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APC > Inspection > Flashcards

Inspection Flashcards

1
Q

Process

A
  1. Consider Personal Safety and Prepare before attending.
  2. Inspection of local area – location, situation, and aspect.
  3. External Inspection
  4. Internal Inspection
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2
Q

Different Inspection Purposes

A

Valuation – understand all the factors which can influence value.
Property Management – check statutory/lease compliance, state of the building, repair and maintenance issues, occupier details.
Agency – understand all the factors which influence marketability.

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3
Q

Foundations

A
  • Trench/strip footings – residential with closely spaced columns.
  • Raft – slab over whole site – spread load – lightweight structures.
  • Pile – reinforced concrete cylinders, high loads.
  • Pad – slab foundation system so column load spread evenly.
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4
Q

External Inspection

A
  • Method of construction
  • Repair and condition
  • Defects/structural movement
  • Date of the building
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5
Q

Internal Inspection

A
  • Layout and specification
  • Repair and maintenance
  • Services age and condition
  • Compliance with lease
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6
Q

How would you assess the age of a building?

A
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7
Q

Brickwork

A

Solid Wall – normally at least one brick thick. Different patterns.
Cavity Wall – two layers with gap (may be filled), no headers.
Bricks: Stretcher/Header e.g., Flemish bond (way brick is facing).
Efflorescence – white marks made by hydroscopic salts in brick work.
Spalling – Damaged brickwork where surfaces crumble because of freeze/thaw action after being saturated in the winter months

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8
Q

Air conditioning

A

VAV – Variable Air Volume - High capital cost / flexible
Fan Coil – 4 pipe - low capital cost / higher maintenance
VRV – Variable Refrigerant Volume - low cost/higher maintenance
Static cooling – chilled beam - natural approach less flexibility.
Mechanical Ventilation – fresh air moved around the building.
Comfort Cooling – simple form of cooling system.
R22 – replacement of low temp refrigerant R22 is illegal from 2015.

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9
Q

Fit Out

A

Shell and Core – common parts completed; office floors left as shell.
Cat A – to Grade A specification Cat B – occupiers’ requirements.
Typical space allowance is appox. 1 person for 7.5-9.25 sqm.

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10
Q

Shop Spec

A
  • New – steel / concrete frame, services capped off.
  • Concrete floor, no suspended ceiling.
  • Shell condition – no shop front, ready for retailers fitting out.
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11
Q

Office Spec

A
  • Full access raised floors with floor boxes.
  • 2.6m-2.8m approx. ceiling height.
  • Ceiling void-350mm, raised floor void – 150mm.
  • Max opportunity for daylighting 300-500 lux average.
  • Floor loading-2.5-3.0 kN/sqm, 1.2kN/sqm for partitioning.
  • Air conditioning, double glazing, passenger lift.
  • 1 cycle space per 10 staff, 1 shower per 100 staff.
  • 8m2 to 10m2 general workspace density.
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12
Q

Office Frame

A

Steel – less columns, wider span between columns
Concrete – more columns, lower floor heights, shorter span between columns. Check architects’ drawings if cannot see on site.
Institutional Spec (British Councils Guide to Office Spec, 2023)

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13
Q

Industrial/Warehouses Specification

A
  • Min. 8m clear eaves height, 10% roof lights.
  • Full height loading doors (electrically operated).
  • Min 30kN/sqm floor loading.
  • Plastic coated steel profiled cladding with walls to appox. 2m.
  • 3 phase electric power (415 volts).
  • 5-10% office content and WC facilities.
  • Main services capped off.
  • Approx site cover – 40%
  • LED Lighting
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14
Q

Industrial Frame

A

Steel Portal frame insulated profile steel cladding walls and roof

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15
Q

Building Defects

A

Start from the roof downwards. Types of defects:
Inherent – always been present.
Latent – fault to the property not easily found on an inspection.
Check if any warranties from contractor and purpose of snagging.
If a defect is spotted: Photos, Cause, Inform, Recommend advice.

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16
Q

Causes of Defects

A
  1. Movement – subsidence, heave, horizontal cracking - cavity wall tie failure, shrinkage cracking, thermal expansion.
  2. Damp – Wet rot, Dry rot, condensation lack of ventilation.
  3. Defective – Period buildings: tile slippage, rot, damp, movement
    Modern buildings: roof leaks around lights, damaged cladding, water damage from burst pipes or poor guttering, structural.
17
Q

Contamination (Environmental Protection Act 1990)

A

Generally, the polluter or landowner pays for the remediation. 3 phases:
1. Review site history – desktop study and site inspection.
2. Investigate to identify nature and extent of contamination.
3. Remediation report setting out remedial options.
Suggest specialist report if there are concerns the site has contamination

18
Q

If instructed to value a contaminated site

A
  1. Do not provide advice until a specialist report is commissioned.
  2. Caveat advice provided with a disclaimer/use of SA.
  3. Deduct remediation costs from the gross site value.
    Land remediation relief (LRR) is up to 150% corporation tax relief for the remediation of derelict sites or those with Japanese Knotweed.
19
Q

Industrial Unit, Wellingborough
LEVEL 2

A

Arranged access with the tenant, ensured it was safe and filled in contact form. Used an inspection proforma which outlines condition, specification, use and took photos saving notes on file.

20
Q

Good industrial spec

A
  • Good esg credentials (e.g. BREEAM rating or EPC)
    • adequate facilities for its purpose so dock level doors, level loading doors, ample car parking, 10% office content (how many dock level doors depends on the size of the unit. For say a 20,000 sq ft Id expect there to maybe be 2 dock and a level for example)
      yard depth
21
Q

Residential Inspections, Preston
LEVEL 2

A

Residential recently completed properties. Planned route on google maps and used the CBRE Tour App. Asked the site lead for current sales info and verified this post inspection.

22
Q

Selsdon Way, Residential, Crossharbour
LEVEL 3

A

Residential development site for valuation purposes. Nearing completion. Reviewed comparables in vicinity
Macro location is the wider geographical area, i.e. submarket.
Micro location is the immediate vicinity and surrounding area.

23
Q

Development Asset, Leeds, PBSA
LEVEL 3

A

Carlton Hill secured lending, development was behind schedule as rooms unpainted and unfurnished. Asset needs to PC for 2022/23 September otherwise loss of earnings incurred, impact Market Value.

24
Q

What would you wear?

A
  • hard hat
  • clear eye protectors
  • gloves
  • hi vis
  • boots

APC (11 decks)

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