Health & Safety Questions

Question 1

What is the key RICS Guidance in relation to Health & Safety?

Answer 1

RICS Guidance Note: Surveying Safely (2018)

Question 2

What does the Guidance Note set out?

What is the purpose of Surveying Safely (2018)?

Answer 2

To set out basic, good practice principles for the management of health & safety of RICS Members and Firms.

• At the corporate level (small or large)
• At the level of the individual RICS member

Question 3

What is the structure of RICS Surveying Safely (2018)?

Answer 3

1. Personal responsibilities (for members and firms)
2. Assessing hazards & risks (risk assessments)
3. Workplace Health & Safety
4. Occupational hygeine & health
5. Visiting Premises & sites (to include travel arrangements, lone working, PPE).

Question 4

What are the key areas of advice under Surveying Safely (2018)? Can you give me 3 or 4 takeaways please?

Answer 4

1. The ‘Safe Person’ concept = Places the emphasis on the individual to assume responsibility for their own, their colleagues and third parties health & safety.
2. Risk assessments = Carry out risk assessments before each inspection. Identify the ‘hazard’, mitigate the ‘risk’.
3. Ensure appropriate PPE is worn when required.
4. RICS Firms must ensure they provide: a safe working environment and H&S training to all staff.

Question 5

What is the “Safe Person” concept?

Answer 5

Places the emphasis on the individual to assume responsibility for their own, their colleagues and third parties health & safety at work.

Question 6

Can you give me an example of when you have followed Surveying Safely (2018)?

Answer 6

I inspected a new office building in Aldgate, which had yet to be completed.

I took responsibility for the health & safety of myself and others, as per the ‘Safe Person’ concept.

Before arriving I called the on-site building manager in good time to ensure full PPE was available for everyone (hard hard, steel-capped boots, eye glasses, high vis jacket).

I allowed for extra time to listen to a safety briefing and induction from the building manager.

I ensured all attendees signed in and out of the building register at the site.

I ensured the locations of fire escapes were known to all.

Question 7

What is the relevant legislation for Health & Safety?

Answer 7

Health & Safety at Work Act (1974)

Question 8

What does the Health & Safety at Work Act (1974) set out?

What are the key takeaways from the Health & Safety at Work Act (1974)?

Answer 8

Emphasis on the employer to ensure the Health & Safety of employees whilst at work.

Must report all injuries & dangerous occurences.

Must undertake, record and regularly review risk assessments.

Policed by the Health & Safety Executive (HSE) as a criminal offence for non-compliance.

Question 9

What is the difference between a Hazard and Risk?

Answer 9

Hazard = Refers to anything that has the potential to cause harm (such as a wet floor).

Risk = The probability/likelihood that someone will be harmed (the risk of slipping on that wet floor).

Question 10

What is a Risk Assessment?

Answer 10

It is a legal requirement, for organisations employing more than 5 staff, to carry out a documented health & safety risk assessment of all their significant hazards.

Question 11

How would you go about conducting a Risk Assessment? What are the steps?

Answer 11

(Remember: Identify the hazards to mitigate the risk)

1. Identify the hazards
2. Identify the people at risk from the hazards (e.g. employees, visitors).
3. Evaluate the risk - the likelihood and severity of any accidents.
4. Record the findings on a suitable form
5. Review the risk assessment regularly
6. Advise people of the outcome of the risk assessment - and precautions to mitigate the risk.

Question 12

What is a Method Statement?

Answer 12

A document which outlines the way in which a task is to be completed on a step-by-step basis to show how the job can be completed safely.

Question 13

Why is Public Liability Insurance important? How does it differ from PII?

Answer 13

A copy of a contractor’s public liability insurance is needed before work is commenced.

Public liability relates to covers for risk of injury and damage, PII relates to negligence claims where claim for damages arises.

Question 14

What would your firm’s Health & Safety Policy document include?

