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APC Revision ---- > H&S A-z > Flashcards

H&S A-z Flashcards

1
Q

Air conditioning

A

Building managers must be aware of the banned R22 refrigerant, which can no longer be repaired or topped up, though existing equipment can still be used.

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2
Q

Building Regulations

A

Some repair works require approval under Building Regulations, such as replacing fuse boxes, windows, doors, and installing bathrooms or fixed air conditioning systems.

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3
Q

Cracking

A

Cracking is common in buildings and may result from subsidence, thermal movement, or wear and tear. Surveyors should refer to BRE Digest 251 to assess different types of cracking.

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4
Q

Defective Premises Act 1972

A

Landlords responsible for repairs must ensure that anyone affected by defects is kept reasonably safe under section 4. Section 1 requires contractors to ensure new dwellings are fit for habitation.

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5
Q

Effective full repairing and insuring (FRI) leases

A

A service charge may be included in leases so tenants contribute to maintaining common and external parts of the building, which is termed effective FRI.

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6
Q

FRI leases

A

Under FRI leases, tenants are responsible for repairing the whole premises. Other leases may limit tenant responsibilities to specific parts, like internal areas (IR).

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7
Q

Good and substantial or tenantable repair

A

Repair clauses vary in leases. ‘Tenantable’ repair requires a lower standard than ‘substantial,’ which depends on the property’s use and standards of upkeep.

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8
Q

Health and safety

A

Surveyors must assess health and safety risks when repairs are needed, such as asbestos, working at heights, loose tiles, or electrical hazards. Risks must be assessed before and during site visits.

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9
Q

Inspection

A

Physical inspection is critical to identifying repair issues, advising further investigations, or recommending repairs by suitable contractors. Many issues may be missed without inspections.

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10
Q

Jervis v Harris clause

A

The Jervis v Harris clause allows landlords to enter and repair the property if tenants fail to do so, recovering costs as debt rather than damages.

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11
Q

(To put and) keep

A

Leases may require tenants to ‘put and keep’ the property in repair, obliging them to bring it to a fit state even if it was in disrepair at the start of the lease.

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12
Q

Litigation

A

Fluor Daniel Properties Ltd v Shortlands Investments confirmed tenants’ repair contributions must consider their limited benefit if the lease term is short.

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13
Q

Method of sale

A

The property’s repair condition may influence the method of sale. Auction is often used for poor-condition properties, while well-maintained ones sell better via private treaty.

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14
Q

Notice

A

A notice under section 146 of the Law of Property Act 1925 is issued when a landlord wants to commence forfeiture proceedings due to lease breaches, including repair clauses.

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15
Q

Option to break

A

Break clauses may require strict compliance with all covenants, including repair. Tenants should consult surveyors to ensure premises are in the required repair state before vacating.

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16
Q

Planned preventative maintenance (PPM)

A

PPM strategies are essential for scheduling maintenance tasks ahead of time, preventing premature deterioration and avoiding reactive maintenance.

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17
Q

Quantified demand

A

Quantified demand schedules detail a landlord’s losses due to dilapidations, including repair costs, loss of rent, and other related claims.

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18
Q

Rot

A

Surveyors must identify both wet and dry rot, understanding that wet rot requires 50% moisture while dry rot, caused by Serpula lacrymans, needs only 20-30% moisture.

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19
Q

Section 30, ground (a)

A

Under section 30 of the Landlord and Tenant Act 1954, landlords can oppose a new lease based on a breach of repairing covenant.

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20
Q

Terminal dilapidations schedule

A

Terminal dilapidations schedules are served near the lease’s end (within three years), addressing repair obligations before lease expiry.

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21
Q

Uneconomic repair

A

If a property is in such disrepair that it cannot be economically repaired, it may be exempt from business rates under the ‘uneconomic repair’ provision.

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22
Q

Water

A

Water issues like leaks, damp, condensation, and flooding are common. Surveyors must be able to identify causes and ensure proper repairs.

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23
Q

X-ray

A

X-rays or radiographic testing can investigate concrete conditions without intrusive works, detecting reinforcement locations, voids, or stressing wires.

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24
Q

Yield

A

A property’s state of repair affects its yield. Improving a poorly maintained property can add value and improve investment returns.

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25
Q

Zinc roofing

A

Zinc roofing, common in the Victorian era, is lighter than lead but less durable. Over time, it becomes brittle and prone to joint failure.

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26
Q

ACMs

A

Aluminium composite materials (ACMs) are used in cladding but often contain flammable polyethylene cores. Surveyors need to identify ACMs and understand their effect on valuation, referencing current RICS guidance notes.

