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Inspection Flashcards

(142 cards)

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1
Q

What are the purposes of inspection?

A

Rent reviews and lease renewals - check for any improvements or damages

Valuation - to understand factors that can influence the value such as location, aspect, condition

purchase or sale - to check the condition of the property, access, car parking, location etc.

Property management - lease compliance, statutory compliance, defects, occupational details, landscaping, security.

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2
Q

What is the prime driver of value for offices?

A

Specification

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2
Q

According to VPGA 8, what matters can impact the markets perception on value?

A

A. Surrounding area, communications and facilities 

B- Characteristics of the property (age, construction)

C- Characteristics of the site (natural hazards: flooding, non-natural hazards: Contamination)

D- Potential for redevelopment or development

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3
Q

According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact a valuation? 

A

Contamination, flooding, asbestos, invasive non-native species, solar farms, windfarms, radon gas affected areas, poor EPC

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4
Q

What needs to be completed before visiting a premises or site? 

A

Pre-assessment of hazards and risks likely to be encountered  

If there is a requirement for PPE  

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5
Q

What matters need to be considered before visiting a premises or site? 

A

Travel, lone-working, condition of property, occupation, dangerous substances, diseases, access equipment, PPE, weather conditions, documentation (Previous inspection records).

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5
Q

What matters should be considered during the site inspection? 

A

Structural stability

Sharp objects

Slip/trip hazards

Contamination

Weather conditions

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6
Q

What are key signs of structural instability that should be looked for on inspection? 

A

Leaning/buldged walls, rotten beams and columns, corroded metal fire escapes/balconies 

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7
Q

What timbers, glass and sharp objects should be looked out for on inspection?  

A

Rotten and broken floors, projecting nails and screws, loose window glazing, broken glass 

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8
Q

What are examples of unsafe atmospheres that should be considered during inspection?

A

Confined spaces with insufficient oxygen, rotting vegetation, stores containing flammable materials, excessive mould or fungi, insecticides/herbicides/fungicides

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9
Q

How should the risk of falls from height be assessed when working on site? 

A

Using safety tested ladders, MEWPs, scaffolds and access towers, working in pairs. Sufficient RAMs needed and PPE should be worn at all including safety harnesses if needed

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10
Q

What are some examples of hidden traps, ducts and openings that you may come across on inspection? 

A

Lift shafts, manholes 

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11
Q

What are the risks associated with other people or animals that may be encountered on property inspections? 

A

Squatters, trespassers, dogs or aggressive tenants  

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12
Q

What items would you take with you on an inspection? 

A

Phone with camera, tape measure, laser, file with plans and other supporting documentation, PPE, notebook and pen 

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13
Q

What considerations should be made when undertaking an external inspection? 

A

Location, public transport, contamination, flooding, comparable evidence, local market conditions, method of construction, car parking, repair of exterior 

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14
Q

How can the age of a building be assessed? 

A

Ask the client, research planning, land registry, architectural style

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15
Q

What safety equipment might you have with you? 

A

Mobile phone, steel toe capped boots, hard hat, high vis jacket

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16
Q

Property management VS Valuation inspection?  

A

PROPERTY MANAGEMENT: Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues  

VALUATION: Location, tenure, form of construction, defects, condition, occupation details  

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17
Q

What legislation covers inspections? 

A

Health and Safety at Work Act 1974 

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18
Q

What equipment do you take out on property inspections? 

A

Phone with camera

Laser disto/tape measure

PPE; high vis jacket

Pen and paper 

Plans of the property

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18
Q

What protection could the tenant seek under Leasehold Property (Repairs) Act 1938? 

A

A tenant can apply to the court for protection against a landlord’s Section 146 notice for disrepair, provided the lease is for more than 7 years and has more than 3 years remaining. The court can delay, reduce, or even prevent enforcement of the repair obligations to protect the tenant from excessive or unnecessary costs

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19
Q

How could the Landlord get around the protection under the Leasehold Property (Repairs) Act 1938? 

A

A landlord can serve a Section 146 notice during the last 3 years of the lease. The Act only applies when more than 3 years remain, so tenants can’t seek relief under it once the lease enters its final three years.

