Inspection

Question 1

How do you plan to return to carry out your retention inspection during COVID 19 Lockdown inspection?

Answer 1

1. Check government restrictions nearer the time
2. Check RICS guidance as it has published some already and is constantly updating it.
3. Carry out a risk assessment Consider PPE needed if I could remove the risk.
4. Consider transport Speak to solicitor see if the rectification date can be postponed. Lone working

Question 2

What is the difference between a schedule of condition and a condition survey

Answer 2

difference between a schedule of condition and a condition survey

• The main differences are that a Schedule of Condition is purely a record of the condition of the building to be appended to an Agreement,
• whilst a Condition Survey is prepared to not only show the condition of the building but identify works required, usually with costs to assist in planning maintenance works which may be needed, it may be reviewed and updated.
• schedule of condition may be used to include with a party wall award or at commencement of a lease
• condition survey is often used with planned preventative maintenance regimes

Schedule of Condition

Records the property’s condition at that time

• It is retained to use at a future time to establish the previous condition of the premises
• to include within a Lease to limit a Tenant’s repairing obligations to the condition of the property at Lease commencement.
• or inclusion into a Party Wall Award to clearly document the condition of a neighbouring property before works progress
• sometimes prepared in a simple format, relying predominately on photographs and is known as a Photographic Schedule or
• may be a full schedule of condition which would typically include
• a general description of a property
• a detailed tabular schedule documenting the form of construction and condition of each building element, supported by a photographic record to give evidence.
• • *

Question 3

What would you do pre and during inspection for a dilapidations?

Answer 3

Pre-Inspection

1. Obtain documents
   
   1. Lease, Licenses for alteration
   2. Schedule of condition
   3. Floor plans (ideally fitted out and original)
2. Check if I need to obtain any special advice such as M and E consultant
3. Check any access requirements
4. Arrange the inspection with the site adn put a note in my diary so that my team know where I am.
5. Check site rules, any hazards and access constraints (Examples working in an embassy have to be chaperoned, I’ve also worked in social housing and we had a risk register dangerous dogs and dangerous tenants)
6. Risk assessment

Onsite

1. Dynamic risk assessment
2. Take a charged mobile phone
3. Walk around first if there is time familiarise myself with the layout and orientations.
4. Ask tenant any repairs aware of
5. Methodical approach outside first and then inside, top down and element by element (then looking for causes of defects if it were another inspection)
6. Take photos
7. take measurements with a disto
8. Note down key features of the property and various finishes for each room
9. Note down details of any items requiring repair
10. Consider videoing any items for future reference
11. Inform secretary when inspection completed and home safe.

Question 4

What is the difference between a preaquistition survey and a vendor survey?

Answer 4

• A pre-aquisition survey is usually carried out on behalf of the prospective purchaser/tenant whereas the vendor survey is carried out by the vendor.

Both can be used to help a buyer/prospective tenant decide whether to buy/rent a property but the vendor survey can also be used by a building owner to decide whether to dispose of the asset.

Vendor survey

• A ‘vendor survey’ is a type of pre-acquisition survey commissioned by a vendor for an asset (usually commercial property) which is due to be disposed of.
• The vendor survey is commissioned and funded by the vendor for the benefit of an eventual purchaser.
• Vendor surveys are sometimes also obtained to help an owner understand the condition of a portfolio to select suitable buildings for sale.

A pre-acquisition survey

• Analyses the current conditions, risks and liabilities associated with a property as part of the due diligence process
• Helps a potential lessee or purchasor to make an informed decision before purchasing or investing in a property.
• Eg. Largescale plant nearing end fo life, compulsary purchase Crossrail, combustible cladding.

A Vendor survey’ is

• commonly used to describe a pre acquisition survey commissioned by a vendor for an asset in the divestment stage of its ownership cycle.
• The vendor survey is commissioned and funded by the vendor for the benefit of an eventual purchaser.

Question 5

What is a technical due digligence survey?

