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Inspection > Level 1 > Flashcards

Level 1 Flashcards

1
Q

What are the different purposes of inspection?

A
  • Leasing and letting/ purchase and sale
  • valuation
  • landlord and tenant (RR)
  • rating appeal
  • property management
  • condition survey
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2
Q

What are the key steps/method of inspection?

A
  1. Pelims (desk-based)
  2. Inspect local areas (look for comps)
  3. External Inspection (boundary check)
  4. Internal Inspection
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3
Q

What are the main inspection tools?

A
  • Camera
  • Notepad and pen/pencil
  • Tape measure (disto)
  • Files/plans/previous val report/floorplans etc
  • Inspection checklist (Red Book Global VPGA 8)
  • PPE
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4
Q

When talking through an inspection, what points must you cover?

A
  • property type
  • address
  • purpose of inspection
  • construction
  • age
  • potential problems (Defects, contamination, asbestos)
  • note taking
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5
Q

What are the key value drivers?

A
  • location (prime v secondary)
  • dimensions (size)
  • access
  • site cover (ind.)
  • construction
  • repair
  • age
  • accommodation
  • spec (quality)
  • use (and potential uses)
  • potential hazards
  • potential for alternative use
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6
Q

What should you do pre-inspection?

A
  1. identify purpose
  2. competence?
  3. PII?
  4. ToE?
  5. risk assessment?
  6. access arrangements?
  7. equipment needed?
  8. other RICS standards/guidance
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7
Q

What are the different types of PPE?

A
  • high vis jacket
  • steel-toed boots
  • gloves
  • non-slip soled shoes
  • ear defenders
  • goggles
  • hard hat
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8
Q

When inspecting the local area, what must you consider?

A
  • location/aspect/local facilities/public transport/business vibrancy
  • contamination/environmental hazards/flooding/high voltage power lines/elec substations
  • comps / local market conditions/ agents’ boards
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9
Q

On external inspection of the building, what are you looking to identify?

A
  • age
  • construction
  • no. of storeys
  • access (Car parking/loading bays/ distant to transport)
  • potential defects (Cracking/subsidence/asbestos/broken glass/ holes in roof etc)
  • check site boundaries v. OS plan
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10
Q

How do you check the age of a building?

A 
Ask client 
Research date of planning consent
If listed - check details online
Land reg. 
Local historical records
Architectural styles
Architect's certificate of practical completion
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11
Q

On internal inspection of the building, what are you looking to identify?

A

Depends on the asset type but generally:

  • layout / spec (Flexibility)
  • repair and maintenance
  • defects
  • services - age / condition
  • statutory compliance (asbestos, fire safety, building regs, EPC, equality act, planning use class)
  • fixtures, fittings, improvements
  • compliance with lease obligations
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12
Q

What is considered institutional Grade A spec for offices (as per British Council for Offices Guide to Office Spec 2019)?

A
  • full access raised floors w. floor boxes
  • suspended ceilings
  • ceiling void (350mm)// raised floor void (150mm)
  • floor to ceiling height: 2.6 - 2.8m
  • air con - fresh air supply
  • floor loading: 2.5 - 3kN/sqm (and 1.2kN/sqm for partitions)
  • double glazing
  • passenger lifts
  • planning grid: 1.5m x 1.5m
  • plan depth (max. 15-21m deep plan // max. 12-15m shallow plan) to allow for natural light
  • general workspace density: 8-10sqm
  • car parking: 1 space per 200 sf
  • cycle space: 1 space per 10 staff
  • showers: 1 shore per 100 staff
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13
Q

What is considered institutional spec for industrial warehouses?

A
  • steel portal frame construction
  • plastic coated steel profiled cladding with brick/blockwork walls to approx. 2m
  • min. 8m clear eaves height with 10% roof lights
  • min. 30kN/sqm floor loading
  • full-height loading doors (electric)
  • 3-phase electricity power (415 volts)
  • 5-10% office content and WCs
  • main services capped off
  • approx site cover of 40%
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14
Q

What are the different types of fit out for offices?

