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APC Revision > Inspection > Flashcards

Inspection Flashcards

1
Q

What is the four-step process when inspecting a property?

A
  1. Consider your personal safety - know your firms H&S procedure for a site inspection.
  2. Inspection of the local area.
  3. External inspection.
  4. Internal inspection.
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2
Q

What should you take on a inspection?

A

Mobile phone
Camera
Plans
PPE
Tape measure
Pen and paper

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3
Q

What should you consider when looking at the immediate area?

A

The location, local facilities, school, public transport
Contamination, HV, flooding, substations
Comparable evidence/ local market conditions/agents boars

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4
Q

What should you look for on an external inspection of a property?

A

Method of construction
Car parking
access
defects/structural movement
Check boundaries using OS map and title plan
Ways to find the date of the building is through planning consents, build reg approval, land registry, historical records

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5
Q

What should you look for on an internal inspection?

A

Layout and spec
services
repair and maintenance
defects
statutory compliance i.e. asbestos, building regs, health and safety, equality act 2010
fixtures and fittings

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6
Q

What are the difference inspection purposes?

A

For a valuation
For property management
For agency

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7
Q

What are the four common types of foundations?

A

Strip/trench
Raft
Pad
Piled

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8
Q

What is efflorescence

A

It is white marks causing by salts in the brickwork. It is formed when water reacts with the natural salts by a way of chemical process, contained within the construction material or mortar. The water dissolves the salts which are then carried out and deposited onto the surface by the natural evaporation.

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9
Q

What is spalling?

A

Damaged brickwork where the surface of the bricks start to crumble because of freeze/thaw action, after it has become saturated in the winter months.

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10
Q

What are the usual institutional specs for a shop

A

usually steel or concrete frame
services capped off
concrete floor and no suspended ceilings
left in shell condition with no shop front, ready for retailers fitting out works

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11
Q

What are the usual institutional specs for a office

A

usually steel or concrete frame
steel has less columns, and a wider span, whereas concrete is closer span and more columns
check architect drawing if not sure

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12
Q

What are the usual institutional specs for a industrial / warehouse

A

Usually a steel portal frame buildings with insulated steel cladding walls and roof

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13
Q

What is an inherent defect?

A

a defect in the design or a material which has always been present

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14
Q

what is a latent defect

A

a fault to the property that could not have been discovered by a reasonably thorough inspection of the property

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15
Q

What are the four steps should you do if you identify a defect during your inspection

A
  1. take photos of it
  2. establish what the cause of damage whist on site
  3. inform your client
  4. recommend a building surveyor or if movement, a structural engineer.
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16
Q

What are the common causes of defect?

A
  1. movement
  2. water
  3. defective or deteriorating building materials
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17
Q

what is subsidence?

A

a vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation. Could be a result of changes in the underlying ground conditions.

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18
Q

what is heave?

A

The expansion of the ground beneath part or all of the building. This could be caused by tree removal and the subsequent moisture build up in the soil.

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19
Q

what does horizontal cracking in brickwork suggest?

A

A cavity wall tie failure

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20
Q

When does shrinkage often occur?

A

When the new plasterwork is drying out

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21
Q

What can cause cracks in walls?

A

Movement and thermal expansion

22
Q

What is wet rot?

A

It is a defect which is caused by damp and timber decay. Signs include wet and soft timber, a high damp meter reading, and visible fungal growth and a musty smell

23
Q

What is dry rot?

A

It is a defect caused inside by a fungal attack, known as mycellium, which spreads across the wood in fine and fluffy white strands and large, oftern orange mushroom-like fruiting bodies, a strong smell and red pores, cracking paintwork and cuboidal cracking/crumbling of dry timber. It can destroy timber and masonry.

24
Q

Where does rising damp usually stop?

A

1.5m above ground level.

25
Q

Why is condensation caused?

A

By a lack of ventilation and background heating. Signs include mold and streaming water on the inside of the window or walls.

26
Q

What else can damp be caused by?

A

Leaking plumbing

27
Q

What are the common building defects of a period resi/shop or office?

A

Dry rot, wet rot, tile slippage on the roof, structural movement, water ingress around the door or windows

28
Q

What is a common building defect in modern industrial buildings?

A

roof leaks around roof lights, damaged cladding, blocked valley gutters, water damage from poor guttering or burst pipe and settlement/cracking in brickwork panels

29
Q

What are common building defects in modern office buildings?

