Inspection submission Flashcards
What are you looking for on an agency inspection?
Factors which affect the marketability of a site:
current condition
statutory compliance
attractiveness to the market
services
Accessibility to transport
Layout and it flexibility
What are you looking for on a valuation inspection?
Factors which can influence value:
location
condition
specification
tenure
aspect
defects
when inspecting, what elements do you look internally?
layout
specification
defects
services
fixtures and fittings
statutory compliance
When doing an external inspection of a building what elements would have consideration of?
method of construction
condition
access
car parking
defects
site boundaries
age of building
What would you look for in the immediate area in the context of valuation?
Market
- location
- situation
- amenities
- surrounding uses
- sale boards
- vacancy rates
Hazards
- environmental hazards
- contamination
- power lines
- flooding
What are the four common types of foundations?
Strip
Raft
Piled
Pad
Which form of foundation is used for residential?
Strip
When would you use piled foundations?
When there are less good load-bearing ground conditions, for example sandy soil or remediated land, and the building has a particular high loads.
What is a raft foundation and when would you use it?
It’s a slab foundation over the whole site to spread the load and it’s used for lighweight structures on sandy soil conditions
How do pad foundation work?
a slab foundation system under groups of columns so that the column load is spread evenly
Describe a solid wall?
It’s the simplest type of wall constructed by at least one single solid layer of bricks with no cavity; there are different brick-layering patterns incorporating headers, such as Flemish (most common), English bond, to tie together the layers
What are the keys changes introduced into the Home Survey Standard ?
Introduced in March 2021 to update and standardised previous guidance regarding residential inspections.
This provides clarity on which survey best suits the property and responsibility in recommendation of the right one (Hart V Large)
What is the RICS Home Survey standard Professional Stament ?
A professional statement providing:
- mandatory requirements to which all condition surveys must report
- Best practice on how the mandatory requirements are met
- Sets out three level of surveys
- Level one (visual)
- Level two is more extensive inspection than visual but without tests
- Level three is a detailed assessment (ie observe service in operation)
What is the commercial equivalent RICS guidance (RICS Home Survey standard) ?
Technical due diligence of commercial property 1st edition,
Describe a cavity wall?
two layers of brickwork with cavity/insulation in between
tied together with wall ties
usually stretched bond pattern
airbricks or weep holes may be present
Difference between cavity and solid walls?
A
Solid:
pre 1920s
at least one brickwork layer
stretched/header formation
Cavity:
post 1920s
two brickwork layers
stretcher formation
airbricks
What is efflorescence?
White marks caused by salts in brickwork.
Formed when water reacted with the natural salts.
Water dissolves the salts and its deposited on the surface.
What is spalling?
Surface of bricks start to crumble due water depositing inside the bricks and expanding when freeze in winter months.
How are shops constructed?
Steel or concrete frame
Concrete floor and no suspended ceiling
Let in shell condition so can be fit out by occupier
What does it mean shell and core condition?
Where common parts of the building are completed, and lease floor areas are left as a shell ready for fit out by the occupier. The basic inside or core are constructed without adding things like furnishing, interior, lighting fixtures and iterior walls.
What is the difference between a Category A (may include 4) and Category B fit out (may include 3) in offices?
Category A: basic level of finish above that provided in shell and core. May include raised floors, suspended ceilings and internal surfaces, along with basic mechanical and electrical services
Category B: fit out complete to the occupier’s specific requirements. May include installation of cellular offices/furnishings, enhanced finishes and IT
What is the difference between steel and concrete frames?
Steel:
less columns
wider span between columns
Concrete:
more columns
lower floor heights
shorter span between columns
What are the characteristics of an office?
British Council for Offices Guide to Office Specification (2019):
raised floors with floor boxes
air conditioning
double glazed windows
passenger lifts
1 cycle space per 10 staff
1 shower per 100 staff
9m2 general workplace density
What is the current institutional specification for industrial buildings (8)?
