Inspection

Question 1

What is the four step process of an inspection?

Answer 1

1. Consider personal safety – firm’s H&S procedures.
2. Inspection of local area.
3. External inspection
4. Internal inspection

Question 2

What are the three purposes of an inspection?

Answer 2

Valuation
Property Management
Agency

Question 3

What should you consider when inspection for valuation purposes?

Answer 3

factors that influence value -
Location
Tenure
Construction
Defects
Current condition
Occupation details.

Question 4

What should you consider when inspection for agency purposes?

Answer 4

factors that influence marketability:
Current condition
Repair/maintenance issues
Services
Presentation & flexibility

Question 5

What should you consider when inspection for property management purposes?

Answer 5

policing the lease:
Lease compliance
Statutory compliance
State of building, requirement for repair/decoration
Use & details of occupier

If vacant - any maintenance, safety & security issues.

Question 6

What should you note on an external inspection?

Answer 6

Method of construction
Repair/condition.
Car parking, access, loading arrangements.
Defects/structural movement
Site boundary

Question 7

What should you note on an internal inspection?

Answer 7

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

Question 8

What should you note on an inspection of the local area?

Answer 8

Location, aspect, local facilities, public transport.
Contamination, environmental hazards, flooding etc.
Comparable evidence – local market conditions and marketing boards.

Question 9

What are the four types of foundations?

Answer 9

Trench or strip footings
Raft
Piled
Pad

Question 10

What is a trench/strip footings foundation?

Answer 10

Residential dwellings, for walls and closely spaced columns.

Question 11

What is a raft foundation?

Answer 11

Slab foundation are over whole site to spread load for lightweight structures.

Question 12

What is a piled foundation?

Answer 12

Long and slender reinforced concrete cylinders in the group to deeper strata when less good load-bearing ground conditions.

Question 13

What is a pad foundation?

Answer 13

slab foundation under individual or groups of columns so load is spread evenly

Question 14

What is a solid brick wall?

Answer 14

Use of headers, usually at least one brick thick. Bricklaying patterns such as Flemish bond, to tie together the layers of brick.

Question 15

What is a cavity wall?

Answer 15

Two layers of brickwork are tied together with metal ties and may be filled with insulation. NO HEADERS USED. Cavity tray, air brick or weep holes may be used.

Question 16

What is a stretcher brick?

Answer 16

Stretcher – laid horizontally – long side exposed.

Question 17

What is a header brick?

Answer 17

Header – laid flat – short end exposed.

Question 18

What is efflorescence?

Answer 18

White marks caused by hydroscopic salts in brick work. When water reacts with natural salts.

Question 19

What is spalling?

Answer 19

Damaged brickwork where the bricks start to crumble because of freeze/thaw.

Question 20

What is the institutional spec of an industrial unit?

Answer 20

• 8m eaves, 10% roof lights.
• Min 30kn/sq floor loading
• Steel portal frame with insulated steel
  cladding walls and roof.
• Full height loading doors.
• 3 phase electricity power (415 volts)
• 5-10% office space
• Mains capped off
• 40% site cover
• LED lighting.

Question 21

What is an inherent defect?

Answer 21

A defect in design / material that has always been present.

Question 22

What is a latent defect?

Answer 22

Fault to the property that could not have been discovered by a reasonably thorough inspection.

Question 23

What is snagging?

Answer 23

Process of identifying and rectifying small defects, issues, or imperfections in a new build / refurb.

Question 24

What are the four steps to take if a defect is identified?

Answer 24

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

Question 25

What is subsidence?

Answer 25

Vertical downward movement of foundations due to loss of support beneath foundations.

Question 26

What is heave?

Answer 26

Expansion of ground beneath building. Could be caused by tree removal.

Question 27

What causes horizontal cracking?

Answer 27

Cavity wall tie failure in a brick wall.

Question 28

What causes shrinkage cracking?

Answer 28

New plasterwork during drying out process.

Question 29

What are settlement cracks?

Answer 29

Stairstep cracks can be caused by foundation movements.

Question 30

What is wet damp?

Answer 30

Occurs when water from the outside environment enters the property through external walls, roofs, or windows. High damp meter reading, visible fungal growth & musty smell.

Question 31

What is dry rot?

Answer 31

Caused inside by fungal attack. Strong smell, red spores, cracking paintwork.

Question 32

What is rising damp?

Answer 32

When moisture from the ground rises through the walls by capillary action. Stops around 1.5m above ground level.

Question 33

What are some common defects in industrial buildings?

Answer 33

Roof leaks around roof lights damaged cladding panels Cut edge corrosion (rusting on metal cladding) Blocked valley gutters Burst pipes

Question 34

What are the 3 phases of a contamination investigation?

Answer 34

1. Review site history with desk top study, site inspection & investigation. 2. Identify nature and extent with detailed soil samples. 3. Remediation report – options and monitoring standards.

Question 35

What RICS guidance is there on contamination?

Answer 35

RICS Guidance Note: Contamination, the Environment & Sustainability, 2019 (3rd Edition).

Question 36

What does the RICS Guidance Note: Contamination, the Environment & Sustainability, 2019 (3rd Edition) note?

Answer 36

* Polluter or landowner pays for remediation. * Desk top study – previous use of site, local history & planning register. * Caused by issues such as heavy metals, radon and methane gas and diesel/oil/chemical. * Signs to look out for – evidence of chemicals, oils, oil drums, subsidence, underground tanks, bare ground.

Question 37

What is Japanese Knotweed?

Answer 37

* Invasive plant that can damage foundations and tarmac. * Not easy to control. * Costly to eradicate – specialist must remove. * Great concern to lenders. * Purple/green hollow stemmed with green leaves. * To be disposed of by using chemical treatment, digging out and removing it from site to a licensed landfill.

Question 38

Institutional spec of a retail unit?

Answer 38

Steel or concrete frame Services capped Concrete floor and no suspended ceiling Shell condition - ready for fit out.

Question 39

Institutional spec of an office?

Answer 39

Steel or concrete frame. Full raised floors with floor boxes 2.6-2.8m height Ai con Double glazed windows Shallow plan - 12m-15m Deep plan - 15m - 21m 1 cycle space per 10 staff 1 shower per 100 staff 8m2 to 10m2 workspace density

Question 40

Cat A offices?

Answer 40

Fit out - grade A spec

Question 41

Cat B offices?

Answer 41

Complete fit out to occupier's specific requirement.

Question 42

Common defects for period resi/office/shop?

Answer 42

Dry rot, wet rot, tile slippage, water ingress, structural movement/settlement

Question 43

Common defects for modern office?

Answer 43

Cladding, leaks, structural movement

Question 44

Common defects for industrial?

Answer 44

Roof leaks, damage cladding, cut edge corrosion, water damage from gutter lining, blocked gutters, settlement/cracking.

Question 45

What are deleterious materials?

Answer 45

Degrade with age causing structural problems - e.g. reinforced autoclaved aerated concrete.

Question 46

Hazardous materials?

Answer 46

Cause harm to health - e.g. asbestos and lead piping/paint.