APC - Anna Dujardin > 13. Inspection > Flashcards

13. Inspection Flashcards

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1
Q

What are your SoE examples?

A

L2 Example – Inspection of Care Home, Whitney
L2 Example – Inspection of Affordable Housing Development, Great Haddon

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2
Q

What is the RICS two key guidance on inspections?

A

1) Professional Standard Surveying Safely (2019)
2) Professional Standard – Environmental risks and Global Real Estate (2018)

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3
Q

Purpose of inspections?

A
  1. Valuation – identify factors that influence value
    * Pre-acquisition survey
    * Valuation report
  2. Property Management – lease or facility agreement compliance, statutory compliance, establishing need for repairs, check security.
    * Dilapidation report after conduction
    * Stock condition survey
    * Building reinstatement report – insurance
  3. Agency – assessing marketability and condition
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4
Q

What characteristics have an impact on value?

A

SoE mentioned:
* Location
* Condition
* Surroundings

Other:
* Form of construction
* Defects
* Occupation detail
* Tenure
* Flood risk

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5
Q

How do you prepare for an inspection?

A
  • Understand purpose of the inspection
  • Check any relevant RICS Guidance or any Legal Guidance
  • Desktop DD
  • Identify any relevant drawings, plans, reports of the site (contractor reports etc)
  • Try to identify historic uses of the property if old
  • Identify any asbestos or contamination risks that might exist
  • Identify where nearest public toilet is.
  • Bring food (diabetes)
  • If loan working – take appropriate measures
  • Check if your mobile phone has a signal inside property
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6
Q

What are the four steps to inspection?

A

Preparation is key.

  1. Consider personal safety –, Dynamic Risk Assessment, Desktop Due Diligence, Identify who you are meeting
  2. Inspection of local area
  3. External inspection
  4. Internal inspection
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7
Q

What should you bring on an inspection?

A

Me:
* Phone
* Digital Camera
* Tape measure/ laser (if measuring)
* File plans and supporting documents
* Appropriate PPE
* Pen/paper
* Drink/ snack (diabetes)
* Bag to carry kit in

Plus, for Surveyors creating reports:
* Damp meter
* Torch
* Spirit level
* Ladder

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8
Q

What should you record when arriving at site?

A
  • Date of inspection
  • Time of inspection
  • Weather at time of inspection
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9
Q

What should you look out for when inspecting the local area?

A
  1. Location/Situation: local facilities, public transport, prominence, public/private highway.
  2. Competition: comparable evidence, local market conditions, agents’ boards.
  3. Risks: contamination (e.g. petrol station, sewage), environmental hazards (invasive species), flooding, power lines, electricity substations.
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10
Q

What should you consider in an external inspection?

A
  • Method of construction: typical problems within construction types, age.
  • Repair/condition/defects of exterior: cracking, water damage, aged, high risks (e.g. parapet roofs), leasehold obligations complied with, structural movement.
  • Car parking / access / loading arrangements:
  • Check: Site boundaries with OS Map / Title Plan
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11
Q

What are some ways to date a building?

A
  • Asking the client
  • Researching date on planning consent or building regulations
  • Land registry
  • Local historical records
  • Architectural style
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12
Q

What should you assess on an internal inspection?

A
  • Layout and specification - consider flexibility
  • Repair and maintenance
  • Defects
  • Services – age and condition
  • Statutory compliance: asbestos, building regulations, fire safety, planning, H&S 1974 act, lease obligations (repairs and maintenance)
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13
Q

What are some examples of additional surveys you could instruct?

A
  • Graphic surveys
  • CCTV surveys – drain
  • Drone surveys
  • Pressure tests
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14
Q

What are the four common forms of foundation?

A
  1. Trench or Strip Footings – Generally used residential buildings
  2. Raft – A slab foundation over the whole site to spread the load for lightweight structures and sandy soil conditions
  3. Piled – Long and slender reinforced concrete cylinders (piles) to deeper strata for high loads
  4. Pad - a slab foundation system under individual or groups of columns so that column loan is spread evenly
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15
Q

What is Masonry?

A

Masonry is the construction method using individual units such as bricks, stones, or concrete blocks, laid and bonded together with mortar to form walls, columns, or other structures.

