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PS - APC Commercial > Inspection > Flashcards

Inspection Flashcards

1
Q

What matters can impact the markets perception on value?

A
  • surrounding area
  • facilities
  • age
  • accessibility
  • flooding
  • hazards
  • contamination
  • potential for redevelopment
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2
Q

Radon

A

Natural, radioactive, odourless and tasteless gas

Note: low levels in air but tends to collect in enclosed places like buildings

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3
Q

What is risk of radon exposure?

A

Long term exposure increases risk of lung cancer

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4
Q

How is radon mitigated in buildings?

A
  • new buildings can have radon proof membrane in floor structure
  • radon sump (cavity in floor with pump drawing air form it)
  • improved ventilation
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5
Q

What factors negatively impact a valuation?

A
  • contamination
  • flooding
  • asbestos
  • invasive non native species
  • solar / wind farms
  • radon gas affected areas
  • poor EPC
  • earthquake prone areas
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6
Q

Common Asbestos Containing Materials (ACMs)

A
  • insulation lagging
  • insulation boards
  • cloth in fire blankets
  • cladding
  • ceiling linings
  • floor coverings
  • cement
  • decorative coatings
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7
Q

Deleterious Materials

A
  • asbestos
  • mundic
  • high alumina cement
  • calcium chloride cement
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8
Q

High Alumina Cement

A
  • rapid strength development
  • used in pre cast beams
  • vulnerable to chemical attack which reduced strength so buildings collapsed
  • banned in 1970s
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9
Q

Calcium Chloride Cement

A
  • accelerated time taken for cement to set
  • caused corrosion to embedded metal
  • banned in 1970s
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10
Q

Mundic

A
  • mineral mine waste found in Devon and Cornwall
  • used as aggregate in concrete blocks
  • chemical changes caused block to deteriorate
  • banned in 1950s
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11
Q

What needs to be completed before visiting premises/site?

A
  • pre assessment of hazards and risks
  • requirement for PPE
  • proper notice to get access if going to Tenant floor areas
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12
Q

What matters need to be considered before visiting site/premises?

A
  • condition of property
  • whether property is occupied
  • whether you’re going alone
  • how to travel there
  • what PPE needs to be taken
  • dangerous substances
  • disease
  • access equipment
  • conditions
  • personal matters
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13
Q

What H&S matters should be considered during inspection?

A
  • structural stability
  • sharp objects
  • slip/trip hazards
  • hidden traps/openings
  • contamination
  • vermin and birds
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14
Q

Key signs of structural instability

A
  • leaning/bulged walls
  • rotten beams and columns
  • corroded metal fire escapes / balconies
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15
Q

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

A
  • rotten and broken floors
  • projecting nails or screws
  • loose window glazing
  • broken glass
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16
Q

Examples of unsafe atmospheres?

A
  • confined spaces with insufficient O2
  • rotting vegetation
  • stores containing flammable materials
  • excessive mould or fungi
  • insecticides/herbicides/pesticides
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17
Q

How should risk of falls from height be assessed?

A
  • use ladders
  • use MEWPs
  • use scaffolding
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18
Q

Examples of hidden traps and openings?

A
  • lift shafts
  • man holes
  • surfaces concealed by debris or standing water
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19
Q

Risks associated with people/animals encountered?

A
  • squatters
  • trespassers
  • dogs
  • aggressive tenants
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20
Q

Contamination risks to consider

A
  • asbestos
  • legionella
  • chemicals
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21
Q

English Bond brickwork

A

Brick formation where each course consists of either headers or stretchers

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22
Q

Flemish Bond brickwork

A

Brick formation where headers and stretchers alternate every time

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23
Q

Solid wall

A

Typically two bricks wide, mix of headers and stretchers and 230mm/9 inches wide with plaster finish

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24
Q

Cavity wall

A

Two layers of brick with gap in between, usually 280mm/11 inches wide with 50mm gap between and a plaster finish

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25
Q

From external inspection, how can you tell if brick is solid or cavity?

