17 - Inspection Flashcards
Inspection - Extract from Candidate Guide - Aug 2018 (updated Feb 2022)
What are the main RICS guidance docs regarding inspection ?
- Home Survey Standard - PS - 1st Ed 2019
* Surveying assets in the building environment - GN - 1st Ed 2017
What are the keys changes introduced into the Home Survey Standard ?
Introduced in March 2021 to update and standardised previous guidance regarding residential inspections.
This provides clarity on which survey best suits the property and responsibility in recommendation of the right one (Hart V Large)
Explain how you carried out your inspection.
I inspected the property both externally and internally to understand the scale and construction. I then inspect the adjacent area to the report defects and inspect the sub floor via a access hatch to review the sub floor arrangements.
What do you understand by the phrase “plaster wicking’ in respect to low level damp in masonry walls ?
The same term used for rising damp - The unwanted ingress of water that rising through capillary action
What is the RICS Home Survey standard ?
The resulting RICS Home Survey Standard is a fit for purpose standard for RICS members and regulated firms and delivers to current market needs. It is designed to significantly increase consistency, transparency and competency across all residential surveying in the UK and will be the single standard for condition-based home surveys. The concise mandatory requirements establish ‘benchmarks’ around which firms can design and deliver services that not only meet their clients’ needs but that the public can recognise and trust.
What is the commercial equivalent (RICS Home Survey standard) ?
Surveying Assets in the Built Environment, 1st edition 2017
Technical due diligence of commercial property 1st edition,
What is the RICS Home Survey Standard ?
The 1st edition dated Nov 2019 but released march 2021 is a professional statement released in 2021 to standardise the approach to surveys of residential nature, increasing consistency, transparency, detailing the approach, hazards, pre survey notes, reporting techniques.
How would you identify Japanese knotweed ?
- Shield or heart flat shape leaf
- Small red/purple spears
- Leaves on zig zag stems
What are Dilapidations ?
Dilapidations are breaches of leases due to the condition of the property being leased. This may result from mistreatment of the property or poor or absent maintenance or repairs that are required by the lease. Further work may also be required at the end of a lease to reinstate alterations that have been made to the property by the tenant. Interim schedule – claims during the term. Terminal schedule – claims near or at the end of the term. Final Schedule - issued after expiry of the lease.
What are you initial actions when dealing with a dilapidations claim ?
Check within the lease regarding various partied obligations such as internal only, external etc.
What are dilapidations ?
Dilapidation represent the claim for exit cost or end of lease costs atrited to restoring the property ack into the state prior to the letting.
What information/documents should be reviewed prior to the creation of a schedule of dilapidations claim ?
- Lease covenants
- Tittle deeds
- SOC
- Inspection of current condition, internals and externals
What is a section 146 notice ?
A notice served by the Landlord who wished to commence early forfeiture proceedings against the leaseholder following a breach of the lease only possible when this clause/term is written into the lease.
Can you name some common clauses you may come across with leases ?
Decoration in first 6 months, every 3 years and within final year of the lease, keep fixtures and during well maintain and in good safe working order, keep all car parks, access way etc. safe for public se, not overload the floors or main structure, ensure all stat compliance is up to date and suitably inspected etc.
What is an interim schedule ?
A interim schedule is served during the term of the lease relating to the current condition and not the end of terms schedule.
What is the title of the RICS document relating to dilapidations ?
Dilapidations in England and Wales, 7th Edition, September 2016 - Guidance Note - Blue
https://www.rics.org/globalassets/rics-website/media/upholding-professional-standards/sector-standards/building-surveying/dilapidations-7th-edition-rics.pdf
What do you understand about quantified demand?
If the required works are not carried out, the landlord may issue a schedule of dilapidations, or a notice to reinstate. If dilapidations works are not carried out by the end of the lease, the landlord may claim damages from the tenant (a terminal dilapidations claim). This may take the form of a ‘quantified demand’ prepared by the landlord or their surveyor setting out details of the landlord’s losses as a result of the dilapidations. However, the landlord cannot profit from this claim. The quantified demand might include: The cost of the repair works. The loss of value to the property. Loss of rent and service charge.Insurance.Cleaning.Fees.