Masonry walls can be:
* Loadbearing, carrying structural loads from floors and roofs, or
* Non-loadbearing, acting as partitions or cladding.

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16
Q

Tell me about different wall construction?

A
  1. Solid wall construction
  2. Cavity wall construction
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17
Q

What is a header in brickwork?

A

A brick laid flat with the short end of the brick exposed

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18
Q

What is a stretcher in brickwork?

A

A brick laid horizontally with the long side of the brick exposed

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19
Q

Tell me about solid wall construction?

A
  • Simplest type of wall is constructed in solid brickwork with headers.
  • Normally at least one brick thick
  • Common in older buildings prep 1920s
  • Identify: Alternative long and short brick ends (incorporating headers such as Flemish bonds to tie together layers of brick)
  • Flemish bond is a pattern of brickwork shown below:
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20
Q

Tell me about cavity wall construction?

A
  • In a cavity wall two layers of brickwork are tied together with metal ties, with a cavity that may be filled in with insulation.
  • No headers used
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21
Q

What is Efflorescence?

A
  • Definition: White, powdery deposits on masonry surfaces (bricks, concrete, render).
  • Cause: Water dissolves natural salts within the material.
  • Process: Moisture moves to the surface and evaporates, leaving salt deposits behind.
  • Linked to: Moisture ingress – rising damp, leaks, or poor construction detailing.
  • Materials affected: Bricks, concrete, render, mortar joints.
  • Signs of: Underlying damp or construction defects.
  • Treatment: Identify and eliminate the moisture source & allow the structure to dry out naturally.
  • Prevention: Ensure proper damp-proofing and site drainage.
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22
Q

What is spalling?

A
  • Damaged brickwork where surfaces of the brick crumble or flake.
  • Causes: Moisture ingress caused by Freeze-thaw cycles after it become saturated in winter months
  • Risks: structural damage, safety hazards
  • Treatment: repair moisture source, let try out, repair loose bricks.
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23
Q

What are different construction frames?

A
  1. Steel Frame – Structural steel sections bolted or welded to form the building’s skeleton.
  2. Reinforced Concrete Frame – Concrete with embedded steel reinforcement, cast in-situ or precast.
  3. Timber Frame – Structural load carried by prefabricated or site-assembled timber elements.
  4. Masonry Loadbearing – Brick or block walls carry vertical loads without a separate frame.
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24
Q

