Inspection Flashcards
How do you plan to return to carry out your retention inspection during COVID 19 Lockdown inspection?
- Check government restrictions nearer the time
- Check RICS guidance as it has published some already and is constantly updating it.
- Carry out a risk assessment Consider PPE needed if I could remove the risk.
- Consider transport Speak to solicitor see if the rectification date can be postponed. Lone working
What is the difference between a schedule of condition and a condition survey
difference between a schedule of condition and a condition survey
- The main differences are that a Schedule of Condition is purely a record of the condition of the building to be appended to an Agreement,
- whilst a Condition Survey is prepared to not only show the condition of the building but identify works required, usually with costs to assist in planning maintenance works which may be needed, it may be reviewed and updated.
- schedule of condition may be used to include with a party wall award or at commencement of a lease
- condition survey is often used with planned preventative maintenance regimes
Schedule of Condition
Records the property’s condition at that time
- It is retained to use at a future time to establish the previous condition of the premises
- to include within a Lease to limit a Tenant’s repairing obligations to the condition of the property at Lease commencement.
- or inclusion into a Party Wall Award to clearly document the condition of a neighbouring property before works progress
- sometimes prepared in a simple format, relying predominately on photographs and is known as a Photographic Schedule or
- may be a full schedule of condition which would typically include
- a general description of a property
- a detailed tabular schedule documenting the form of construction and condition of each building element, supported by a photographic record to give evidence.
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What would you do pre and during inspection for a dilapidations?
Pre-Inspection
- Obtain documents
- Lease, Licenses for alteration
- Schedule of condition
- Floor plans (ideally fitted out and original)
- Check if I need to obtain any special advice such as M and E consultant
- Check any access requirements
- Arrange the inspection with the site adn put a note in my diary so that my team know where I am.
- Check site rules, any hazards and access constraints (Examples working in an embassy have to be chaperoned, I’ve also worked in social housing and we had a risk register dangerous dogs and dangerous tenants)
- Risk assessment
Onsite
- Dynamic risk assessment
- Take a charged mobile phone
- Walk around first if there is time familiarise myself with the layout and orientations.
- Ask tenant any repairs aware of
- Methodical approach outside first and then inside, top down and element by element (then looking for causes of defects if it were another inspection)
- Take photos
- take measurements with a disto
- Note down key features of the property and various finishes for each room
- Note down details of any items requiring repair
- Consider videoing any items for future reference
- Inform secretary when inspection completed and home safe.
What is the difference between a preaquistition survey and a vendor survey?
- A pre-aquisition survey is usually carried out on behalf of the prospective purchaser/tenant whereas the vendor survey is carried out by the vendor.
Both can be used to help a buyer/prospective tenant decide whether to buy/rent a property but the vendor survey can also be used by a building owner to decide whether to dispose of the asset.
Vendor survey
- A ‘vendor survey’ is a type of pre-acquisition survey commissioned by a vendor for an asset (usually commercial property) which is due to be disposed of.
- The vendor survey is commissioned and funded by the vendor for the benefit of an eventual purchaser.
- Vendor surveys are sometimes also obtained to help an owner understand the condition of a portfolio to select suitable buildings for sale.
A pre-acquisition survey
- Analyses the current conditions, risks and liabilities associated with a property as part of the due diligence process
- Helps a potential lessee or purchasor to make an informed decision before purchasing or investing in a property.
- Eg. Largescale plant nearing end fo life, compulsary purchase Crossrail, combustible cladding.
A Vendor survey’ is
- commonly used to describe a pre acquisition survey commissioned by a vendor for an asset in the divestment stage of its ownership cycle.
- The vendor survey is commissioned and funded by the vendor for the benefit of an eventual purchaser.
What is a technical due digligence survey?
- The term ‘technical due diligence’ (TDD) is generally adopted by the industry. Building survey, building condition inspection, pre-acquisition survey or vendor survey are also often utilised.
