Inspection

Question 1

What is the suggested 4 step process when undertaking an inspection?

Answer 1

1. Consider your personal safety - know your firm’s H&S policy
2. Inspection of the local area
3. External inspection
4. Internal inspection

Question 2

What should you take on an inspection?

Answer 2

• Mobile phone
• Relevant PPE
• Laser disto
• Files, plans, any relevant documents
• Note pad and paper

Question 3

What should you consider in the immediate area?

Answer 3

Location - proximity to public transport, local facilities and business vibrancy

Environmental factors - contamination, flooding, sub stations, power lines

Local market - comparable estates, agent boards

Question 4

Talk me through an external inspection

Answer 4

• Consider method of construction
• Repair and condition of the building
• Parking / access / loading
• Defects or movement
• Check site boundaries

Question 5

Talk me through an internal inspection

Answer 5

• Layout and spec
• Repair
• Defects
• Services
• Statutory compliance - asbestos, H&S, Equality Act
• Fixtures / fittings / improvements
• Compliance with lease obligations (if occupied)

Question 6

What are the different purposes for inspection?

Answer 6

• Agency (what impacts marketability)
• Valuation (anything impacting value)
• Property management (occupied - lease compliance, non-occupied - condition, security, statutory compliance)

Question 7

What are the 4 types of foundation?

Answer 7

• Trench - used in resi, for walls or closely spaced columns
• Raft - slab foundation to spread load of lightweight structures
• Piled - concrete cylinders in ground
• Pad - slab under columns to spread load

Question 8

What are the forms of brickwork?

Answer 8

Solid Wall - solid brickwork incorporating different patterns (header and footer)

Cavity wall - two layers of brickwork filled with insulation and tied together (often with weep holes)

Question 9

What is the institutional spec for a shop?

Answer 9

• Steel or concrete frame
• Services capped off
• Concrete floor and exposed ceiling
• Shell condition ready for shop fit out

Question 10

What is a stretcher and a header?

Answer 10

Stretcher - brick laid horizontally with long side of brick exposed

Header - brick laid flat with the short end of the brick exposed

Question 11

What is the institutional spec for offices?

Answer 11

• Steel or concrete frame
• Full access raised floors with floor boxes
• Ceiling height of 2.8m
• 300-500 lux of daylighting
• A/C and double glazed windows
• Passenger lifts
• 1 cycle space per 10 staff and 1 shower per 100 staff
• Workspace density 1 person per 10 sq. m

Question 12

What is the institutional spec for a warehouse?

Answer 12

• Steel portal frame construction with insulated profile steel cladding
• 8m eaves
• 30kn sq/m floor loading
• Full height loading doors
• 3-phase power
• 10% office content
• Site cover of 40%

Question 13

What air con systems are there?

Answer 13

• VAV - variable air volume
• Fan coil
• VRV - variable refrigerant volume
• Static cooling

From Jan 2015 - R22 refrigerant systems is illegal

Question 14

What are the type of fit outs?

Answer 14

• Shell and core - common parts of building completed, office areas are ready for fitout
• Cat A - ready for fit out
• Cat B / Cat A+ - complete fit out to the occupier’s requirements e.g offices, IT etc.

Question 15

What is an inherent defect?

Answer 15

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

Question 16

What is a latent defect?

Answer 16

A fault to the property which could have not been discovered by a reasonably through inspection

Question 17

What would you do if you found a defect on-site during an inspection?

Answer 17

1. Take photos
2. Try to establish the cause whilst on site
3. Inform your client
4. Recommend specialist advice from a building surveyor or structural engineer

Question 18

What are the 3 main causes of defects?

Answer 18

1. Movement (subsidence, heave, cracking)
2. Damp (dry rot, wet rot, rising damp)
3. Defective building materials

Question 19

What is subsidence?

Answer 19

The vertical downward movement of a building foundation caused by the loss of support

Can be caused by changes in the underlying ground conditions

Question 20

What is heave?

Answer 20

The expansion of the ground beneath the building

Can be caused by tree roots or moisture build up in the soil

Question 21

What is wet rot?

Answer 21

Caused by damp and timer decay

Signs include:
- wet and soft timber
- high damp reading
- fungal growth
- musty smell

Question 22

What is dry rot?

Answer 22

Caused inside by fungal attacks

Signs include:
- Fungus
- Cracking paintwork
- crumbling or cracking of timber

Question 23

What is the key bit of statutory legislation relating to Contamination?

Answer 23

Environmental Protection Act 1990

Question 24

Talk me through the RICS guidance on Contamination?

Answer 24

RICS Guidance Note ‘Contamination, the environment and sustainability’ 2010

• Surveyors must understand obligations, responsibilities and comply with the law
• Polluter or landowner pays for remediation
• Desk top study consider the previous use of the site, local history, planning etc.

Question 25

What are the causes and signs of contamination?

Answer 25

Causes:
- heavy metals
- radon and methane gas
- diesel and oil
- chemicals

Signs:
- oil spills
- subsidence
- underground tanks
- bare ground