Concrete frame picture

A
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Steel frame picture
26
Timber frame picture
27
Masonry loadbearing frame picture
28
Different types of roofs?
1. Pitched Roof – General term for any roof with a slope 2. Flat Roof – with waterproof membrane and insulation.
29
Different types of ventilation?
Mechanical (MVHR) or natural
30
Explain the different methods of construction?
Two main ways to classify construction methods: 1) By Structural Type: * Masonry (Brick and Block) — walls themselves carry the load (no separate frame). * Framed Construction — a frame (timber, steel, concrete) carries the load, walls are infill or cladding. 2) By Construction Process: * On-site construction — most of the building is built piece by piece at the site (traditional). * Off-site construction (Modern Methods of Construction) — parts or modules are factory-made and assembled on-site (faster, controlled quality).
31
What are Modern Methods of Construction (MMC) / Prefabrication?
Modern Methods of Construction (MMC) are innovative building techniques that use factory-made components or assemblies, designed to improve speed, quality, and sustainability compared to traditional on-site methods. MMC is largely prefabrication, meaning parts are manufactured off-site and then assembled on-site.
32
Most common construction materials in the UK?
* Brick — traditional and durable, used for walls and facades. * Concrete — versatile, used in foundations, frames, floors, and walls. * Timber — lightweight, renewable, common in frames and finishes. * Steel — strong, used for structural frames and reinforcements. * Glass — for windows, curtain walls, and facades. * Stone — natural material for facades and detailing. * Gypsum (Plasterboard) — used internally for walls and ceilings. * Insulation materials — mineral wool, foam boards, and cellulose for thermal efficiency.
33
Tell me about different Air conditioning systems?
* VAV (Variable Air Volume) – Adjusts airflow volume to maintain temperature, efficient for large spaces. * Fan Coil Unit – Uses a fan to blow air over a coil heated or cooled by water; common in offices/hotels. * VRV/VRF (Variable Refrigerant Volume/Flow) – Uses refrigerant flow control to cool or heat multiple zones efficiently. * Static Cooling – Passive cooling using chilled beams or panels without fans. * Mechanical Ventilation – Controlled airflow system providing fresh air and extracting stale air. * Heat Recovery Ventilation – Recovers heat from exhaust air to pre-condition incoming fresh air, improving energy efficiency. * Comfort Cooling – Systems designed to maintain comfortable indoor temperature and humidity for occupants.
34
What is new about refrigerants from 1st Jan 2015?
* From 1st Jan 2015 the use and replacement of low temperature refrigerant (R22) is illegal. * Existing R22 systems need to be modified for sustainability reasons.
35
What are the Building Regulations?
The Building Regulations 2010 (amended 2023) Statutory instruments that sets out the minimum performance standards for the design and construction of buildings. Gov website/ planning portal
36
What are some parts of Building Regulations?
Part A: Structure Part B: Fire Safety Part C: Site Preparation and Resistance to Contaminants and Moisture Part M: Access to and Use of Buildings Part L: Conservation of Fuel and Power
37
Institutional specification for shops?
* Services installed but capped off, ready to connect * Concrete floors, no suspended ceilings * Delivered in shell condition, ready for tenant fit out
38
Typical method of construction for offices?
* Steel or concrete structural frame for new buildings * Steel frames usually have less columns and wider space between them.
39
Institutional specification for offices?
Current institutional specification for offices, defined by ‘the British Council for Offices Guide to Office Specifications, 2023’: * Raised floors with floor boxes * 2.6m-2.8m ceiling height * Ceiling void 350mm * Floor void 150mm * Floor load 2.5-3.0 KN/sqm * Modular grid layout * Air conditioning * Passenger lifts * 1 cycle space per 10 staff * 1 shower per 100 staff * Total space per person typical 150-200 sq ft total space and 80-100 sq ft just desk space
40
What are the types of fit out for offices?
* Shell and Core: Structure, external envelope, and common areas complete; internal spaces unfinished for tenant fit out. * Category A (CAT A): Landlord-provided basic fit-out with essential services and finishes, preparing space for tenant works. * Category B (CAT B): Tenant’s bespoke fit-out including partitions, finishes, furniture, and branding, completed after CAT A delivery
41
Typical method of construction for Industrial?
Steel portal frame with insulted profiled steel cladding walls and roof
42
Institutional specification for industrial?
* Minimum 8m clear eaves height * 10% roof light: * Minimum 30kN/sqm floor loading * Electric roller shutter doors * 3-phase electricity power: Industrial-grade. * Services installed but capped off * 5–10% office content and WCs: * 40% site cover, the rest is for yard, parking. * LED Lighting