Answer 5

• The term ‘technical due diligence’ (TDD) is generally adopted by the industry. Building survey, building condition inspection, pre-acquisition survey or vendor survey are also often utilised.
• Full appraisal of a building. A detailed review of the condition of a building and it’s services
• Can be used throughout the property lifecycle:

1. Acquisition (including financing or refinancing)
2. Occupation and operation
3. Disposal (vendor due diligence)
4. Refurbishment or development.

• Aquisition most common; key risk-management tool to help identify the limitations and opportunities of an investment
  
  • whether significant defects exist in the structure, fabric and services installations (the latter if instructed to be undertaken by a specialist) of the property •
  • whether there are legal implications of the defects or other deficiencies such that the property does not comply with statutory obligations or if there are any illegal works present
  • Risk associated with the tenancies in relation to recovery of capital expenditure and operational expenditure and future reinstatement liabilities
  • Whether the property is suitable for the client’s intended use (if known)
  • whether there are any apparent life safety issues
  • Different opportunities, such as the feasibility of adding an extra floor or conversion of an underused part of a building, may need to be considered.
  • Risk from the environment - flooding

OCCUPAITON

• The report may highlight issues that will cause delay to the client’s occupation, and capital expenditure before and during occupation.
• For example, if repairs are required before the property can be occupied, early awareness will enable the client to:
• program for any delays (this is important where there is time pressure to relocate from another property taking into consideration the fit out required to the new property)
• renegotiate lease liability terms or
• secure capital contributions from the landlord to enable the occupier to undertake the necessary works
• Landlord and tenant issues will need to be resolved from a neutral standpoint.

DISPOSAL

• The primary purpose of a vendor’s technical due diligence survey before a proposed sale is to identify significant physical defects or any statutory non-compliances that may affect the value of the property on the open market.

DEVELOPMENT/REFURBISHMENT

• The role of a TDD process as part of a development or significant refurbishment work feasibility, is to establish the potential risks, opportunities and viability of the development project.
• There is an RICS guidance note released this January 2020 regarding TDD in comemrcial premimses.

ITEMS TO CONSIDER

Fabric

roofs/balconies/canopies • rainwater goods • walls and cladding/facades • windows, doors and joinery • structural frame • substructure/basement • floors • internal walls, ceilings, partitions and doors, including compartmentation for fire safety • finishes • internal and external staircases and • sanitary and welfare facilities.

Services

Externals

Listing.

Obtain all statutory consents, accesibility statements O and ms etc to assist with the inspection.

Question 6

What is a schedule of condition?

Answer 6

Schedule of Condition

1. Records the property’s condition at that time
2. It is retained to use at a future time to establish the previous condition of the premises
3. to include within a Lease to limit a Tenant’s repairing obligations to the condition of the property at Lease commencement.
4. or inclusion into a Party Wall Award to clearly document the condition of a neighbouring property before works progress
5. sometimes prepared in a simple format, relying predominately on photographs and is known as a Photographic Schedule or
6. may be a full schedule of condition which would typically include
7. a general description of a property
8. a detailed tabular schedule documenting the form of construction and condition of each building element, supported by a photographic record to give evidence.

Question 7

Explain a key issue raised by Surveying Safely

Answer 7

1. Lone working- Suzy Lampeurgh

Question 8

What is the size of a brick

Answer 8

225 mm x 112.5 mm x 75 mm (length x depth x height)

Question 9

Can you explain why buildings are listed and what the various grades mean?

Answer 9

• Listing marks and celebrates a building’s special architectural and historic interest, and also brings it under the consideration of the planning system, so that it can be protected for future generations.
• The older a building is, and the fewer the surviving examples of its kind, the more likely it is to be listed

1. Grade I buildings are of exceptional interest, only 2.5% of listed buildings are Grade I
2. Grade II* buildings are particularly important buildings of more than special interest; 5.8% of listed buildings are Grade II*
3. Grade II buildings are of special interest; 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner.

