Inspection L1 knowledge Flashcards

Question

Can you name some types of brickwork/terminologies to do with brickwork?

Answer 1

(1) Solid Wall – (A type of wall) Usually more than one layer, different patterns to tie bricks together such as the Flemish bond. (2) Cavity Wall – (A type of wall) Two layers of brick tied together with metal pins. Evidence of cavity wall is usually where you have a brick with slats in it or you have evidence of the pins on the exterior of the property. (3) Stretcher – (A terminology) A brick laid flat with long edge exposed externally. (4) Header – ( A terminology) A brick laid flat with the short end of the brick exposed

Answer 2

1. Shops/retail 2. Offices 3. Air Conditioning systems 4. Types of fit out 5. Industrial / warehouses

Answer 3

Most new shop units are constructed either of a steel or concrete fram Services capped off Concrete floor and no suspended ceiling Let in a shell condition with no shop front, ready for the retailers fitting out works

Answer 4

- The two main method of construction of a new office building are either steel or concrete frames - STEEL = LESS --> Steel frame buildings usually have LESS columns and a wider span between the columns - CONCRETE = MORE --> Concrete frame buildings usually have MORE columns, lower floor heights and shorter span between columns - --> CONSULT O&MS -->Check the architect's drawing and specification or building manual if you cannot see what form of construction it is on site

Answer 5

A steel framed building would have fewer columns and larger floorplates.

Answer 6

The British Council for Offices Guide to Office Specification (2023) is the current institutional specification for offices

Answer 7

1. BOXES = Full access raise floors with floor boxes 2. A/C & WINDOWS = Air conditioning and double glazed windows 3. LIFT = Passenger lift 4. BIKE = 1 cycle space per 10 staff and 1 shower per 100 staff 5. DAYLIGHT & LUX = Maximised opportunity for daylight, with 300 -500 lux average 6. HEIGHT = Approx ceiling height of 2.6 - 2.8 m 7. Ceiling void of 350 mm and a raised floor void of 150 mm 8. Approx floor loading if 2.5 to 3.00 kN/sq m with an allowance for up to 1.2 kN /sq fr partitioning (kilonewtons) 9. Planning grid of 1.5 m x 1.5 m 10. Max depth of 12m to 15m (shallow plan) or 15 m to 21 m (deep plan) to allow for natural light to the office area 11. 8 m2 to 10 m2 general workspace density

Answer 8

1. VAV - Variable air volume - the highest capital cost but most flexible 2. Fan coil -Usually 4 pipe = lower inital cost and good flexibility but higher operating and maintence costs 3. VRV - Variable refridgerant Volume lower capital cost but higher rinning and maintence costs 4. Static Cooling - chilled beam and displacement heating (a natural approach to climate control with lower capital and running costs but less flexibility

Answer 9

5. Mechanical Ventilation - when fresh air is moved around the building 6. Heat Recovery System 7. Comfort Cooling - a simple form of air cooling system 8. Refrigerant R22 (Illegal) - From 1st Jan 2015 the of and replacement of the low temp refrigerant R22 is illegal. Existing R22 refrigerant systems needed t be modified to become more environmentally friendly

Answer 10

- Shell and Core - where the common parts of the building are completed and the office floor areas are left as a shell ready for the fit out by the occupier --> I.E. KINGS HOUSE AND FENCHURCH STREET RETAIL UNITS - Cellular offices - are usually see out on a 1.5 planning grid - Typical space allowance for normal office use is approx 1 person for 7.5 - 9.25 sqm

Answer 11

Cat A fit out - 4TH FLOOR BONHILL - (Ready to be transformed into Cat B) includes basic finishes to the floors, walls and ceilings – the space is finished but with no fixtures and fittings such as partitions, meeting rooms or individual offices laid out. The office space will be functional but not include the final specifications included in a category B fit out. Cat B fit out - to complete the fit out to the occupier's specific requirements, such as the installation of a cellular office, enhances finishes and IT - fully operational --> I.E. 5TH FLOOR OF BONHILL Cat B is to complete the fit out to the occupiers specific requirements. Some landlords do this to reduce the void periods between lettings. Becoming more common.