A
  • absence / presence of headers
  • can see them if solid wall, but can’t see them if cavity wall (only stretchers)
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26
Q

Cavity Wall Ties

A
  • used to join two leaves of cavity wall together and provide extra support
  • prevents water transferring to outside of wall
  • twist at centre means water drips down through cavity

3 types: butterfly, double triangular and vertical twist

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27
Q

Standard brick size

A

215 x 102 x 65 mm

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28
Q

Standard block

A

440 x 100 x 215 mm

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29
Q

Rafter

A

Beams of roof that are angled upward from ground and meet at top of gable at ridge beam

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30
Q

Purlin

A

Horizontal beams of roof used for structural support

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31
Q

Roof Truss

A

Structure that consists of wood or steel joined in triangular shape to support weight of roof

3 types: monopitch, asymmetrical, or attic truss

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32
Q

Building Frame

A

Structure in which weight is carried by skeleton or framework

Note: usually steel or reinforced concrete

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33
Q

Grade A office characteristics

A
  • desirable location
  • new / highly maintained
  • steel / reinforced concrete frame
  • raised floor with 150mm void
  • suspended ceiling with 350mm void
  • lifts
  • HVAC system
  • LED lighting
  • excellent DDA
  • excellent BREEAM
  • high EPC rating
  • car parking / cycle racks
  • lockers / showers
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34
Q

Grade B office characteristics

A
  • Grade A aged by 10-20 years
  • well maintained
  • systems function but no longer industry leading
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35
Q

Grade C office characteristics

A
  • less desirable location
  • older than Grade A or Grade B
  • out of date furnishings
  • no DDA access
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36
Q

Portal Frame

A
  • structural frame with beams supported by columns at either end
  • typically spans 15-50m
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37
Q

What are portal frame structures used for?

A

low rise structures like industrial and warehouse buildings

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38
Q

Benefits of portal frame structure

A
  • large spaces can be enclosed
  • uses little material
  • lower costs
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39
Q

Optimal site cover for industrial development

A

40% as over 50% can lead to congestion

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40
Q

Floor loading requirement for industrial buildings

A

40KN/sqm

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41
Q

Typical office coverage for industrial properties?

A

10% of total floor area

42
Q

Typical fit out of industrial properties

A
  • steel portal frame
  • profile steel cladding
  • roller shutter doors
  • concrete screed floor
  • floor loading capacity 40KN/sqm
  • 3 phase electricity
  • 10% office space (may have carpet)
  • dock levellers in loading bays
  • adequate parking
43
Q

Dock Leveller

A

Height adjustable platform used to bridge the difference in height and distance between floor and vehicle

44
Q

Typical retail unit size

A

Rectangle with depth 3-4x the width

45
Q

Where does brickwork typically crack?

A

Along mortar joints and at narrowest section

46
Q

4 types of cracking

A
  • horizontal line
  • triangular
  • stepped
  • cracking to floor level
47
Q

What does horizontal line cracking indicate?

A

Cavity wall tie failure

48
Q

What does triangular cracking indicate?

A

Lintel failure

49
Q

What does stepped cracking indicate?

A

Structural failure

50
Q

What does cracking to ground level indicate?

A

Below ground movement

51
Q

4 types of damp

A
  1. Penetrating
  2. Rising
  3. Condensation
  4. Plumbing failure
52
Q

3 causes of rising damp

A
  • no damp proof course
  • failed damp proof course
  • bridged damp proof course
53
Q

Sign of condensation

A

Black mould growth

54
Q

Items to take on inspection

A
  • phone with camera
  • pen and paper
  • tape measure
  • laser
  • file with plans and supporting docs
  • PPE
55
Q

Considerations for external inspection

A
  • location
  • public transport
  • comparable evidence
  • contamination
  • flooding
  • repair
  • car parking
56
Q

How can age of building be assessed?

A
  • practical completion certificate
  • ask client
  • land registry
57
Q

What to consider during property management inspection?

A
  • lease compliance
  • state of repair
  • details of occupier
  • security arrangements
  • maintenance issues
58
Q

What to consider in valuation inspection?

A
  • location
  • tenure
  • form of construction
  • defects / condition
59
Q

Four common forms of foundation

A
  1. Trench/strip footings
  2. Raft
  3. Piled
  4. Pad
60
Q

Trench/strip footing foundation

A

Shallow foundation that avoids brick laying below ground by filling trench with concrete

61
Q

Raft foundation

A

Shallow, slab foundation reinforced by concrete slabs of uniform thickness

62
Q

Piled foundation

A

Long, slender reinforced concrete cylinders for large structures

63
Q

Pad foundation

A

Generally shallow pads support single point loads like columns and frames

64
Q

Efflorescence

A

White marks caused by salt in brickwork

65
Q

Spalling

A

Surface of brick starts to crumble due to freeze / thaw action after being saturated in winter months

66
Q

Retail unit specification

A
  • steel or concrete frame
  • services capped off
  • concrete floor
  • shell condition ready for retailers own fit out
67
Q