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20
Q

What are the organisational responsibilities in RICS Surveying Safely (2018)?

A

Management process designed to identify foreseeable risks and reduce the risks identified – i.e. have a H&S policy 

Clear lines of accountability for H&S management 

Training and information provided on H&S 

Process to manage contractors and services 

Have appropriate insurances 

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20
Q

 What are the individual responsibilities in Surveying Safely 2018? 

A

Undertake Risk Assessments 

Ensure H&S policies and procedures are practiced effectively 

Recognise their competence 

Understand the risks associated with relevant tasks 

Responsible for their own and others’ H&S 

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21
Please can you tell me the 4 stages/types of inspection? 
Desktop enquiries   Location inspection   External inspection  Internal inspection  
22
What do you look for during external inspection?
Signs of forced entry or illegal squatters   Poor state of repair  Hazards EG smashed glass or Japanese knotweed  
23
What do you look for during internal inspection? 
Correct T in occupation  State of repair  Hazards / sharp objects   Lease compliance  Any alterations
24
Can you install an advertising board on a listed building? 
No, cannot alter the external appearance of a listed building 
25
What is a GOAD PLAN?
A GOAD Plan is a retail-focused street map showing unit layouts, occupiers, and access points
25
You refer to Workman's Lone Working Policy - what is detailed in this?  
Risks and potential hazards presented by lone working (i.e. violence) Line manager responsibility (training records kept) Lone worker responsibility (take reasonable steps to ensure H&S) Risk assessment of lone workers. (Employee, location, work activity)
26
Have you ever inspected for fit-out works? what would you look out for? 
Equality Act 2010 compliance  Building regulation compliance  Ensure that works have been carried out in accordance with the Licence to Alter  Good condition of works to protect landlord interest  No structural damage 
27
How does Workman's lone policy relate to RICS guidance? 
It adheres to the RICS Professional Standard Surveying Safely, 2nd Edition (2018) Pre-assessment  Ensure phone is charged Diarize inspection  Let colleagues know 
28
When a T takes on a lease how would you ensure it remains in a good state of repair? 
Implement a schedule of condition.
29
What is the risk control hierarchy?
Elimination - redesign so hazard is removed  Substitution - replace with a less hazardous material or work  Engineering controls - Use tools to control and prevent  Administrative controls - use procedures to control and prevent
30
Please could you outline the recommendations contained within the RICS ‘Surveying Safely’ publication which you have adopted in your work. 
Carry out a risk assessment before visiting a site  Checking with the building / site manager whether or not I will need PPE  Take a charged phone with me  Diarise the inspection  Notify my colleagues, telling them my ETA and when I intend to return to the office/home Be aware of the firm’s panic phrase  Sign in/out of a construction site 
31
What would you do before undertaking an inspection of a tenanted property? 
Review lease  Give proper notice to the tenant  Analyse all relevant information  Take necessary PPE
32
What is Surveying Safely?
Refers to the RICS Professional Standard Surveying Safely, 2nd Edition (2018) Lays out basic, good practice H&S principles for RICS Members and regulated Firms Introduced the ‘safe person’ concept.
33
You’ve stated you’re familiar with RICS Surveying Safely, what does that advise on lone inspections? 
Not ideal to go alone to vacant properties  Put inspection in Outlook diary and list full address of property and ETA of arrival/departure  Lone worker to confirm when they leave and arrive back to office/home  If emergency: contact manager/colleague who knows you're on site, if not then contact site staff member and/or security firm used by that site 
34
Can you name sections of Surveying Safely? 
Health and Safety requirements of firms and individuals   RICS members places of work Assessing Hazards and Risks Occupational hygiene and Health Visiting premises or sites Fire Safety Fire Safety Checks  Contractor Management   Residential section  
35
What frequency do you inspect your tenancies, and how is this determined?  
Dependent on:  Insurers requirements  Client requirement (agreed in the PMA) Workman requirements (Usually quarterly for Service Charge properties and Annually for FRI)
36
Explain a key issue raised by RICS Surveying Safely 2nd edition? 
