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Jenny APC > Inspection (L3) > Flashcards

Inspection (L3) Flashcards

1
Q

In what order does the RICS suggest you inspect?

A

Surrounding area
External
Internal (roof down)

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2
Q

What are the three common causes of defects?

A
  1. Movement
  2. Water
  3. Defective / non-performance / deterioration of building materials
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3
Q

What should you be looking for in the surrounding area when conducting an inspection?

A

General surrounding context
Local facilities
Transport
Amenities
Flood risk
Agents boards

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4
Q

What factors do you need to consider for valuation inspections?

A

Location
Tenure
Aspect
Form of construction
Defects
Current condition/specification

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5
Q

What/why consideration do you need to make for the immediate area/locality ?

A

Understand the context of the property:

  • Location / aspect / local facilities / public transport / business vibrancy
  • Contamination / environmental hazards / flooding / high voltage
  • Comps / local market conditions / agent boards
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6
Q

What is included in an EXTERNAL inspection?

A

Methods of construction
Repair and condition of the exterior
Car parking / access / loading arrangements
Defects / structural movement
Boundaries - OS map / Title Plan
Date of the building - asking the client / planning consents / building regs

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7
Q

What is included in an internal inspection?

A

Compliance with lease obligations
Repair and maintenance
Layout and specification - flexibility and obsolescence
Defects
Services - age and condition
Fixtures and fitting

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8
Q

What is the four step process to follow when you have identified a building defect?

A
  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
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9
Q

What are important considerations for defects?

A

Check warranties for the building from the contractor & professional team
Understand the purpose of snagging on a newly built property

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10
Q

What is a latent defect?

A

A fault to the property that could not have been discovered by a reasonably thorough inspection of the property.

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11
Q

What is an inherent defect?

A

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

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12
Q

What are some common building defects in period resi/office/shop buildings?

A

Dry rot
Wet rot
Slippage on the roof
Death watch beetle (infests the structural timbers of old buildings)
Penetrating damp
Rising damp from the ground
Water ingress around door and window openings (caused by insufficient flashing or caulking around the door)
Structural movement / settlement (exterior walls appear to be cracked, whether they are brick or gaps in your window frames or doors from the outside)

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13
Q

For what purpose do you inspect property?
(submission L1)

A

Property management
Valuation
Agency (buying, selling and leasing)

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14
Q

What do you do to prepare before an inspection?
(submission L1)

A

Confirm access and location details
Consider my H&S
Check for existing floorplans

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15
Q

What is damp?
(submission L1)

A

Presence of unwanted moisture in the structure of a building.

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16
Q

What are the three different types of damp?
(submission L1)

A

Condensation
Rising
Penetrating

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17
Q

What is the cause of CONDENSATION damp?
(submission L1)

A

Lack of ventilation or heating

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18
Q

How would you identify CONDENSATION damp?
(submission L1)

A
  • Mold and streaming water on the inside of windows
  • Commonly found in corners or near windows
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19
Q

What is the cause of RISING damp?
(submission L1)

A

Bricks absorbing moisture from the ground beneath.

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20
Q

How do you identify RISING damp?
(submission L1)

A
  • Damp stains or tidemarks on walls
  • Peeling of flakey wallpaper
  • Maximum 1.5m high
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21
Q

What is the cause of PENETRATING damp?
(submission L1)

A

Common in buildings with defects such as defective roof coverings, leaking drain pipes or faulty pointing on doors and windows.

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22
Q

How would you identify PENETRATING damp?
(submission L1)

A

Damp will be found near the defect where the water is penetrating.

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23
Q

How do you calibrate your laser measurer?
(Submission L2)

A

You send it back to the manufacturer.

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24
Q

Describe the accommodation, style, condition and location of 417 Greenford Road?
(Submission L2)

A
  • Ground floor maisonette
  • 1930s - 1950s construction
  • Semi-detached and cavity brick-built, beneath a pitched, hipped and tiled roof
  • Tenant improvements included a newly fitted bathroom
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25
Q

What due diligence did you conduct at 417 Greenford Road?
(Submission L2)

A
  1. Check title plan and leasehold register
  2. Planning history
  3. Historic building search
  4. Location of the immediate area for H&S risk assessment
  5. ( EPC / Council Tax )
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26
Q

Describe the construction of Dulwich Estate.
(submission L2)

A

1960s residential tower blocks
Concrete construction

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27
Q

What are common defects of the Dulwich Estate?
(submission L2)

A

Concrete decay ‘concrete cancer’
Roof leaks
Poor insulation
Window cracking

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28
Q

At Dulwich Estate how did the lease dictate how to apportion the service charge?
(submission L2)

A

It referred back to the ratable values of when the flats were originally built in the 1960s.

