Inspection

Question 1

• What types of inspections have you undertaken for agency and valuation?

Answer 1

Inspections for valuations of various types of property. Inspection for various agency jobs and development appraisals.

Question 2

• Why are agency and valuation inspections different?

Answer 2

Same factors:
- Location
- Quality and condition
- Marketability
However, valuer looks objectively at the value of the property. Agents look at the marketability of the property and how to promote and sell the property.

Question 3

• What kind of equipment would you carry for an inspection?

Answer 3

• Notebook and pen
• Camera
• Disto measure
• PPE – boots, hi-vis, mask if needed

Question 4

• What due diligence do you do before an inspection?

Answer 4

• Location and travel plans
• Timings and lone working arrangements
• PPE Requirements and risks
• Equipment required
• Statutory enquiries
• Lease or Title documents

Question 5

• What do you look for on inspection?

Answer 5

• Locational factors – situation, access, flooding, substations, power lines, boundaries
• Market – potential comparables, affluence, vacancies, marketability, lease compliance
• Physical – construction, condition, specification, defects, health and safety

Question 6

• What are the different types of foundations?

Answer 6

• Four common types:
   Strip – beneath walls of property
   Raft – slab covering the footprint of the building
   Piled – reinforced concrete piles into the ground
   Pad – slab foundation beneath group of columns

Question 7

• How can you tell the different wall construction types?

Answer 7

• Solid wall – one brick thick, different laying styles (Flemish etc)
• Cavity wall – two layers of brickwork tied together (cavity can be filled with insulation)

Brick Features – Stretcher (length ways) or Header (short end)

Question 8

• What is the construction of a retail property?

Answer 8

• Generally steel or concrete frame with concrete floor. Let as shell

Question 9

• What is the construction/fit out of an office property?

Answer 9

• Generally steel or concrete frame.
• Full access raised floors, ceiling height of 2.6-2.8m. Ceiling void of 350mm and raised floor void of 150mm.
• Daylighting 300-500 lux average. Air-conditioning and double-glazed windows. Passenger lifts. 8 to 10 m2 general workspace density.

Question 10

• What is the quality of a Grade A offices?

Answer 10

• Modern = steel or concrete frame
• Steel frame = larger floors and less columns
• Raised floors and floor boxes (void 150mm)
• Ceiling 2.6-2.8m
• Ceiling void 350mm
• 300-500 Lux max daylight
• Air-con and double-glazing
• 8-10m² workspace density

Question 11

• What are the category offices?

Answer 11

• Shell and Core
• Cat A: Grade A as above
• Cat B: Fit out to occupier’s requirements

Question 12

• What are the Grades of Offices?

Answer 12

• Grade A: Brand new, high spec
• Grade B: No longer new, further out location
• Grade C: Poorer quality – 20+ years old

Question 13

• What is the specification of an industrial property sought by institutional investors?

Answer 13

• 8m eaves
• 5-10% offices
• C.40% site coverage
• Profile steel cladding with blockwork to 2m

Question 14

• What are the most common types of damp in properties?

Answer 14

• Rising damp = usually stops around 1.5m from ground level (caused by defective DPC)
• Penetrating damp = from leaking pipework
• Condensation = from lack of ventilation and heating
• Wet rot caused by damp and timber decay. Soft timber and musty smell
• Dry rot caused by fungal attack
• Can be measured with moisture meter

Question 15

• What are the most common types of movement in properties?

Answer 15

• Subsidence is vertical movement of a building’s foundation because of loss of ground support and change of conditions
• Heave is the expansion of the ground beneath – by tree removal or moisture build up
• Settlement
• Horizontal cracking from cavity wall tie failure
• Shrinkage from new plasterwork drying out
• Thermal expansion

Question 16

• What are the most common defects in retail, offices and industrial properties?

Answer 16

• Retail/Residential – dry and wet rot, tile slippage, water ingress and settlement
• Offices – damp penetration, damaged cladding, cavity wall tie failure
• Industrial – damp ingress, poor drainage and guttering, settlement

Question 17

• What is spalling?

Answer 17

• Freeze and thaw over time causes bricks to crumble

Question 18

• What is efflorescence?