Minimum 8m clear eaves height with 10% roof lights
Minimum 30 kN / sqm floor loading
Plastic coated steel profiled cladding with brick or blockwork walls to approximately 2m
Full height loading doors (electrically operated)
3 phase electricity power (415 Volts)
5-10% office content and WC facilities
Main services capped off
Approximate site cover of 40%
How are offices graded?
Grade A:
-typically brand new modern, high-quality buildings
- excellent amenities and services
- usually located in prim city-centre
Grade B:
- Older building previously occupied
- Average quality space
- Average amenities (lower than Grade A)
Grade C:
- building of +20 y old not refurbished
- low/basic office space
- Limited amenities
What are the different types of office fit-out?
Cat A, provides a blank canvas for tenants fit-out to their own specifications:
- Basic internal walls, ceilings and floors and electrical services
- Basic finishes such as lighting, AC and toilets
Cat B fit-out is tailored to the specific needs of the tenant:
- Includes elements of Cat A, as well as internal finishes, partitions, flooring, specific features (Kitchens), and IT
Shell and core: Basic structure of a building (only external walls, and common parts) and left to the tenant to completely create a bespoke space/fit out - normally used for large scale developments
What are the characteristics of a new build property?
cavity walls
double glazed UPVC windows
UPVC guttering and drainpipes
damp course
solid floors
open plan rooms
carpeted / laminate flooring
How can you tell the age of a building?
asking the client
planning consent
land registry information
local history records (historical maps)
architectural style
Lease
Date plaque or similar
What is an inherent defect?
A defect in the design, material or construction of the property. Has always been there.
What is a latent defect?
A defect to the property that could not have been discovered by a thorough inspection.
What are the three common causes of defects?
Movement
Water
Defective / deterioration of buildings
What are the common causes of cracks in a property (6)?
- Subsidence
- Heave
- Horizontal cracking in brickwork
- Shrinkage cracking
- Settlement cracks
- Thermal expansion / movement
What is subsidence?
- Vertical downward movement of a building foundation, caused by the loss of support beneath the foundation (Underlying ground conditions)
What is Heave?
Expansion of the ground beneath the building, caused by tree removal and the lack of water absorption which subsequent result in moisture build-up in the soil
What is horizontal cracking caused by?
May be caused by a wall tie failure
What is shrinkage cracking?
Often occurring in new plaster-work during the dry out process
What are the different forms of damp?
Wet rot
Dry rot
Rising damp
Condensation
What is wet rot caused by? What are the signs?
Caused by damp and timber decay:
soft and wet timber
visible fungal growth
musty smell
What is dry rot caused by? signs?
Caused by a fungal attack:
fungus (mycelium)
white fully strands
orange fruiting bodies
crumbling of dry timber
What is rising damp caused by? signs?
Humidity from the ground - usually stops 1.5 m up wall.
What are the signs of subsidence?
Cracking near doors and windows
What is condensation caused by? signs?
Caused by lack of ventilation:
mould
streaming water on windows and walls
What are signs of contamination?
manufacturing business
oil spills
oil drums
subsidence
polluted water
What causes contamination?
Because of issues such as:
heavy metals
radon
methane gas
oil spills
chemicals
How would you investigate contaimination?
Site history research (previous use)
Site inspection
What would you do if you found contamination?
Recommend specialist advice
Caveat advice with special assumption
Deduct remediation costs
What are wood boring insects?
Insects which attack timber
What are the signs of an insect attack?
Crumbly / dusty surface
Emergence holes and frass (dust from holes)
Tapping sounds
What is the key piece of legislation on contamination?
Environmental Protection Act 1990
Is there any RICS guidance on contaimination?
RICS guidance note: Contamination, the Environment and Sustainability (2010)
What are the key principles of the RICS guidance note: Contamination, the Environment and Sustainability (2010)?
Surveyors must understand their responsibilities and comply with the law (polluter or landowner pays).
Provides guidance on the identification of possible contamination.
Helps surveyors consider specialist reports
What are deleterious materials?
Materials that can degrade with age and cause structural problems
What are signs of deleterious materials?