What is the difference between a schedule of condition and a schedule of dilapidations ?
A schedule of condition review the current condition of the poerty at a certain point in time)the survey day), a schedule of dilapidations records the damages and breaches the tenant has made to the property during theory tenancy’s linked to the terms of a lease, with remedial repairs and applicable costs.
How did you carry out a lease analysis?
I look within the lease for information and clauses in relation to : • Inclusion and exclusions • Repairing liabilities • Site extents • Yield up • Fees
What is Scott schedule ?
A Scott Schedule is an extended version of the Schedule of Dilapidations which enables the tenant (or their surveyor) to respond to the content of the Quantified Demand and/ or the Schedule of Dilapidations.
What is the status of a schedule of condition ?
Legal Document
What other information is important to consider when assessing a claim ?
The proposed future of the building. For example is the building is going to be demolished the claim will have no affect on the value of the building, with the exception of hazardous materials that will be required to be disposed of accordingly.
What legislation does it fall under ?
The landlord and Tenant Act 1927
What is a schedule of works?
A SOW is a single document that concisely lists what is to be done, where, how and to what quality.
The main differences between a condition report and a schedule of condition?
- Schedule of Condition is purely a record of the condition of the building to be appended to an agreement.
- Condition report shows the condition of the building but identify works required, usually with costs to assist in planning maintenance.
On carrying out a survey, how do you structure your report?
- Label items in traffic light system
- Urgent repairs
- Repair non urgent
- Maintain building as normal
- Outside, Chimney, roof coverings, RWG, walls, windows
- Inside, roof structure, ceiling
- Services, Gas/oil, water, heating
- Grounds, garage, boundaries
Can you tell me some of the heading sight a home buyers report
- A Introduction to the report
- B About the inspection
- C Overall opinion and summary of the condition ratings
- D About the property
- E Outside the property
- F Inside the property
- G Services
- H Grounds (including shared areas for flats)
- I Issues for your legal advisers
- J Risks
- K Valuation
- L Surveyor’s declaration
- What to do now
- Description of the RICS Homebuyer (Survey & Valuation)
- Service Typical house diagram
How would you assess damage to a building?
Referring to BRE Digest 251; Classification of viable damage • 0 – hairline crack • 1 – fine crack 1mm • 2 – cracks easily filled 5mm • 3 – crack 5-15mm; patch work • 4- crack 15-25mm; replace section • 5- ≥25mm structural damage; S.Engineer
What is a protometer ?
Protimeter is a premium range of professional moisture measuring instruments. Protimeter is a premium range of professional moisture measuring instruments.
What are the limitation of a protometer ?
An electronic moisture meter is suitable to detect moisture in timber by sending electrical waves between the two prongs. The sonar is used to detect the depth. which in turn can pick up hidden services behind the surface finish material. The tool may also give false reading base don foil backed plasterboard and black ash mortar.
What else could you use to test for dampness ?
Speedy Carbide test and a gravimetric test
What is the safe person concept?
The person assumes personal responsibility for their own and colleagues and others health and safety while at work. This is contained within the RICS Surveying Safely Document.
What qualification do you need to take asbestos samples?
P402 Surveying and sampling for asbestos in buildings
What is the most important thing to do prior to inspection ?
Health and Safety Risk Assessment
What is the most logical inspection methodology ?
- Surrounding area
- External
- Internal
- Top down
How would you check the age of a property ?
- Architects plans
- Historic maps
- Planning or building regulations history
- Record of practical completion
- Lease
- Speak to landlord etc.
- Date plaque or similar
What is a latent defect ?
Something that could not have been discovered by a reasonable inspection
What is a patent defect ?
Patent defects are those which can be discovered by reasonable inspection
What RICS document is relevant to inspections
- Surveying safely: health and safety principles for property professionals 2nd edition, November 2018
- Surveying assets in the built environment 1st edition, March 2017
- Home survey standard 1st edition, November 2019
What is a Level 1,2 & 3 Residential Survey ?