Answer 12

CAT A refers to the spec of the office. It is a blank canvas Grade A considers the overall spec of the office, conditions, location, fit out

Answer 13

The basic construction building is usually a steel portal frame building with insulation profiled steel cladding walls and roof The current institutional specifications may include the following features: 1. LED LIGHTING 2. Minimum 8m clear eves height with 10% roof lights 3. Minimum 30kN/sqm floor loading 4. Plastic coated steel profiled cladding with brick or block work walls to app 2 m 5. Full height loading door (electrically operated) 6. 3 phase electricity power (415 volts) 7. 5% -- 10% office content and WC facilities 8. Main services capped off 9. Approx site cover of 40%

Answer 14

When inspecting a building you should always be looking for defects --> Start at the roof and work down in a logical sequence. Understand the purpose of SNAGGING a newly built property --> BONHILL WCS An inherent defect is a defect in the design or material which has always been present A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection Can check whether there are any warranties for the building from the contractor and professional team

Answer 15

You undertake a snagging process, whereby the property is inspected against the construction plans to check that it has been finished correctly and that the construction is of sufficient quality to ensure the building operates as desired and designed. This process is carried out by a contractor under warranty. E.G. BONHILL

Answer 16

1. Take PHOTO of the defect --> Travelodge 2. Try to establish the CAUSE of the damage whilst on site ----> The spalling brick which caused movement/internal damp 3. INFORM CLIENT of your investigation --> Forwarded report onto client to review 4. Recommend ADVICE from a building surveyor or in the case of movement, a structural engineer. --> I recognised my limitations / limited knowledge so client instructed a building surveyor and consequently a

Answer 17

1. Movement 2. Water - sometimes leading to damp 3. Defective / Non-performance / Deterioration of the building material (Common Building Defect)

Answer 18

Thermal expansion / movement can cause cracks ! L3 Other cracks may be due to differential movement such as settlement cracks Subsidence is the vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundations. Heave could be as a result of tree removal and moisture build up in soil - happens when the expansion of the ground beneath the building Horizontal cracking in brickwork may indicate cavity wall tie failure in a brick wall

Answer 19

- WET ROT caused by damp and timer decay. - Signs include wet and soft timber, a high damp mater reading, visible fungal growth and a musty smell - DRY ROT is caused inside by fungal attack. - Signs include fungus, mushrooms, strong smell, plus cracking paint work. - It can destroy masonry and timber - Damp can be caused y leaking plumbing, AC unit and pipework - Condensations can be used y a lack of ventilation and heating. Signs include mould and streaming water on the inside

Answer 20

Period residential, office shop buildings Modern Industrial Buildings Modern office buildings

Answer 21

- Dry rot - wet rot - tile slipperage on the roof - damp penetration at roof level and ground floor - water ingress around door and windows

Answer 22

- Roof leaks around roof lights - Damaged cladding panels - Cut edge corrosion - Blocked valley gutters - Water damage from poor guttering - Cracking in brick work

Answer 23

- Damp penetration - water damage from burst pipes or AC units - Structural movement - damage cladding - Cavity wall tie failure and efflorescence

Answer 24

A. Potential sign of water entering brickwork - Efflorescence –Salt reacting with water and leaving white marks on the bricks and Spalling –Bricks degrading because of heating a cooling of the bricks. B. Movement – cracks, bouncy floors, settlement C. Damp – patches of damp D. Japanese knotweed – purple stem with green leaves

Answer 25

Key legislation is Environmental Protection Act 1990

Answer 26

RICS GN of Contamination the Environment and Sustainability 2010 – best practice for looking for contamination

Answer 27

This remind surveyors of their obligations to obey the law, typical signs of contamination, Signs of contamination include - oil drums, oil, chemicals, subsidence

Answer 28

(1) Review site history (desktop study) and site investigation and inspection (2) Investigation to identify nature and extent of contamination - e.g. soil samples. (3) Remediation report setting out remedial options with design requirements and monitoring standard

Answer 29

If you think the site has contamination, you should suggest a specialist report. When doing a valuation of site with contamination 1. Don't provide advice until specialist report is commissioned 2. Caveat advice with disclaimer highlighting this special assumption/issue 3. Deduct the remediation costs from the gross site value

Answer 30

Land Remediation Relief – A form of tax relief that gives the company/developer up to 150% corporate tax relief. to help remedy certain contamination or derelict sites or those effected y Japanese Knot weed

Answer 31

A deleterious material is a material that is dangerous to health degrades with age causing structural problems to a building, such as: 1. RAAC (Reinforced Autoclaved Aerated Concrete) is now classed as a deleterious material 2) High Alumina Cement (undergoes a crystalline rearrangement known as conversion, which results in a loss in strength), (3) Woodwool Shuttering (generally used in the 1960s is mix of shredded timber and cement, caused inadequate compaction of concrete, meaning reinforced steel sometimes left exposed).

