3. Lack of ventilation
  4. Lack of heating
  5. leaky plumbing / pipes / AC
39
Q

What are some common building defects for industrial buildings?

A
  1. Roof leaks around roof lights
  2. Damaged cladding panels
  3. Cut-edge erosion
  4. blocked valley gutters
  5. water damage from poor guttering
  6. burst pipes
  7. settlement / cracking in brick work panels.
40
Q

What are some common defects for arches?

A
  1. Damp
  2. Dry rot
  3. wet rot
  4. water ingress
  5. Structural movement
41
Q

What are deleterious materials? Can you give me some examples?

A
  1. Deleterious materials can degrade with age causing structural problems
  2. Tell-tale signs include brown staining on; concrete, concrete frame buildings, 1960/70’s buildings.
  3. Deleterious materials include:

a. RAAC (Reinforced autoclaved aerated concrete)
b. High alumina cement
c. Woodwool shuttering
d. Calcium Chloride

42
Q

What is the key legislation / RICS guidance note for contamination?

A
  1. Environmental Protection Act 1990
  2. RICS Guidance Note: Contamination, the environment and sustainability 2010
43
Q

Who pays for contamination remediation?

A

Polluter or landowner

44
Q

What does a desktop contamination study consider?

A
  1. Previous use of the site
  2. Local history
  3. Planning register
45
Q

What are the three typical phases of a contamination investigation?

A

Phase 1 - Review of site history with a desk top study and site inspection and investigation

Phase 2 - Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (intrusive)

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

46
Q

When instructed to value a site with contamination what approaches should you consider?

A
  1. Do not provide any advice until a specialist report is commissioned
  2. Caveat the advice provided with an appropriate disclaimer highlighting the issues / use of a special assumption.
  3. Deduct the remediation costs from the gross site value.
  4. Suggest specialist report if concerns that site has some contamination?
47
Q

What is Land Remediation Relief (LRR)?

A
  1. Form of tax relief that applies to contaminated or derelict land in the UK
  2. Allows companies to claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites, including those affected by Japanese Knotweed.
48
Q

What is a hazardous material? What would you do if you suspected a hazardous material on a site visit?

A

A hazardous material is harmful to health such as:
1. Asbestos
2. Lead piping / paint
3. Radon gas

  • Check asbestos register / report
  • Recommend specialist reports
  • Make appropriate assumptions in your advice
49
Q

What is Japanese Knotweed? Why is it such an issue?

A
  1. Invasive plant which can damage hard surfaces such as foundations and tarmac
  2. Not easy to control, costly to eradicate it and a specialist company must remove and dispose of it
  3. Of great concern to property lenders who may refuse a loan if it is present or nearby to a property
  4. Allowing it to spread is a criminal offence under the Wildfire and Countryside Act 1981
  5. Williams vs Network Rail (2018) - found that NR was liable for the cost of treatment plus damages for the loss of use and enjoyment but NOT the reduced value.
50
Q

What case law related to Japanese Knotweed?

A

Williams vs Network Rail Infrastructure Ltd (2018)

  • Court of appeal held that Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of their neighbours property (but NOT the reduced value of the property) even after the plant was treated
51
Q

What are the laws regarding Japanese Knotweed? What are the possible fines?

A
  1. Allowing it to spread is criminal offence under the Wildlife and Countryside Act 1981
    2.Magistrates court can impose a maximum fine of £5,000 / maximum prison sentence of 6 months
  2. Crown Court can impose an unlimited fine / maximum prison sentence of two years.
  3. Local Authorities can grant a Community Protection Notice (CPN) and fines up to £2,500 (£20,000 if organisation) if landowners ignore it, do not control it, or allow growth onto adjoining land.
  4. Landowner may be liable for cost of treating the plant plus damages for loss of use and enjoyment of neighbours property BUT NOT reduced valued.
52
Q

What RICS Guidance is there on Japanese Knotweed?

A

RICS Professional Standard - Japanese Knotweed and Residential Property (2022)

53
Q

What is your understanding of the RICS Professional Standard - Japanese Knotweed and Residential Property 2022?

A
  1. Purpose of document is address the findings and provide guidance on industry best practice
  2. Document contains a decision tree based on risk level to help valuers determine the appropriate management approach needed for Japanese knotweed
54
Q

What equipment do you take on inspection?

A
55
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56
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57
Q
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58
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58
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APC (18 decks)

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