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Core - Elite APC Commercial Real Estate 2021 > Inspection > Flashcards

Flashcards in Inspection Deck (51)
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1

Level 1 Explain a key issue raised by RICS Surveying Safely.

Introduced the safe person concept. -
Each individual
Individual responsibility
For own, colleagues and others health

2

Level 1 How do you ensure you make appropriate access arrangements for inspections? What things would you check before attending site for an inspection?

To notify the tenant (24hrs)
Phone, email
ETA & sign in and out

Read the lease
Floor plans
Title plan if required.
Risks assessment (PPE,?)

3

Level 1 Briefly explain the construction of a recent building you have inspected. What is the size of a brick?

Terraced Georgian style buildings
Brick construction
Casement windows
Rubbed brick arch
Gabled roof

Queen, King, Engineer
225 mm x 112.5 mm x 75 mm (length x depth x height).

4

Level 1 How do you take good inspection notes when on site?

Following the company guide that incorporates;
Walls,
Floors
Lights
Windows
Roof & gutters
DDA compliance
Fire safety
etc

5

Level 1 Tell me about how you would ensure safe working at height / on a site with working machinery.

Height
Working away from unprotected edges
Safe use of scaffolds
Avoid if I possible
Follow on site instruction

Machinery
Avoid unenclosed dangeoru machinery
Get good training before use
Protect hearing
Use correct PPE

6

Level 1 What building characteristics do you look for when inspecting a property?

Age and construction of property
Access to road
Boundaries
Layout & spec
Defects
Statutory compliance
Fixture & fittings - improvements
Compliance to lease oligation

7

What are the usual sizes of floor and ceiling void in a new office building?

ceiling void of 350mm
Floor void - 150mm

8

Level 1 What does Grade A specification mean for an office?

Grade A - best quality, brand new or redeveloped to high spec

9

Level 1 What features would you expect to find in a Grade A specification office? How do office Grade and Category differ?

Full access raised floors
Celing heigh of 2.6 - 2.8m
ceiling void of 350mm
Floor void - 150mm
300 - 500 lux avergae
Floor loading 2.5 to 3.0 kN/sqm and 1.2kN/sqm for partitions
Air conditioning
Double glazed windows
Passenger lifts
Planning grid of 1.5m x 1.5m
Maximum depth of 12m to 15m
1 cycle space per 10 staff and 1 shower per 100 staff
8m to 10m general workspace density


Grade is the quality of the space. Category is the extent of the fit out.

10

Level 1 What is the British Council for Offices?

Forum for the discussion and debate of issues affecting the office sector.

11

Level 1 When was their office guidance last updated? What changes were made?

2019

Reduced NIA per workspace
Increased core elements
Introduced target wall to floor ratio (0.4)
Increased floor to ceiling height on new builds (2.6m - 2.8m) and refurbish (2.45m - 2.8m).
Increased toilet provision to 12.5m per person
Introduced distance to travel to toilet <100m and <40m for wheelchairs
Introduced guidance for floor vibration

12

Level 1 What is the optimum depth of an office to allow for natural light? What eaves height is desirable for an office building?

Maximum depth of 12m to 15m or 15m - 21m
Celing heigh of 2.6 - 2.8m

13

Level 1 What is the normal floor loading for an office building? How would this differ to an industrial / warehouse unit? What is an easement?

Office 2.5 to 3.0 kN/sqm
Industrial -30KN/sq m

Right of one landowner to make use of another nearby piece of land for the benefit of his own land.

14

Level 1 How would you find out about the existence of an easement?

Referring to the title document
Solicitors

15

Level 1 What types of air conditioning would you find in a modern office building? How can you tell if a wall is of solid or cavity construction?

Ask Luke/Sarah. - Comfort cooling

Solid - headers, one brick thick ie Flemish bond
Cavity wall - Fitted with insulation and no headers used - air bricks or weep holes.

16

Level 1 What is a hidden valley gutter?

Gutters where two main roofs meet
Made up of lead, tile or concrete

17

Level 1 What problems can arise because of one? Where does surface water drain into?

valley can get blocked with leafs
Water can get into the roof structure
Down pipes can cause water damage
insufficient fall

Nearby drains into sewer system which goes to rivers and streams.

18

Level 1 How does this compare to foul water? What is a deleterious/hazardous material? Give an example of each.

The foul sewer to sewage works for treatment

Deleterious - prohibited materials (safety, effectveness) - Wood wool
Hazardous materials - substances hazardous to health (managed carefully)- sbestos

19

Level 1 What do dry and wet rot look like? What is rising damp?

Wet rot - wet soft timber with visible fungal growth
Dry rot - fine fluffy white strands, orange mushroom like fruiting bodies, cracking and crumbling timber.

Rising damp - Moisture travels up through the walls, affecting building materials - plaster work, timber etc - up to 1.5m from bottom.

20

Level 1 What is Japanese Knotweed? How would you identify it? Why is it a problem?

It is an invasive plant that can damage hard surfaces such as foundations and tarmac.

Identify it - purple green/hollow stem and green leaves

Hard to control and costly to remove.

21

Level 1 What does the RICS say about Japanese Knotweed? What does the law say about Japanese Knotweed? What are your duties in relation to Japanese Knotweed? How can you treat Japanese Knotweed?

RICS Information Paper on Japanese Knotweed and Residential Property 2015

Wildlife and Countryside Act 1981 -
Allowing to spread
Magistrate -Max fine of £5k and 6 month
Crown court - unlimited fine and 3 years

Environmental protection Act 1990
Needs to be disposed of legally
Chemical treatment
Licensed landfill site

Instructing a specialist company


2019 Science and Technology committee - no greater than other disruptive plants and trees. RICS to update advice to more nuanced approach.

22

Level 1 What is the worst case scenario for Japanese Knotweed damage? How can Japanese Knotweed impact upon value in your experience?

IT damages the foundations of the building and grows uncontrollably.

Some lenders refuse loans. Ask Luke/Sarah

23

Level 1 Can you tell me about any RICS guidance on contamination or environmental risk? What is the general principle relating to contamination?

RICS guidance note " Contamination, the environment and sustainability 2010 3rd edition

Surveyors must:
Understand their obligation
Know their responsibilities
Comply with the law

The polluter or land owner pays for the remediation.

24

Level 1 What signs would indicate that a site is contaminated?

Bare ground, oils, underground tanks, subsidence, oil drums.

25

Level 1 What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)?

It sets out the phases for investigation:
Phase 1: Review of site history - desk top study and inspection
Phase 2: Nature and extent of contamination - soil samples (bore holes)
Phase 3: Remediation report - remedial options (design reqs and monitoring standards)

26

Level 1 Who published the LCRM?

The Environment Agency

27

Level 1 What is an Environmental Impact Assessment? Why and when would you need one?

Environmental assessment is the assessment of the environmental consequences of a plan, policy, program, or actual projects .

Needed - Prior to the decision to move forward with the proposed action

Legal requirement - Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011

28

Level 1 What is radon?

Natural occurring radioactive gas.

Uranium decays into radon.

29

Level 1 Where is radon typically found? How can you reduce radon risk?

In areas with high granite levels. featured in the maps.

Adding additional ventilation bricks
Installing small pump in loft that gently blows air.

30

Level 1 Tell me about what an inherent/latent defect is. Why are building warranties important?

Inherent defect - Always been present
Latent defect - That could not have been discovered by a reasonably through inspection

A building warranty is a comprehensive insurance policy that is provided by a developer to the owner/buyer.