- Full appraisal of a building. A detailed review of the condition of a building and it’s services
- Can be used throughout the property lifecycle:
- Acquisition (including financing or refinancing)
- Occupation and operation
- Disposal (vendor due diligence)
- Refurbishment or development.
- Aquisition most common; key risk-management tool to help identify the limitations and opportunities of an investment
- whether significant defects exist in the structure, fabric and services installations (the latter if instructed to be undertaken by a specialist) of the property •
- whether there are legal implications of the defects or other deficiencies such that the property does not comply with statutory obligations or if there are any illegal works present
- Risk associated with the tenancies in relation to recovery of capital expenditure and operational expenditure and future reinstatement liabilities
- Whether the property is suitable for the client’s intended use (if known)
- whether there are any apparent life safety issues
- Different opportunities, such as the feasibility of adding an extra floor or conversion of an underused part of a building, may need to be considered.
- Risk from the environment - flooding
OCCUPAITON
- The report may highlight issues that will cause delay to the client’s occupation, and capital expenditure before and during occupation.
- For example, if repairs are required before the property can be occupied, early awareness will enable the client to:
- program for any delays (this is important where there is time pressure to relocate from another property taking into consideration the fit out required to the new property)
- renegotiate lease liability terms or
- secure capital contributions from the landlord to enable the occupier to undertake the necessary works
- Landlord and tenant issues will need to be resolved from a neutral standpoint.
DISPOSAL
- The primary purpose of a vendor’s technical due diligence survey before a proposed sale is to identify significant physical defects or any statutory non-compliances that may affect the value of the property on the open market.
DEVELOPMENT/REFURBISHMENT
- The role of a TDD process as part of a development or significant refurbishment work feasibility, is to establish the potential risks, opportunities and viability of the development project.
- There is an RICS guidance note released this January 2020 regarding TDD in comemrcial premimses.
ITEMS TO CONSIDER
Fabric
roofs/balconies/canopies • rainwater goods • walls and cladding/facades • windows, doors and joinery • structural frame • substructure/basement • floors • internal walls, ceilings, partitions and doors, including compartmentation for fire safety • finishes • internal and external staircases and • sanitary and welfare facilities.
Services
Externals
Listing.
Obtain all statutory consents, accesibility statements O and ms etc to assist with the inspection.
What is a schedule of condition?
Schedule of Condition
- Records the property’s condition at that time
- It is retained to use at a future time to establish the previous condition of the premises
- to include within a Lease to limit a Tenant’s repairing obligations to the condition of the property at Lease commencement.
- or inclusion into a Party Wall Award to clearly document the condition of a neighbouring property before works progress
- sometimes prepared in a simple format, relying predominately on photographs and is known as a Photographic Schedule or
- may be a full schedule of condition which would typically include
- a general description of a property
- a detailed tabular schedule documenting the form of construction and condition of each building element, supported by a photographic record to give evidence.
Explain a key issue raised by Surveying Safely
- Lone working- Suzy Lampeurgh
What is the size of a brick
225 mm x 112.5 mm x 75 mm (length x depth x height)
Can you explain why buildings are listed and what the various grades mean?
- Listing marks and celebrates a building’s special architectural and historic interest, and also brings it under the consideration of the planning system, so that it can be protected for future generations.
- The older a building is, and the fewer the surviving examples of its kind, the more likely it is to be listed
- Grade I buildings are of exceptional interest, only 2.5% of listed buildings are Grade I
- Grade II* buildings are particularly important buildings of more than special interest; 5.8% of listed buildings are Grade II*
- Grade II buildings are of special interest; 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner.
Elias questions
Level 1
What would be factored into a reinstatement cost assessment?
What is section 3 of the RICS Guidance Note: Surveying Safely?
What are the different types of specialist inspection techniques and their limitations?
Level 2
Talk me through the process of carrying out a schedule of dilapidations at Unit 215 Centre Court Shopping Centre. How did you ensure that an agreement was made?