Answer 14

1. A statement of commitment to Health & Safety
2. Detail of the firm’s Health & Safety organisational structure - with roles and repsonsibilities for organising Health & Safety.
3. Risk Assessments & Method Statements.
4. Details of the implementation of H&S policy.

Question 15

What are some of the specific responsibilities of employers under the Health & Safety at Work Act (1974)?

Answer 15

1. Statement of commitment to Health & Safety
2. Clear H&S policy document and regular training to staff.
3. Hierarchy of Health & Safety within the firm.
4. Report all injuries and dangerous incidents and have these recorded.
5. Risk Assessments & Method Statements - regularly reviewed.
6. Hold Health & Safety info / records on site.

Question 16

What does the Health & Safety at Work Act (1974) provide to help businesses comply?

Answer 16

The ‘Six Pack’ of Health & Safety:

1. Management of H&S at Work
2. Display Screen Equipment
3. Manual Handling Operations
4. PPE at work
5. Provision and Use of Work Equipment
6. Workplace Health, Safety and Welfare.

Question 17

What does the Fire Risk Management Regulatory Reform (Fire Safety Order) 2005 outline?

Answer 17

A risk assessment specifically looking at fire safety.

The ‘Responsible Person’ is the occupier who controls the property, or the owner if it is vacant.

Reasonable fire precaution measures - Fire detection, fire alarm testing, safe exit routes etc

Question 18

What is the recent Fire Safety Legislation?

Answer 18

The Fire Safety Act (2021)

Question 19

What does the Fire Safety Act (2021) set out?

Answer 19

Published in response to Grenfell.

Requires all ‘responsible persons’ to assess, manage and reduce the fire risks posed by the structure, external walls and any common areas of the building.

Allows the Fire Service to take enforcement action against responsible persons who fail to comply.

Question 20

What do the Reporting of Injuries, Diseases and Dangerous Occurences Regulations (1995) outline?

Answer 20

The trigger date for reporting injuries is over 7 days incapacitation.
(must be incapacitated for at least 7 days).

Such an injury must be reported to HSE within 15 days of the date of the accident.
(must be reported to HSE within 15 days)

All employers MUST keep a record of all injuries og 3+ days.

This should be kept in an accident book - held for a min of 3 years after the incident.

Question 21

What are Occupiers Liabilities?

Answer 21

Set out in Occupiers Liability Act (1957)

To take such care in all circumstances that are reasonable to see that the visitor will be reasonably safe in using the premises for the purpose in which they are permitted to be there.

(Basically just means the occupier needs to ensure the safety of visitors in their premises at all times).

Question 22

Asbestos is largely covered in Surveying Safely (2018). Can you give me an overview of what you know about asbestos?

Answer 22

Asbestos is a HAZARDOUS material that can cause serious harm to health when disturbed. It is most commonly found in insulation.

Left undisturbed - it causes no risk to health. However, when disturbed it can release small toxic fibres which can lodge on the lungs and cause illness.

There are 3 types of asbestos: Blue (Crocidolite), Brown (Amosite) and White (Chrysotile) - white was the final type to be banned in the UK in 1999.

Question 23

When was asbestos banned in the UK?

Answer 23

Blue (Crocidolite) - Banned in 1985.
Brown (Amosite) - Banned in 1985.
White (Chrysotile) - Banned in 1999.

White asbestos was the final type to be banned in the UK in 1999. Blue and Brown were banned in 1985.

White asbestos is less deadly than blue and brown asbestos (hence it was banned later) but it is still a hazardous material.

All types of asbestos can lead to serious and fatal diseases such as lung cancer and lung disease.

Blue asbestos is the most deadly with the thinnest fibres that remain in the air longest.

Question 24

On average how many deaths a year in the UK do you reckon asbestos causes, roughly?

Answer 24

HSE estimate circa 5,000 deaths per year are asbestos related.

Question 25

What legislation governs the control of Asbestos?

Answer 25

The Control of Asbestos Regulations (2012) - non-compliance is a criminal offence.

Question 26

Whose duty is it to manage asbestos?