Brown staining on concrete, concrete frame buildings and 1960s/70s buildings
What are some deleterious materials?
High alumina cement
Calcium Chloride
What is a hazardous material?
A material that is harmful to health
What are some hazardous materials?
Asbestos
Lead paint/piping
Radon gas
What hazards do you look for when inspecting a building site?
working machinery
operation of heavy goods vehicles
trip / fall hazards
hazardous materials
What is Japanese knotweed?
An invasive perennial plant that grows strongly and quickly up to 2m high.
It can damage surfaces such as foundations and tarmac.
What is the law covering Japanese knotweed?
Environmental Protection Act 1990
How would you identify Japanese Knotweed?
When its growing it has:
heart shaped leaves
stems resemble bamboo
green stems with purple spots
What should you do if you find Japanese knotweed? and deal with it in a valuation?
Take photos
Inform client
Advise specialist investigation
Agree on specialist assumption to complete valuation
How is Japanese knotweed treated?
Digging it out and dispose of it to a licensed landfill
Encapsulation (burial below 5m)
Biological control (pest species)
Chemical control (special herbicides)
Is there an RICS guidance for Japanes Knotweed?
Japanes Knotweed and Residential Property March 2022
What does the Japanes Knoweed guidance recommends?
- Provides best guidance for valuers and steps to take when coming across this issue on site
- Contains a decision tree based on risk level to help valuers determine the appropriate management approach
What are Dilapidations ?
Dilapidation represent the repairs that a tenant is usually required to carry out at the end of a lease term to return the property to its original condition.
These obligations are usually outlined in the lease agreement.
How would you initially assess a hairline crack damage to a building compared to a bigger?
- hairline crack or fine crack 1mm these should be easily filled so I would take picture and advise to monitor it
- cracks beyond a £1 thickness I would take a picture and recommend a specialist survey as it could cause severe damages
What is the safe person concept?
The person assumes personal responsibility for their own and colleagues and others health and safety while at work. This is contained within the RICS Surveying Safely Document.
What is the 4 step inspection methodology ?
- Consider personal safety ( carry out a pre-inspection H&S risk assessment)
- Inspection of local area
- External inspection (top-down approach)
- Internal inspection
What would you take with you during an inpection?
- Mobile phone
- Camera
- Tape measure/disto
- File and plans and other supporting info
- Adequate PPE
- Pen and paper
What do you need to consider before going to site to carry out an inspection?
Am I competent to undertake the inspection
Am I properly insured
Is a ToE being signed
What are the risks involved
What kind of survey is it,
Review all relevant existing building information, leases.
What equipment will be required to carry out the survey
What kinds of risks do you consider when undertaking an inspection?
Lone working
Asbestos
Accessing roofs and roof spaces at height
Hazards associated with derelict/empty properties
Confined spaces
How does a disto work? How can you check its accuracy? When is it least accurate?
- A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance.
- We check all distos before use by measuring a known distance in the office.
- It become less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser.
How do you verify whether a Disto is accurate?
- I check it hasn’t any damage on it (including lens)
- I measure a know size
- We send them periodically to the manufacturer to be calibrated
What is a hazard?
Something with the potential to cause harm to someone. The harm could be an injury or ill health.
What is a risk?
A combination of the likelihood of the harm being realized and the severity of the harm if realised.
What key information should be recorded on a site inspection report ?
Date
Time
Weather
Surveyor
Defects
Restrictions
Parts Not surveyed
Conversation had on site
Instruction and actions by whom
H&S
What are the different types of air conditioning systems, and what benefits/negatives do they offer
- VAV - variable air volume (highest capital cost but most flexible)
- Fan coil - usually 4 pipe (lower initial costs and good flexibility but higher operating and maintenance costs)
- VRV - variable refrigerant volume. Invented by Daikin (lower capital costs but higher operating and maintenance costs)
- Static cooling - chilled beam and displacement heating. Natural approach to climate control (lower capital cost and operating costs but less flexibility
- Mechanical ventilation - when fresh air is moved around the building
- Heat recovery systems
- Comfort cooling - a simple form of air cooling system
What documents might your request before undertaking an inspection (4)?