RICS surveyors offer three ‘levels’ of survey: a Condition Report (level one), Homebuyer Report (level two) and Building Survey (level three).
- Condition Report (Level one) The property’s condition, including any risks, potential legal issues and urgent defects. Standard properties and relatively new homes in good condition. £400-£950
- Homebuyer Report/ Home Condition Survey (Level two) Includes all the features of a Condition Report, plus defects that might affect the property, and advice on repairs and maintenance. It can also include a market valuation and how much it would cost to rebuild the property. Standard properties in reasonable condition. £450-£1,000
- Building Survey (Level three) An in-depth look at the property’s condition, with advice on defects, repairs and how to maintain the property. For larger or older (50+ years) properties, unusual homes, renovation projects and properties in poor condition. £600-£1,500
How might you assess a concrete defect?
- Visual first
- Tap test
- Phenolphthalein test
- Core sample
If you identify movement in a building, what further investigations might you wish to undertake?
- Environmental matters, i.e. trees in close proximity
- Neighbouring dwellings
- Engineers structural survey
- CCTV Drainage survey
Explain how you can use thermal imaging to identify heat loss in a building.
Inspection involves scanning the house using the infrared thermographic camera. The camera has a screen that will clearly show heat differences. On the camera, leaking insulation will show as a jet of warm air. Since the air is warmer than the surroundings, it will appear with a different color on the camera’s screen.
Outline the key changes introduced in the latest version of the RICS Home Survey Standard.
New RICS Home survey standard which aims to ensure consistency and improve the home buying and selling process. It protects buyers and sellers and emphasises the importance of making sure the consumer understands the benefits of a home survey. The new standard will create consistency, transparency and competency across residential surveying.
What current challenges is Covid and/or Brexit bringing to Inspection?
Not able to inspect inside homes, wasted journeys due to people shielding, social distancing restricts team collaboration
Why do you always undertake desktop investigations ?
A desktop study can save money by identifying potential contaminated land issues at an early stage. This allows us to identify the most appropriate method for dealing with these risks.
Using an example, explain the extent of the inspection when preparing a schedule of condition for a party wall job.
Candidate specific
Using an example where you have completed a snagging inspection, explain the methodology you followed during that inspection.
I follow the specification of works to the letter, I inspect each location and identify the works or remedy required, I identify omissions that require rectifying
Have you any experience of preparing a building survey report on a pre-acquisition basis? If so, explain what advice you gave to your client.
I have not but I am aware of the basis and purpose By getting this in depth survey done, a potential buyer gets critical knowledge on the condition of a building, with all present and potential problems being highlighted. Assists negotiations for purchase
What different surveys are you aware of?
New RICS Home survey standard which aims to ensure consistency and improve the home buying and selling process. It protects buyers and sellers and emphasises the importance of making sure the consumer understands the benefits of a home survey. The new standard will create consistency, transparency and competency across residential surveying.The RICS produce templates for the standard formats for reports such as L1, 2 and 3 surveys which can be purchased with an iSurve account. On the survey, I prefer to start on the outside and then move internally working my way from top to bottom. If there is anything I note additionally internally, I will check outside again in that area to confirm what may cause the defects. Review of alterations carried out, check on planning authority, if the building is listed, check its listed status on historic England and English heritage. I will ask the client to provide me with any plans or brochures of the property and ask them generic safety questions to ensure that it is safe to survey.Speedy carbide test, thermographic testing, drone surveys, ground investigation, asbestos investigationI identified at ground level that there was some cracking to the render and when I tapped this, it sounded hollow, I took a look at higher level and noticed that there was sporadic cracking throughout but as this was too high to check safely, I advised the client that I should carry out a hammer test with the use of the cherry picker so that we can make an educated estimate of the amount of work required to allow for. This involved lightly knocking on the render and listening where there was a hollow sound and made a note on the elevation drawings.I am not qualified to use a cherry picker or harness myself up. When I made the enquiry to book the cherry picker, I informed the company that I would need a competent operator that was also able to safely harness me and secure me to the safety rails and that the machine was safe to use in the event of windy conditions. When I arrived to site, I checked that the ID of the operative matched the name given by the company and provided on the license.What did I check, what did I do with this information, what guidance did I refer to? Was anything a potential issue specific to that listing?