Two main methods of construction for new office buildings

A
  1. Concrete frame - more columns
  2. Steel frame - less columns
68
Q

Types of AC Systems

A
  1. VAV - high cost but flexible
  2. Fan Coil - low cost initially, high running cost
  3. Mechanical Ventilation - fresh air moved around building
69
Q

R22 refrigerant

A
  • colourless, ozone depleting gas used in AC systems
  • high global warming potential
  • banned from use in 2004, and then banned from existing systems in 2015 so cannot top up or repair
70
Q

Fit out options for offices

A
  • shell and core
  • category A (blank canvas)
  • category B (ready for occupancy)
71
Q

Inherent Defect

A

Defect in design or material that has always been present

72
Q

Latent defect

A

Hidden or concealed defect that could not have been discovered during a reasonable investigation

73
Q

What do you do if you find defect during inspection?

A
  1. Take photo
  2. Try to establish cause
  3. Inform client
  4. Recommend specialist advise (building surveyor or structural engineer)
74
Q

Three common types of defect

A
  1. Movement
  2. Water
  3. Defective materials
75
Q

Different types of movement

A
  • subsidence
  • heave
  • cracking
  • thermal expansion
76
Q

Subsidence

A

Vertical downward movement of a buildings foundation caused by loss of support beneath foundation

77
Q

Heave

A

Upward movement of ground beneath part or all of building EG tree removal

78
Q

Wet Rot

A

Fungal attack that affects timber when becomes damp
- wet soft timber
- visible fungal growth
- poor structural stability

79
Q

Dry Rot

A

Wood decay caused by fungi that spread their spores and destroy timber as spores germinate and grow into mycelium
- fungus and mushrooms
- strong smells

80
Q

Common defects in residential office and retail buildings?

A
  • dry rot
  • wet rot
  • tile slip on roof
  • penetrative damp
  • water ingress around door
  • structural movement around windows
81
Q

Common defects in modern industrial buildings

A
  • roof leaks
  • damaged cladding
  • water damage from burst pipes
  • cracking in brick work
82
Q

Examples of contamination in a property

A
  • radon gas
  • methane gas
  • diesel
  • oil
83
Q

Three phases of investigation for contamination?

A
  1. Review site history
  2. Investigate to identify extent of contamination EG take soil samples
  3. Remediation report and monitoring
84
Q

Would you value a contaminated site?

A
  • need specialist report first
  • caveat any advice with appropriate disclaimer stating assumptions
  • deduct remediation costs from site value
85
Q

Land Remediation Relief

A

Form of tax relief that applies to contaminated or derelict land in UK

86
Q

Deleterious / Hazardous materials

A

Materials harmful to health

87
Q

What do you do if you find hazardous materials on inspection?

A

Recommend specialist reviews and reports

88
Q

What do you do if you discover asbestos?

A
  1. Check if registered on record
  2. Instruct survey if not on record
  3. Establish if needs removing (usually depends if been disturbed)
89
Q

Japanese Knotweed

A
  • purple stems, green leaves and white flowers in late summer/early autumn
  • fast growing and stems deep in ground
  • hard to control and expensive to eradicate but damages tarmac and foundations

Note: lenders may refuse loan if present

90
Q

Consequences of letting Japanese Knotweed spread

A
  • criminal offence under Wildlife and Countryside Act 1981
  • local authority can issue ASBO (antisocial behaviour order) and fines
91
Q

How is damp measured?

A

Use a damp meter

92
Q

Why is 3 phase power required in industrial units?

A
  • it accommodates higher loads and lots of electrical equipment needs it
  • often heavy machinery on sites
93
Q

RICS asbestos publication

A

Asbestos Legal Requirements and Best Practice for Property Professionals and Clients

94
Q

RICS publication for Japanese Knotweed

A

Japanese Knotweed and Residential Property

95
Q

Why do you need to inspect for valuation purposes?

A

Requirement of Red Book

96
Q

How did RICS deal with inability to inspect in Covid?

A

material uncertainty clause at start of valuation to explain property has not been inspected

97
Q

What would you note when inspecting a retail unit?

A
  • frontage to depth ratio
  • location
  • fit out
98
Q

How do you identify rising damp?

A

Does not go above 1.5m

99
Q

How do you prevent penetrative damp?

A

Ensure gutters are cleared of leaves and debris

100
Q

Talk me through a typical management inspection

A
  1. Check correct tenant is there
  2. Inspect external and internal
  3. Usually do this quarterly
  4. Look for breaches EG disrepair, unauthorised alterations and unauthorised subletting

Note: inspect as frequently as insurer / client / Workman requires

PS - APC Commercial (17 decks)

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