A

> Shell and Core: common parts are completed, but office floors left as shell ready for fit out
Cat A: Grade A/institutional fit out
Cat B: fit out completed to occupier’s requirements

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15
Q

What are the different types of AC in offices?

A

> VAV: variable air volume
Fan-Coil: usually 4-pipe
VRV: variable refridgerant volume
Static Cooling: chilled beam and displacement heating
Mechanical ventilation: fresh air pumped around building
Heat recovery systems
Comfort Cooling: simple air cooling system

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16
Q

What are the pros/cons of each different aircon type?

A

> VAV: most expensive, but most flexible
Fan-Coil: lower initial cosy and flexible but high operational/maintenance cost
VRV: lower initial cost but higher operational/maintenance cost
Static Cooling: lower initial and running cost but not v flexible

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17
Q

What is a typical new build spec for retail premises?

A
  • steel/concrete frame
  • concrete floor
  • no suspended ceiling
  • services capped off
  • let in shell and core condition, no shopfront, ready for retailer fit-out
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18
Q

What are the key value driving factors to consider in terms of retail properties?

A
  • location (in terms of prime pitch) - in/out of town
  • accessibility (proximity to transport hubs)
  • pedestrianised areas
  • footfall direction
  • frontage (full height glazing/hard frontage/return frontage/restricted frontage)
  • upper floors (Sales/storage/alternative use)
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19
Q

In terms of offices, what are the main methods of construction and what are the differences between them?

A
  • STEEL FRAME: less columns, wider span between columns

- CONCRETE FRAME: more columns, lower floor height, shorter span between columns

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20
Q

What are the different types of foundation?

A

Depending on ground conditions and building loading requirements:

(1) TRENCH/STRIP FOOTING - mostly for resi, for walls and closely spaced columns
(2) RAFT - slab foundation across whole sit to spread load for lightweight structures (e.g. for weaker ground conds/softer soils)
(3) PILED - long, slender reinforced concrete cylinders in the ground to deeper strata, for high load bearing requirements (where ground conds. are weaker)
(4) PAD - slab foundation system under individual / groups of columns so the column load is evenly spread

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21
Q

What are the different types of brickwork?

A

> Solid Wall Construction (typical pre-1920s - thick-thin brick pattern)
Cavity Wall Construction (typical in modern homes - two layers of brickwork tied together with metal ties and a cavity that can be filled with insulation - even brick pattern)
Stretcher (brick laid horizontally with long end exposed)
Header (brick laid flat with short end exposed)

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22
Q

What is the difference between a solid wall and a cavity wall?

A
  • Solid Wall: typical pre-1920s - thick-thin brick pattern
  • Cavity Wall: typical in modern homes - two layers of brickwork tied together with metal ties and a cavity that can be filled with insulation - even brick pattern using only stretchers
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23
Q

What is efflorescence?

A

White marks on brickwork caused by salts in the brickwork coming to the service. Occurs when the brick has been exposed to water during construction and the water reacts with the salt in the brick. dissolving the salts which are then carried out and deposited onto the brick surface because of evaporation

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24
Q

What is spalling?

A

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

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25
Q

What are the different types of defects that can be present in a building?

A
  • INHERENT DEFECT - a defect in the design/material that has always been present
  • LATENT - a fault to the property that could not have been identified by a reasonably thorough inspection
  • DETERIORATION - worsening of the condition over time
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26
Q

What is the name of the type of defect that isnt easily identifiable upon reasonable inspection of the property?

A

Latent defect

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27
Q

What must you do if you identify a defect on inspection?

A
  • take photo
  • try and establish cause of defect/damage
  • inform client
  • recommend getting specialist advice
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28
Q

What are the common causes of defects?

A
  1. Movement
  2. Water (rot/damp)
  3. Defective/non-performance/deterioration of building materials
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29
Q

What are the most common types of movement?