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27
Q

Building Safety Bill

A

Following the Grenfell Tower fire, the Building Safety Bill aims to strengthen building safety regulations, including creating a Building Safety Regulator and a framework for high-risk buildings. It is still progressing through Parliament.

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28
Q

Compartmentation

A

Compartmentation divides a building into fire-resistant sections to control fire spread. Surveyors must identify breaches and understand both active and passive fire protection methods.

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29
Q

Damp

A

Damp can affect a building’s structural integrity, promoting rot and fire spread. Surveyors should know how to diagnose damp using BRE Expert Collection 7 on Condensation and Dampness.

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30
Q

EWS1

A

An EWS1 form confirms a building’s external wall system (cladding, insulation, fire-breaks) has been assessed for safety by a competent person. RICS guidance notes specify when EWS1 forms are required.

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31
Q

Fire spread

A

Fire spread must be controlled through convection, conduction, radiation, or direct contact. Part B of the Building Regulations addresses internal and external fire spread.

32
Q

Glass

A

Glass can pose safety issues when broken. Safety glass, including toughened, laminated, and fire-resistant types, is regulated by Part N of the Building Regulations.

33
Q

Hazards

A

A hazard is something that causes harm and should be subject to risk assessments. Surveyors should follow RICS Surveying safely guidance and conduct dynamic risk assessments on site.

34
Q

Intumescent strip

A

Intumescent strips expand when exposed to fire to provide extra protection in buildings. Smoke strips can be incorporated to prevent smoke spread.

35
Q

Japanese knotweed

A

Japanese knotweed is invasive and destructive. Surveyors should refer to the RICS guidance note on identifying and reporting it during inspections.

36
Q

Part K

A

Part K of the Building Regulations addresses building safety issues, including protection from falling, collision, and impact, covering staircases, ramps, and guarding design.

37
Q

Legal and regulatory compliance

A

Surveyors must be aware of legal and regulatory requirements such as the Fire Safety Act 2021 and the Regulatory Reform (Fire Safety) Order 2005.

38
Q

Maintenance

A

Regular planned maintenance and reactive/emergency repairs are crucial to avoid safety issues and structural damage. Refer to RICS guidance on Planned Preventative Maintenance.

39
Q

Non-combustibility

A

Combustibility is categorized under BS EN 13501-1 from A1 (non-combustible) to F (combustible). Following Grenfell, there’s a shift towards using aluminium decking boards (A2-s1 d0-rated) over timber.

40
Q

Part O

A

Part O of the Building Regulations addresses overheating in new buildings, with compliance focusing on minimizing solar gain and managing heat production.

41
Q

PAS 9980:2022

A

PAS 9980:2022 provides fire risk assessment guidance for external wall construction and cladding in multi-occupancy residential buildings, using a five-step process to classify risk.

42
Q

Quantity of hazardous materials

A

The Dangerous Substances and Explosive Atmospheres Regulations 2002 govern the storage of hazardous materials. Employers must justify stored quantities as part of risk assessments.

43
Q

RICS International Building Operation Standard (IBOS)

A

IBOS is a framework for measuring building performance based on compliance, sustainability, economic factors, and user well-being. It uses data to enhance safety and sustainability.

44
Q

Smoking

A

The decline in smoking, supported by the Smoke-free (Premises and Enforcement) Regulations 2006, has reduced fire risks. External ashtrays can still pose hazards if misused.

45
Q

The (golden) thread

A

The Building Safety Bill requires a ‘golden thread’ of information for building safety, ensuring accountability, security, and accessibility of data throughout a building’s lifecycle.

46
Q

Unprotected areas

A

Unprotected areas of buildings with less than required fire resistance are allowed, as long as their total area and location meet Approved Document B’s guidelines.

47
Q

Ventilation

A

Inadequate ventilation is a major factor in damp and overheating issues in buildings. Surveyors should follow BRE guidance on heat loss and ventilation in dwellings.

48
Q

Windows

A

Windows can be a final escape route for dwellings up to 4.5m high. For taller properties, a protected stairway must be provided as per building regulations.

49
Q

eXpert

A

Surveyors must seek expert advice on fire safety issues and act within their professional competence as defined by RICS Rules of Conduct.

50
Q

Yard

A

Escape routes passing through enclosed spaces (e.g., yards) must exceed the height of the building, as outlined in Approved Document B, to ensure safe dispersion.

51
Q

Zinc and other metal composite materials

A

Following concerns over ACMs, similar materials like metal composite materials (MCMs) including zinc composite materials (ZCMs) are also under scrutiny. Surveyors must identify them and understand their impact on valuation.

