Inspection (SAMPLE submission) Flashcards
Talk me through you desktop Inspection for Southwark.
- I reviewed the site on google maps to try and establish if there were any hazards which I should be aware of.
- Looked on files and spoke to property manager, identified that the building was built prior to 1999.
- Sought the asbestos management report
- Was mindful of the areas asbestos was present when inspecting, so not to disturb them as risk was low/very low.
What advice or action did you take in relation to the asbestos at Southwark?
The report stated not to disturb the asbestos but I was still able to inspect the building as the risk was low/very low and did not require specialist removal.
How did this affect your disposal advice?
I advised that the impact on such a large site will be minimal, though I did advise that asbestos removal would need to be reflected in the development appraisal or residual valuation. I also advised that a separate refurbishment/demolition asbestos survey should be undertaken.
What type of asbestos was present in Southwark?
Chrysotile in the roof sheets and amosite in the boarding.
What was the risk level of the asbestos in Southwark?
Low and very low
Talk me through your Hayes inspection.
DOH disposal (C2 - easily converted internally).
- Carried out a desk top pre-assessment
- Printed of floor plans/planned journey
- Informed my manager and put details in my calendar.
- Considered the location (factors affecting value - proximity to transport, amenities, agents boards, planning)
- Considered external (condition, defects, aspect etc)
- Considered internal (condition, specification, defects, layout, utilities).
- Filed inspection report and photos in clearly labelled folders.
What key factors affected marketability/rental value (hayes)?
I would have advised that the property would require minimal works before marketing. Given the timeframe objectives auction would be an appropriate method of sale and a pre-application meeting with he council should be sought to establish change of use principle.
Talk me through your inspection at Merton
- Carried out desk top pre-assessment
- Printed of floorplans/planned journey
- Told manager and put details in calendar
- Considered location
- Considered external of the property
- Considered internal of the property
- Filed inspection report and clearly labelled photos.
On external inspection identified low hanging wire from telephone pole.
- Took photos and tried to establish cause of damage.
- Informed site manager and oversaw barriers being put around the area to protect staff and patients.
- Informed BT of the issue, as only their employees are allowed to touch the wires/pole.
- Issue resolved following day.
Explain a factor identified during an inspection which impacted upon value.
Knotweed.
I advised the impact could be quantified if it is investigated and the remedial works quantified.
Talk me through your North London inspection
KNOTWEED.
Inspection for disposal purposes (mindful of factors affecting value).
- Carried out desktop pre-assessment
- Printed of floorplans and site plans/planned journey
- Told my manager and put details in my calendar
- Considered the location
- Considered the external
- Considered the internal
- When inspecting the external noticed a plant that looked like Japanese Knotweed
- As the site was next to a riverbank likelihood of it being knotweed increased.
- Advised my client of their duties as landowner and allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981.
- Advised the impact it could have on sale.
- Advised to instruct a specially licenced contractor for treatment/removal.
- Advised that under the Environmental Protection Act 1990 it could only be removed by a specially licenced contractor to a special licenced plant
How did the knotweed affect your advice in terms of sale/value?
- I advised that it may put some purchaser’s off unless the extent can be verified and treatment works quantified.
- I advised some lenders may refuse a loan without investigation to the extent of the knotweed and thus best price may not be achieved.
- I advised that the valuation could reflect the knotweed by quantifying the likely cost of treatment and necessary repairs. The impact of the Japanese Knotweed can be taken into account the same way any other defect or item of disrepair but it would first need to be investigated.
What action was taken and by whom in relation to the knotweed in North London?
My client had the Knotweed investigated and chemical treatment works were implemented.
Talk me through your Hackney Inspection
- Carried out desktop pre-assessment
- Printed of plans and planned journey
- Told manager and put full details in outlook calendar
- Considered location
- Considered external
- Considered internal
- Noticed diagonal crack to internal load bearing wall of an outbuilding, rarely used.
- I advised my client that is was their responsibility as this part of the building was vacant.
- I advised that measures should be put in place from anyone entering the building until it is investigated by a structural engineer.
What was the advice from the structural engineer (Hackney)?
Structural engineer advised that the issue was not structural. It was cause by a leaking roof which had damaged the building materials.
Type 3 crack according to BRE digest - ‘cracks that require some opening and can be patched by a mason’. Did not cause concern of the structural integrity of the wall.
Advised my client to instruct the works in line with the report and maintain safety measures until then.
What was the repairing clause in the lease (Hackney?) What about if it was an FRI lease?
The damage was to a vacant part of the building outside the tenants demise.
If it was within their demise it would have been likely that it would be landlord responsibility for FM and maintenance of the building.
If it was an FRI lease it would state that the landlord will carry out the repair and maintenance and charge the tenant the reasonable costs of doing the works through a service charge.