A
  • Lateral Restraint: cracks in solid walls caused by force of roof pushing out at the top and not supported by floor/ceiling foundations (can cause a bulge)
  • Cavity Wall Tie Failure: old/ poorly installed ties can rust and cause weakening of the wall and expansion of tie to crack the surrounding mortar
  • Failing Lintels: Weak/poorly installed lintels can cause lintel slips (lintels used to take load and distribute it to the walls, where there are openings e.g. doors/walls)
  • Subsidence: vertical downward movement of building foundation b/c of loss of support
  • Ground Heave: expansion of building foundation - occurs where cohesive soils exist (clay/London/silt) and resulting from tree removal
  • Tree Roots: absorb water causing soil shrinkage and subsidence
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30
Q

What causes movement?

A

Most buildings are designed to allow for some movement. Movement can be caused by:

  • defects
  • movement of ground beneath (shrinkage/land slip/vibration/subsidence/heave etc)
  • foundation failure
  • decay of building fabric
  • moisture/thermal movement
  • tree root growth
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31
Q

What is horizontal cracking a sign of?

A

cavity wall tie failure (failing structural element)

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32
Q

What is diagonal/vertical cracking a sign of?

A

failing lintel/ subsidence (failing structural element)

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33
Q

What are cracks that are wider at the top a sign of?

A

subsidence (foundation movement)

34
Q

What are cracks that are wider at the bottom a sign of?

A

ground heave (foundation movement)

35
Q

What are common causes of movement in underlying ground conditions beneath buildings?

A
  • COHESIVE SOILS (shrinkage=subsidence // expansion=heaves)
  • TREE ROOTS (Oak, Poplar, Willow) (water absorption=soil shrinkage=subsidence // tree root removal=soil expansion=heaves)
  • LEAKING DRAINS/MAINS (loss of load-bearing capacity of surrounding earth)
  • REMOVAL OF SUPPORT
  • MINING
  • VIBRATION
  • LANDSLIP (movement from sloping site)
36
Q

Does soil shrinkage result in severe cracking?

A

Mainly causes ‘cosmetic cracking’ - i.e. not an issue

37
Q

What are common causes of decay of the building fabric?

A
  • WOODWORM
  • JAPANESE KNOTWEED
  • COCKROACHES
  • BEDBUGS
38
Q

What are the signs of damp?

A
  • musty smell
  • mould/mildew on walls
  • staining on walls/wallpaper
  • blistering paintwork
  • signs of salts coming from plaster wall
  • timber decay
  • external mortar failings/crumbling
39
Q

What are the different types of damp?

A
  • Rising Damp
  • Penetrating Damp
  • Condensation
40
Q

What is Rising Damp, what are the signs and how can it be remedied?

A
  • Where groundwater is drawn upwards through building’s masonry and mortar through CAPILLARY ACTION (affects porous materials e.g. bricks/stone)

Signs:

  • wet patches on wall
  • damaged skirting boards/plasterwork
  • damp floor coverings
  • white powdery salts on wall
  • yellow/brown stains

N.B. usually stops around 1/1.5m above ground level

Remedy:
Hack off and replace plaster to 1m.
Inject damp-proofing cream

41
Q

What is Penetrating Damp, what are the signs and how can it be remedied?

A

(Lateral Penetrating Damp) - Caused when external ground level is higher than internal building floor level
(Building Defects) - leaky roof/defective walls/windows/guttering

Signs:

  • musty smell/mould growth
  • damaged plaster and internal decor
  • rotting floor timbers and skirting boards
  • patches of damp that don’t dry

Remedy:
Re-point
Cut off water at source

42
Q

What is Condensation, what are the signs and how can it be remedied?

A

Caused by high levels of humidity trapped within the building b/c of poor ventilation

Signs:

  • musty smell
  • blistering paint / peeling wallpaper
  • black mould around windows/skirting boards/walls/ceilings

Remedy:
Ventilation and Heating

43
Q

What are some common causes of contamination?

A
  • tanks/pipes
  • runoff/flooding
  • raw/waste materials
  • emissions
  • contaminated building materials (asbestos)
  • contaminated ground and surface water (legionella)
  • toxic gases from underground (radon)
44
Q

How can you identify potential site contamination pre-inspection?

