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Pheobe Flashcards

1
Q

According to VPGA 8, what matters can impact the markets perception on value?

A

Surrounding area, communications and facilities

Age, construction, accessibility, fixtures/fittings, improvements, hazards, flooding, contamination, potential for development or re-development

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2
Q

What is radon?

A

Natural, radioactive, odourless and tasteless gas

Low levels in outside air but collects in enclosed places like buildings

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3
Q

What is the risk of radon exposure?

A

Long term exposure increases risk of lung cancer

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4
Q

What is calcium chloride cement, and what is its risk?

A

Accelerated the time taking for cement to set, used until 1970s

Caused corrosion to embedded metal

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4
Q

How is radon mitigated in buildings?

A

New buildings can have radon-proof membrane installed in floor structure

Radon pump - small cavity in floor with pump drawing air from it

Improved ventilation

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5
Q

According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact the value of a building?

A

Contamination, flooding, asbestos, invasive non-native species, solarfarms, windfarms, radon gas affected areas, EPC, earthquake prone areas

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6
Q

Name some other deleterious materials?

A

Mundic

Calcium chloride cement

High alumina cement

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6
Q

Name some common Asbestos Containing Materials?

A

Insulation lagging, insulation boards, cloth in fire blankets, cladding, ceiling linings

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6
Q

What is high alumina cement, and what is its risk?

A

Rapid strength development, used until 1970s in pre-cast beams

Vulnerable to chemical attack and reduced strength

Buildings collapsed so was banned

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7
Q

What is mundic, and what is its risk?

A

Mineral mine waste found in Devon and Cornwall

Used as aggregate in concrete blocks up to 1950s

Chemical changes caused concrete to deteriorate

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8
Q

What are the risks associated with other people or animals that may be encountered on property inspections?

A

Squatters, trespassers, dogs or aggressive tenants

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8
Q

What hazards might be found during a building inspection?

A

Structural stability, sharp objects, slip/trip hazards, hidden traps/ducts/openings, contamination, vermin and birds

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8
Q

What needs to be completed before visiting a premises or site?

A

Pre-assessment of hazards and risks likely to be encountered

Requirement for PPE

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9
Q

What matters need to be considered before visiting a premises or site?

A

Travel, lone-working, condition of property, occupation, dangerous substances, diseases, access equipment, PPE, weather conditions, documentation (H&S, tenancy schedule, arrears report,

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10
Q

What are examples of unsafe atmospheres that should be considered during inspection?

A

Confined spaces with insufficient oxygen, rotting vegetation, stores containing flammable materials, excessive mould or fungi, insecticides/herbicides/fungicides

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10
Q

What are key signs of structural instability that should be looked for on inspection?

A

Leaning/buldged walls, rotton beams and columns, corroded metal fire escapes/balconies

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10
Q

How should the risk of falls from height be mitigated when working on site?

A

User ladders, MEWPs, scaffolds and access towers

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10
Q

What timbers, glass and sharp objects should be looked out for on inspection?

A

Rotton and broken floors, projecting nails and screws, loose window glazing, broken glass

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11
Q

What are some examples of hidden traps, ducts and openings that you may come across on inspection?

A

Lift shafts, manholes, surfaces concealed by debris or standing water

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12
Q

What are the contamination risks that need to be considered on property inspections?

A

Asbestos, chemicals, legionella (A/C or water supplies)

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13
Q

What is English Bond brickwork?

A

Brick formation where each course consists of either headers or stretchers

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14
Q

What is Flemish Bond brickwork?

A

Brick formation where the headers and stretchers alternate every time

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15
Q

What is a solid wall?

A

Typically two bricks wide, no gaps in between and alternative mix of headers and stretchers

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16
Q

From external inspection only, how can it be determined if a brick wall is of solid or cavity construction?