52
Q

Asbestos

A

Use of asbestos was banned in the UK in 1999, but it is still found in many buildings. Asbestos can cause asbestosis. Surveyors should be familiar with RICS’ Asbestos professional standard and Control of Asbestos Regulations 2012.

53
Q

Breach

A

A breach of the Health and Safety at Work Act 1974 can result in unlimited fines, up to two years in prison, or both. Employers must provide safe work systems, equipment, and training.

54
Q

Construction (Design and Management) (CDM) Regulations 2015

A

CDM Regulations 2015 place health and safety responsibilities on duty holders such as the client, principal designer, and principal contractor.

55
Q

Devices

A

Devices for lone working are crucial for staff safety, particularly in light of cases like Suzy Lamplugh’s. These devices help track staff and ensure they can seek help in emergencies.

56
Q

Electricity

A

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require electrical installation condition reports every five years for certain tenancies. Reports must be provided by competent persons and given to tenants within 28 days.

57
Q

F10 form

A

Certain projects must be notified to the HSE using an F10 form under CDM regulations if work lasts over 30 days or involves more than 500 person-days of work.

58
Q

Gas

A

Gas Safety (Installation and Use) Regulations 1998 require annual checks of gas appliances in rental properties, conducted by Gas Safe engineers. Landlords must provide a safety certificate to tenants within 28 days of the check.

59
Q

Health and Safety at Work etc. Act 1974

A

The key UK health and safety law. Employers are responsible for training staff and providing safe working conditions, while employees must also take responsibility for their own and others’ safety.

60
Q

Injuries

A

Under RIDDOR 1995, employers must report serious injuries, deaths, industrial diseases, and dangerous occurrences related to work.

61
Q

Jurisdiction

A

Surveyors must be aware of health and safety laws relevant to their location, such as the 1974 Act in the UK or the Safety, Health and Welfare at Work Act 2005 in Ireland.

62
Q

Approved Document K

A

Part K of the Building Regulations ensures protection from falling, collision, and impact through regulations on glazing, stairs, handrails, and more.

63
Q

Legionnaires’ disease

A

Legionella bacteria in water systems can cause fatal pneumonia. Regular maintenance and managing water temperatures can reduce the risk.

64
Q

Manslaughter

A

Corporate manslaughter occurs when a company’s management failure leads to death. The penalties include fines, prison, and disqualification as a director under the Corporate Manslaughter and Corporate Homicide Act 2007.

65
Q

New environments

A

Surveyors must assess risks in new environments dynamically, adapting inspections to minimize unforeseen hazards.

66
Q

Occupiers’ liability

A

The Occupiers’ Liability Acts (1957 and 1984) impose a duty of care on those in control of premises toward visitors and trespassers, although a higher duty is owed to visitors.

67
Q

Approved Document P

A

Part P of the Building Regulations requires electrical work to be conducted by competent persons or reported to the local authority. Works must meet safety standards, and certificates must be issued.

68
Q

Quick or slow?

A

Health and safety assessments should not be rushed. Firms must train staff appropriately, and employees must understand how to work safely and use protective equipment.

69
Q

Regulation 4

A

Regulation 4 of the Control of Asbestos Regulations 2012 requires the management of asbestos by the duty holder if it is present or presumed to be.

70
Q

Safe word

A

A safe word or phrase can be used to discreetly signal danger or a health and safety issue during inspections or site visits.

71
Q

Toxic substances

A

Under COSHH 2002, employers must manage exposure to hazardous substances (dust, gases, etc.) by conducting risk assessments, providing controls, training, and emergency plans.

72
Q

Unpleasant odours

A

Under the Environmental Protection Act 1990, unpleasant odours from a business or industrial premises can be deemed a statutory nuisance and be restricted by an abatement notice.

73
Q

Vehicles

A

Surveyors must manage risks related to driving between sites, including vehicle safety, bad weather, and stress. Travel should be postponed if risks are high.

74
Q

Workplace stress

A

Workplace stress from various factors can impact mental and physical health. Employers should address stress to avoid long-term consequences like absenteeism and errors.

75
Q

X-ray scanning

A

X-ray scanning is a non-destructive way of identifying hidden pipework and installations, reducing the risk to staff and contractors.

76
Q

Yearly checks

A

Employers must review health and safety risk assessments annually or when significant changes occur. Annual checks are required for gas and electrical systems in rental properties.

77
Q

Zone

A

Electrical safety in bathrooms is regulated by zoning requirements, where different zones determine what electrical installations are permitted based on water exposure risk.

APC Revision ---- (17 decks)

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