RICS considers the concept of a 'safe person' to mean that each individual assumes individual behavioural responsibility for their own, their colleagues' and others' health and safety while at work.
37
What is radon? 
Natural, radioactive, odourless and tasteless gas  Low levels in outside air but collects in enclosed places like buildings  
38
What is the risk of radon exposure? 
Long term exposure increases risk of lung cancer 
39
How is radon mitigated in buildings? 
Radon sump Improved ventilation 
40
Name some common Asbestos Containing Materials?
Insulation lagging, insulation boards, cloth in fire blankets, cladding, ceiling linings 
41
What is a deleterious material?
A deleterious material is any building material or substance that, over time, can cause damage to the structure, pose a health or safety risk, or adversely affect the performance or value of a property
42
Name some deleterious materials.
High alumina cement Lead-based paint Calcium chloride in concrete Urea formaldehyde foam insulation
43
What is high alumina cement, and what is its risk? 
fast-setting and high early strength cement that loses strength overtime due to conversion, especially in damp conditions. can become unstable leading to structural failure
44
What is calcium chloride cement, and what is its risk? 
Accelerated the time taking for cement to set, used until 1970s   Caused corrosion to embedded metal  - reinforced cement
45
What is mundic, and what is its risk? 
Mineral mine waste found in Devon and Cornwall  Used as aggregate in concrete blocks up to 1950s  Chemical changes caused concrete to deteriorate  
46
What are the contamination risks that need to be considered on property inspections?  
Asbestos, chemicals, legionella (A/C or water supplies)
47
How can contamination exist at a property?  
Radon gas, methane gas, diesel, oil 
48
What are contamination signs that a surveyor should look out for? 
Oil, evidence of chemicals  
49
What are three typical phases of investigation for contamination? 
Review site history, investigate to identify extent of contamination (can take soil samples), remediation report setting out options and monitoring  
50
When instructed to value a contaminated site, what approaches should be considered? 
Do not provide advice until received specialist report, caveat advice with appropriate disclaimer highlighting assumptions, deduct remediation costs from gross site value  
51
What is Land Remediation Relief? 
Form of tax relief that applies to contaminated or derelict land in the UK  
52
What are hazardous materials? 
Materials that are harmful to health 
53
What are signs that deleterious materials are present?  
Brown staining on concrete  
54
What should you do if you discover hazardous materials on inspection? 
Recommend specialist report and make appropriate assumptions as required  
55
What should you do if you discover asbestos? 
Check asbestos register to confirm it is on record, if not then instruct asbestos survey   If undisturbed, then does not need to be removed    
56
What is Japanese Knotweed? 
an invasive non-native plant species in the UK, known for its aggressive growth and extensive root system that can damage foundations, drains, and hard surfaces.
57
What does Japanese Knotweed look like? 
Purple stems, green leaves, white flower produced in late summer and early autumn  
57
Why is Japanese Knotweed a concern for property owners and managers? 
Difficult to control, expensive to eradicate (need specialist), damages hard surfaces, foundations and tarmac  Lenders may refuse a loan if it is present at the property  
58
What are consequences of letting Japanese Knotweed spread? 
Criminal offence under Wildlife and Countryside Act 1981  Local Authority can issue Antisocial Behaviour Order (ASBO) and fines
59
What are invasive species that property owners and managers should be aware of? 
Japanese Knotweed, Hybrid Knotweed 
60
What RICS publication relates to asbestos?  
(RICS Professional Standard Asbestos 2021) Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021 
61
What RICS publication relates to Japanese knotweed? 
RICS Professional Standard: Japanese Knotweed and Residential Property, 1st Edition 2022 
62
When was Asbestos outlawed? 
1985 - Blue & Brown  1999 - White 
63
How would you undertake a contamination survey? 
I would not be competent to undertake such a survey  If I suspected contamination from an inspection, I would take a photo, note any details, and notify my Client recommending a competent professional is instructed to review.
63
Flemish v English Bond brickwork? 
Flemish = stretchers and headers alternate in each course of bricks  English = stretchers in one course, headers in next course  
64
How thick is a solid brick wall? 
230mm or 9 inches wide 
65
What is a solid wall? 
Typically two bricks wide, no gaps in between and alternative mix of headers and stretchers   
66
What is a cavity wall? 
