Inspection Level 2 Flashcards
What was your High Street retail inspection, Twickenham?
Boots
What was in your desktop risk assessment?
Yes, as per Surveying Safely and company guidelines
Identified hazards – run over, falling on wet ground, hit over head
Risk – likelihood
People at risk – visitors
Procedures in place – spoke to manager
Prepare – PPE
Inform at risk parties – visitors
Record and review
What is a goad map?
Map showing occupiers and vacant units
How did you assess the risks?
Considered the site myself and assessed potential dangers, as per my firms H&S policy, this did not require a formal risk assessment but instead to remain pragmatic.
I spoke to the property manager to ascertain the property and potential risks and hazards, and to advise on appropriate PPE.
What risks could there be at a retail unit?
Identified hazards – run over, falling on wet ground, construction being undertaken
Risk – likelihood
People at risk – myself, supervisor, site manager
Procedures in place – spoke to manager and asked if i would need PPE
Prepare – PPE
Inform at risk parties – visitors
Record and review
What obvious defects were you looking out for?
- Movement
- Water
- Defective / deterioration of building materials
Can you explain how you were looking out for one of these defects?
Looking out for rising damp and condensation
Rising damp
- caused my moisture in foundations
- spot by usually 1.5m above ground level, rotten skiting boards, peeling wallpaper
Condensation
- caused by lack of ventilation and heating
- spot by mold or streaming water on the inside of windows
Boots Twickenham
Were there any obvious defects?
No not that myself or my supervisor spotted
Why did you note the structural/non-structural walls?
So that I knew what to include and exclude
and how that might impact value
How did the notes help with the pre-neg report?
I was able to note anything down that might impact value
- Locality
- Demise
- Rental tone
- Comparables
What was your method to identifying any obvious defects?
- Start from the roof and work down in a logical sequence
- An inherent defect is a defect in the design or a material which always been present
- A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection of the property
- Check whether there are any warranties for the building from the contractor and professional team
- Understand the purpose of the snagging a newly built property
If you spotted a defect what FOUR steps would you undertake?
- Photos,
- Establish Cause,
- Inform client
- Recommend advice from a building surveyor or if movement - structural engineer
What common defect might you find in a period building?
tile slippage,
rot,
damp,
movement
What common defect might you find in a modern building?
roof leaks around lights,
damaged cladding,
water damage from burst pipes or
poor guttering, structural.
What was the purpose of the Twickenham inspection?
Rent review
When would you make adjustments for quantum, shape and return frontage?
Quantum: discount for large size compared with smaller units (10%)
Shape: discount for irregular shape/masked areas (eg L shaped ie part of the shop is not seen from the mid point)
Valuation: B1 = A/3
Return frontage increases prominence of the shop (2.5%-10%) addition to value
Frontage to depth: disproportionate frontage to depth ie very narrow front may allow a discount for units that are wider than they are long.
Did you make adjustments for quantum, shape and return frontage?
No didn’t need to
how did you assess the size of discount/allowances?
Comparables/market evidence
What is quantum?
Size
Why is it important to know of any vacant units beforehand?
Can ring agents for comparables
Gives you an idea of demand in the area
What was your PBSA example?
Sandhills
Sandhills
Did you have another considerations of the inspection because it was for loan security purposes?
- would need to consider any risk and considerations to economic lift of the property
examples: - defects
- contamination - how it might impact future marketability (suggest specialist report)
- fire safety - cladding
- deleterious materials
- hazardous materials
