I Questions

Question 1

What is a theodolight?

Answer 1

Optical instrument used to measures angles in the horizontal and vertical planes.

Question 2

What is a hygrometer?

Answer 2

Used to measure the amount of humidity in the air and diagnose condensation

Question 3

What is an anemometer?

Answer 3

Used to measure the air movement within buildings to establish ventilation requirements

Question 4

What precautions would you take to inspect a flat roof with a step ladder on your own?

Answer 4

Prepare RAMS before the survey., ladder must be capable of being placed at 70 degrees and allow inspection without standing on the last four rungs of the ladder.

Question 5

Are you aware of any RICS guidance on undertaking inspections?

Answer 5

RICS Guide to Surveying Safely

Question 6

What are the requirements of the differing types of inspection?

Answer 6

The RICS provide a practice note ‘RICS Building Survey Practice Note’ advising on the mandatory components for undertaking a Survey.

Question 7

What do you consider before attending site?

Answer 7

Competency, Insurance, Appointment, Risk assessment & method statement

Question 8

When taking instruction from a client to undertake a survey, what info do you ask from them?

Answer 8

Details of any known risk, asbestos records, floor plans, etc

Question 9

What would you look at when undertaking a desktop survey prior to inspection of a property?

Answer 9

Any hazards (Roofs, condition etc), closest pay phone, risk assesment, any info abut the location like radon etc.

Question 10

How would you go about undertaking a building survey from the point of appointment?

Answer 10

3 Phases -
Phase 1 - Pre-inspection: Agree appointment, T&C’s, Client brief, Risk assessment, desktop research
Phase 2 - Inspection: Methodical inspection of the site incl. internals, extenals and wider site
Phase 3 - Report: Prepare report in line with RICS guidance and agreed scope with client.

Question 11

What is the difference between a condition survey and a PPM survey?

Answer 11

Condition survey identifies the condition on that day. PPM identifies the condition and maintenance req. over a period of time (For example a 10 year PPM)

Question 12

How would you undertake a schedule of condition in relation to party wall matters?

Answer 12

Would be a photographic shedule with each photo labelled

Question 13

What are the typical causes of black spot mould?

Answer 13

Condensation - Drying clothing indoors, breathing, poor ventilation etc

Question 14

What is interstitial condensation?

Answer 14

When warm, moist air moves through elements of the building fabric. Typically occurs in roof, wall or floor elements, those elements ‘out of view’.

Question 15

How would you undertake a measured survey?

Answer 15

Carried out room by room, measuring at an agreed height typically 1.5m from FFL. Take FCH and identify the building elements and locations.

Question 16

What is Net internal Area?

Answer 16

Usable area within a building measured to the internal face of the perimeter walls at each floor level. Excludes columns, stairs, struc columns etc

Question 17

What is Gross internal Area?

Answer 17

Internal floor area meausred to internal face of walls.

Question 18

What document/report would you use to advise the client on a scheme at RIBA Stage 0-1 and what information would you typically include?

Answer 18

Feasability report - Would include options for how the works could be carried out, statutory implications, budget, initial site appraisals, procurement options, assessment of exist info etc.

Question 19

How would interpret and provide advice in relation to results of advanced inspections by others?

Answer 19

Could simplify in reporting for client, clearly stating it has been produced by a 3rd party.

Question 20

Give me a few examples of inspections you’re aware of? Talk me through how the examples you gave differ?

Answer 20

PPM, TDD, Condition, SoC, snagging, EOD etc

Question 21

How did you agree the SoC report contents and format with your client and heritage consultant?

Answer 21

It was agreed by providing a redacted example which was discussed over a call. This was clarified within the fee proposal and PO.

Question 22

Talk me through what tools you took with you to 13 Baldwin Crescent and how you captured your survey data? How was this transcribed into a report?

Answer 22

Disto, moisture meter, camera, ipad and tape measure. Data was captured using a digital tool to record notes and photographs. Report was then drafted once back in the office.

Question 23

Advantages and disadvantages of traditional note taking vs digital data capture?

Answer 23

Digital tools can assist you with working methodically to an agreed format with less time required when you are back in the offie. Digital tools can however take more time on site and can be restrictive when specialist items arent pre-installed to the system.

Question 24

What is a snagging inspection? How did you go about completing it? How did you assess quality?

Answer 24

Identifies areas of works which arent finished to the agreed standards or where defects are evident. Should be reviewed against the agreed specification, manufacturers literature and works sections.

Question 25

How do you assess progress on site?

Answer 25

Assessed against the contractors agreed programme with a dropline on where progress should be.

Question 26

Why did you advise a PPM as the most appropriate form of survey? How did you determine the PPM timescale to report against?

Answer 26

This was agreed with the client based on their requirenemnts and breif. Ime period was agreed based on their portfolio financing req.

Question 27

How do you assess building component maintenance reigime over the PPM timespan?

Answer 27

Assessed based on known lifespans of each building element

Question 28

Why was a specialist required to undertake the inspection? How did you ensure they were competent to fulfil the role?

Answer 28

CCTV drainage is a specialist survey which is carried out by a specialist with the correct equiptment. A review of their isurances, past work and qualifications was undertaken.

Question 29

Why is it important to identify the condition of original and more recent additions when commissioning a heritage impact assessment?

Answer 29

To understand the interaction between them and the impact newer elements may have on those more historic elements.

Question 30

Are you aware of Deansgate disorder?

Answer 30

This is the same as regents street disease. It is where the steel frame is encased with facing stone. When the steel corrodes it expands resulting in cracking to the stone.

Cathodic protection can be used to help stop the corrosion.

Question 31

What other information would they require to prepare their heritage impact assessment?

Answer 31

Historic photos, relevent information on site, existing and proposed info

Question 32

Why does whether something is original or more recent matter for a heritage impact assesment?

Answer 32

The impact on altering a modern element is likely less than if the building is historic.

Question 33

How did you determine budget costs for the various elements on the Seante PPM?

Answer 33

They were costed using rates from BCIS and benchmarking. Costed by QS.

Question 34

How did you determine lifecycle/remaining lifespan on the PPM? How were items with a lifespan exceeding 5 years accounted for?

Answer 34

Against known lifespans and condition of the product. In line with ‘RICS Planned Preventative Maintenance of Commercial and Residential Property’ Professional Standard.
General commentary was captured for any items outside of the 5 years.

Question 35

Are there any other situations you are aware of where a schedule of condition may be required?

Answer 35

Party wall notice and schedule of dilapidations

Question 36

How did you set the condition grading for the PPM survey, in particular to Mechanical & Electrical elements? And What guidance did you review in order to support the allocation of tasks over the 5 year PPM?

Answer 36

• Graded based on priority and condition
• Based on evidence, O&M, commisioning data, servicing history, visual inspection and BCIS component life data.
• Consider specific location and use factors that may influence the building element’s performance over a given time period

Question 37

What happens if a Contractor doesn’t rectify snags picked up on a snag report?

Answer 37

Give them all opportunities to repair. If no luck then others may be employed to rectify the defects, and the cost of such works deducted from the contractor’s retention.