43
What are NDSS?
NDSS (Nationally Described Space Standard): A government-backed standard setting minimum internal space requirements for new homes in England to ensure adequate room sizes and layouts for occupants. Compliance is not mandatory but advice.
44
What are the required specifications for new build houses in the UK? What standards must be complied with?
Building Regulations: * Part M – Accessibility and wheelchair standards. * Part L – Energy efficiency and conservation of fuel and power. * Part B – Fire safety requirements. * Part E – Acoustic performance and sound insulation. Some LPA might require: Compliance with NDSS Future Homes Standard (Dec 26 into effect): Set of requirements for new build homes in England aimed at reducing carbon emissions by 80% compared to 2013 standards through updates to Part L (fuel and power) and Part F (Ventilation) of building regs. Decent Homes Standard - RPs
45
What is the Future Homes Standard?
* A UK government policy aimed at significantly reducing carbon emissions from new homes. * Will be mandatory for all residential developments from Dec 2026/ a transition period after. * Implemented through updates to Building Regulations Part L (Conservation of Fuel and Power). * Requires homes to be 75–80% more carbon-efficient than those built to 2013 standards. * Focuses on low-carbon heating (e.g. heat pumps) and high energy efficiency (e.g. insulation, airtightness).
46
How should you look for defects in a building?
Start with the roof and work your way down in a logical sequence.
47
What is an inherent defect?
A defect in the design or material which has always been present. (not visible) low grade concrete, cannot handle load.
48
What is a latent defect?
A fault to the property which could not have been discovered by a thorough inspection of the property. (also not visible) eg. Pipe incorrectly installed.
49
What are three common causes of defects?
1. Movement 2. Water / Damp 3. Defective / or deterioration of the building materials.
50
What is the defects period?
Defects liability Period A specified time after a construction project's practical completion during which the contractor is responsible for correcting defects that arise. * Usually starts from issue of certificate of making-good issued at PC * Typically 6-12 months However developers/ contractors can issue 10 year new build warranty See RICS Defects and Rectification 2024 Practice Information
51
What is snagging?
Snagging is the process of inspecting a newly constructed or refurbished building to identify defects, unfinished work, or deviations from the specification that need to be rectified before practical completion or handover.
52
What should you do if you identify any defects on an inspection?
1. Take photos 2. Try to establish the cause (caveat I am not competent to do this). 3. Inform the client 4. Recommend advice from a building surveyor or structural engineer (report) 5. Check warranties and snagging schedule for newly built property.
53
What are the physical signs of structural movement
Cracking
54
What are the two headline causes of building movement and specific causes under them?
1. Shrinkage * Building materials like concrete and timber shrink as they dry or cure. * Loss of moisture causes contraction, leading to cracking and movement. 2. Ground Movement * Subsidence: Downward movement caused by soil shrinkage, especially in clay soils drying out due to tree roots extracting moisture. * Heave: Upward movement caused by clay soils swelling when they absorb water, pushing foundations upwards. * Settlement: Sinking of the ground or structure due to increased loads (buildings) * Ground disturbance from vibration or nearby excavation can also cause movement.
55
What are different types of cracks?
* Shrinkage cracks — caused by drying and curing of materials like plaster or concrete. * Stepped cracks — follow mortar joints, common in masonry walls. * Hairline cracks — very fine cracks, often superficial. * Vertical cracks — cracks running up and down, may indicate settlement or structural movement. * Horizontal cracks — cracks running sideways, often linked to structural issues. * Mirror cracks — cracking visible both internally and externally, indicating through-wall movement.
56
What is horizontal cracking a sign of?
Typically indicates cavity wall tie failure in brick walls, causing lateral wall movement.
57
Where does shrinkage cracking occur?
Occurs in new plasterwork during the drying out process due to material contraction.
58
What is subsidence?
The vertical downward movement of a building foundation caused by a loss of support of the site beneath the foundation. (Could be change in underlying ground condition)
59
What is Heave?
Expansion of the ground beneath part of the building. Could be caused by tree removal, and subsequent water build up.
60
What are common damp defects?
1. Wet Rot 2. Dry Rot 3. Rising Damp 4. Condensation 5. Penetrating Damp
61
Explain wet rot?
