APC Inspection/H&S Flashcards

Question

What legislation governs Japanese Knotweed?

Answer 1

Environmental Protection Act 1990 Requires to be legally disposed Wildlife and countryside Act 1981 Allow to spread criminal offence

Answer 2

RICS PS JAPANESE KNOTWEED AND RESIDENTIAL PROPERTY UK 1ST ED March 2022 Aims to address current approach, highlighting that it does not have to de-rail home sales. This is following the fennel report in 2018

Answer 3

Invasive plant: purple/green hollow stem with large heart shaped green leaves. Damages hard surfaces; foundations and tarmac. Not easy to control and is costly to eradicate

Answer 4

Magistrates court: up to 6mth prison 5k fine or both Crown court: up to 2yr prison or 20k fine or nothing LA: Community protection notice 2.5k/20k for organisation

Answer 5

Like any other defect, cost to remediate + possible cost for stigma. Caveat getting specialist report

Answer 6

Now revised to 3 meters...no concern if plant is not widespread and is more than 3 meters from boundry

Answer 7

Davies v Bridgend Council 2024 Any dimunation in value which has occured prior to defendants breach will not form part of an award. (Prior to 2012 was not claimable, thereafter RICS guidance made claims from this date onnwards claimable) Proven that council had let the issue continue so they were sued for the part which became worse from 2012 onwards) Williams v Network Rail 2017- Court held that Network Rail was liable for costs of treating the invasive plant plus damages for the diminution in value of the property. Reduced value even after the plant was treated to reflect the stigma attached to the property.

Answer 8

Trench (used for resi) Raft (slab foundation over while site for lightweight load bearing structure ) Piled (long concrete cylinders) Pad (columns loads spread evenly)

Answer 9

1. Solid wall construction 2. Cavity wall construction with metal ties

Answer 10

Shop cat A 1. Steel/concrete frame 2. Concrete floor 3. Let in shell condition Office Cat A 1. Steel or concrete frame 2. Raised floors 3. Suspended ceilings 4. Double glazed windows 5. Aircon Warehouse 1. Steel portal frame with profiled Steel cladding 2. Could have brick/blockwork walls 3. Loading doors 4. Three phase electric supply

Answer 11

Grade A Basic level of finish/m&e Grade B High end fitout complete to occ's specific requirements

Answer 12

1. Take photos 2. Try to establish cause 3. Inform client 4. Reccomend specialist advice from relevant professional

Answer 13

Movement/water/defective or deteriorating building materials

Answer 14

Inherent: defect in design or material that has always been present Latent: fault of property which could not be reasonably uncovered when undertaking a thorough inspection

Answer 15

Age, size, spec, location, condition and repair

Answer 16

1. SUBSIDENCE: vertical crack foundation support failed 2. CAVITY WALL TIE FALIURE: Horizontal crack in brickwork 3. Thermal expansion or movement 4. Settlement cracks 5. Shrinkage: caused on new plaster

Answer 17

WET ROT Damp and timber decay. Wet and soft timber DRY ROT Caused by fungal attack (white fluff) RISING DAMP stops at 1.5mm above ground level CONDENSATION Lack of ventilation DEFECTIVE PLUMBING

Answer 18

Document detailing exactly how to carry out work safely. Describes safety precautions, risk assessments and ppe etc.

Answer 19

Unintended, normally unwanted event. Implies no one should be blamed

Answer 20

Natural occurring in ground and open pit mined

Answer 21

Necessary to identify ACM. Produce management plan for preventing exposures

Answer 22

Persons responsible for maintaining the property

Answer 23

Licensed: Exposure to material is high and work will take more than 1hr in a two hr period over 7 days Non licensed: sporadic/low intensity work and acm is in good condition.