Operation & Maintenance (O&M) manual
Asbestos register
Title plan
Floorplans
Would you inspect a roof (2), and if you did what would you have regard to?
Avoid inspecting the roof if possible
Ask a specialist contractor to undertake an inspection of the roof
Need to have regard to the Work at Height Regulations 2005
What characteristics would you look for to determine the quality of a retail unit?
- Configuration and layout of the unit - preference for rectangular shape as otherwise makes it difficult to fit out and merchandise
- Masking - areas not visible from the shop frontage command a rental discount
- Frontage - typically apply a rental discount for hard frontage and rental premium for a return frontage
- Access arrangements - allow loading and unloading of goods
- Ancillary space
What can you look at as an indicator of the quality of the retail pitch/parade (4)?
Proportion of retail tenants vs. non retail tenants (e.g. estate agents, banks).
Local vs. national tenant mix
Architecture of the buildings
Proximity to stations/ footfall generator
What document could you look at to confirm the construction of the property?
Operation & Maintenance (O&M) manual
What types of foundations are there (2 broadly)? What will determine the type of foundations used (3)?
Generally split between shallow (trench, strip) and deep (piled) foundations
Type of foundation used will depend on the age of the property, the size and the ground conditions
What could the disadvantages be of having a low site coverage on an industrial property (2)?
Increased security risk and risk of fly tipping
* More perimeter fence to maintain
What is the usual size of floor and ceiling void in a new office building, and what floor is desirable?
Raised floor void: 150mm
Ceiling void 350mm
Full access raised floors with floor boxes
Why are building warranties important?
Form of insurance policy that the building has been constructed to a high standard – covers defects and structural damage.
When going out on an inspection, what procedures do you follow to inform the office of where you are?
I keep my diary updated, showing where I am going and who I am meeting. I always take a mobile phone and check in with a nominated colleague once I leave site.
If you were going into an unoccupied building where asbestos may be present – what may you need to look out for?
Asbestos may be within anything. I would look out for signs or stickers indicating that asbestos may be present. I would also ask for any reports relating to the property such as Asbestos Reports. I would make reference to these reports within my valuation report.
What are the new class uses for properties?
From 2020-2021:
- Class A: retail ourlets
- Class B2 and B8: General industry, storgare and distr.
- Class C1,2,3: residential (C3), hotel and other
- Class D: School, libraries, place of worship
- Class E: offices, shops and food and drink
- Class F1: art galleries, museums
Can you describe the residential block in Colchester
- Purpose built residential block, of 5 storeys with cavity wall constructions built in 2005
- The internals of the flats had modern specifications, with modern open plan kitchens and living rooms
- Bike storage
Can you describe the property in Braintree? what you were looking to assess
- It was in countryside context so the surrounding consisted of parcels of land, divided by post and rail fencing and walls
- I was looking to assess the condition of fencing, entrance gates and other boundaries and ground gravel
Can you describe the retail unit in benfleet?
- Mid-terraced shop unit with
- glazed frontage
- solid concrete floors
- staff facility and kitchen area on 1st floor
How are retail space usually let?
- Let in shell condition with no shop front, ready for retailers’ fitting out
Can you describe the industrial unit in Witham?
- End of terrace unit
- Steel portal frame
- Insulated roof and elevation cladding
- 5% of ancillary office
- Front gate yard including car parking
- Eaves 7.5mt
- GIA 11,000 sqf
- Site coverage 45%
Can you describe the property in Billericay?
- 3-storey Inner terrace commercial building incorporating,4 retail units on GF and 2 office units on the upper floors
- Refurbished in 1980 - Concrete construction with cavity brick walls, beneath a pitched roof (mineral felt)
- Office units has 26 parking spaces but no allocation for retail
What is the structure of the RICS Surveying Safely 2018?