Are you aware of the pH levels consistent with rainwater and that within an internal pipework distribution system?
As part of your project at Stoke Lodge, who’s responsibility was it to produce a snagging list at practical completion?
Level 3
As part of your project at Turnpike Lane, Woburn, can you please tell me how you identified the presence of Dry Rot and what you advised to the client to remedy it?
At Orwell House, Fitzrovia, what did you advise the client in respect of remedial works the concrete window sills?
What type of Asbestos survey did you advise your client to carry out as part of your inspection of a 1960s office building?
How did you indentify that the property at Turnpike Road was Victorian and what other features are common to Victorian Buildings?
- Red single brick flemish bond walls (often used patterns, toothing, herrigbone, coloured headers)
- Cast iron windows in a diamond lattice pattern which were common of estate cottages in the mid I9th-century
- Plain clay tiled roof
- Decorative ball and spike finials to the gable of the porch roof
- tall chimney stacks and evidence of a fire place in every habitable room.
- Suspended floors with ornate exterior air vents.
Other features
- Bay windows (three sided projection)
- tile or slate roof
- Decorative ridge tiles
- Mock tudor was popular in this period
- Queen Ann revival - thick glazing bars and small panes.
- Gothic style was popular -turrets
- Sash windows
- Steep pitched roofs
- Slate damp proof course.
- Stained glass
- Encautic floor tiles hallways and front entrances with geometric patterns
- Plaques with dates and pictures such as of queen victoria!
How would you identify a Georgian property?
The redidential 2 storey town houses Ive worked on have
- Large timber sash windows, mullined with a 6 over 6 pane design.
- Brick or stuccoed facades.
- Some windows were bricked up for window tax
- They were very symmertrical
- Slate mandard roof with parapet and box gutters leading to an outlet with a hopper.
- Dormer windows set into the masnard
- Grand front doors with pilasters and semi circular window lights.
Can you describe Palladian Architecture you saw at woburn abbey
- Palladian architecture is a European style of architecture that developed from the designs of the Venetian architect Andrea Palladio
- Italian influenced
- Very symmetrical on plan and elevation view.
- values of the classical formal temple architecture of the Romans and Ancient Greeks tympanum and columns (not corinthian - more plain)
- stone blockwork bevelled.
- Stone balaustrading milk bottles.
- Henry Flitcroft and Henry Holland
Can you tell me the process of undertaking an inspection?
First I would consider personal safety of myself and any others attending. If safe to inspect I would first inspect the local area before undertaking an external inspection of the property. I would then undertake the internal inspection
What are the types of fit out?
Shell and Core - office in shell / common parts complete CAT A - Grade A specification CAT B - Tenant fit out
What types of air-conditioning are you aware of?
VAV – variable air volume VRV – variable refrigerant volume Fan coil Comfort cooling Static cooling
What types of foundations are there?
Trench Raft Pile Pad
What reasons would you undertake an inspection?
Valuation purposes – Establish valuation influencers Property management purposes – Policing the lease Agency purposes – To establish marketability
What is the size brick?
215 mm X 102.5 mm X 65 mm
What types of wall construction are there?
Solid wall Combines headers and stretchers – i.e. Flemish bond Cavity wall Made up of only stretchers – Tied together with metal ties
What steps would you take when undertaking an inspection?
Personal safety Local area External inspection Internal inspection
What would you take on an inspection?
Mobile Camera Measuring equipment Plans PPE Pen and paper
What would you take into consideration when undertaking an external inspection?
Method of construction Repair and condition Defects/structural movement Site boundaries Access/parking/loading
What would you take into consideration on an internal inspection?
Specification Services Repair and maintenance Defects Statutory compliance Fixtures and fittings
What reasons would you undertake an inspection for?
Valuation purposes - Valuation influencers Agency purposes - Marketability Property management purposes - Policing the lease
What is a piled foundation?
Reinforced concrete cylinders buried in the ground. Used for large buildings