Answer 24

By knowing the age of a property, can determine likelihood of asbestos. I am not an asbestos surveyor to definitely comment on it's status and would advise for a management survey to be carried out

Answer 25

Contamination exists due to issues caused by heavy metals, radon, methane gas, diesel, oil and chemicals Environmental protection act 1990

Answer 26

1. Desktop study, Review site history, inspection and investigation 2. Investigation to identify nature and extent of contamination 3. Remedial report meeting out Remedial options

Answer 27

1. Don't advise until specialist report comissioned 2. Caveat advive that you are using special assumption 3. Deduct remedial costs from gross site value

Answer 28

Materials which degrade with age and cause structural issues High aluminia cement Woodwork shuttering Calcium chloride Signs: brown stains on concrete 60'70's building

Answer 29

Material harmful to health Asbestos Lead piping/paint Rust Radon etc Reccomend specialist report

Answer 30

RICS GN Environmental risks and global real estate November 2018 VPGA 8 VPS 4 scope of investigation and inspection and records

Answer 31

FIRE SAFETY ORDER 2005 and Part B of Building Regs 2010 1. Based of risk assetment with emphasis on fire protection 2. Responsible person; one who controls property Post Grenfell-Hacket review Fire Saefty Act 2021 requires all responsible persons to assess manage and reduce harm Applies to buildings above 18m or at least 7 storeys which 2 or more domestic occupiers Includes 1. Maintaining and providing access to relevant services for floor plan 2. Inform authorities if fire prevention or related equipment requires maintenance or fixing 3. Undertake monthly inspections

Answer 32

Reporting of Injuries, Desease and Dangerous Occurrances Regs 2013 1. Injuries incapacitating work more than 7 days must be reported to HSE within 15 days 2. Injuries incapacitated for 3 days or less must be recorded in accident book and retained on file for 3 years

Answer 33

Ban on combustible materials for external walls of buildings

Answer 34

All entrants to property should be owed a duty of care even trespassers

Answer 35

**PRD** Required for more than 5 employees 1. Policy confirming firms commitment to H&S 2. Risk assessment 3. Details of firms H&S structure/how controls are implemented

Answer 36

1. Elimination 2. replace hazard 3. Isolate people from hazard 4. Administrative controls 5. PPE

Answer 37

Purpose is to prevent death/injury caused by fall from height. Those who are duty holders must ensure procedures are in place to prevent harm

Answer 38

Conformitè Europèene If sold within European economic area must have it

Answer 39

Duty for employers to reasonably ensure the health, safety and welfare of employees at work

Answer 40

She disappeared in 1986 after showing client around house. It's important for surveyors as we often work alone

Answer 41

Rising Damp emanates from ground water, which includes salts so will always leave discouloration marks Condensation is pure water and originates from inside the building DPC will not help if issue is condensation

Answer 42

Migration of salt to surface of brick mortrar creating a white film

Answer 43

* Condensation (warm/moist air comes into contact with cooler surface causing moistire in air to condense into water) * Rising damp (ground water rises up through walls/floors of building when DPC fails) * Penetrating damp (water infiltration from outside - causation; leaking roofs, gutters and damaged walls)

Answer 44

* Update to Fire safety order 2005 * ammend previous law that responsibilities will apply to structure/external walls and anything attached to external walls such as doors, windows and cladding which was previously a grey area

Answer 45

**External Wall System Fire Review Certificate** * Applicable to multi storey property being bought or mortgaged * Not a building safety certificate more for mortgage purposes - essentially an FRA * RICS and mortgage lenders jointly produced EWS1 and applies to any building over 18 meters

Answer 46

**Aluminium composite material** * consists of 2 skins of aluminium bonded either side to lightwieght material such as polythene (insulate properties).

Answer 47

* ACM in use at grenfell thought to be flamable and causation of fire spreading * UK goverment now banned flammable materials from 2018 on external area of buildings (i think over 18 meters) * LA must ensure remedial action is undertaken to retrofit dangerous ACM buidlings which have been identified.

Answer 48

* I am aware that the RICS has published the Guidance note ‘Cladding for Surveyors 1st Edition March 2021’ to support surveyors working on Multi-storey and multi occupancy residential buildings. * The document aims to improve surveyors knowledge of external wall cladding systems that may be considered within the External Wall Fire Review. * Whilst the document is useful, I appreciate that fire safety is of great importance and ultimately falls outside my area of expertise. If my clients do ask for advice on first safety I would always recommend that they seek advice via a professional fire risk assessment.