Answer 26

The “Duty Holder”

(LL if vacant, tenant if holding a repairing lease).

Question 27

Where does responsibility for asbestos lie? What are the obligations on the responsible party? What must they do?

Answer 27

Duty Holder:

Vacant = LL
Occupied = Tenant

The Duty Holder MUST assess whether the premises contain asbestos and, if so, where it is and what condition it is in (risk assessment).

Assess the risk and produce a plan to manage the asbestos - do any areas need to be encapsulated or removed?

Duty Holder will need to produce an asbestos register (and also make the register available to all parties who might disturb it).

Review the asbestos register regularly (HSE recommend every 6 months).

Question 28

What RICS material relates to Asbestos?

Answer 28

RICS Professional Standard: Asbestos (2021)

Sets out best practice around Asbestos and clarity on the duty holder.

Question 29

What would you do if you found Asbestos on site?

Answer 29

Before attending site I would request the asbestos register from the duty holder.

Asbestos that is undisturbed and logged in the register is no risk to health.

If I found asbestos that was disturbed, I would leave the site and inform the duty holder immediately.

(If the asbestos register details high risk - I would not enter the building without seeking specialist advice / confirm the ACM has been appropriately managed).

Question 30

What are the penalties for non-compliance with the Asbestos Regulations?

Answer 30

Non-compliance is a criminal offence.

Fines and/or imprisonment.

Question 31

How would you check if a property has asbestos?

Answer 31

Check the asbestos register

Question 32

What is an asbestos register?

Answer 32

Produced by the Duty Holder

Asbestos register is used to assess the location and potential hazards of ACMs in a property.

It would include the location of the asbestos, type of asbestos, condition and the risk.

Date of identification or any work conducted to remove the ACM by a specialist.

Question 33

Who is the Duty Holder for asbestos?

Answer 33

Vacant = Landlord
Let = Tenant with a repairing lease.

Question 34

What are the different types of asbestos survey?

Answer 34

1. Management Survey

(To locate, assess and advise on the management of ACMs during normal occupation and use of the premises. No sampling or analysis undertaken).

2. Refurbishment / Demolition Survey

(Required where the premises needs upgrading, refurbishment or demolition. Samples of ACMs are taken and analysed).

Question 35

What should you do if a building constructed pre-2000 was to be demolished?

Answer 35

Instruct an Asbestos Survey (demolition survey).

Specailists will remove asbestos from the building before demolition.

Question 36

Where are you most likely to find asbestos?

Answer 36

1. Spray Coatings to columns & steel beams
2. Asbestos cement water tanks
3. Lagging on boilers and pipework
4. Loose fill insulation
5. Textured decorating coatings (e.g. artex)
6. Asbestos cement panels (roof covering / wall cladding).

Question 37

Why is asbestos dangerous?

Answer 37

When asbestos fibres are inhaled, they can cause serious diseases, which often take a long time to develop but once diagnosed it is usually too late to do anything:

1. Lung Cancer
2. Permanent scarring of lung tissue
3. Shortness of breath and chest discomfort.

Question 38

What are Construction, Design and Management (CDM) Regulations (2015)?

Answer 38

Aims to improve Health & Safety during the design & management of all commercial building projects.

• The main duty holder = Client, Principal Designer & Contractor.
• Onus on the client (not the contractor) to ensure CDM arrangements.
• A construction phase plan is required for all projects - with health & safety considered at the design stage.
• There is a need for a risk assessment and a principal designer.

Policed by HSE - criminal offence to breach CDM Regs.

Question 39

What is Cluttons Lone Working Policy?

Answer 39

Try to encourage where possible that all inspections are attended with a colleague.

You MUST take a mobile phone that is charged and set a calendar note in your diary saying where you are.

Diary invite must clearly state your location and expected timings (and who you are meeting if possible).

Cluttons use the ‘Stay Safe’ lone working app which you must check in and check out of - the health and safety officer has access to this information.

All Employees made aware of Suzy Lamplugh …