A

Presence of headers for solid wall, absence of headers for cavity wall

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16
What are cavity wall ties?
Used to join two leaves of cavity wall together providing additional support Prevents water from transferring to the outside of the wall Twist at centre means water drips down through cavity
17
What are the different types of cavity wall ties?
Butterfly, vertical twist, double triangular
18
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
19
What are purlins?
The horizontal beams of a roof that are used for structural support
20
What are rafters?
Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam
21
What is a roof truss?
Structure that consistes of wood or steel joined in triangular shape to support weight of roof
22
What are the characteristics of a Grade A office?
Located in desirable area, new or highly maintaned, steel or reinforced concrete frame, raised floor with 150mm void, suspended ceiling with 350mm void, lifts, HVAC systems, LED lighting, excellent DDA, excellent BREEAM rating, high EPC rating (A or B), car parking, cycle racks, lockers, showers
23
What is a building frame?
Structure in which weight is carried by skeleton or framework Usually use steel or reinforced concrete
24
What are the characteristics of a Grade B office?
Grade A 10-20 years ago Well maintained Systems are functional but no longer industry leading
25
What are the characteristics of a Grade C office?
Located in less desirable area Older than Grade A or Grade B Out of date furnishings and no DDA access
26
What are portal frame structures typically used for?
Low rise structures like industrial and warehouse buildings
26
What is a portal frame?
Type of structural frame with beams supported by columns at either end Typically spans 15-50m
27
What are the benefits of a portal frame structure?
Large spaces can be enclosed with little use of material (lower costs)
28
What is considered optimal site cover for an industrial development?
40%, as 50% upwards will likely lead to congestion
29
What is the floor loading requirement for industrial buildings?
40KN/sqm
30
What is typical office coverage for industrial properties?
10% of total floor area
31
What is the typical fit out of industrial properties?
Roller shutter doors, dock levelleeroors, landscaped to site perimeter, office area may have carpet but rest is concrete screed floor
32
What is a dock leveller?
Height-adjustable platform used to bridge the difference in height and distance between warehouse floor and vehicle
33
What is a typical retail unit?
Rectangle with depth 3-4 times the width
34
Where will brickwork typically crack?
Along mortar joints and at narrowest section
35
What are the 4 types of cracking typically seen in brickwork construction?
Horizontal line, triangular, stepped, cracking running to floor level
36
What is triangular cracking indicative of?
Lintel failure
37
What is horizontal line cracking indicative of?
Cavity wall tie failure
38
What is stepped cracking indicative of?
Structural failure
39
What is cracking running down to ground level indicative of?
Below ground movement
40
What are the 4 types of damp?
Penetrating Rising Condensation Plumbing failure
41
What are the three causes of rising damp?
No damp proof course, failed damp proof course, or bridged damp proof course
42
What is a sign of condensation in a property?
Black mould growth
43
What items would you take with you on an inspection?
Phone with camera, tape measure, laser, file with plans and other supporting documentation, PPE, notebook and pne
44
What considerations should be made when undertaking an external inspection?
Location, public transport, contamination, flooding, comparable evidence, local market conditions, method of construction, car parking, repair of exterior
45
How can the age of a building be assessed?
Ask the client, research planning, land registry, local historical records, architectural style, Practical Completion certificate
46
What should be considered during a valuation inspection?
Location, tenure, form of construction, defects, condition, occupation details
46
What should be considered during a property management inspection?
Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues
47
What are 4 common forms of foundation?
Trench/strip footings, raft, piled, pad
48
What is trench or strip footing foundation, and what are they used for?
Shallow foundation that avoids bricklaying below ground by filling trench with concrete
49
What is a raft foundation and when are they used?
Shallow, slab foundation reinforced by concrete slabs of uniform thickness
50
What is a piled foundation and when are they used?
Long, slender reinforced concrete cylinders used for large structures
50
What is the typical specification of new retail units?
Steel or concrete frame, services capped off, concrete floor, shell condition with no shop front ready for retailers own fit out
50
What are the two main methods of construction of new office buildings?
Steel or concrete frame Steel frame - less columns and wider span between columns Concrete frame - more columns, lower floor heights and shorter span between columns
51
What are the different types of air conditioning systems?
VAV - high cost but flexible Fan Coil - low cost initially but high running cost Mechanical Ventilation - fresh air is moved around the building
52
What are the types of fit out for offices?
Shell and core, category A (Grade A), category B (complete the fit out as per occupier specification)
53
What is the basic construction of an industrial or warehouse premises?
Steel portal frame, profile steel cladding
54
What are the current institutional specifications for industrial property?
40KN/sqm floor loading, full height loading doors, 3 phase electricity, 10% office content, 8m clear eaves height, main services capped off, site cover of 40%
55
What is an inherent defect?
Defect in design or material that has always been present
56
What is a latent defect?
Hidden or concealed defect that could not have been discovered during a reasonable inspection
57
What are the three common causes of defect?
Movement, water and defective materials
58
What would you do if you identified a building defect during an inspection?
Take photo, try to establish cause, inform client, recommend specialist advice from building surveyor or structural engineer
59
What is subsidence?
The vertical downward movement of a building foundation caused by the loss of support beneath the foundation
60
What are the different types of movement?
Subsidence, heave, cracking and thermal expansion
61
What is wet rot?
Fungal attack that effects timber when it becomes damp - wet, soft timber, visible fungal growth, poor structural stability
62
What is heave?
Upward movement of ground beneath part or all of the building EG tree removal or moisture build up