Answer 18

• Salts produced by water reacting with natural salts in the material and mortar

Question 19

• How can you spot Japanese Knotweed?

Answer 19

• Light green heart shape leaf
• White bell-shaped flower
• (Out of season, red stem – say would recommend further investigation (take photo to show someone – return in season)

Question 20

• What is Japanese Knotweed and how can you deal with it?

Answer 20

• Invasive plant damaging hard surfaces such as foundations and tarmac
• Specialists required for removal as not easy
• Lenders can refuse to lend if this is present
• Dispose of legally with chemical treatment, digging out
• In accordance with RICS Information Paper
• Purpose of document is for surveyors to provide best advice
• Decision tree based on risk for management process
• Allowing spread is a criminal offence
• Maximum fine of £5,000 or 6-months imprisonment
• Growing onto adjoining land risk

Question 21

• What do you know about the RICS Contamination, the Environment and Sustainability?

Answer 21

• Surveyors must know their obligations
• Generally, the polluter pays for damages
• Desktop studies to research history, planning etc
• Contamination arises from heavy metals, radon, methane and oil/chemicals
• Look for evidence of subsidence, chemicals or oils (drums etc)

Question 22

• What can you do to investigate contamination?

Answer 22

• Phases of inspection:
   Desktop
   Intrusive – boreholes
   Remediation and Monitoring
• Do not provide any advice until specialist report is commissioned
• Caveat any advice provided
• Allow for cost of remediation

Question 23

• What is a deleterious material?

Answer 23

• Degradable materials from age causing structural problems
• E.G. Brown staining on concrete
  Materials include – high alumina concrete, woodwool shuttering, calcium chloride

Question 24

• Can you give examples of hazardous materials?

Answer 24

• Asbestos (1999) – Artex, roof types, fire safety (doors)
• Lead piping/paint
• Radon gas
   Recommend specialist reports and make appropriate assumptions within advice
   Check for an asbestos register – must be kept on site

Question 25

- What can you tell me about Asbestos?

Answer 25

- Insulating material that causes serious harm - Undamaged and undisturbed = no damage - Releases small toxic fibres that lodge to lungs 3 types: - Brown – illegal since 1985 - Blue – illegal since 1985 (most dangerous) - White – illegal since 1999 - Non-compliance is a criminal offence - Asbestos Surveys: o Management Survey o Refurbishment Survey - Licenced contractor required - Asbestos register must be updated regularly (6 monthly recommended) - Newly constructed properties require a register to confirm no asbestos - Common materials: o Roofing (felt, loose) o Insulating board o Floor tiles

Question 26

- What features show the age of a property?

Answer 26

- There may be a datestone - The condition of the property - Stone/brick work and wall construction - Roof covering - Type of windows - The surroundings

Question 27

- What do you look for regarding condition and specification?

Answer 27

- Construction materials - Quality of the roof - Age of the windows - Quality of the fit out

Question 28

What can you tell me about External Wall Systems?

Answer 28

- Following Grenfell - Requirement for EWS1 forms (residential only!!) o Electronic website database o Valid for 5 years o Appoint expert to undertake checks o Guidance Note with case studies to determine if a property needs a form:  Any property with ACM, MCM or HPL panels visible  Above 5 storeys and stacked balconies  Above 6 storeys and curtain wall glazing or cladding

Question 29

What do you know about the Building Safety Act 2022?

Answer 29

- Enhanced regulations for building safety - The Hackitt Review - review of high rise residential properties - Combustible Cladding banned

Question 30

How would you report contamination in a valuation report?

Answer 30

- Comment as to the contamination - Specialist report required - Not qualitified to provide detailed information - Reflect in the value potentially

Question 31

What is the difference between a latent and inherent defect?

Answer 31

- Inherent = something obviously noticeable - Latent = something hard to notice e.g. electrical issues

Question 32

What potential issues are there with reviewing an old report?

Answer 32

- Outdated information - Over reliance

Question 33

What would you advise a client if you noticed cracking?

Answer 33

- Could be any of a few types of movement - Attempt to provide possibilities - Recommend a specialist building surveyor inspection - Cracking through bricks far more severe

Question 34

Why would flood risk be a consideration in a valuation?

Answer 34

- Insurance costs - If too high then might not be affordable for tenants