Two leaves of brickwork  C.280mm / 11 inches thick with plaster finish   Gap of 50-75mm between two leaves of brickwork   Cavity wall ties in the gap 
67
From external inspection only, how can it be determined if a brick wall is of solid or cavity construction? 
Presence of headers for solid wall, absence of headers for cavity wall  
68
What are cavity wall ties? 
Used to join two leaves of cavity wall together providing additional support   Prevents water from transferring to the outside of the wall  Twist at center means water drips down through cavity  
69
What are the different types of cavity wall ties? 
Butterfly, vertical twist, double triangular  
70
What size is standard brick? 
215 x 102 x 65mm 
71
What size is a standard block? 
440 x 100 x 215mm 
72
What is a rafter and purlin roof? 
Roof constructed with purlins and rafters
73
What are rafters? 
Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam    
74
What are purlins? 
The horizontal beams of a roof that are used for structural support  
75
What is a roof truss?
Structure that consists of wood or steel joined in triangular shape to support weight of roof  
76
What are the different types of roof truss? 
Monopitch, asymmetrical,  or attic truss  
77
What is a building frame? 
Structure in which weight is carried by skeleton or framework  Usually use steel or reinforced concrete  
78
What are the characteristics of a Grade A office?
Located in desirable area New or highly maintained Structures steel or reinforced concrete frame raised floor with 150mm void suspended ceiling with 350mm void 2.6m clear floor to ceiling height lifts HVAC systems, LG7 Compliant lighting BREEAM Rating - excellent excellent DDA, high EPC rating (A or B) car parking cycle racks Gym, lockers, showers   Food court
79
What are the characteristics of a Grade B office? 
Grade A 10-20 years ago  Well maintained   Systems are functional but no longer industry leading  
80
What are the characteristics of a Grade C office? 
Located in less desirable area  Older than Grade A or Grade B   Out of date furnishings and no DDA access   Poor maintenance
81
What are the two main methods of construction of new office buildings? 
Steel or concrete frame   Steel frame - less columns and wider span between columns  Concrete frame - more columns, lower floor heights and shorter span between columns  
82
What are the different types of air conditioning systems? 
VAV (Variable Air Volume) - high cost but flexible   Fan Coil - low cost initially but high running cost   Mechanical Ventilation - fresh air is moved around the building  
83
What is R22 refrigerant? 
Colourless gas used in refrigerant air conditioning   Illegal as it is a greenhouse gas with high global warming implications  
83
What is the difference between comfort cooling and air conditioning? 
A/C filters (conditions) the air whereas comfort cooling just cools it and re-circulates 
84
What is difference between CAT A and CAT B fit out? 
CAT A – fit out of shell and core basic internal framework of the building. CAT B – A finished office space that has been tailored to the exact requirements of the client.
85
What is HVAC? 
Heating, ventilation and air conditioning – all of which can be provided by a HVAC system in a single installation
86
What is a portal frame? 
Type of structural frame with beams supported by columns at either end   Typically spans 15-50m  Roof pitch between 5-10 degrees (6 commonly adopted) Wall and roof cladding: Plastic coated profiled steel sheeting with insulation
87
What is the basic construction of an industrial or warehouse premises?  
Steel portal frame, profile steel cladding  
88
What are the benefits of a portal frame structure? 
Large spaces can be enclosed with little use of material (lower costs)  
89
What is considered optimal site cover for an industrial development?  
40%, as 50% upwards will likely lead to congestion.
90
What is the floor loading requirement for industrial buildings?
Minimum of 30-40KN/sqm
90
What is typical office coverage for industrial properties? 
10% of total floor area  
91
What is the minimum eaves height in an industrial unit?
8 meters
92
What is the typical fit out of industrial properties? 
Roller shutter doors, landscaped to site perimeter, office area may have carpet, heating etc. Some may have dock levellers.  
93
What is a dock leveler? 
Height-adjustable platform used to bridge the difference in height and distance between warehouse floor and vehicle  
94
What is 3 phase power and why is it needed in industrial properties? 
Accommodates higher loads, and lots of electrical equipment needs it i.e. plant and heavy machinery, heating systems, A/C systems and motors/pumps  
95
Describe a typical industrial warehouse? 