63
What are common defects in modern industrial buildings?
Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work
63
What is dry rot?
Wood decay caused by fungi that spread their spores and destroy the timber as spores continue to germinate and grow into mycelium
64
What are common defects in period residential, office and shop buildings?
Dry rot, wet rot, tile slip on roof, damp penetration, water ingress around door, structural movement around windows
65
What are common defects in modern office buildings?
Damp penetration, water damage from burst pipes, cavity wall tie failure, poor mortar joints, damaged cladding, structural movement
66
How can contamination exist at a property?
Radon gas, methane gas, diesel, oil
67
What are contamination signs that a surveyor should look out for?
Oil, evidence of chemicals
68
What are three typical phases of investigation for contamination?
Review site history, investigate to identify extent of contamination (can take soil samples), remediation report setting out options and monitoring
69
When instructed to value a contaminated site, what approaches should be considered?
Do not provide advice until received specialist report, caveat advice with appropriate disclaimer highlighting assumptions, deduct remediation costs from gross site value
70
What is Land Remediation Relief?
Form of tax relief that applies to contaminated or derelict land in the UK
71
What should you do if you discover hazardous materials on inspection?
Recommend specialist report and make appropriate assumptions as required
71
What are deleterious/hazardous materials?
Materials that are harmful to health
72
What are signs that deleterious materials are present?
Brown staining on concrete
73
Examples of deleterious materials?
High alumina cement, calcium chloride cement, mundic, asbestos, radon gas
74
What is Japanese Knotweed?
Fast growing plant, where stem growth goes deep underground
75
Why is Japanese Knotweed a concern for property owners and managers?
Difficult to control, expensive to eradicate (need specialist), damages hard surfaces, foundations and tarmac Lenders may refuse a loan if it is present at the property
76
What are consequences of letting Japanese Knotweed spread?
Criminal offence under Wildlife and Countryside Act 1981 Local Authority can issue Antisocial Behaviour Order (ASBO) and fines i
76
What does Japanese Knotweed look like?
Purple stems, green leaves, white flower produced in late summer and early autumn
77
What are invasive species that property owners and managers should be aware of?
Japanese Knotweed, Hybrid Knotweed
77
How is damp measured?
Damp meter
78
What is 3 phase power and why is it needed in industrial properties?
Accomodates higher loads, and lots of electrical equipment needs it EG plant and heavy machinery, heating systems, A/C systems and motors/pumps
79
What RICS publication relates to asbestos?
Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021
80
What RICS publication relates to japanese knotweed?
Japanese Knotweed and Residential Property, 1st Edition 2022
81
What do you look for when inspecting for management purposes?
Any breach of the lease
82
Give example of breach of repairing liability?
Smashed window, pot holes etc
83
What due diligence would you carry out prior to inspection?
Desktop inspection and then external inspection Adhere to RICS surveying safely
84
What safety equipment might you have with you?
Mobile phone, steel toe capped boots, hard hat, hi viz jacket, rubber soled shoes for inspecting a roof
85
EG 'please talk me through a typical management inspection timelines and what you are looking for?
Primary function is to check tenants are still there! External inspections quarterly Internal inspections annually Looking for breaches of tenant covenants Disrepair Unauthorised alterations Unauthorised sharing of possession
86
Describe a typical industrial warehouse?
Steel portal frame, profile steel cladding, roller shutter doors, concrete screed floor, 10% office space, utility services might be capped off (gas and water), 3 phase electricity in place if Grade A, 40KN per sqm floor loading capacity
87
Describe a Grade A office?
Suspended ceiling with 350mm void, raised floors with 150mm void, lift that is compliant with Equality Act (2010) - brail and low down buttons, LED lighting
88
How does a management inspection differ from a valuation inspection?
Management inspections are looking for tenant breaches to the lease and if they are still there. Valuation inspections are looking for things that affect the value.
89
What are the guidelines under the RICS Surveying Safely 2018 to minimise risk?
90
Can you install an advertising board on a listed building?
No, cannot alter the external apperance of a listed building
91
What is the difference between a damp proof membrane and a damp proof course?
DPM stops damp coming up through the floor DPC is built into brickwork to stop damp rising up mortar joints
92
I note you carried out an inspection of the property in accordance with Surveying Safely. Please may you run me through how you did this?
Carry out a risk assessment before visiting a site Checking with the building / site manager whether or not I will need PPE Take a charged phone with me Diarise the inspection in Outlook Notify my colleagues, telling them when I intend to return to the office Sign in/out of site
93
Could you explain to me what the Safe Person Concept is, as lined out in the Surveying Safely document?
Safe person concept = responsible for own, colleagues' and others H&S, take responsibility for own actions and have tools required to do job safely Need to know how to address fire safety Need to understand advice on health, well-being and mental health Need to consider legal duties - EG advice on asbestos
94
What is the specification of your Mayfair Property
Steel or reinforced concrete frame * Fully accessed raised floors * 2.6m clear void to ceiling height * Ceiling void of 350mm and a raised floor of 150mm * Suspended ceilings * Car Parking * Lighting (LG 7 lighting) * Air Conditioning / Comfort Cooling * Raised Floor and Perimeter Trunking * Passenger Lifts * WC’s on each floor * Double Glazed windows
95
What is the specification of your Northampton Industrial Estate?
* Minimum 8m clear eaves height with 10% roof lights * Minimum 30kn psm floor loading capacity (institutional requirement is 40kn) * 3 phase electricity * Plastic coated steel profile cladding with brick or blockwork walls to approx. 2m * Loading & Unloading – Roller Shutter doors (electric or manual) * Accessibility from Motorway / Main Road * Floor loading capacity * Site coverage * Office content (10%) * Mezzanine (Landlord or Tenant improvement)

Inspection (1 decks)

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