Personal Responsibilities for RICS Members and Firms
Assessing hazards and risks
Workplace Health and Safety
Occupational Hygiene and Health
Visiting premises and sites
Fire safety
Residential property surveying
Procurement and management of contractors
What do you know about the Health & Safety at Work etc Act 1974?
Legislation to enforce a duty on employers to protect employees Health and Safety at work.
What are the principle of surveying safely guidance note?
- the duty to ensure safety is extended to all members and not employer
- the implementation of hierarchy of risk control
- Visiting site premises and review risk even when on site
What are hazards?
A
A hazardous material is harmful to health.
Such materials include:
Asbestos
Lead piping / lead paint
Radon Gas
What are the three types of Asbestos?
Brown (amosite) – banned 1985
Blue (crocidolite) – banned 1985
White (Chrysotile) – banned 1999
What does HSE website say about Asbestos?
It advised that Asbestos can be found in any building built before the year 2000 (houses, factories, offices, schools, hospitals etc) and causes around 5,000 deaths per year.
What is the key asbestos legislation?
A
The Control of Asbestos Regulations 2012.
- non compliance is a criminal offence
- provides obligations to the duty holder and employer
- duty holder is the owner of the premise if vacant or a tenant if holding a repairing lease.
- duty holder must undertake a risk assessment
- all work is to be done by a licensed contractor
- asbestos register must be produced and kept up to date
Where is Asbestos usually found?
As picturised in the RICS Surveying Safely 2018, Asbestos can be found in many places.
Examples include:
roof sheeting and tiles
pipe lagging
insulation
textured coatings and paints
cement
guttering and drainpipes
What is the Fire Risk Management Regulatory Reform (Fire Safety) Order 2005?
Risk assessment for fire prevention in non-domestic properties
What is a ‘safe person’?
Someone who takes responsibility for their own, their colleague’s and other’s health and safety while at work.
What are the 5 steps a duty holder must take in relation to asbestos?
Assess location and condition
Assess risk and create an asbestos management plan
Produce an asbestos register
Make the register available to all who may disturb it
Review register regularly (HSE recommends every 6 months)
What is an asbestos register?
A log of asbestos surveys.
What fines are associated with asbestos?
Health and Safety (Offences) Act 2008
£20,000 and possibility of 12 month imprisonment
more serious offences can be tried in higher courts where there is no limit on fines
Key points of the Fire Safety Act 2021?
Requires all responsible persons to assess, manage and reduce the risks of fire posed by the structure, external walls and common areas of a building.
Fire service can take enforcement action against responsible people who fail to comply
What does the Fire Safety Act 2021 require?
Regular inspections of lifts
Up to date evacuation plans
Suitable fire safety instructions for residents
Where external walls have unsafe cladding, individual flat entrances must have doors up to current standards
Duty holders for multi-occupied residential buildings must manage & reduce the risk of fire.
Any new RICS guidance on valuers and cladding?
RICS Guidance Note: Valuation of Properties in multi-storey, multi-occupancy residential buildings with cladding (2021)
provides criteria to help a valuer decide whether particular buildings need an EWS1 form
however, valuers must always follow clients/lenders instructions
What is an EWS1 form?
Designed to be used for residential properties of any height i.e. blocks of flats, student accommodation.
Not designed for use for hotels.
Allows a “qualified professional” to confirm that an external wall system on residential buildings has been assessed for safety, in line with government guidance.
Considers:
the height of building
type of cladding & how much
presence of balconies & combustible material
Why is an EWS1 form needed?
Delivers assurance to lenders, valuers, buyers, residents and sellers.
It’s purpose is to ensure a valuation can be provided for mortgage purposes for a property with an external wall system.
Only used for a valuer & lender in determining if remediation costs affect valuer.
What are the obligations of a commercial property occupier?
asbestos management
contamination
EPC
Disability discrimination and equality
fire safety
H&S
occupiers liability
waste management
Describe the West-cliff Bay?
- Six new-built semi-detached 4 bed-houses arranged within 3 blocks over 4 storeys
- Cavilty wall constrcution including fixture and fittings
- integrated kitchens, laminated and carpeted flooring
