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Inspection > Level 1 > Flashcards

Level 1 Flashcards

1
Q

What is the four step process to an inspection?

A

1.Consider personal safety- know your firm’s H&S procedures for a site inspection?
2.Inspection of the local area
3.External inspection
4.Internal inspection

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2
Q

What should you take on an inspection?

A

-Mobile phone
-Camera
-Tape measure/laser (regularly calibrate by checking accuracy with a tape measure and record results)
-File, plans and other supporting information
-PPE e.g. hi-vis jacket, steel toed boots, non slip soled shoes, ear defenders, gloves, goggles, hard hat
-Pen and paper/dictaphone/iPad

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3
Q

When inspecting the local area, what should you consider?

A

-Location/local amenities/public transport/business vibrancy/unique aspects

-Contamination/ environmental hazards/flooding/high voltage power lines/electricity substations

-Comparable evidence/local market conditions/agents boards

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4
Q

What should you consider when completing an external inspection?

A

-Method of construction
-Repair and condition of the exterior (describe from the roof downwards)
-Car parking/access/loading arrangement
-Defects/structural movement
-Check site boundaries with OS map and/or title plan

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5
Q

How can you date a building?

A

-Ask the client/agent
-Research the date of planning consent or building regulations approval
-Check Land Registry
-Local historical records
-Architectural style
-Architect’s certificate of practical completion

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6
Q

What should you consider when completing an internal inspection?

A

-Layout and specification- flexibility and obsolescence
-Repair and maintenance
-Defects
-Services- age and condition
-statutory compliance e.g. asbestos, building regs, H&S, Equality Act 2010, fire safety and planning compliance
-Compliance with lease obligations

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7
Q

What are some of the different inspection purposes?

A
  1. Valuation (& valuation influencers)
  2. Property management (policing the lease)
    -lease compliance, statutory compliance, state of the building, need for repairs/redecoration, user, details of occupier
    -If unoccupied also maintenance issues, security arrangements, landscaping, risk of vandalism and damage to the building
  3. Agency (marketability issues)
    -current condition of building, repair and maintenance issues, statutory compliance, services, presentation/flexibility of accommodation and its marketability
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8
Q

What factors shape value?

A

-Location
-Tenure
-Aspect (unique)
-Form of construction
-Defects
-Current condition
-Occupation details

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9
Q

What are the four common forms of foundation?

A
  1. Trench or strip footings- generally used for residential, walls and closely spaced columns

2.Raft- slab foundation over the whole site to spread the load for lightweight structures such as for made up/remediated land/sandy soil conditions

  1. Piled- long and slender reinforced concrete cylinders (piles) in the ground to deeper strata, used when conditions are less good for high loads

4.Pad- slab foundation system under individual/groups of columns so the column load is spread evenly

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10
Q

What are the two different types of brick wall?

A

-Solid wall construction
-Cavity wall construction

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11
Q

Describe solid wall construction

A

-The simplest type of wall
-Constructed in solid brickwork with headers, normally at least one brick thick
-Different bricklaying patterns incorporating headers e.g. Flemish bond, to tie together the layers of brick

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12
Q

Describe cavity wall construction

A

-Two layers of brickwork tied together with metal ties with a cavity that may be filled with insulation
-No headers used
-Evidence of a cavity tray, air brick or weep holes may be seen

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13
Q

Describe brick construction

A

Stretcher- brick laid horizontally, flat with long side of the brick exposed on the outer face of a wall
-Header- brick laid flat with short end of the brick exposed

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14
Q

What are other types of walls?

A

-Load bearing wall- for structural support, can be made of brick or concrete

-Non-load bearing wall- divide spaces and can be made of lighter materials e.g. plasterboard or stud

-Veneer walls- often brick or stone facade attached to a frame, usually a decorative feature

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15
Q

What is efflorescence?

A

-An indication of a potential building defect (as water could be compromising the structure)
-White marks causes by hydroscopic salts in the brick work- formed when water reacts with natural salts in the construction material and mortar

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16
Q

What is spalling?

A

-Damaged brickwork where the surface of bricks starts to crumble because of freeze/thaw action, after it has become saturated in the winter months

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17
Q

What is the standard institutional specification for a shop?