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29
Q

Talk me through your excel matrix at Dulwich Village
(submission L2)

A

I recorded on my tablet for each block:
Flat number, their floor and benefit and use of the lift.

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30
Q

At Dulwich Village how did you apportion the service charge for use of lifts?
(submission L2)

A

Apportioned equally to apartments that benefited use of lift (ie not ground floor)

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31
Q

What is the construction of 18a Oxford Road North?
(submission L3)

A

One-bedroom basement flat of a three-storey property.
Solid brick-built, beneath a pitched, hipped, and tiled roof.
Victorian (1837 - 1901) or Edwardian era (1901 - 1910) due to large bay windows.

32
Q

What is a License for Alterations?
(submission L3)

A

The lease will state when you would need a license to alter.

A legal document that a leaseholder requires before making certain alterations to their leasehold property.

It sets out the conditions under which the alterations may be carried out and ensures that no unexpected conflicts will arise as a result of the work.

33
Q

What is the difference between a lease and a license?
(submission L3)

A

Leases grants exclusive possession of the property.
Licenses are used for a specific purpose (ie alterations)

34
Q

What did you advise your client at 18a Oxford Road North?
(submission L3)

A

I advised my client to review their records, to confirm whether a license for alteration was granted.
I advised my client for leasehold reform act valuation purposes, the alterations should be ignored.

35
Q

What did you advise your client at Marylebone Square?
(submission L3)

A

I advised the client that a provision for extra cleaning due to pigeon defecation on the glass roof be added to the service charge budget.
I advised the client they would need a fixed wired data connection in the car park for the electrical charging points to operate.

36
Q

How are you able to identify improvements?
(submission L3)

A

First referring to the lease which will state the repairing obligations, improvements above this are to be disregarded.
By examining the lease plan I am able to identify extensions.

37
Q

How would an inspection for valuation purposes differ from an inspection for management purposes?
(submission L3)

A

Valuation you are considering all the factors which can influence a valuation e.g. location, tenure, aspect, current condition etc.

WHEREAS for management purposes if the property is occupied you are checking for lease compliance and if the property is unoccupied then you are checking its statutory compliance

38
Q

What legislation would you refer to regarding Asbestos?

A

Control of Asbestos Regulations 2012 (think CoAR)

39
Q

What is Asbestos?

A

ANSWER

40
Q

Which RICS document would you refer to regarding Asbestos?

A

RICS Professional Statement: Asbestos Legal Requirements And Best Practice For Property Professionals And Clients, 4th Edition

41
Q

What is WET rot caused by?

A

Damp and timber decay.

42
Q

How do you identify WET rot?

A

Signs include:
- Wet and soft timber
- High damp meter reading
- Visible fungal growth
- Musty smell

43
Q

What is DRY rot caused by?

A

Fungal attack.

44
Q

How do you identify DRY rot?

A

Signs include:
- Fungus in fine and fluffy white strands
- Large, often orange mushroom-like fruiting bodies
- Strong smell
- Red spores
- Cracking paintwork

45
Q

What is water ingress caused by?

A

Insufficient flashing or caulking around the door

46
Q

What is subsidence?

A

The vertical downward movement of a building foundation caused by loss of support of the site beneath the foundation. This could be as a result of changes in the underlying ground conditions.

47
Q

What is heave?

A

Expansion of the ground beneath part or all of a building. Could be caused by tree removal and the subsequent moisture build up in the soil.

48
Q

How do you identify subsidence?

A

Cracking

49
Q

What is horizontal cracking? What might it indicate?

A

A wall crack that’s more horizontal than vertical or diagonal.
Horizontal cracking in brickwork = may indicate cavity wall tie failure in a brick wall.

50
Q

What is shrinkage cracking?

A

Occurs in new plasterwork during the drying out process.
Also, can be the consequence of excess water evaporating while the concrete dries.

51
Q

What are possible signs of contamination?

A

Evidence of chemicals
Oils
Oil drums
Subsidence
Underground tanks
Bare ground

52
Q

How can a desktop study consider contamination?

A

Previous use of the site
Local history
Planning register

53
Q

What are the three phases for investigating contamination?

