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APC > Inspection > Flashcards

Inspection Flashcards

(53 cards)

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1
Q

What is the 4 step process to inspections

A

PLEI
Personal safety
Local area
External
Internal

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2
Q

What do you need for an inspection

A

Phone
Camera
Tape measure/laser
Plans, TS and other supporting information
PPE - High vis, Steel toe capped boots, gloves, goggles and hard hat
Pen and paper, dictaphone or ipad

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3
Q

What considerations do you have for the Immediate area

A

Location, local facilities, public transport, business vibrancy
Contamination, environmental hazards, flooding, high voltage power lines, electricity substations
Comparable evidence, local market conditions, agents boards

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4
Q

What considerations do you have for the external area

A

Construction
Repair and condition of the exterior (roof downwards)
Car parking, access, loading arrangements
Defects/structural movements
Site boundries - OS map or title plan
Ways to date building - ask client, researching the date of plannining consent, land registery, local historical records, architectural styles

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5
Q

What considerations do you have for the internal area

A

Layout and specification
Repair and maintenance
Defects
Services - age and condition
Stat compliance - asbestos, building regs, H&S, Equality act 2010. fire safety and planning
Fixtures and fittings and improvements
Compliance with lease obligations

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6
Q

What are the different purposes for inspection

A

Valuation for valuation influencers
Property management for policing the leases
Agency for maketability issues

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7
Q

What can impact a valuation

A

location, tenure, aspect, form of construction, defects, current condition, occupation details

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8
Q

What to check during a prop man inspection

A

the lease compliance, stat compliance, state of the building, requirements for repairs/redecoration,

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9
Q

What to consider during agency inspection

A

condition of building, repair and maintenance, stat compliance, services, presentation of the accommodation and flexibility of accommodation, marketability

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10
Q

What are the four different foundations

A

Trench and strip footings - residential for walls and closely spaced columns
Raft/slab foundation - lightweight structures for sandy soil conditions
Piled - for less good load bearing conditions/high loads
Pad - under individual or groups of columns to spread load

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11
Q

What are the types of brick constructions

A

Solid wall - you will see the different sides of brick - header (shorter side) and slider (long side)
Cavity wall - 2 layers of brick tied together with metal ties- cavity may be filled with insulation - all bricks slider side and look for air brick.

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12
Q

What is efflorescence

A

white marks of salts in the brick. chemical reaction between water and the natural salts. Not usually a problem

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13
Q

what is Spalling

A

this is damaged brickwork where the surface of the bricks start to crumble due to freeze/thaw action

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14
Q

Shop specifications

A

steel/concrete frame
Services capped off
Concrete floor and no suspended ceiling

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15
Q

Offices specification

A

steel or concrete frame
Concrete frame = more columns and less ceiling height.
raised floors
ceiling height approx 2.6-2.8m
air conditioning and double glazed windows
passenger lifts
1 cycle space per 10 staff and 1 shower per 100 staff
8m2 - 10m2 general workspace density

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16
Q

Types of fit out

A

Shell
Cat A - includes basic finishes to walls, ceilings no fixtures of fittings such as partitions shelving.
Cat b -is fully fitted out to occupiers spec
1 person for 7.5 - 9.25 sq m

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17
Q

Industrial/warehouses

A

Steel portal frame with insulated profiled steel cladding walls and roof
Min 8m clear eaves height
min 30KN/sq m floor loading
5-10% office space and WC facilities
approx site cover 40%
LEd lighting

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18
Q

What is an inherent defect

A

defect in design or materials always present

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19
Q

What is a latent defect

A

defect that couldnt be discovered during inspection

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20
Q

What to do if discover defect

A

take photos
establish cause
inform client
recommend advise from building surveyor

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21
Q

3 common causes of defects

A

movement
water
defective/deterioration

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22
Q

Movement = What is subsidence

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A

Downward movement of building foundation due to loss of support

23
Q

Movement = What is heave

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A

expansion of the ground beneath part or all of the building. Caused by tree removal and subsequent moisture in soil

24
Q

Movement = Horizontal cracking in bricks

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A

Cavity wall tie failure

25
Movement = what is shrinking
Occurs in new plaster work during the drying process
26
Other crack causes
differential movement such as settlement cracks or thermal expansion/movement
27
Damp = wet rot
damp and timber decay - signs wet and soft timber, high damp meter visible fungal growth and musty smell
28
Damp = dry rot
caused inside by fungal attack. signs include fungal across wood in fine and fluffy strands and large often orange mushroom like fruiting. Strong smell and red spores, cracking paintwork and crumbling dry timber. Can destroy timber and masonry
29
Damp = rising damp
usually stops at 1.5m above ground
30
Condensation
caused by lack of ventilation and background heating. signs include mould and steaming water on inside of window
31
Other damp issues
caused by leaking plumbing air conditioning units/pipework
32
Common building defects for period residential/office/shop buildings
dry rot, wet rot, tile slippage on roof, death watch beetle, damp penetration at roof and ground floor, water ingress around door and window openings and structural movement
33
Common building defects for modern industrial buildings
roof leaks, damaged cladding pannels, cut edge corrosion, blocked valley gutters, cracking in brick work
34
Common building defects for modern office buildings
damp penetration at roof or ground level, water damage from burst pipes or air conditioning, structural movements, damaged cladding, cavity wall tie failure and efflorecence
35
What is the key legislation for contamination
Environmental Protection Act 1990
36
What is the guidance note for contamination
RICS Guidance Note Contamination, the Environment and Sustainability 2010 3rd edition
37
What is the contamination general principle
the polluter or landowner pays for remidation
38
What does a desk top study consider
previous use of site local history planning register
39
what are the signs of contamination
evidence of chemicals, oils, oil drums, subsidence, underground tanks and bare grounds
40
what are the 3 typical phases of investigation
review of site history - desk top study/inspection Investigation with soil samples Remediation report
41
What will a remediation report include
remedial options with design requirements and monitoring strategies
42
What is Land Remediation Relief
form of tax relief for contaminated land. Coy can claim 150% corporation tax deduction for remediating contamination of Japanese Knotweed
43
Signs of deleterious materials
brown staining on concrete and buildings
44
What are deleterious materials
High alumina cement Woodwool shuttering Calcium Chloride
45
What are hazadous materials
asbestos lead piping/paint Radon gas recommend specialist reports, check asbestos reports/register
46
What is Japanese Knotweed
Plant that damages hard surfaces such as foundations and tarmac
47
Japanese Knotweed facts
Hard to control, costly to remove, specialist company must remove and dispose of it. Property lenders may refuse loan if present/nearby
48
How to detect Japanese Knotweed
purple/green hollow stemmed, heart shaped leaves
49
What is the RICS guidance paper
RICS information paper on Japanse Knotweed and Residential Property, March 2022
50
purpose of RICS information paper on Japanse Knotweed and Residential Property, March 2022
address both the finding and provide guidance on market informed industry best practice
51
What is the Japanese Knotweed act
Wildlife and Countryside Act 1981 - allowing it to spread is a criminal offence
52
Penalty are the fines
Magistrates court = Max £5,000 and/or 6 months prison Crown court = unlimited fine or 2 year prison or both Local authorities fines £2,500 pp £20,00 organization if ignored
53
What is the key case for Japanese Knotweed
Williams v Network Rail Infrastructure Ltd 2018 - Network rail liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of neighbors property

APC (18 decks)

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