A

-Either steel or concrete frame
-Services capped off
-Concrete floor, no suspended ceiling
-Let in shell condition with no shop front (for retailers’ fit out works)

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18
Q

What is the standard institutional specification for an office, as per the Offices Guide to Office Specification (British Council, 2023)?

A

-Either steel or concrete frame
(you can check architect’s drawings and specification or building manual if you cannot see what form of construction on site
-Full access raised floors with floor boxes
-Ceiling height of 2.6-2.8m
-Ceiling void of 350mm and raised floor void of 150mm
-Maximised opportunities for daylighting- 300-500 lux avg
-Floor loading of 2.5-3 kN/sqm and allowance of up to 1.2kN/sqm for partitioning
-Air con and double glazed windows
-Passenger lifts
-Planning grid of 1.5mx 1.5m
-Max depth of 12m to 15m (shallow plan) or 15m to 21m (deep plan) to allow for natural light to the office area
-1 cycle space per 10 staff and 1 shower per 100 staff
-8m2 to 10m2 general workspace density

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19
Q

What are the different types of air conditioning systems?

A

VAV- Variable for air volume (the highest capital cost but most flexible)
Fan coil- Usually 4-pipe (lower initial cost & good flexibility but higher operating and maintenance costs)
VRV- Variable refrigerant volume (lower capital cost but higher running and maintenance costs)
Static cooling- chilled beam and displacement heating (natural approach to climate control with lower capital and running costs but less flexibility)
Mechanical ventilation- fresh air moved around the building
Heat recovery systems
Comfort cooling- simple form of air-cooling system

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20
Q

What is R22?

A

-A low temperature refrigerant
-From 1st Jan 2015 the use and replacement of R22 is illegal
-Existing R22 refrigerant systems need to be modified to become more environmentally friendly

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21
Q

What are the different types of fit out?

A

-Shell and core
-Category A
-Category B

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22
Q

What is a shell and core fit out?

A

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

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23
Q

What is a Category A fit out?

A

-Base condition of an office space required for occupancy
-Includes the essential infrastructure and finishes necessary for occupancy e.g. lighting, HVAC, plumbing, electrical distribution that isn’t included in shell and core

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24
Q

What is a category A+ fit out?

A

-Cat A fit out, plus design features and configurations such as meeting rooms, breakout spaces, furniture, workstations, IT
-Also know as ‘Plug and Play’ spaces- sometimes offered by a LL as a way of enticing tenants
-Not quite Cat B as it isn’t personalised to a tenant’s brand