A

Damp penetration at roof and ground floor level, water damage from burst pipes and air-con, structural movement, damaged cladding, efflorescence and poor mortar joins in brickwork.

30
Q

What is the key legislation for contamination?

A

Environmental Protection Act 2010

31
Q

What is the RICS guidance note called for contamination?

A

‘Contamination, the environment and Sustainability’ 2010

32
Q

What does the Guidance Note ‘Contamination, the Environment and Sustainability’ 2010 include?

A
  • That surveyors must understand their obligations, know their responsibilities and comply with the law
  • The general principle is that the polluter or the landowner must pay for the remdediation
  • A desktop study considers the previous use of the site, local history, planning register.
  • suggest a specialist report if there are any concerns of contamination on site.
33
Q

What are the common causes of contamination?

A

Heavy metals, radon and methane gas and diesal/oil/chemicals

34
Q

What are the signs of contamination?

A

Chemicals, oils, oil drums, subsidence, underground tanks, bare ground etc

35
Q

What are the three phases of investigations

A

Phase 1 - desktop study and site inspection
Phase 2 - Investigation to identify the nature and extent of contamination, using intrusive bore holes.
Phase 3 - Remediation report setting out remedial options

36
Q

When approached to value a site with contamination, what should you do?

A
  • Do not provide any advice until a specialist report is commissioned
  • Caveat the advice with an appropriate disclaimer highlighting the issue/use of a special assumption
  • Deduct the remediation costs from the gross site value
37
Q

What % of tax relief does the Land Remediation Relief (LRR) allow?

A

150%

38
Q

what is a clue to potential problems with deleterious material

A

it has brown staining on: concrete, concrete frame buildings, as well as in modern buildings

38
Q

What is deleterious material

A

can degrade with age causing structual problems

39
Q

What examples of deleterious materials are there?

A
  • RAAC (Reinforced autoclaved aerated concrete)
  • High alumnia cement
    -Woodwool shuttering
  • Calcium Chloride
40
Q

What is a hazardeous matieral and what examples are there of it?

A

Harmful to health, asbestos, radon gas, lead piping/paint

41
Q

What is included in a asbestos register?

A
  • all known and presumed ACMs in your buildings
  • the type of ACM
    how much asbestos there is and its condition, including dates of the original and last inspection
  • the potential of each ACM to release fibres (a material assessment) and likelihood of disturbance (a priority assessment) during the day-to-day running of the building
  • where asbestos is presumed to be located if the surveyor has been unable to access areas (these locations should be kept to a minimum)
42
Q

What is Japanese Knotweed?

A

It is an invasive plant which can damage hard surfaces such as foundations and tarmac
it is not easy to control, costly to eradicate and a specialist company must remove and dispose of it. It causes great concern to property lenders who may refuse a loan if it is present or nearby to a property

43
Q

What does Japanese Knotweed look like?

A
  • Purple/green hollow stemmed with green leaves
44
Q

How do you dispose of Japanese Knotweed?

A

A specialist company will dispose of it legally by using a chemical treatment, digging it out and removing it from site to a licensed landfill site in accordance with the Environmental Protection Act 1990.

45
Q

What is the professional note called on Japanese Knotweed?

A

RICS Professional Standard - Japanese knotweed and residential property, 2022

46
Q

What does the RICS Professional Standard - Japanese knotweed and residential property, 2022, set out?

A

Updated to address both the findings and provide guidance based on market informed best practice. It ensures RICS members provide the best advice to users of valuation and condition reports. It contains a decision tree based on risk level to valuers to determine the approach. Still straightforward approach.

47
Q

What act governs Japanese knotweed in terms of fines etc?

A

Wildlife and Countryside Act 1981

48
Q

What are the fines to allowing Japanese Knotweed to spread?

A

A magistrates court has impose a max fine of £5,000 or max prison sentence of sixth months.
Crown court can impose an unlimited fine or a max prison sentence of two years or both.

49
Q

What can LPA’s grant?

A

Community Protection Notices (CPN) and fines up to £2,500 per person (£20,000 for an org) if landowners ignore it, do not control it, or allow growth onto adjoining land.

50
Q

What other invasive plants are there?

A

Hogweed and Himalayan Balsam

51
Q
A

APC Revision (13 decks)

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