Wet Rot: Timber decay due to moisture. Signs: Soft, damp timber; high moisture readings; visible fungi; musty smell.
62
Explain dry rot?
Dry Rot: Fungal attack/ decay of timber in unventilated, damp areas. Signs: White strands, red spores, mushroom-like growths, cracking paint, strong odour.
63
Explain rising damp?
Rising Damp: Moisture rising from ground, typically up to ~1.5m high. Signs: Tidemarks, salt staining, peeling paint.
64
Explain condensation?
Condensation: Caused by poor ventilation and low background heating. Signs: Black mould, water on windows, damp corners
65
Explain penetrating damp?
Penetrating Damp: From leaking plumbing, gutters, roofs, or AC systems. Signs: Localised staining or damp patches, often after rainfall.
66
What are common defects of a period property?
* Dry rot / wet rot * Tile slippage (roof) * Damp ingress (roof/ground) * Structural movement
67
What are common defects of a office building?
* Damp (roof/ground) * Leaks from AC or burst pipes * Structural movement * Damaged cladding * Cavity wall tie failure * Efflorescence * Poor mortar joints
68
What are common defects of an industrial unit?
* Roof leaks (esp. roof lights) * Penetrative damp - leaks AC * Cut edge corrosion to steel cladding panels * Faulty electrical wiring
69
What is the key legislation on contamination?
Environmental Protection Act (1990) The Act aims to identify and deal with contaminated land that poses a significant risk to human health or the environment.
70
What are the key points of the Environmental Protection Act (1990)
* Authorities are required to inspect land to determine if contamination exists. * The Act places duties on landowners, occupiers, and past polluters to remediate contaminated sites. It helps protect public health and the environment from the dangers posed by hazardous substances in soil or groundwater.
71
What is the key RICS guidance on contamination?
Professional Standard – Environmental risks and Global Real Estate (2018) * Framework for managing environmental risks in real estate. * Focus on contamination assessment during property transactions. * Best practices for identifying and mitigating environmental liabilities. * Emphasizes due diligence to reduce financial and legal risks. * Clear reporting and communication of risks required.
72
What are the three typical phases of investigation for contamination?
1) Review of site history with desktop study 2) Investigate to identify nature and extent 3) Remediation report setting out remedial options, design requirements and monitoring standards.
73
When should you advice a specialist report is undertaken?
If there are any concerns that the site might have some contamination.
74
What is Land Remediation Relief (LRR)?
A form of tax relief that applies to contaminated or derelict land in the UK. Allows companies to claim up to 150% corporation tax deduction for expenditure if remediating derelict sites.
75
What are deleterious materials?
Deleterious materials are substances used in construction that degrade over time, potentially causing structural problems and compromising building safety. Common signs of deleterious materials: * Brown staining on concrete surfaces * Issues often found in concrete-framed buildings * Common in buildings from the 1960s and 1970s
76
What do deleterious materials include?
* RAAC (Reinforced Autoclaved Aerated Concrete) * High alumina cement - 'conversion process' cement chemical structure changes over time * Woodwool shuttering - slabs tendency to compress unevenly when exposed to moisture / steel can be exposed to corrosion * Calcium chloride (used as a concrete additive) - can corrode steel
77
What is RAAC?
RAAC (Reinforced Autoclaved Aerated Concrete) What it is: RAAC is a lightweight, precast concrete material that contains air bubbles created during manufacturing, making it less dense than traditional concrete. It is reinforced with steel to provide structural strength. Use: Commonly used from the 1950s to the 1980s in flat roofs, floor planks, and wall panels, especially in public and commercial buildings. Issues: Over time, RAAC can deteriorate due to moisture ingress and corrosion of its steel reinforcement. This leads to reduced strength and potential structural failure. Why it’s a problem: RAAC has a limited lifespan (typically 30-40 years), and many existing installations are now beyond this, raising concerns about safety and the need for inspection, monitoring, or replacement.
78
How do you identify RAAC?
* Typically found in flat roofs, floor slabs, and wall panels from 1950s–1980s buildings * Lightweight compared to traditional concrete—often hollow or with visible air bubbles internally * Panels usually around 75mm to 150mm thick with smooth, uniform surfaces * May have characteristic “bubbly” or aerated texture when broken or cut
79
What are hazardous materials?
A material that is harmful to health. Can include: * Asbestos * Lead piping/paint * Radon gas
80
Why is disposal of water important?