What recent changes have been made to the RICS residential surveys?
New RICS Home survey standard which aims to ensure consistency and improve the home buying and selling process. It protects buyers and sellers and emphasises the importance of making sure the consumer understands the benefits of a home survey. The new standard will create consistency, transparency and competency across residential surveying.
What format might you follow?
The RICS produce templates for the standard formats for reports such as L1, 2 and 3 surveys which can be purchased with an iSurve account. On the survey, I prefer to start on the outside and then move internally working my way from top to bottom. If there is anything I note additionally internally, I will check outside again in that area to confirm what may cause the defects.
What might you include in your desktop investigations?
Review of alterations carried out, check on planning authority, if the building is listed, check its listed status on historic England and English heritage. I will ask the client to provide me with any plans or brochures of the property and ask them generic safety questions to ensure that it is safe to survey.
What specialist investigation are you aware of?
- Speedy carbide test
- Thermographic testing
- Drone surveys
- Ground investigation
- Asbestos investigation
How do you carry out a hammer test?
I identified at ground level that there was some cracking to the render and when I tapped this, it sounded hollow, I took a look at higher level and noticed that there was sporadic cracking throughout but as this was too high to check safely, I advised the client that I should carry out a hammer test with the use of the cherry picker so that we can make an educated estimate of the amount of work required to allow for. This involved lightly knocking on the render and listening where there was a hollow sound and made a note on the elevation drawings.
Are you qualified to use a cherry picker?
I am not qualified to use a cherry picker or harness myself up. When I made the enquiry to book the cherry picker, I informed the company that I would need a competent operator that was also able to safely harness me and secure me to the safety rails and that the machine was safe to use in the event of windy conditions. When I arrived to site, I checked that the ID of the operative matched the name given by the company and provided on the license.
What do you need to consider before going to site to carry out an inspection?
- Am I competent to undertake the inspection
- Am I properly insured
- Has an agreement been signed
- What are the risks involved
- What kind of survey is it,
- Review all relevant existing building information, leases.
- What equipment will be required to carry out the survey
How do you undertake an inspection?
- Personally I would prefer to undertake an inspection of a building from the top down.
- I would normally walk around the building externally a couple of times first to get my bearings and get an initial understanding
- I would look for an indication of age, construction and additions etc.
- Then I would start the inspection externally and inspect each elevation in turn looking and the roof, elevations, windows, doors, drainage and rainwater goods. Then I move inside and again start from the roof space and move down through the floors.
What kinds of risks do you consider?
- Lone working
- Asbestos
- Accessing roofs and roof spaces at height
- Hazards associated with derelict/empty properties
- Confined spaces
How does a disto work? How can you check its accuracy? When is it least accurate?
- A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance.
- We check all distos before use by measuring a known distance in the office.
- It become less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser.
Have you heard of a theodolite? How does this work?
- An optical instrument consisting of a small mounted telescope rotatable in horizontal and vertical planes, used to measure angles in the horizontal and vertical planes.
- Mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation.
- Levelling is accomplished with the aid of a spirit level; crosshairs in the telescope permit accurate alignment with the object sighted
What is an Anemometer?
- This is used to measure the air movement within buildings to establish ventilation requirements where condensation is a problem.
- Air movement around ducts, grilles, windows and doors is checked.
- Wind speed to external faces of buildings can also be checked to establish higher levels of exposure to driving rain due to the location of a property
What are the key building elements you would look to survey?
- Roofs
- Walls & Cladding
- Rainwater Goods
- Windows, Doors and Joinery
- Structural Frame
- Substructure / basements
- Floors
- Finishes
- Internal Walls, Partitions
- Staircases
- Sanitary Fittings
- Building Services
- Out Buildings
What are some key valuable sources of occupiers information you would normally look to obtain prior to the survey?