Question 10

Elias questions

Answer 10

Level 1

What would be factored into a reinstatement cost assessment?

What is section 3 of the RICS Guidance Note: Surveying Safely?

What are the different types of specialist inspection techniques and their limitations?

Level 2

Talk me through the process of carrying out a schedule of dilapidations at Unit 215 Centre Court Shopping Centre. How did you ensure that an agreement was made?

Are you aware of the pH levels consistent with rainwater and that within an internal pipework distribution system?

As part of your project at Stoke Lodge, who’s responsibility was it to produce a snagging list at practical completion?

Level 3

As part of your project at Turnpike Lane, Woburn, can you please tell me how you identified the presence of Dry Rot and what you advised to the client to remedy it?

At Orwell House, Fitzrovia, what did you advise the client in respect of remedial works the concrete window sills?

What type of Asbestos survey did you advise your client to carry out as part of your inspection of a 1960s office building?

Question 11

How did you indentify that the property at Turnpike Road was Victorian and what other features are common to Victorian Buildings?

Answer 11

1. Red single brick flemish bond walls (often used patterns, toothing, herrigbone, coloured headers)
2. Cast iron windows in a diamond lattice pattern which were common of estate cottages in the mid I9th-century
3. Plain clay tiled roof
4. Decorative ball and spike finials to the gable of the porch roof
5. tall chimney stacks and evidence of a fire place in every habitable room.
6. Suspended floors with ornate exterior air vents.

Other features

1. Bay windows (three sided projection)
2. tile or slate roof
3. Decorative ridge tiles
4. Mock tudor was popular in this period
5. Queen Ann revival - thick glazing bars and small panes.
6. Gothic style was popular -turrets
7. Sash windows
8. Steep pitched roofs
9. Slate damp proof course.
10. Stained glass
11. Encautic floor tiles hallways and front entrances with geometric patterns
12. Plaques with dates and pictures such as of queen victoria!

Question 12

How would you identify a Georgian property?

Answer 12

The redidential 2 storey town houses Ive worked on have

1. Large timber sash windows, mullined with a 6 over 6 pane design.
2. Brick or stuccoed facades.
3. Some windows were bricked up for window tax
4. They were very symmertrical
5. Slate mandard roof with parapet and box gutters leading to an outlet with a hopper.
6. Dormer windows set into the masnard
7. Grand front doors with pilasters and semi circular window lights.

Question 13

Can you describe Palladian Architecture you saw at woburn abbey

Answer 13

1. Palladian architecture is a European style of architecture that developed from the designs of the Venetian architect Andrea Palladio
2. Italian influenced
3. Very symmetrical on plan and elevation view.
4. values of the classical formal temple architecture of the Romans and Ancient Greeks tympanum and columns (not corinthian - more plain)
5. stone blockwork bevelled.
6. Stone balaustrading milk bottles.
7. Henry Flitcroft and Henry Holland

Question 14

Can you tell me the process of undertaking an inspection?

Answer 14

First I would consider personal safety of myself and any others attending. If safe to inspect I would first inspect the local area before undertaking an external inspection of the property. I would then undertake the internal inspection

Question 15

What are the types of fit out?

Answer 15

Shell and Core - office in shell / common parts complete CAT A - Grade A specification CAT B - Tenant fit out

Question 16

What types of air-conditioning are you aware of?

Answer 16

VAV – variable air volume VRV – variable refrigerant volume Fan coil Comfort cooling Static cooling

Question 17

What types of foundations are there?

Answer 17

Trench Raft Pile Pad

Question 18

What reasons would you undertake an inspection?

Answer 18

Valuation purposes – Establish valuation influencers Property management purposes – Policing the lease Agency purposes – To establish marketability

Question 19

What is the size brick?

Answer 19

215 mm X 102.5 mm X 65 mm

Question 20

What types of wall construction are there?

