Health and Safety

Question 1

What are the main sections of Guidance Note ‘Surveying Safely - Health and safety principles for property professionals second edition 2018?

Answer 1

1. Personal responsibilities for members and firms
2. Assessing hazards and risks
3. Workplace health and safety
4. Occupational health and safety
5. Visiting premises and sites
6. Fire safety
7. Residential property surveying
8. Procurement and management of contractors

Question 2

What is a safe person?

Answer 2

Someone who assumes individual behavioural responsibility for their own and their colleagues’ safety whilst at work.

Question 3

What is a hazard?

Answer 3

Something with the potential to cause harm, such as a wet floor

Question 4

What is a risk?

Answer 4

The likelihood that someone will be harmed.

Question 5

What is a risk assessment?

Answer 5

A document or process which identifies hazards, identifies the people at risk, evaluates risk, records findings, advises those affected to minimise risk.

Question 6

What is the key provision of the Health and Safety at Work Act 1974?

Answer 6

Places duty on employers to ensure H&S and welfare of employees – must report injuries and dangerous occurrences and must undertake, record and review risk assessments

Question 7

How does the H&S at Work Act vary from the Occupiers Liability Act 1957?

Answer 7

H&S at Work relates to employers to ensure welfare of employees, Occupiers Liability relates to liability on tenants/landlords regarding the H&S of visitors

Question 8

What are your firm’s lone working policies and procedures?

Answer 8

Bring fully charged mobile phone, keep calendar up to date, inform team member of whereabouts

Question 9

What must be contained in a firms H&S policy document?

Answer 9

H&S policy, risk assessment, structure and roles, details of implementation

Question 10

When must a firm undertake a risk assessment

Answer 10

If 5+ employees

Question 11

What are the penalties for breaching H&S regulations 1974 Act?

Answer 11

It is a criminal offence – unlimited fine and up to 2 years in prison, Company director in breach if incident took place due to their neglect, director could be disqualified for up to 15 years

Question 12

What does the Occupiers Liability Act 1957 state? What about the 1984 update?

Answer 12

Duty of care extends to all legal visitors, 1984 update extended duty of care to trespassers

Question 13

What are the main changes between the 1st and 2nd edition of Surveying Safely?

Answer 13

Greater emphasis on the safe person concept

Question 14

What four H&S related conditions must an RICS firm provide?

Answer 14

Safe environment, safe equipment, safe systems, competent staff

Question 15

What PPE would you expect to wear during an inspection of an industrial estate?

Answer 15

Hard hat, steel toe cap boots, hi vis jacket, eye wear

Question 16

What is a method statement?

Answer 16

Document outlining hazards involved in a task – a step by step guide showing how to do a task safely, details control measures introduced to ensure safety

Question 17

What legislation exists for fire safety?

Answer 17

Fire Safety Order 2005 - key concepts the responsible person who controls the property, emphasis on fire prevention, risk assessment, good record keeping, regular review, reasonable fire precaution measures. Set out in Section B of building regulations.

Fire Safety Act 2021, and Fire Safety (England) Regulations 2022 - Key concepts following the Hackitt review the acts and regulations allow the Fire Service to take action against negligent responsible persons, mandatory requirements on blocks higher than 11 and 18 floors, regular inspection of lifts, greater instructions to residents.

Question 18

What is the six pack of H&S regulations 1993?

Answer 18

Management of health and safety at work
Display screen equipment
Manual handling operations
PPE at work
Provision and use of work equipment
Workplace health, safety and welfare

These clarify how employers must comply with their duties in the H&S at Work Act 1974.

Question 19

How must Injuries be reported

Answer 19

They must be reported within 15 days of the accident. All injuries that cause 3 days incapacitation must be reported

Question 20

What has the RICS done to improve fire safety?

Answer 20

RICS issued guidance on high-rise buildings after the Hackitt Review and worked with the Government – also produced the International Fire Safety Standards to help property professionals

Question 21

What are the IFSS?

Answer 21

IFSS (International Fire Safety Standards) established in 2017 aimed to create a consistent global fire safety best practice – 5 common principles are prevention, detection, occupant protection, containment, extinguishment

Question 22

What is asbestos?

Answer 22

An insulating material that is hazardous as releases toxic fibres when disturbed

Question 23

What legislation exists for asbestos?

Answer 23

Control of asbestos regulation 2012.

Question 24

What is contained within the Control of Asbestos Regulations 2012?

Answer 24

Training is required for anyone likely to come into contact with Asbestos at work, asbestos handling needs to be carried out by a licensed contractor, control limit for asbestos is 0.1 asbestos fibre per cubic centimetre of air

Question 25

What does EWS stand for?

Answer 25

External Wall Systems

Question 26

What would an EWS1 form be used for?

Answer 26

When valuing a taller block, student accomodation, assisted living, HMO, Mixed use block, this form will confirm that a qualified professional has confirmed the external wall system has been assessed for safety.

It will assess the:
1. Height of the building,
2. The type of cladding,
3. Balconies and combustible material.

Question 27

How long are ESW1 forms valid?

Answer 27

5 years.

Question 28

What is the Building Safety Act 2022?

Answer 28

Legislation which enhances regulations on building safety and gives residents more of a voice.

It’s main reccomendations are to strengthen:
1. Accountability and duties for those responsible for the safety of High Rise buildings
2. Residents ability to contribute to maintaining safety
3. Enforcement to deter non- compliance
4. National framework around construction materials
5. Developers need to belong to the New Homes Ombudsman Scheme

Question 29

What requirements of the Building Safety Act 2022 are rolling out over the next two years?

Answer 29

1. A Building Safety Regulator
2. More HSE (Health and Safety Executive) oversight of building works
3. More due diligence for high risk buildings
4. New high rise buildings must be registered before they are occupied

Question 30

What legislation relates to Smoking around Buildings?

Answer 30

The Smoke-Free Regulations 2007 which legislate that is it is:

1. Illegal to smoke in all enclosed public places
2. No smoking signs must be displayed.
3. penalties from £50 - £2,500

Question 31

What is the Defective Premises Act 1972?

Answer 31

Imposes an obligation on Landlords to owe those who might reasonably be expected to be affected by defects and to provide a duty of care.

Where personal injuries result from failure to repair, there may be remedy under the Act.

The Building Safety Act 2022 extended the period of liability from 6 years after the date of completion of works to 15 after June 2022.

Question 32

How many die per annum from asbestos related illness?

Answer 32

HSE reports an estimated 5,000. 4 million UK properties contain asbestos.

Question 33

What are the 3 types of Asbestos

Answer 33

White (illegal since 1999), Brown, and Blue (illegal since 1985).

Question 34

What are the different types of asbestos survey?

Answer 34

Management survey – standard survey, non-destructive, identifies any asbestos, no samples taken,

Refurbishment & Demolition survey – destructive survey in area due to be refurbed/demolished, samples taken

Question 35

How often are Asbestos Registers recommended to be updated?

Answer 35

6 monthly recommended by HSE.

Question 36

What RICS Standard relates to Asbestos?

Answer 36

RICS Professional Standard - Asbestos 2021: comprehensive overview of law and industry guidance. Sets out best practice.

Question 37

What is the maximum weight for manual handling?

Answer 37

20-25kg

Question 38

What would you do if you thought there was asbestos?

Answer 38

If disturbed, exit immediately, if undisturbed, take photos, notes, location and inform client, advise them to set up an asbestos register and asbestos management plan and do survey.