- Structural alteration drawings
- Guarantees in respect of the premises or its services
- Flooding or boundary documentation
- Items of fixed equipment likely to be removed by the occupiers
- Records of service agreements on items of plant
- Records of testing of life safety systems
- Water Hygiene and legionella reports
- Planning and building control applications and approvals
- Operation and maintenance manuals
- Asbestos registers
- Radon tests and high alumina cement tests
What precautions would you take say you were inspecting a flat roof with a stepped ladder on your own?
- I would prepare RAMS before I undertook the survey. I would consider the height of the roof if it was more than a single story I would arrange alternative access. I would consider the type of ladder being used.
- It must be capable of being placed against the wall at an angle of 70 degrees and allow the surveyor to be able to inspect the roof without standing on the last four rungs of the ladder. I would consider if the roof was fragile or suitable to be walked on and even if it was suitable to be walked on I would not suggest this was suitable from a ladder unless there was a fixed ladder.
What equipment would you take with you during a survey?
- Mirror,
- Disto
- Measuring tape/rod
- Moisture meter
- Camera
- Phone
What do you need to consider before going to a site to carry out an inspection?
- If I am competent to undertake the inspection
- Am I insured?
- Is there a formal letter of engagement
- What are the risks?
- What type of survey am I carrying out?
- Have I been provided with the relevant documents
How do you undertake an inspection?
Generally top down starting on the outside and then on the inside
What kinds of risks would you consider?
- Lone working,
- Asbestos
- Accessing roofs and spaces at height
- Hazards associated with empty properties
- Confined spaces
How does a disto work? How do you check its accuracy?
Measures the time taken for a laser to reflect back to the instrument. Accuracy is checked by taking known distances to ensure that the readings are correct.
Have you used a theodolite?
It is a mounted telescope which measures angles in the horizontal and vertical planes mounted on a tripod. Used in large open land for triangulation.
How would you go about undertaking a building survey?
I would ensure that a formal appointment has been agreed which outlines what my survey will and wont include. I would review any relevant existing information and arrange access. I would prepare RAMS for relevant risks.
What precautions would you take if you were surveying a flat roof with a stepped ladder on your own?
I would prepare RAMS beforehand. I would consider the height and if I have a suitable ladder or if I needed alternative access arrangements. I would consider what condition the roof is in and if it was suitable to work on. Stepped ladders must be placed at approximately 70 degrees and tall enough that the top four rungs don’t need to be used.
What would you look for when inspecting a slated pitched roof covering?
- Are these original coverings?
- What alterations have been carried out to the structure?
- What are the weatherproofing details like?
- What is the age?
- Flashing?
- Gutters?
- Is the underside lined?
What advice would you give if slates were to be replaced by concrete tiles? What implications are there?
- If the roof pitch is suitable.
- If the change is in keeping with planning guidelines?
- Is it a listed building?
- Can the existing joists support heavier concrete tiles?
- What thermal improvements need to be made in compliance with Part L whereby any refurbishment over 50% of the roof requires you to upgrade the roof as close as possible to current regs.
How can you tell if timbers have been structurally affected by fire?
I am not a qualified engineer to determine if the sound timber that remains is suitable.
After a fire, cracks can appear in brickwork, what could this be?
Cracks have appeared primarily because of thermal expansion and contraction. If the building is framed, the movement to the frame could have caused cracking.
In respect to fire insurance valuations, what is a day one assessment? Is there VAT?
Assessment from the date at which the figure has been calculated from. Throughout the year, costs may increase or decrease. An estimate needs to be calculated to accommodate potential inflation. Day One Basis insurance allows for an additional 15% but this is a more expensive premium.
A hedge on clay ground has been cut back recently, what would you expect to happen?
Potential for flooding and heave.
What is Radon Gas?
Produced during the decay of Radium which occurs naturally through the presence of uranium in most rocks, soil, bricks and concrete.
Is radon gas dangerous?
Not particularly if breathed in and immediately exhaled. The issue is when the decaying product attach themselves to dust and moisture which can get stuck in your lungs
Why is radon gas an issue within buildings?
Radon disperses externally. Internally, it may potentially build up to harmful levels. The amount of gas released depends on the area in the UK but is more concentrated with areas of high concentrations of granite and limestone.