Answer 32

A hazardous material is harmful to health Materials include: - Radon Gas, - Asbestos, - Lead piping/paint Recommend a specialist report and make app assumptions in advice Always check contents of an asbestos register

Answer 33

1. Japanese Knotweed 2. Hogweed 3. Himalayan Balsam

Answer 34

Because the railway companies used it to sure up the banks of railway cuttings as it is incredibly effective at making soil not slip.

Answer 35

Japanese Knotweed is an invasive plant which can damage hard surfaces such as foundations and tarmac Not easy to control Costly to eradicate - specialist company must remove and dispose of it It is of great concern to property lenders who may refuse a loan of it is present or nearby the property

Answer 36

* Costly to eradicate - specialist company must remove and dispose of it * To be disposed of legally such as by using chemical treatment, digging it out and removing it from site to a licensed landfill site in accordance with the Envi Protection Act 1990.

Answer 37

* Allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981 – * Magistrate Penalties – can impose a max fine of £5K or max sentence 6 months in prison or both * Crown Court penalties – can impose unlimited fine or max 2 years in prison or both * Local authorities can grant Community Protection Notices (CPN) and fines of up to £2,500 per person (£20K for an organisation) if a landowner ignores it, do not control it or allow growth onto adjoining land

Answer 38

Williams vs. Network Rail Infrastructure Ltd. 2018 – the court held that Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use of the neighbours property (but not the reduced value of the property) even after the knot weed was gone.

Answer 39

* Advise getting in touch with a specialist to get this removed asap - specialist company must remove and dispose of it to licensed landfill * Consult RICS Professional Standard – Japanese Knotweed and residential property 2022. * Not easy to control, costly to eradicate and a specialist company must remove and dispose * It is an invasive plant which can damage hard surfaces e.g. foundation/tarmac * To be disposed of legally such as by using chemical treatment, digging it out and removing it from site to a licensed landfill site in accordance with the Envi Protection Act 1990. * Allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981 –

Answer 40

The Wildlife and Countryside Act 1981

Answer 41

Knotweed has large shovel shaped green leaves forming a dense canopy. Stems that resemble bamboo canes with purple speckles. Red shoots emerge in spring Purple stems green Ace of Spade shaped leaves, grows all year round, grows fast.

Answer 42

* Deleterious (hazardous or failure) material can degrade with age causing structural issues. * Asbestos * RAAC are autoclaved aerated concrete (RAAC) products containing reinforcement element (RAAC has proven to be not as durable) * Signs include brown staining on concrete, concrete frames in the 1960s/70s * Materials can include Woodwool shuttering, High alumina cement, calcium chloride

Answer 43

* Roofing material, flooring, insulation, fireproofing material, ceiling tiles. * RICS Guidance Note Asbestos: Legal requirements and best practice for property professionals and client’s 2021 * Asbestos can be found in any industrial or residential building built or refurbished before the year 2000. * ACMs - asbestos-containing materials

Answer 44

A. Potential sign of water entering brickwork - Efflorescence –Salt reacting with water and leaving white marks on the bricks and Spalling –Bricks degrading because of heating a cooling of the bricks. B. Movement – cracks, bouncy floors, settlement C. Damp – patches of damp D. Japanese knotweed – purple stem with green leaves

Answer 45

Take image, measure if there is a crack Establish what type of defect - movement, damp? - Report to client provide commentary Instrcut a building survey if neded

Answer 46

Noting the specification for ind assets Types of fit out Brick work Defects - movement, damp, common building defects Deleterious material and hazardous material (asbestos)? Method of construction

Answer 47

1. Consider personal safety - PPE, pen paper, files/documents 2. Considered area - location, transport, business vibrancy, hazards 3. External inspection 4. Internal inspection

Answer 48

an ongoing process of complying with the health and safety standards established by regulatory legislators and bodies

Inspection L1 knowledge Flashcards

(72 cards)