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RICS APC SEPT 25 (MG) > APC Inspection/H&S > Flashcards

APC Inspection/H&S Flashcards

1
Q

What H&S legislation are you aware of? How do you ensure you comply?

A

MDW, MPP
H&S Act 1974 amended in 2008

And (6 pack) regs introduced per eu directive on Jan 1993 updated in 1999
1. Management of H&S at work
2. Display screen equipment
3. Workplace H&S/welfare
4. Manual handling operations
5. PPE
6. Provision and use of equipment

I Comply by not breaching any of the regs and following guidance

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2
Q

What are the penalties under the current H&S legislation?

A

Fine or imprisonment

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3
Q

Is it a criminal act to breach H&S 1974?

A

Yes

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4
Q

Tell me about your employer’s h&s policy?

A
  1. Saved location/inspection to outlook
  2. Peoplesafe device
  3. Lone worker policy
  4. Appropriate PPE
  5. Risk assetment
  6. Check if IAD on file
  7. VO’s method of work statement
  8. Adherence to site rules/activity
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5
Q

What equipment would you carry on an inspection?

A

Mobile phone
Camera
Tape meaure/laser
PPE
Pen/paper
People safe device
Clipboard

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6
Q

What process would you follow when carrying out an inspection?

A
  1. Preliminary H&S risk assetment
  2. Inspection of surrounding locality
  3. External inspection
  4. Internal inspection
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7
Q

Can you talk me through how you would carry out an inspection?

A

Thorough risk assetment
Adhere to Lone worker policy
Outlook and people safe device
Weather
IAD
Architect plans

SURROUNDING LOCALITY

location/amenities and public transport
Environmental/contamination hazards, floods, crime etc or other risks
Comp evidence or agent letting boards

EXTERNAL

Start from roof down
Construction/repair/p&m/ parking/site boundry
Defects/structural movement
Building date; architecture plans or land reg or architecture style, etc

INTERNAL

layout/spec/condition/defects

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8
Q

What guidance is available from the RICS on H&S?

A

RICS GN SURVEYING SAFELY: H&S principles for property professionals 2nd ed. 2018

Environmental risks and global real estate 1st Ed. 2018

RICS ASBESTOS 4th Ed. 2021

Have further regard to RICS red book
VPS 2; Investigation, inspection and records
VPGA 8 valuation of real property interest (characteristic of real property and environmental considerations)

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9
Q

What are the different safety signs?

A

Blue: Mandatory- explain specific behaviour or action
Yellow: warning signs
Red: telling you that you must not do something in addition to denoting fire safety equipment
Green: refer to emergency escape and fist aid equipment

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10
Q

When was the surveying safely last updated? Key changes?

A

November 2018, safe person concept

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11
Q

What is the safe person concept? What is it’s purpose?

A

Individuals are responsible for their own behaviours, colleagues, and others H&S whilst at work

Purpose: minimise risk of harm

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12
Q

What are the responsibilities under the ‘safe person concept’?

A

TIPEE VAT

Firm responsibilities
1. Training
2. Information
3. PPE
4. Environment
5. Equipment

Individual responsibilities

  1. Vigilance
  2. Awareness
  3. Teamwork
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13
Q

What is a risk/hazard?

A

Risk: high/low chance that a hazard may cause harm
Hazard: something that can cause harm

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14
Q

What is a risk assestment?

A

Process of evaluating risk for H&S releated matters

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15
Q

How would you undertake a risk assestment?

A

Per RICS surveying safely

  1. Identify hazard
  2. Acertain it’s level/risk of harm
  3. Take precautionary measures to mitigate risk
  4. Record findings
  5. Incorporate findings/update risk assetment
  6. Inform all relevant stakeholders
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16
Q

What is asbestos?

A

Generic name given circa 6 naturally occurring fibrous mineral that have christallised to form fibres. It has heat resistant fibres.

Insulating material which can cause serious harm if disturbed

When disturbed releases small toxic fibres which causes cancer

HSE reckon circa 5k deaths are causes anually

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17
Q

What are three main types of asbestos?

A

Crocoldilite: Blue banned 1985
Amosite: Brown banned in 1985
Chrysotile: White banned in 1999

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18
Q

What legislation covers asbestos?

A

Control of asbestos regulations 2012
Reg 4: duty holder must ensure asbestos is controlled. Applies to all non domestic buildings or domestic blocks of flats.
Reg 5. Construction work asbestos management applies to both domestic or non domestic

H&S Act 1974 amended in 2008

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19
Q

What RICS documents relate to asbestos?

A

RICS asbestos PS 2021 4th Ed.

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20
Q

Explain what happens if you fail to comply with asbestos regs?

A

20k fine 1 year or if serious 2 years imprisonment

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21
Q

What are the current asbestos obligations for duty holders under the current regs?

A
  1. Duty holder: owner of premises if vacant or tenant if FRI lease or building manager
  2. Make a material assetment survey and regularly update it
  3. Requires on buildings but pre 2000
  4. NNLW still need to be notified to HSE
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22
Q

What is the most common use for asbestos?