A
  • Identify historic site uses
  • check environment agency
  • land reg
  • maps
  • historic google maps view
  • local council planning and building control websites
45
Q

Where might you expect to find contamination?

A
  • Heavy Industries (iron/steelworks, metal treatment, chemical plant, oil refinery, elec substations)
  • Subterranean Activities (mining, fuel stations, landfill sites, dockyards and basins)
  • Other (car repair shops, scrapyards, unexploded ordnance)
46
Q

What are deleterious materials?

A

Materials that degrade with age, causing structural problems

47
Q

What are common signs of deleterious materials?

A
  • brown staining on concrete
  • concrete frame buildings
  • 1960/70s buildings and modern buildings
48
Q

What are examples of deleterious materials?

A
  • High Alumina Cement
  • Brick Slips
  • Cavity Wall Ties
  • Composite Panels
  • Wood Wool Slabs
  • Calcium Chloride
49
Q

What is High Alumina Cement?

A
  • Type of cement used in 1950/60s
  • develops high strength v quickly and is resistant to high temperatures and sulphate attach
  • can undergo ‘conversion’ which reduces strength and increases porosity

–> Banned by mid-1970s

50
Q

What are brick slips?

A
  • popular in 1950/60s
  • used to conceal exposed edges of concrete frames
  • concrete frames shrink, brick slips forced off building
51
Q

What are composite panels?

A
  • sandwich construction panels formed of 2 outer layers of aluminium and an inner insulating material
  • polystyrene materials used as insulation can burn fiercely and give off toxic fumes
52
Q

What are wood wool slabs?

A
  • insulating sheets made from wood shavings and coated/bonded with Portland cement
  • not v fire resistant
  • structural integrity can deteriorate
53
Q

What is calcium chloride?

A
  • used in the hydration process of cement to accelerate drying time
  • high in strength and resistant to low temperatures
  • can cause rapid corrosion of the reinforcement and steel structures
54
Q

What is radon gas?

A
  • naturally occurring gas
  • colourless and odourless
  • radioactive and cancer-inducing
  • specialist equipment needed for detection
  • certain ‘high radon gas’ areas that need extra under-floor ventilation e.g. Devon, Derbyshire, Cornwall, Somerset
55
Q

What is asbestos used for/where is it commonly found?

A
  • Used as an insulating material
  • commonly founds in:
    > roofs/exterior walls
    > boilers/vessels/pipework
    > ceilings
    > interior walls/panels
    > flooring
    > air handling systems
56
Q

What is a hazardous material?

A

A material that is harmful to health

57
Q

What are common examples of hazardous materials?

A
  • Asbestos
  • Radon Gas
  • Lead piping/ lead paint
58
Q

What is lead piping and why is it hazardous?

A

Pipes made of lead, used to connect water mains to a user’s premises.

Lease exposure is a public health hazard as it can cause issues in the development of babies, infants and young children.

Most cities have banned the use of lead water-supplying piping but in some cases where a property has lead pipes/lead water tank/pipe work with lead fittings, this can contaminate the water supply leading to lead poisoning.

59
Q

What is Japanese Knotweed?

A

An invasive, fast growing plant that can damage hard surfaces including building foundations. It has purple/green hollow stems with green heart-shaped leaves.

  • can grow up to 4inches per day
  • it is a designate contaminant
  • difficult to control, costly to eradicate, and must be removed and disposed of by specialists
  • lenders can refuse loans on basis of its presence
60
Q

How can you dispose of Japanese Knotweed?

A

Must be removed by a specialist company and disposed of legally by using a chemical treatment/digging it out, removing from site, and transporting to a licensed landfill site in accordance with the Environmental Protection Act 1990.

61
Q

What happens if you allow Japanese Knotweed to spread?

A

IT is a criminal offence under the Wildlife and Countryside Act 1981.

LA’s can grant ASBOs and fines up to £2,500 if LL ignore it, does not control it, and allows it to grow onto adjoining land.

