Inspection

Question 1

If undertaking a Pre-Aq survey of a multi-occupancy fully tenanted building, what key building elements would the potential purchaser be most interested in?

Answer 1

• FABRIC!
• CONSTRUCTION TYPE.
• Defects - inc current condition, repair method and cost.
• Depends if Resi or Commercial
• T’s lease repairing obligations
• LL’s lease obiligations e.g.Service Charge
• Fire Safety - 18m or above? EWS1?
• Other service: M&E, Lift Report, Geotechnical, Structural Engineer
• EPC
• Environmental Desktop e.g. Flood Risk, PLanning, Mining etc*
• Fire Engineer
• Cladding

Question 2

What would be your methodology for completing a Pre-Aquisition Survey?

Answer 2

• Fabric
• Construction Type
• Defects - costs!
• Maintenance Issues
• Fire Safety
• Landlord/Tenant Issues
• Mechanical and Electrical - via specialist
• EPC - and thermal performance in general
• Sustainability
• Desktop - Geotechnical, Flood Risk, Mining etc.
• Cladding, Facade Inspection
• General compliance - MEES, EPC, Building Safety

Question 3

What would you need to consider in doing an Reinstatement Cost Assessment?

Answer 3

• RICS Reinstatement Cost Assessment of Building Guidance Note Feb 2018
• Based on the total loss if building was to require complete rebuilding.
• Based on a fixed cost lump sum from a competitive tender process for works to commence on 1st day of insurance.
• Cost includes demolition, net rebuild cost, all other associated professional and statutory fees.

Question 4

How would your approach to a terminal dilpidations inspection be different?

Answer 4

• Check lease terms - repair, reinstatement, decoration, yield up, statutory compliance?
• Tenant modifications/works - Licenses to Alter etc.
• Lease requirements for LL to serve notice to reinstate?
• Yield up clause - vacant possession requirement?
• Landlord / Tenant Intentions?
• Section 18 Valuation?
• When inspecting - what constitutes a breach?
• Quantifying areas/numbers etc on site.

Question 5

At Gower Rd, Swansea, what information in the lease did you review prior to inspection?

Answer 5

• Repair, Reinstatement, Decoration, Yield Up and Statutory Compliance Clauses - vacant possession?
• Demise Extent
• Lease Term
• LL requirements to serve notice to reinstate
• Liquidated damages Clause - to cover period works are completed in.

Question 6

At Cross St, Ryde, what were your recommendations for further investigations and remedial works?

Answer 6

• Water ingress was sustained and consistent, even in dry weather.
• Aligned with inspection chamber in pavement.
• Aligned with incoming water supply to building.
• No discernible pattern to the ingress from moisture meter that would suggest rising damp.
• Defect was outside clients demise.
• Recommended urgent reporting to Landlord and to Southern Water.
• Affecting client’s ‘quiet enjoyment’.
• Recommended drying of area with dehumidifiers, assessment of timber by a specialist, cutting out of damp affected timber and treatment, assessinment of ventilation system that draws fresh air from the basement.

Question 7

What is the difference between a compartment wall and a fire resistant wall?

Answer 7

Ask Mat

Question 8

During a Dilapidations inspection, what if there are a number of partitions and a mezzanine installed and it is not clear on site if they pre-date the lease. What do you do?

Answer 8

• Check if there is a prior lease reference in the current lease.
• Licenses to Alter?
• Check lease clauses for reinstatement provisions/yield up clauses?
• Is there a Schedule of Condition?

Question 9

How does thermal imaging assist in the diagnosis of damp? L1

Answer 9

In a resi-building in Bristol, it was used to scan a large flat roof area. Areas where the insulation was saturated or missing showed up on the images. This also corresponded to areas of ingress internally, although not completely accurately.

They will tell you areas that are cold and hot, but not the actual cause of the damp - this requires deduction and the surveyors expertise.