Proper management of water disposal on a site is critical to prevent flooding as well as contamination of soil and groundwater. Methods include 1) soakaways - underground pit that collects rainwater 2) retention ponds - collect and store storm water 3) treatment before discharge all types of sustainable drainage systems (SuDS).
81
What is Japanese Knotweed?
* Fast-growing, invasive perennial plant * Spreads aggressively via underground rhizomes * Causes structural damage to buildings and infrastructure * Difficult and costly to eradicate
82
How can you identify Japanese Knotweed?
* Green heart/ spade shaped leaves * Bamboo-like stems with purple speckles * Small, creamy-white flowers * Grow in zig zag pattern * Rapid growth
83
What is the RICS guidance of Japanese Knotweed?
* RICS Professional Standard: Japanese Knotweed and Residential Property (2022) * Provides a risk-based decision tree for valuers * Helps assess impact on property value and advises on management options
84
What is legislation on Japanese Knotweed?
* Covered by the Wildlife and Countryside Act 1981 * Criminal offence to allow it to spread in the wild * Penalties: fines up to £5,000 or up to 6 months imprisonment * Local Authorities can issue Community Protection Notices (CPNs) to enforce control
85
Tell me about some other invasive plants?
* Giant Hogweed - causes skin burns * Himalayan Balsam - smothers native plants reducing biodiversity, pink
86
How would you identify contamination by just looking at a building?
When inspecting, visual signs of potential contamination could include: * Staining or discoloration on walls or floors * Chemical spills or residues * Unusual Odors like solvents, fuel, or hazardous substances * Evidence of previous industrial or commercial use * Vegetation stress or unusual growth patterns indicating soil contamination * Signs of fly-tipping or material left in a pile, which may suggest hazardous materials like asbestos that someone has not wanted to move. * Water pooling – could indicate a leak / poor site maintenance. As I’m not qualified to assess contamination or advise on remediation, if I have any concerns, I will instruct a qualified professional to conduct a full environmental survey and provide expert advice.
87
Tell me about the Care Home in Witney ?
* Millers Grange, Witney – affluent historic market town west of Oxford * Care UK tenant/operator and developer * Practical Completion (PC) March 2019, acquired at PC * Purpose-built care home, 52 beds, 100% wetrooms
88
What was the purpose of your inspection in Witney?
* Site visit: Sep 2023 * Attended with fund’s asset manager * Follow-up a few months after stock condition report sent to them. * Check if tenant rectified issues as required under terms of FRI lease
89
What was the construction method of the care home in Witney?
* Strip foundations * Masonry cavity walls with reconstructed stone or coloured render façade * Two storey masonry structure * Precast concrete plank floors * Timber trussed roof * Gas and electric supply * Mechanical ventilation
90
Internal features of Witney?
* Purpose-built fit-out including salon, cinema room, assisted bathrooms * Modern furniture, wide corridors * Over two floors
91
What was the condition of the care home in Witney?
Overall good – got an 88% out of 100
92
How did you prepare for your care home inspection in Witney? And tell me about it?
* Scheduled visit with home manager well in advance * Called on day to confirm still okay to attend * Reviewed previous reports, plans, lease terms * Organised lift with Fund asset manager and confirmed he had appropriate business car insurance to take me * Used Google Maps to check route there / site layout (dynamic risk assessment) * Coordinated with fund’s asset manager on objectives * Did a covid test * Prepared PPE: mask, sanitizer * Went to loo beforehand * Did external walkaround the area / external inspection before entry * Communicated with site staff throughout * Signed in / out
93
What did you bring on your care home inspection in Witney?
* Face mask, camera, notebook/pen * File with plans, reports, supporting docs * Snacks (due to diabetes) * Hand sanitiser
94
What type of report was the report on the Care Home in Witney?
Periodic Inspection Report – Title Essentially a Stock Condition Report
95
What two key issues were raised in the report on Witney?
* Fire escape corridors in basement used as laundry storage (cleared on follow-up) * Damaged laminate flooring in corridor causing trip hazard (replaced with carpet)
96
What other defects were noted in the care home inspection report, and did you notice any others on your visit?
* Moss on roof coverings * Vegetation in gutters
97
Tell me about the Great Haddon development?
* FORWARD COMMIT * Located near Yaxley, Peterborough (Cambridgeshire) * Acquisition of 26 affordable homes from Vistry Homes * Purchase price: £2.5 million * Tenure split: 17 Affordable Rent / 9 Shared Ownership * Unit types: * 9x 2-bed flats (SO) * 9x 2-bed flats (AR) * 8x houses (2–4 bed mix) * OMV: £3.85M * EUV-SH: £2.9M * Discount to OMV: 48% * Net Initial Yield (NIY): 5.60% * S106 acquisition (not developer-led affordable package) * Phase includes 160 homes in total * Start on site: August 2023 * Final practical completion expected: April 2025 * Management by: Pinnacle * Part of wider Great Haddon development (5,350 homes + school, GP, park etc. ‘Haddon Peake’) * Local Authority: Peterborough City Council * Close to A1