A

ACM asbestos containing materials were used for:
1. Insulation between floors
2. Sprayed on girders and beams
3. Pipework lagging
4. Flooring
5. Insulating board
6. Cement.
7. Roof and wall cladding/facias
8. Paint

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23
Q

What are the 2 types of asbestos survey?

A
  1. Management asbestos survey
  2. Refurbishment and demoltion asbestos survey
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24
Q

What is an Asbestos management plan?

A

Document which registers and details how asbestos is managed, monitored and reviewed to ensure H&S is upheld

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25
Q

What legislation governs Japanese Knotweed?

A

Environmental Protection Act 1990

Requires to be legally disposed

Wildlife and countryside Act 1981

Allow to spread criminal offence

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26
Q

What is the most recent RICS paper on Japanese Knotweed? What was its main purpose?

A

RICS PS JAPANESE KNOTWEED AND RESIDENTIAL PROPERTY UK 1ST ED March 2022

Aims to address current approach, highlighting that it does not have to derail hime sales. This is following the fennel report in 2018

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27
Q

What is Japanese knotweed?

A

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

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28
Q

What are the repercussions for non compliance with Japanse knotweed regs?

A

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

29
Q

How would you reflect the impact of knowtweed

A

ENVIRONET uk knotweed house price calculator. This is a rough estimate. I would seek specialist advice

30
Q

What is the 7 or 3 meter rule?

A

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

31
Q

Name common types of foundations?

A

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

32
Q

Name different types of brickwork?

A
  1. Solid wall construction
  2. Cavity wall construction with metal ties
33
Q

Name the general spec for a shop/office/whs?

A

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
34
Q

Describe Grade A/B for offices

A

Grade A

Basic level of finish/m&e

Grade B

High end fitout complete to occ’s specific requirements

35
Q

Describe what you would do if you identified a defect?

A
  1. Take photos
  2. Try to establish cause
  3. Inform client
  4. Reccomend specialist advice from relevant professional
36
Q

What are the common cause for defects?

A

Movement/water/defective or deteriorating building materials

37
Q

What is a latent/inherent defect?

A

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

38
Q

What inspection characteristics affect value?

A

Age, size, spec, location, condition and reapair

39
Q

Name common movement issues at properties?

A
  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
40
Q

Name common damp issues?

A

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

41
Q

What is a method of work statement?

A

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

42
Q

What is an accident?

A

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

43
Q

Where does asbestos come from?

A

Natural occurring in ground and open pit mined

44
Q

In general, what does the RICS surveying safely guide reccomend for asbestos?

A

Necessary to identify ACM.
Produce management plan for preventing exposures

45
Q

Under asbestos regs who is the duty holder?

A

Persons responsible for maintaining the property

46
Q

What is licensed/non licensed asbestos work?

A

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.

47
Q

How do you identify asbestos?

A

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

48
Q

What is contamination? What legislation does it fall under?

A

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

49
Q

DIR

Describe typical phase of investigation for contamination?

A
  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
50
Q

What should you do if a property is contaminated when undertaking a survey?

A
  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
51
Q

What are deleterious materials?

A

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

52
Q

What is a hazardous material?

A

Material harmful to health

Asbestos
Lead piping/paint
Rust
Radon etc
Reccomend specialist report

53
Q

What RICS guidance is available for contamination?

A

RICS GN Environmental risks and global real estate November 2018

VPGA 8

PS 2 scope of investigation and inspection and records

54
Q

Tell me about your understanding of fire safety.

A

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

55
Q

Explain what RIDDOR is?

A

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
56
Q

What are recent changes in Part B

A

Ban on combustible materials for external walls of buildings

57
Q

Explain the Occupiers liability Act 1957/85

A

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

58
Q

PRD

Explain health and safety document requirements?

A

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

59
Q

Hierarchy of risk control

A
  1. Elimination
  2. replace hazard
  3. Isolate people from hazard
  4. Administrative controls
  5. PPE
60
Q

Can you expand on Working at Height Regs 2005

A

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

61
Q

What does UK PPE standards abbreviation CE stand for?

A

Conformitè Europèene

If sold within European economic area must have it

62
Q

Explain the HASWA 1974?

A

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

63
Q

What happened in the case of Suzy Lamplugh? Why is this important for surveyors

A

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

64
Q

L2 Inspection
Talk me through your inspection following cladding works in Bolton involving an MCC

A

Full pre and onsite risk assessment. Took photographs. Confirmed premises unaffected and noted to let sign. Disagreed with agent.

65
Q

L2 Inspection
Talk me through the Check assurance case in Hyde

A

Mezz not in use. Confirmed with caseworker who updated list

66
Q

L3 Inspection

Talk me through Stockport garage inspection

A

Inspected following BAR requesting we attend due to fitout
Strong emphasis on PPE

67
Q

L3 Inspection
Talk me through the inspection for the tattoo parlour

A

Strong emphasis on PPE.

68
Q

How to recognise the differance between condensation and rising damp?

A

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

RICS APC SEPT 25 (MG) (18 decks)

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