What does the RICS guidance note on surveying safely cover?
- Personal and corporate responsibility
- Legal considerations and duties
- Assessing hazards and risks
- Property professionals places of work
- Occupational health
- Visiting premises and sites.
What considerations and duties does the guidance note place on you and your employer?
Health and Safety at Work Act 1974 n the main legislation. Places duties on employers to ensure the safety of employees and visitors. The HSWA is underpinned by numerous regs including Management of Health and Safety at Work Regulations 1999 which impose the requirements to assess risks; ensure that the are safe systems in place for carrying out surveying activities, access to health and safety advice, emergency procedures.
What is a hazard?
Something with the potential to cause harm to someone. The harm could be an injury or ill health.
What is a risk?
A combination of the likelihood of the harm being realized and the severity of the harm if realised.
What is the difference between a schedule of condition and a condition survey?
- SoC is a record of condition on the date of inspection. Usually photos and description.
- Condition Survey identifies defects and their cause and makes recommendations on further investigations or remedial measures.
What is a PPM Survey ?
- Planned Preventative Maintenance (PPM) surveys are an essential tool that enable building owners/occupiers to proactively maintain, manage and improve their properties over a period of years.
- Planned preventative maintenance (PPM) and stock condition surveys are an essential tool that enable clients to monitor and control costs, as well as optimise the value of their property portfolios over a determined timeframe.
What are the different types of inspections ?
Level 1 - Condition Survey
Level 2 - Home Buyers
Level 3 - Building Survey
Can you expand on your knowledge of surveying assets in the built environment - RICS Guidance note ?
This is a 1st Edition Guidance Note Including Pre site survey preparations including desktop and health and safety Survey and data collection Survey content
What guidance can you seek for inspections ?
- RICS Professional statement of Home Survey Standard Nov 2019
- Surveying Assets in the Built Environment, 1st edition
- Surveying Safely
What is a Home Buyers survey ?
A Level 2 survey - Homebuyer Survey is a non-intrusive visual inspection, in which your surveyor will inspect visible areas in your property to report on the condition of your home and highlight any defects.
What is the 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.
How might you inspect a cavity within an external cavity wall ?
Airbricks, borescope, in loft space
Outline some of the subject matter of the RICS guidance note on surveying assets in the built environment
This is a 1st Edition Guidance Note- Including:
• Pre site survey preparations including desktop and health and safety
• Survey and data collection
• Survey content
Explain the methodology you use follow when undertaking an inspection?
Systematically approach, top down, external then internal
Are there any other RICS guidance notes/documents you may review when undertaking inspections?
- RICS Professional statement of Home Survey Standard Nov 2019
- Surveying Assets in the Built Environment, 1st edition
- Surveying Safely
Explain how you would use a moisture meter to assist with your inspection ?
Use it to back up visual identification
Explain the range of readings you might get when using a moisture meter.
0-40% moisture content
Explain the desk top studies you would undertake prior to preparing a schedule of dilapidations ?
Review the :
• Extents
• Lease and Licence to alter contents
• Intention of the landlord
What are the disadvantages/limitations of using a borescope to inspect wall ties compared with the removal of a brick ?
Limited inspection, not a full picture
Explain the methodology used when undertaking a survey.
An external and internal inspection in the roof space and room with dormer windows, noting the cracking.
What would be the main elements of a building you would inspect ?
Chimney, roof, RWG, walls, window, doors, grounds, wall covering, internal joinery, floors, stairs etc.
How would you inspect a building ?
Systematically approach, top down, external then internal
What information would you collect prior to the survey ?
- H&S
- Access
- Type of survey
- Risk assessment
What would you consider prior to the survey ?
Desktop survey
How did you carry out you site investigations for a schedule of condition ?
Pre survey reviewed lease and extents, survey methodical room by room element by element to record condition and photograph, this SOC was attached to the lease as a view at the start of tenancy
What key information should be recorded on a site inspection report ?
- Date
- Time
- Weather
- Surveyor
- Defects
- Restrictions
- Not surveyed
- Conversation had on site
- Instruction and actions by whom
- H&S