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25
What is a Category B fit out?
-Fit out to the occupier's specific requirements e.g. installation of cellular offices, enhanced finishes and IT -A fully functional and tailored working environment
26
How are cellular offices usually set out?
-On a 1.5m planning grid -Typical space allowance for normal office use is c.1 person for 7.5-9.25sqm
27
What is the standard institutional specification for industrial/warehouses?
-Usually steel portal frame building with insulated profiled steel cladding walls and roof Institutional spec may include: -Minimum 8m clear eaves height with 10% roof lights -Minimum 30kN/sqm floor loading -Plastic coated steel profiled cladding with brick or blockwork walls to approx 2m -Full height loading doors (electrical) -3-phase electricity power (415 volts) -5%-10% office content and WC facilities -Main services capped off -Approx site cover of 40% -LED lighting
28
How should you inspect a building when looking for building defects?
-You should always be looking for defects regardless of the type of inspection -Should start from the roof and work down in a logical sequence -Should check whether there are any warranties for the building from the contractor and professional team
29
What is an inherent defect?
A defect in the design or a material which has always been present
30
What is a latent defect?
A fault to the property that could not have been discovered by a reasonably thorough inspection of the property
31
What is 'snagging' a newly built property?
Identifying and documenting any minor defects or imperfections, like paint splatters or poorly fitted fixtures, to ensure the builder rectifies them before the final handover or within the warranty period
32
What should you do if you identify any building defects during your inspection?
1.Take photographs of the defect 2.Try to establish the cause of the damage whilst on site 3.Inform your client of your investigations 4.Recommend advice from a building surveyor, or, in the case of movement, a structural engineer
33
What are the THREE common causes of defect?
1.Movement 2.Water 3.Defective/non-performance/ deterioration of building materials
34
What processes cause movement related building defects?
-Subsidence -Heave -Horizontal/shrinkage cracking/other cracks -Thermal expansion/movement
35
What is subsidence?
The vertical downward movement of building foundation caused by the loss of support of the site beneath the foundation -Can be a result of changes in the underlying ground conditions
36
What is heave?
The expansion of the ground beneath part, or all, of the building -Can be caused by tree removal and the subsequent moisture build up in the soil
37
What does horizontal cracking in brickwork indicate?
Cavity wall tie failure in a brick wall
38
What do concrete frame buildings usually have?
-More columns, lower floor heights and a shorter span between columns
39
What do steel frame buildings usually have?
-Less columns and a wider span between the columns
40
What is shrinkage cracking?
Often occurs in new plasterwork during the drying out process
41
What are other common causes of cracks?
Due to differential movement e.g. settlement cracks Thermal expansion/movement
42
What is wet rot?
-Caused by damp and timber decay -Signs include wet and soft timber, a high damp meter reading, visible fungal growth, musty smell
43
What is dry rot?
-Caused by fungal attack -Signs include fungus (AKA mycelium) which spreads across the wood in fine and fluffy white strands and large, often orange mushroom like fruiting bodies, strong smell, red spores, cracking paintwork, cuboidal cracking/crumbling of dry timber -It can destroy timber and masonry
44
What is rising damp?
-Moisture that travels upwards from the ground through a building's walls, often due to a problem with the damp-proof course (DPC) or a lack of one, causing damp patches, peeling wallpaper, and other damag -Usually stops around 1.5m above ground level
45
What causes condensation?
-lack of ventilation and background heating -signs include mould and streaming water on the inside of the window and walls
46
What are other causes of damp?
Leaking plumbing, air conditioning units, pipework
47
What are common building defects of period residential/office/shop buildings?
-Dry rot -Wet rot, -Tile slippage on the roof -Death watch beetle (infests structural timbers of old buildings) -Damp penetration at roof and ground floor level -Water ingress around door and window openings -Structural movement/settlement
48
What are common building defects of modern industrial buildings?
-Roof leaks around roof lights -Damaged cladding panels -Cut edge corrosion -Blocked valley gutters -Water damage from poor guttering or burst pipes -Settlement/cracking in brick work panels
49
What are common building defects of modern office buildings?
-Damp penetration at roof and ground floor level -Water damage from burst pipes or air conditioning units -Structural movement -Damaged cladding -Cavity wall tie failure -Efflorescence -Poor mortar joints in brickwork
50
What is the key legislation for contamination?
The Environmental Protection Act (1990)
51
What are the main points of the RICS Guidance Note: Contamination, the Environment and Sustainability (2010, 3rd edn)?
-Surveyors must understand their obligations, know their responsibilities and comply with the law -General principle is that the polluter or the landowner pays for the remediation -Desk top study considers previous use of the site, local history, planning register etc. -Contamination can exist due to issues such as heavy metals, radon and methane gas and diesel/oil/chemicals
52
What are the signs of contamination to look out for?
Evidence of chemicals, oils, oil drums, subsidence, underground tanks, bare ground etc.
53