Steel portal frame, profile steel cladding, roller shutter doors, concrete screed floor, 10% office space, utility services might be capped off (gas and water), 3 phase electricity in place if Grade A, 40KN per sqm floor loading capacity  
96
What is the Apex point? 
he highest point on a building – top of the roof pitch 
97
What is a typical retail unit? 
Location of paramount importance - prime, secondary, tertiary Modern unit - Rectangle with depth 3-4 times the width  
98
What is the typical specification of new retail units? 
Steel or concrete frame, services capped off, concrete floor, shell condition with no shop front ready for retailers own fit out  
99
Where will brickwork typically crack? 
Along mortar joints and at narrowest section  
100
What is triangular cracking indicative of? 
Lintel failure 
100
What are the 4 types of cracking typically seen in brickwork construction? 
Horizontal line, triangular, stepped, cracking running to floor level  
100
What is horizontal line cracking indicative of? 
Cavity wall tie failure  
101
 What is cracking running down to ground level indicative of? 
Below ground movement  
101
  What is stepped cracking indicative of? 
Structural failure  
102
What are the 4 types of damp? 
Penetrating  Rising   Condensation  Plumbing failure  
103
What are the three causes of rising damp? 
No damp proof course, failed damp proof course, or bridged damp proof course  
104
What is an inherent defect? 
Defect in design or material that has always been present  
104
What is a sign of condensation in a property? 
Black mold growth
105
What is a latent defect? 
Hidden or concealed defect that could not have been discovered during a reasonable inspection   
106
What would you do if you identified a building defect during an inspection? 
Take photo, try to establish cause, inform client, recommend specialist advice from building surveyor or structural engineer  
107
What are the three common causes of defect? 
Movement, water and defective materials 
107
What are the different types of movement? 
Subsidence, heave, cracking and thermal expansion
108
What is subsidence?
The vertical downward movement of a building foundation caused by the loss of support beneath the foundation  
109
What is wet rot? 
Fungal attack that effects timber when it becomes damp - wet, soft timber, visible fungal growth, poor structural stability  
109
What is heave? 
Upward movement of ground beneath foundation
110
What is dry rot? 
Wood decay caused by fungi that spread their spores and destroy the timber as spores continue to germinate and grow into mycelium
111
What are common defects in period residential, office and shop buildings? 
Dry rot, wet rot, tile slip on roof, damp penetration, water ingress around door, structural movement around windows  
112
What are common defects in modern industrial buildings? 
Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work 
113
What are common defects in modern office buildings?
Damp penetration, water damage from burst pipes, cavity wall tie failure, poor mortar joints, damaged cladding, structural movement  
114
What are 4 common forms of foundation? 
Trench/strip footings, raft, piled, pad  
114
Other than building defects, what tenant breaches of covenant are you aware of? 
Breach in user clause  Breach in repair covenant  Breach in alienation provision 
115
What is trench or strip footing foundation, and what are they used for? 
Shallow foundation that avoids bricklaying below ground by filling trench with concrete
116
What is a raft foundation and when are they used? 
Shallow, slab foundation reinforced by concrete slabs of uniform thickness  
117
What is a piled foundation and when are they used? 
Long, slender reinforced concrete cylinders used for large structures  
118
What is a pad foundation? 
Generally shallow, pads support single-point loads like columns and frames  
119
What is efflorescence?  
White marks caused by salts in brickwork
120
What is spalling?
Surface of brick starts to crumble due to freeze/thaw action after it saturated in winter months  
121
How is damp measured? 
Damp meter  
122
How do you identify rising damp? 
Does not go above 1.5m 
123
How do you prevent damp penetration?  
Ensure gutters are cleared of leaves and are in good condition, down pipes are unblocked and correctly linked to drainage points, ensure damp proof course is functional and has not been breached
124
What is the difference between a damp proof membrane and a damp proof course? 
DPM stops damp coming up through the floor  DPC is built into brickwork to stop damp rising up mortar joints  
125
How do you measure eaves height?
Eaves height is measured from the finished floor level (usually internal ground floor slab) up to the underside of the eaves — which is the lowest point of the roof structure where it meets the external wall.
126

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