Inspection

Question 1

1. Why is it important to carry out inspections?

Answer 1

a. It depends on the reason for the inspection but it could be to ensure H&S or fire reasonability’s are being adhered to, lease obligations.

Question 2

2. What are the reasons for carrying out inspections

Answer 2

a. Valuation purposes – to note condition, external economic environment, anything that may effect the value.
b. Property management – lease obligations, repair obligations
c. Agency

Question 3

3. What are the four main areas when carrying out an inspection?

Answer 3

a. Desktop
b. Facility/locality
c. Exterior
d. Interior

Question 4

4. What would be included within the preparation/desktop of an inspection

Answer 4

a. Health and safety
i. Lone working
ii. Static risk assessment
b. Arrange access
i. Who to contact
ii. How to get there
iii. Parking/transport
c. Documents
i. Final copies of leases, assignments, licence to alters
ii. Plans
iii. Titles
iv. Rights of way
d. Equipment
i. Phone
ii. Camera
iii. Pen and paper
iv. Measuring device
e. Due diligence
i. EPC
ii. VOA
iii. Flood risks
iv. Building surveys
v. Planning portals

Question 5

5. What to look for during inspection of immediate area

Answer 5

a. location
b. local facilities
c. public transport
d. business vibrancy
e. flooding
f. contamination
g. comparable evidence
h. local market conditions
i. agents boards

Question 6

6. What to look for during inspection of external area

Answer 6

a. method of construction,
b. repair and condition of exterior,
c. car parking, access,
d. loading arrangements,
e. defects.

Question 7

7. What to look for during inspection of internal area

Answer 7

a. layout, specification,
b. repair and maintenance,
c. defects, services,
d. compliance with lease obligations

Question 8

8. What are the types of PPE?

Answer 8

a. Hard hat
b. High vis
c. Steel toe capped boots
d. Gloves
e. goggles

Question 9

9. What are the typical dilapidations of an industrial building?

Answer 9

a. Rust
b. Leaks
c. Cracks to sheeting

Question 10

10. What do you look out for on a property management inspection?

Answer 10

a. Health and Safety
b. If occupied lease and stat compliance, repairs/redecoration
c. If unoccupied repair and maintenance issues, void checks, security arrangements.

Question 11

11. What are the common causes of defects

Answer 11

a. Movement
b. Defective
c. Water

Question 12

12. Name some example of building defects?

Answer 12

a. Dry/wet rot
b. Tile slippage
c. Damp
d. Cracks in bricks
e. Cut edge erosion

Question 13

13. What is the eaves height?

Answer 13

a. From the floor to the underside of the roof covering

Question 14

What is a good eaves height?

Answer 14

8m

Question 15

14. What would you do if a tenant has ignored letters for keeping fire doors open?

Answer 15

a. Check the lease, discuss next steps with the client, could report to fire and rescue, could serve a section 146 of L&P Act 1925 for breach of clause (providing this is within the lease).

Question 16

15. What is the difference between deleterious and hazardous material?

Answer 16

a. Hazardous is something that will cause harm to human health such as asbestos
b. Deleterious is something that deteriorates over time and causes damage to the building structure such as the most recent one RAAC.

Question 17

16. What constructions is the Industrial unit at Heathrow?

Answer 17

a. steel portal frame construction
b. profile metal sheeting clad elevations
c. profile metal sheeting clad pitched roof.
d. detached unit 2008,

Question 18

17. What defects of industrial unit at Heathrow can you get?

Answer 18

a. Roof leaks
b. Damaged cladding
c. Cut edge corrosion – exposed edges become weathered and corroded
d. Water damage from poor guttering

Question 19

18. What is eaves height of industrial unit at Heathrow?

Answer 19

a. 12m

Question 20

19. What makes an industrial unit a good location?

Answer 20

a. Close to transport links. In particular, major motorways and airports
b. Major industrial estates

