What is the four step process to inspection?
- Consider personal safety
- Inspection of the local area
- External inspection
- Internal inspection
What should you take on an inspection?
- Mobile phone
- Camera
- Tape measure/ laser
- Floor plans
- PPE
- Pen/ paper
What should you consider of the immediate area?
- Location, aspect, local facilities, public transport
- Contamination, hazards, flooring, power lines
- Comparable evidence/ agent billboards
What should you consider for the external inspection?
- Method of construction
- Repair and condition
- Car parking
- Defects
- Site boundaries
- Ways to date buildings
What should you consider for the internal inspection?
- Layout and specification
- Repair and maintenance
- Defects
- Services
- Statutory compliance
- Fixture and fittings
- Compliance with lease obligations
What are the different inspection purposes?
Valuation – understand factors which can influence valuation of a property
Property Management – Check lease compliance in occupied, check statutory compliance if unoccupied
Agency – Consider current condition of the building, repair and maintenance issues
What are the four types of Foundations
- Trench or strip footings – generally for residential dwellings
- Raft – slab foundation spread across whole site to spread load for lightweight structure
a. For sandy soil conditions - Piled – long slender reinforced concrete piles – for less good loadbearing ground conditions
- Pad – slab foundation system under individual or groups of columns so load is spread evenly
What are the different types of brickwork?
- Solid wall construction
- Cavity Wall construction
- Bricks – stretcher or header
- Efflorescence – white marks caused by hydroscopic salts
- Spalling – bricks crumble due to freeze/ thaw
What is the typical specification for Shops?
- Most new shops are constructed by steel or concrete frame
- Service capped off
- Concrete floor and no suspended ceiling
- Let in a shell condition
What are the main methods of construction for Offices?
New office – Steel or concrete frame
Steel Frame – less columns and a wider span between
Concrete Frame – more columns, lower floor to ceiling heights, short span between columns
What are the different Grades for Offices?
Grade A
Grade B
Grade C
What is a Grade A office specification
- Full access raised floors with floor boxes
- Ceiling height of 2.6 to 2.8m
- Ceiling void of 350mm and raised floor void of 150mm
- Maximised opportunity for daylight
- Approximate floor load of 2.5 to 3 kN/ sqm with an allowance fo up to 1.2kN/sqm for partition
- Air-con and double-glazed windows
- Passenger lifts
- Planning grid of 1.5m x 1.5m
- 1 cycle space per 10 staff, 1 shower per 100 staff
- 8m2 to 10m2 general workspace density
What are the different types of fit out
- Shell and core
- Category A
- Category A+
- Category B
What are the different types of fit out
- Shell and core – common parts of building are complete, but floor areas left ready for fit out
- Category A – Ready for tenant fit out, connected to services with lighting and air con
- Category A+ - Small level of fit out – kitchen, some desks etc, but will need more
- Category B – Fully fitted to tenants’ requirements, such as installation of cellular office, enhanced finishes, IT
What is the typical construction for Industrial/ warehouses
Constructed using steel portal frame with insulated profiled steel cladding walls/ roof
What is the typical specification for Industrial/ warehouses
- Minimum 8m clear eaves height with 10% roof lights
- Minimum 30KN. Sqm floor loading
- Plastic coated profiled cladding with brick or blockwork walls
- Full height loading doors (electrically operated)
- 3-phase electricity power
- 5-10% office content & WC
- Mains service capped off
- Approximate site cover of 40%
- LED lighting
Give me some different types of air conditioning systems?
- VAV – Variable air volume
- VRV – Variable refrigerant volume
- 4-piple fan coil
- Comfort Cooling
What are the different types of defects?
- Inherent Defect – Defect in the design or a material which has always been present
- Latent Defect – Defect not always discovered through a reasonable inspection of the property
What are the steps you would take if you identified building defection on site?
- Take photos
- Try to establish cause
- Inform client
- Recommend advice from a building surveyor
What are three common causes of defect
- Movement
- Water
- Deterioration of building materials
What are the different types of movement?
- Subsidence (downward movement) – loss of support underneath foundations
- Heave - expansion of ground beneath building
- Horizontal cracking – indicates cavity wall failure
- Shrinkage – causes cracking in new plasterwork
What are the different types of damp?
- Wet Rot
- Dry Rot
- Rising Damp – stops 1.5 m above ground level
- Condensation
- Penetrating damp
Give me some common defects found in different asset types?
- Period residential/ office/ shops – Dry rot, wet rot, tile slippage, water ingress, structural movement
- Modern industrial buildings – roof leaks, damaged cladding panels, cut edge corrosion
- Modern office buildings – damp penetration, water damage, structural movement, cavity wall tie failure
What is the key legislation relating to contamination?
Environmental Protection Act 1990
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Brucey Top Ten Cases11
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Yield Definitions9
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Legislation and RICS Standards29
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Ethics, Rules of Conduct and Professionalism53
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Client Care5
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Communication and Negotiation13
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Health and Safety31
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Accounting Principles and Procedures8
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Business Planning3
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Conflict Avoidance, Management and Dispute Resolution Procedure9
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Diversity, Inclusion and Teamworking6
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Inclusive Environments4
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Sustainability19
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Inspection37
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Measurement33
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Valuation (Methods)92
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Valuation (Red Book)42
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Development Appraisal6
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Loan Security40
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Data Management15
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Purchase and Sale68