A

Phase 1 - Review site history with a desktop 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

54
Q

If you are instructed to value a site with contamination, approaches to be considered are?

A
  1. Wouldn’t provide any advice until a specialist report is commissioned
  2. Caveat the advice provided with an app disclaimer highlight the issue/use of a special assumption
  3. Deduct the remediation costs from the Gross Site Value
55
Q

What have RICS said on Contamination?

A

RICS Guidance Note ‘Contamination, the Environment and Sustainability, 2010 (3rd Edition)

56
Q

What legislations governs contamination?

A

Environmental Protection Act 1990

57
Q

What is a hazardous material?

A

Its harmful to health

58
Q

What are hazardous materials harmful to health?

A

Hazardous material is harmful to health
- Asbestos
- Lead piping / paint
- Radon gas

59
Q

What is Japanese Knotweed?

A

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.

60
Q

How would you identify Japanese Knotweed?

A

Purple/green hollow stemmed with green leaves
Green leaves are in the shape of a spade

61
Q

How do you dispose of Japanese Knotweed?

A

To be disposed of legally such as by using chemical treatment, digging out and removing it from site to a licensed landfill site in accordance with the Environmental Protection Act 1990

62
Q

What is the RICS guidance on Japanese Knotweed?

A

RICS Professional Standard Japanese knotweed and residential property 1st edition, January 2022, effective from 23 March 2022

63
Q

What does RICS Professional Standard Japanese knotweed and residential property March 2022 outline?

A
  • Best practice guidance on JK assessment
  • Ensures RICS members provide best advice to users of valuation and condition reports
  • Provides decision tree based on risk level to help Valuers
64
Q

What is the penalty for allowing the spread of JK?

A

Magistrates court can impose a maximum fine of £5,000 or max prison sentence of six months or both!
Crown court - can impose unlimited fine or max prison sentence of two years or both!

65
Q

How can JK be disposed of?

A

Legally by using chemical treatment
Digging it out and removing from the site to a licensed landfill site in accordance with the Environmental Protection Act 1990

66
Q

What are the FOUR common forms of foundation?

A
  1. TRENCH OR STRIP FOOTINGS
    Resi dwellings for walls and closely spaced columns
  2. RAFT
    Slab foundation over the whole site to spread load for lightweight structures for remediated land and sandy soil conditions
  3. PILED
    Long and slender reinforce concrete cylinders in the ground to deeper strata when less good load-bearing ground conditions
  4. PAD
    Slab foundation system under individual or groups of columns (column load is spread evenly)
67
Q

What is solid wall construction?

A

The simplest type of wall is constructed in solid brickwork with headers normally one brick thick and there are different bricklaying patters incorporating headers - such as Flemish bond to tie together the layers of brick

Headers and stretchers

68
Q

What is cavity wall construction?

A
  • In a cavity wall, two layers of brickwork are tied together with metal ties
  • With a cavity that may be filled with insulation
  • No headers used
  • Evidence of cavity tray, air brick or weep holes may have been seen
69
Q

What are Deleterious Materials?

A

Can degrade with age causing structural problems

70
Q

What are some sign to potential problems with deleterious materials?

A

Brown staining on: concrete, concrete frame buildings and 1960s and 1970s buildings as well as in modern buildings

71
Q

What is your role as a surveyor with hazardous materials?

A

Recommend specialist reports and make appropriate assumptions in your advice
Always check contents of an asbestos report / register

72
Q

How can contamination exist?

A

Comes from particular industrial, agricultural or commercial activities.
For example, chemical or waste spills and leaks.
The reasons for contamination can include: poor waste management.
Issues relating to heavy metals, radon and methane gas and diesel/oil/chemicals

73
Q

What is outlined in RICS Guidance Note ‘Contamination, the Environment and Sustainability, 2010?

A
  • Surveyors must understand their obligations - know their responsibilities and comply with the law
  • General principle is that the polluter or the landowner pays for remediation
74
Q

What are your L2 examples?

A

THINK NEW BATHROOM - 417 GREENFORD
DULWICH ESTATE

75
Q

What are you L3 examples?

A

18A OXRORD ROAD NORTH (LICENCE FOR ALTERATIONS)
PIGEON DEFECATION MARYLEBONE SQ

76
Q

When considering a license to alter what other checks could you carry out?
(submission L3)

A

Desktop research such as planning or building control checks and on site investigations to comment on the scope of works, such as looking at boundaries and quality of workmanship.

Jenny APC (19 decks)

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