Question 21

20. What effects value of an industrial unit?

Answer 21

a. Location
b. Transport links
c. Eaves height
d. Roller shutters
e. Loading bay areas
f. Site coverage

Question 22

21. What would be the next steps if the tenant at Liverpool continued to keep fire doors open/use corridors as storage?

Answer 22

a. I would advise the client of the issue and steps taken so far
b. Unless the client specifies an instruction, issue final warning letter
c. Report to fire services
d. Issue 146 for breach of lease

Question 23

22. What is the process to carry out an inspection for valuation purposes?

Answer 23

a. Arrange date and time
b. Check accuracy of distometer, print TS, print floor plans
c. Start with local area
i. Consider, note and take photos if required of location, local facilities, public transport, business vibrancy, flooding, contamination, comparable evidence, local market conditions, agents boards
d. Walk around external building
i. Take note and photos of method of construction, repair and condition of exterior, car parking, access, loading arrangements, defects.
e. Internal inspection starting from the top
i. Take note and photos of layout, specification, repair and maintenance, defects, services, compliance with lease obligations

Question 24

23. Building defects for offices in Crawley

Answer 24

a. Damp penetration
b. Water damage from burst pipes
c. Damage cladding
d. Cracks in bricks

Question 25

24. Construction for offices in Crawley

Answer 25

a. concrete frame construction b. solid Concrete floors c. brick and glazed curtain walling clad elevations d. Double glazed windows with aluminium frame e. flat roof

Question 26

25. What was construction of offices in Harrow?

Answer 26

a. steel frame construction b. solid concrete floors c. Flat roof d. clad with Portland Stone at street level and mainly red brick to the upper parts, e. double glazed windows aluminium frame

Question 27

26. What defects did you look for at offices in Harrow?

Answer 27

a. Damp penetration b. Water damage from burst pipes c. Damage cladding d. Cracks in bricks

Question 28

27. What effects value for offices?

Answer 28

a. Location prime offices tend to be in London but other secondary locations in large towns with an office market b. Transport links close to train stations, bus stations, road links c. Office specification d. Refurb requirements e. Tenant covenants

Question 29

28. What other options could you have used for tenant that left items in unit?

Answer 29

a. Refer to the lease b. Issue dilapidations c. Can remove and bill the tenant d. Not something dealt with would seek advice from senior

Question 30

29. What is the national specification of offices from the BCO?

Answer 30

a. Raised floors b. Ceiling height 2.6 -2.8m c. Air con and double glazed windows d. Lifts c. Cycle space

Question 31

30. What was the internal specification for heathrow

Answer 31

a. Concrete floor b. Suspended lighting and heating c. 4 roller shutter doors

Question 32

31. What was the internal specification for crawley

Answer 32

a. Ground floor and 3 upper floors b. open plan c. some columns, d. good natural light e. aluminium framed double glazed windows f. floor to ceiling height of c. 2.5m. g. carpeted solid floors h. gas fired central heating with wall mounted radiators i. suspended ceilings with recessed lighting j. air conditioning units

Question 33

32. What was the internal specification for harrow

Answer 33

a. Ground floor and 5 upper floors b. Open plan c. good natural light d. floor to ceiling height of c. 2.5m. e. suspended ceilings f. raised floors g. air conditioning units

Question 34

33. What was the internal specification for Luton

Answer 34

a. ground floor warehouse space i. ancillary first floor mezzanine offices (approx. 10-20% office content ii. One roller shutter loading doors iii. eaves height of c. 6.75m - c. 8.0m iv. concrete floor b. Office open plan has been fitted out to Cat A specification i. carpeted solid floor, ii. suspended ceiling iii. LED lighting, iv. gas central heating with wall mounted radiators.

Question 35

34. What was the internal specification for London

Answer 35

a. Ground floor and 8 upper floors b. Grade A office space c. plaster and painted ceiling and walls d. LED lighting e. raised floors f. underfloor air-conditioning g. double glazed windows h. Ceiling heights 2.5 metres.