98
What was the purpose of your inspection in Great Haddon?
* Site visit end of July 2024 * Attended with senior manager to monitor progress * Met with QS / project monitor acting on behalf of the fund * Sat in on construction progress meeting with Vistry and QS
99
What was stage of construction at the point of your inspection?
* Approximately 13 months into a 20-month build programme. * Apartment blocks: watertight, with external envelope complete and internal fit-out underway * Houses: Mix of stages — some in superstructure
100
What is the construction method for the houses?
* Traditional masonry: brick & block cavity walls * Precast concrete floors (ground & upper) * Pitched trussed roof with concrete tiles * UPVC windows and doors * Timber stud internal partitions with plasterboard * Gas boiler central heating (standard spec) * No floor finishes — concrete left exposed (affordable spec) * White emulsion walls, basic doors & ironmongery * Standard, durable kitchen and bathroom fit out
101
Who was QS at Great Haddon?
RGP
102
What is forward commitment?
A type of acquisition where the buyer agrees to purchase a property in the future, usually once it reaches practical completion, subject to pre-agreed conditions. The developer retains development risk and funds the build themselves.
103
How did you prepare for your inspection at Great Haddon?
* Reviewed site plans, construction drawings, and s106 agreement * Checked latest construction monitoring reports from the fund’s QS * Coordinated with colleague on inspection objectives * Reviewed Google Maps for site layout, access points, and traffic conditions * Planned route (driving from Cambridge); ensured I had valid business insurance cover * Confirmed PPE requirements with site team in advance * Prepared inspection materials: notebook, camera, site documentation * Conducted a dynamic risk assessment on arrival * Signed in on site and followed all health & safety protocol
104
What was appropriate PPE for Great Haddon?
* Hard hat * Hi-vis vest or jacket * Safety boots * Gloves (as needed) * Face covering and hand sanitiser (H&S / hygiene) * Weather-appropriate clothing (outdoor site)
105
Why did you sign in and out of Great Haddon?
* Health and safety compliance with "The Construction (Design and Management) Regulations 2015" * In case of fire evacuation or incident, signing in/out supports accountability
106
What did you get told on the site induction?
* Overview of site rules, safety protocols and specific hazards for stage of construction * Fire evacuation and assembly points * Detailed segregation areas and access controls * Requirement to wear full PPE * Requirement to sign in and out * Requested compliance with cleanliness and waste policy
107
Were you Lone Working for your inspection in Great Haddon?
No, I was with a senior manager from my team.
108
Tell me about the new build developments you inspected at Great Haddon?
* Part of Phase 1 of the Great Haddon Masterplan. * Inspected my clients’ homes as well as Sage (Blackstone RP) - shared ownership homes. * Sage units were higher spec (e.g., integrated appliances, higher kitchen spec) * Incomplete surrounding phases and infrastructure (e.g., school, GP) noted as potential concerns for buyers. * Despite this, all units were pre-sold, so no adverse impact on demand, suggesting strong location and demand location outweighed these factors.
109
What was the completion levels of the homes on the wider site at Great Haddon compared to your client’s homes? Did you conclude it would impact sales velocity?
* Wider site was still under development, with multiple plots at various build stages. * Phase 1 largely affordable housing mix. * Lack of onsite amenities BUT * Primary school not yet built (opening expected 2026). * Closest GP approx. 15-minute drive away. * Nearest schools located in Yaxley. * Tesco, Aldi within 7-minute drive; Co-op 6 minutes away. * Local food spots: The Sunny Café, The Farmers, Antonino's Pizzeria popular with early residents. * Ferry Meadows and garden centre nearby (~9 min drive) added lifestyle appeal. * Peterborough train station approx. 15-minute drive with direct trains to London (~45 mins). * Good access to A1(M) and wider regional road network.
110
Typical method of construction for institutional retail units
steel or concrete frame
111
What is eaves height
Vertical distance between internal floor and lowest overhead obstruction
112
Sectional completions - what controls?
1. Site segregation 2. Access controls
113
Institutional Specification Care Homes
55 - 75 bed 1 acre 47 - 53 sqm GIA per bed 14 - 16 sqm GIA room size 0.3 - 0.4 parking per bed 100% wetroom EPC A or B Fully electric
APC - Anna Dujardin
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