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APC > Inspection > Flashcards

Inspection Flashcards

1
Q

How does inspection for valuation purposes differ from property management purposes?

A

Valuation-understanding all factors that influence value (location, tenure, aspect, defects, condition) at the time of inspection.

Property Management- Policing the lease (occupied, check lease compliance, state of building, requirement for repairs, unoccupied, check statutory compliance, state, repair, security arrangements, risk of vandalism, any damage to building).

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2
Q

What is the third reason for inspection?

A

Agency- services, presentation of accommodation, marketability.

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3
Q

For your inspection to Erith what else did you immediately consider prior to inspection?

A

Comparable evidence, local conditions, agents boards, proximity to transport.

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4
Q

Typical shell and core retail spec?

A

-steel/concrete frame
-services capped
-concrete floor, no suspended ceiling
-let in shell condition ready for fit out

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5
Q

Office spec?

A

-AC/double glazing
-8m2-10m2 workspace density
-daylight
-1 cycle space per staff/1 shower per 100 staff
-2.6m-2.8m ceiling height
-full access raised floor
-concrete/short columns
-steel construction

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6
Q

Grade A/category A office spec?

A

-used to help property industry classify building space to justify pricing.
-usually new builds or recently renovated
-natural light
-central location- very well connected
-premium amenities- high speed Wi-Fi
-contemporary architecture
-fully equipped meeting rooms
Parking facilities

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7
Q

How does this differ from grade B?

A

Grade B space has good infrastructure/amenities but was built years ago so may have outdated décor/design. HVAC and lift facilities that are functional but not top of line. Uncovered parking.

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8
Q

What does the RICS PS: Surveying Safely 2018 (reissued 2023) say?

A

-Personal responsibilities
-assessing hazards and risks
-workplace h and s
-occupational hygiene and health
-Visiting premises and sites
-Fire safety

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9
Q

Safe person concept

A

Individual assumes individual responsibility for their own, their colleagues and others health and safety while at work. Ensures individuals accept responsibility for their own actions+ have tools required to do work safely.

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10
Q

What are some hazards/contaminations to look out for?

A

Chemical evidence, oils, underground tanks, subsidence

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11
Q

What to do if you come across contamination?

A
  1. Review (desktop, site history)
  2. Investigate- identify nature of contamination
  3. Remediation report-set out remedial options with design requirements
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12
Q

What parts would constitute as common parts besides size in your Cambridge example?

A

WC’s, kitchen, hallways, storage

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13
Q

Cambridge Inspection, Property was vacant- what security arrangements were in place?

A

-notify insurer
-scheduled regular inspections with site team

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14
Q

How does Grade A differ to Cat A?

A

Cat A refers to the spec of the fit out, Grade A considers fit out, location, build quality

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15
Q

What do you need to consider before going to site to carry out an inspection?

A
  • Am I competent to undertake the inspection
  • Am I properly insured
  • Has an agreement been signed
  • risks involved
  • Review all relevant existing building information, leases.
  • What equipment will be required to carry out the survey
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16
Q

What is your firms H and S policy?

A

Comply with legal requirements
provide efficient resources
review policy annually
identify hazards and risks

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17
Q

How does a disto work? How can you check its accuracy? When is it least accurate?

A
  • 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 of businesses”
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18
Q

What are the key building elements you would look to survey?

A
  • Roofs
  • Walls & Cladding
  • Rainwater Goods
  • Windows, Doors and Joinery
  • Structural Frame
  • Substructure / basements
  • Floors
  • Finishes
  • Internal Walls, Partitions
  • Staircases
  • Sanitary Fittings
  • Building Services
  • Out Buildings
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19
Q

What hazards should you be looking out for on a:

A

Retail unit
 Asbestos
Office unit
 Asbestos
Industrial unit
 Machinery
 Vehicles
 Asbestos
o Development site
 Machinery
 Japanese knotweed
 Height
 Contamination
 Squatters”

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20
Q

What are you looking for on: Development

A

Contamination
Topography
Access

21
Q

What are you looking for on: Office

A

Location
Amenities
Proximity to other occupants
Specification
Lift
Density

22
Q

What is shell & core?

A

-Common parts complete
-office/retail space left bare for tenant fit out with services capped off
-concrete structure
-metal frame
-lift shaft
-no lighting

23
Q

When would you not conduct an inspection?

A
  • Risk of safety
  • Desktop valuation
  • Revaluation – under assurance there has been no material change to the property
24
Q

Case law relating to inspection?

A

Williams v Network Nail (2018)
Japanese Knotweed

Hart V Large
-damp issue- surveyor negligant

25
Q

How does your firm provide H and S?

A

safe working environment
safe working equipment
training
sole arrangements

26
Q

How do you ensure to comply with H and S at work?

A

take care of own H and S
comply with Stautory H and S duties
use any work item safely
report any accidents

27
Q

What are the common forms of foundation?

A

Trench / strip footings
raft
piled

28
Q

What is the typical specification for a shop?

A

-steel/concrete frame
-services capped off
concrete floor and no suspended ceiling
-let in shell condition and ready for fit out

29
Q

What are different types of air conditioning units?

A

VAV
Fan coil
VRV
Static cooling
Mechanical Ventilation
Heat recovery systems

30
Q

What are the different fit out types?

A

Shell and Core
Cat A: grade A spec
Cat B: occupiers requirements

31
Q

What are the three common defect causes?

A

Movement- loss of support beneath foundation
Water- damp (wet rot, dry rot)
defective/non performing/building deterioration

32
Q

What is a type of case law relating to inspection?

A

Hart v Large
Mr+Mrs Hart (buyers) v Mr large (surveyor)
Mr Large instructed to provide home buyers report - reporting minor issues (gutter, pipework)
following £1.2m purchase- water ingress- negligance claim against Mr Large.
Mr Large negligent- failed to report on/ advise on damp

Emphasis importance
-being clear and advising on limitations
-recommending further action
-if any info after inspection/report affects valuation

33
Q

How would you check a building for defects?

A

Start at top, work your way down
inherent- in design and has always been there
latent- could not have been discovered
check warranties
understand purpose of snagging a newly built property

34
Q

what would you do if you identified a defect?

A

take photo
establish cause
inform client
recommend advice from surveyor or structural engineer

35
Q

key legislation around contamination?

A

Environmental Protection Act 1990

36
Q

what are key signs of contamination

A

Oils
chemical evidence
subsidence

37
Q

if a site has contamination, what would you do?

A

suggest specialist report

38
Q

what are the three phases of an investigation?

A

phase 1: review site history
phase 2: investigate nature
phase 3: remediation report

39
Q

what are the signs of condensation?

A

mould + steaming windows

40
Q

what causes dry rot?

A

fungal attack

41
Q

what are causes of damp?

A

leaking pipes
poor ventilation
air con units

42
Q

What is Japanese knotweed?

A

invasive plant species
damages surfaces- tarmac and foundations

43
Q

Case law relating to Japanese Knotweed?

A

Williams v Network rail (2018)
-network rail liable for costs of treating damages and loss of use/enjoyment
-not liable for reduced value of property (even after property was treated)

44
Q

What is the four step process you follow on inspection?

A

-Personal Safety
-Inspection of local area
-external inspection
-internal inspection

45
Q

How does LSH provide H and S to employees?

A

safe workplace with access
safe plant equipment
effective information, instruction, training + communication

46
Q

How do you ensure H and S?

A

-own h and s
-training
-report any accidents
-comply with statutory H and S duties

47
Q

What are some of the different Air Conditioning Systems?

A

VAV
Fan Coil
VRV
Static Cooling

48
Q
A

APC (12 decks)

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