What are the three typical phases of investigation as per RICS 2010 Guidance Note?
Phase 1- Review of site history, 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 *suggest specialist report if there are any concerns
54
If instructed to value a site with contamination, approaches to consider are:
1. Do not provide any advice until a specialist report is commissioned 2.Caveat the advice provided with an appropriate disclaimer highlighting the issue/use of special assumption -Deduct the remediation costs from the gross site value
55
What is Land Remediation Relief? (LRR)
Form of tax relief that applies to contaminated or derelict land in the UK Allows companies to claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites, or those affected by invasive plants such as japanese knotweed
56
What are deleterious materials?
-substance or material that is harmful, defective, or unsuitable for use in a project, potentially causing damage, health risks, or environmental problems. -Can degrade with age, causing structural problems
57
What are common indicators of problems with deleterious materials?
-Brown staining on concrete, concrete frame buildings and 1960s/70s buildings, as well as in modern buildings
58
What are examples of deleterious materials?
-Reinforced autoclaved aerated concrete (RAAC) -High aluminia cement -Woodwool shuttering -Calcium chloride
59
What is RAAC?
Reinforced autoclaved aerated concrete (RAAC) is a material used in construction in many buildings between 1960s and 1990s -Presence has been confirmed in a range of public sector properties across the UK, including schools and hospitals -Susceptible to deterioration over time, especially in harsh environmental conditions -Can lead to structural issues, compromising the safety and longevity of buildings constructed with RAAC
60
How has RAAC impacted your organisation?
Only 3 properties with RAAC across the portfolio- one is vacant, one is LL responsibility and the other is in good condition
61
How would you identify RAAC?
-may be present in the floors, walls and roofs (pitched and flat) of buildings constructed or modified between the 1950s and 1990. -Typically 600mm wide concrete panels -Distinctive V shaped grooves at regular spacings -Found in floors, walls or ceilings that are white or light grey (if unpainted) -Smooth exterior, aerated interior (like an Aero bar) -Drawings/plans that reference RAAC or mention any of the following suppliers: Siporex, Durox, Celcon, Hebel and Ytong
62
What is a hazardous material?
-Harmful to health -Examples include asbestos, lead piping/paint and radon gas
63
If you suspect use of hazardous materials, what should you do?
-Recommend specialist reports and make appropriate assumptions in your advice -Always check contents of an asbestos report/register (held by the duty holder, located in building management files or can be found on the UK National Asbestos Register website.
64
What are the key points about disposal of water?
-Surface water runs off into the water course, such as soak away or storm drain -Foul water drains from soil pipes into a sewerage system (private or public)
65
What is Japanese knotweed?
-An invasive plant which can damage hard surfaces such as foundations and tarmac -Not easy to control, costly to eradicate and a specialist company must remove and dispose of it -A great concern to property lenders who may refuse a loan if it is present/nearby
66
What does japanese knotweed look like?
-Purple/green hollow stemmed with green leaves
67
How can you dispose of japanese knotweed?
-Must be disposed of legally -e.g. chemical treatment, digging it out and removing it from site to a licensed landfill site in accordance with the Environmental Protection Act 1990
68
What are the key points of the RICS Professional Standard, Japanese knotweed and residential property (2022)?
-Purpose- to address findings and provide guidance on market informed industry best practice e.g. holistic assessment of Japanese knotweed to ensure RICS members provide best advice to users of valuation/condition reports -Provides a decision tree based on risk to help valuers determine appropriate management approach for JNW
69
What are the penalties for allowing Japanese knotweed to spread?
-Criminal offence under the Wildlife and Countryside Act 1981 -Magistrate court- max fine of 5k and max 6 months in prison -Crown court- unlimited fine, max prison sentence of 2 years -Local Authority can grant Community Protection Notices (CPN) and fines up to £2.5k per person or 20k for an organisation if landowners ignore the notice, do not control it, or allow growth onto another person's land
70
What are other invasive plants to be aware of?
-Hogweed (serious health hazard- its sap can cause severe burns and long lasting scars) -Himalayan Balsam (outcompetes other plants, causing habitat loss, erosion and flooding)- it is an offence to plant it/purchase it
71
What was the decision in Williams v Network Rail (2018)?
-Court of Appeal held that Network Rail was liable for the cost of treating the invasive plant, + damaged for the loss of use and enjoyment of their neighbour's property (but not the reduced value of the property)
72
What is the key concept/principle arising from RICS Surveying Safely (2018)?
- Safe working environment - Safe work equipment - Safe systems of work - Competent staff - Safe person concept - Individual responsibility for own actions - Personal and corporate responsibilities- e.g. employers liability insurance and public liability insurance - Legal considerations and duties - Advice on health, wellbeing and mental health - How to address fire safety - Risk assessments
73
What is the safe person concept?
An individual assumes individual responsibility for their own, their colleagues and others H&S at work

Inspection (1 decks)

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