62
Q

What is the 7-metre rule for Japanese Knotweed?

A

Across the UK it is widely believed that Japanese Knotweed poses a significant risk of damage to buildings within 7m of the above ground portions of the plant

63
Q

Have there been any recent developments in the press concerning the effects of Japanese Knotweed?

A

Leeds Uni and AECOM ecologists conducted research to explore the threats surrounding Japanese Knotweed, surveying the invasive species and examining data collected from its removal.
As a result of this research, it was reported in the House of Commons Science and TEch Committee that although the plant is capable of causing structural damage to properties, this is no more than some other plants/woody species, and the damage caused is usually down to an existing weakness or defect in the structure. And hence it should not be subjected to such strict lending policies.

64
Q

What negative affects can Japanese Knotweed have on its surroundings?

A
  • Can cause structural damage to properties within 7m of the above-ground portions of the plant
  • Can prevent nearby plants from surviving in its shadows
65
Q

What are common themes of Georgian architecture?

A
  • symmetrical form and fenestration (window placement)
  • multi-pane sash windows
  • side-gabled or hipped roof
  • stone or brick construction
  • fan light / transom windows above doors
66
Q

What are common themes of Victorian architecture?

A
  • patterned bricks
  • bay and sash windows
  • front door to the side of the facade
  • high pitched roof (often slate)
  • railings
  • solid walls
67
Q

What are common themes of Edwardian architecture?

A
  • red brick
  • mock-tudor cladding and timbers
  • bay windows
68
Q

Why is the skill of dating buildings useful in surveying?

A
  • identify potential defects/deleterious materials/possible contaminants
  • EPCs/sustainability
  • listed buildings - less potential
  • provides steer on potential disrepair and necessary DD (Capex)
69
Q

What are some common defects in Victorian properties?

A
  • penetrating dampness (Victorian solid masonry walls are prone to rainwater penetration)
  • condensation (Victorian solid walls are less thermally efficient than modern cavity walls)
  • structural defects (lack of lateral restraint, roof spread, lintel failure)
70
Q

What are some common issues with concrete frame buildings?

A

Concrete frame buildings can indicate potential presence of deleterious materials, including:

  • High Alumina Cement (develops high strength quickly, resistant to chemical attack, can undergo conversion which reduces strength and increases porosity)
  • Brick Slips (used to conceal exposed edges of concrete frames - if the concrete frame shrinks, the brick slips are forced off the building)
  • -> Most common in 1950/60s
  • -> Banned in 1970s (High Alumina Cement)
71
Q

What type of damp is a musty smell a sign of?

A
  • Condensation

- Penetrating Damp

72
Q

What are the following signs indicative of?

  • Wet patches on wall/peeling wallpaper
  • Damage to skirting boards / plasterwork
  • Damp floor coverings
  • White powdery salts left on walls
  • Yellow/brown wall stains
A

Rising Damp

73
Q

What are the following signs indicative of?

  • Musty smell
  • Damaged plasterwork/internal decor
  • Rotting floor timbers & skirting boards
  • Patches of damp that don’t dry
A

Penetrating Damp

74
Q

What are the following signs indicative of?

  • Musty smell
  • Mildew on walls
  • Black mould around windows/ceilings/skirting boards/walls
  • Blistering paint/peeling wallpaper
A

Condensation

75
Q

What causes wet rot?

A

Damp and timber decay

76
Q

What are signs of wet rot?

A
  • wet/soft timber
  • musty smell
  • visible fungal growth
77
Q

What causes dry rot?

A

Fungal attack & it occures inside

78
Q

What are signs of dry rot?

A
  • Strong smell
  • fungus spreads across wood in white fluffy strands
  • large orange mushroom fruiting bodies
  • red spores
  • cracking/crumbling of timber
79
Q

What is the effect of dry rot?

A
  • destroys timber & masonry
80
Q

How is rot caused?

A

Damp and ventilation problems (moisture in timbers)

Inspection (1 decks)

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