Answer 20

Solid wall Combines headers and stretchers – i.e. Flemish bond Cavity wall Made up of only stretchers – Tied together with metal ties

Question 21

What steps would you take when undertaking an inspection?

Answer 21

Personal safety Local area External inspection Internal inspection

Question 22

What would you take on an inspection?

Answer 22

Mobile Camera Measuring equipment Plans PPE Pen and paper

Question 23

What would you take into consideration when undertaking an external inspection?

Answer 23

Method of construction Repair and condition Defects/structural movement Site boundaries Access/parking/loading

Question 24

What would you take into consideration on an internal inspection?

Answer 24

Specification Services Repair and maintenance Defects Statutory compliance Fixtures and fittings

Question 25

What reasons would you undertake an inspection for?

Answer 25

Valuation purposes - Valuation influencers Agency purposes - Marketability Property management purposes - Policing the lease

Question 26

What is a piled foundation?

Answer 26

Reinforced concrete cylinders buried in the ground. Used for large buildings

Question 27

What are the two types of slab foundation? When might they be used?

Answer 27

Raft - Slab foundation over whole site Pad - Slab foundation under columns Industrial warehouses

Question 28

What methods of construction are you aware of?

Answer 28

Steel frame Concrete frame Wood frame Masonry

Question 29

What is Japanese knotweed?

Answer 29

This is an invasive plant that can cause serious damage to solid materials including brickwork and concrete.

Question 30

What is the institutional specification of the shop?

Answer 30

Let in shell condition No suspended ceiling Concrete floor Capped off services Frontage not in place

Question 31

What is the institutional specification of an industrial warehouse?

Answer 31

Eaves height – Min. 8m (10% for roof lights) Floor loading – Min. 30 kN/sqm Full height electric loading doors Office/WC facilities – 5 to 10% Capped off services Site cover – 40%

Question 32

What is an inherent defect?

Answer 32

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

Question 33

What is a latent defect?

Answer 33

A defect/fault which could not be discoverable on a reasonably thorough inspection.

Question 34

What would you do if you thought you had discovered a defect?

Answer 34

Take photographs and notes Establish the cause Inform the client Recommend specialist advice

Question 35

What would you say are common causes of defects?

Answer 35

Movement Water/damp Defective/deteriorated building materials

Question 36

You mention movement as a typical cause of defects. What could this include?

Answer 36

Subsidence - Downward movement/settlement of the ground Heave - Expansion of the ground

Question 37

You mention water/damp as a common cause of defects. What might this include?

Answer 37

Rising damp Leaks Dry rot Wet rot Condensation

Question 38

What is wet rot? How might you identify it?

Answer 38

This is rotting caused by damp and timber decay. Signs normally include wet or soft timber and a high damp meter reading.

Question 39

What is dry rot? How might you identify it?

Answer 39

This is rot caused by fungal attacks and can destroy masonry and timber. Typically identifiable if there is fungus or dry crumbling wood.

Question 40

What common defects might you expect to see any modern office?

Answer 40

– Damp penetration at roof and ground floor level – Damaged cladding – Cavity wall tie failure – Water damage

Question 41

What are common defects in an industrial building?

Answer 41

– Rooflight leaks – Damaged cladding – blocked belly gases – settlement/cracking in brickwork

Question 42

What are common defects in period buildings?

Answer 42

Dry/wet rot Tile slippage Water ingress – roof/windows Structural movement/settlement

Question 43

What are deleterious materials?

Answer 43

Materials that deteriorate with age. High alumina cement Wood-wool shuttering/slabs Mundic

Question 44

What are hazardous materials? Can you give me a few examples?

Answer 44

Hazardous materials are materials which are harmful to one’s health. This includes: – Asbestos – Lead paint/piping – radon gas Always recommend specialist advice

Question 45

What sort of thing would you look for on an inspection of the local area?

Answer 45

Location Amenities Transport Contamination Hazards Flooding Comparable evidence Agent letting boards

Question 46

Why is Japanese knot weed such an issue?

Answer 46

It damages hard materials Property lenders may refuse alone Not easy to control – costly

Question 47

When might you use raft foundations?

Answer 47

Wendy ground conditions are poor or made up.

Question 48

When might you use trench foundations?

Answer 48

This is generally used for residential terraced housing.

Question 49

What are the key points of surveying safely 2011?

Answer 49

This gives guidance to firms and individuals in regard to health and safety responsibilities. It provides advice on: – Visiting premises and sites – Assessing hazards and risks – Loan working procedures – CDM regulations – Health and safety procedures at work

Question 50

Is there any RICS guidance which you have reference to when undertaking an inspection?

Answer 50

Surveying safely, 2011

Question 51

What is VAV air-conditioning?

Answer 51

Variable and volume Conditions the air as well as heating and cooling the air.

Question 52

What types of air-conditioning are you aware of?

Answer 52

VAV VRV Fan coil Comfort cooling

Question 53

What is Japanese knot weed?

Answer 53

Japanese knot weed is an invasive plant which is very harmful to hard material such as concrete and brickwork. It is very difficult to control and expensive to maintain/eradicate. Property lenders are reluctant to offer a loan on properties with it. I would recommend seeking specialist advice

Question 54

What would you consider when undertaking an inspection of the local area?

Answer 54

Location Amenities Transport Hazards Contamination Flooding Compatible evidence Letting boards

Question 55

What would you consider when undertaking an external inspection?

Answer 55

Method of construction Repair/condition Defects/structural movement Parking/access/loading Site boundary

Question 56

What would you consider when undertaking an internal inspection?

Answer 56

Specification Repair/maintenance Defects Services Statutory compliance Fixtures and fittings

Question 57

Who defines grade a office space?

Answer 57

BCO British Council for offices

Question 58

What would you expect to see in a grade a office?

Answer 58

Raised floor Carpets 2.6 meter floor to ceiling height Suspended ceiling LG7 compliant lighting Air-conditioning Double glazing Floor loading – 2.5-3 kn/m²

Question 59

What is spalling?

Answer 59

Freeze thaw action Damage to brickwork.

Question 60

What is a Schedule of Condition?

Answer 60

Factual record of a building/premises condition at a specific point in time and used as a benchmark against future condition. Doesnt include budget costs Can be appended to a lease and may release a tenant from liability to put ta premises into better condition than it was when the lease started.

Question 61

What is a condition survey?

Answer 61

Survey of a buildings condition at a point in time, identifying the required repairs on a immediate, short term and medium term basis. Will usually include budget costs for repairs.

Question 62

What is a PPM Survey?

Answer 62

Planned Preventative Survey which highlights present and future repairs and allows an owner to plan for ongoing and future repair costs. On my project - Provided on a 1-20 year basis and categories on the The Condition Core Fact guidance for schools.

Question 63

What is a pre-acquisition survey?

Answer 63

Survey at pre purchase essentially a condition survey Includes suitability of site, quality of workmanship and any statutory requirements.

Question 64

What is a Schedule of Condition?

Answer 64

Factual record of a building/premises condition at a specific point in time and used as a benchmark against future condition. Doesnt include budget costs Can be appended to a lease and may release a tenant from liability to put ta premises into better condition than it was when the lease started.

Question 65

What is a condition survey?

Answer 65

Survey of a buildings condition at a point in time, identifying the required repairs on a immediate, short term and medium term basis. Will usually include budget costs for repairs.

Question 66

What is a PPM Survey?

Answer 66

Planned Preventative Survey which highlights present and future repairs and allows an owner to plan for ongoing and future repair costs. On my project - Provided on a 1-20 year basis and categories on the The Condition Core Fact guidance for schools.

Question 67

What is a pre-acquisition survey?

Answer 67

Survey at pre purchase essentially a condition survey Includes suitability of site, quality of workmanship and any statutory requirements.