Inspection 1 Flashcards
1
Q
Explain a key issue raised by RICS Surveying Safely.
A
It provides an overview of best practice for surveyors, including corporate and personal responsibilities relating to health & safety.
The ‘safe person’ concept. This is when ‘each individual assumes individual behavioural responsibility for their own, their colleagues’ and others’ health and safety while at work’.
RICS Regulated Firms must ensure they provide:
Safe working environment
Safe work equipment
Safe systems of work
Competent staff
2
Q
How do you ensure you make appropriate access arrangements for inspections?
A
Access arrangements - this will depend on whether the property is held freehold/leasehold and whether it is occupied or not. In the case of a tenanted property, check the lease carefully for what it says about access arrangements and giving appropriate notice, e.g. 24-48 hours in most cases.
Due Diligence- do as much as you can before you attend site, it will help you to prepare for what you may find and may avoid the necessity to revisit at a later date.
Health & Safety- Think about risk assessment, Personal Protective Equipment (PPE) and dynamically assessing risk on site.
3
Q
What things would you check before attending site for an inspection?
A
Health and safety
Access Arrangements
Due Diligence
4
Q
Tell me about how you collect, store and retrieve information for different purposes when carrying out property inspections.
A
Desktop Research:
EPC
Land Registry
Rightmove
Coal Mining
Radon
Pollution
Listed Property and conservation areas
Onsite:
Measurements - IPMS2 residential
Photos
Site notes
Site plan with notes
Defects and building pathology notes.
Stored via mobile app which is downloaded to online software and store via cloud based system.
5
Q
Briefly explain the construction of a recent building you have inspected.
A
Cloisters Way
Semi-detached bungalow with 275mm cavity brick wall with cement mortar joints and dual pitched interlocking concrete tiles.
6
Q
What is the size of a brick?
A
65x102.5x215
7
Q
How do you take good inspection notes when on site?
A
Take neat and legible site notes and site plans for when you are back in the office or if someone else needs to read your file.
Adequate and clear photographs to back up findings.
Measurements.
8
Q
Tell me about how you would ensure safe working at height / on a site with working machinery.
A
Avoid working at heights if possible by using camera pole or looking out of windows onto roofs or gutters.
Use 3.2m telescopic Ladder with safety latches and safely anchored and extended when looking at low pitched roofs or entering roof voids.
The ladder is checked before and after each use to ensure that it is safe to use.
I am provided with adequate training annually on working at heights.
9
Q
What building characteristics do you look for when inspecting a property?
A
- building age and associated typical architectural characteristics or construction details.
- construction types, such as foundations, solid or cavity walls
- Materials used in construction
- Invasive plants
- Defects
10
Q
Tell me about the basic construction of a building you have recently inspected.
A
Cloisters Way
Semi-detached bungalow with 275mm cavity brick wall with cement mortar joints and dual pitched interlocking concrete tiles.
11
Q
What is an easement?
A
An easement is a right benefiting a piece of land (known as the dominant tenement) that is enjoyed over land owned by a third party, often the neighbouring land (known as the servient tenement).
12
Q
How would you find out about the existence of an easement?
A
HMLR Land Register and information from Solicitor
13
Q
How can you tell if a wall is of solid or cavity construction?
A
Measure the wall thickness around doors and windows. Cavity walls are generally 275mm thick.
Look at the brick bond to see if there are header and stretcher bonds. Indicating a solid brick wall.
14
Q
What is a hidden valley gutter?
A
When two pitched roofs meet at an angle, they also form a pitched valley gutter: the join is sealed with valley flashing.
15
Q
What problems can arise because of one?
A
prone to flooding.
16
Q
Where does surface water drain into?
A
Surface water drainage occurs when rainwater falls on a property and drains away. Most rainwater falling on properties drains into public sewers.
17
Q
How does this compare to foul water?
A
For all properties connected to mains drainage, foul sewers will eventually transfer the contents of the drainage system to a local sewage treatment plant.
18
Q
What is a deleterious/hazardous material?
A
Materials that:
are harmful to health
are harmful to safety
are harmful to the environment
are not suitable for their intended purpose or
pose a risk where they have been used.
19
Q
Give an example of each.
A
Asbestos.
20
Q
What do dry and wet rot look like?
A
Wet Rot has a white or brown fungus. and is found to particular wet areas of timber. The wood is more often than not going to feel soft and spongy.
Dry Rot- When exposed to light the fungus appears to have a lemon almost yellowish tinge look to it. The affected wood will be brown in colour and will crumble due to a lack of structural integrity
21
Q
What is rising damp?
A
It occurs when moisture from the ground travels up through the walls and floors by capillary action.
22
Q
What is Japanese Knotweed?
A
Japanese Knotweed is an invasive and resilient weed that requires special measures to control it, prevent it from spreading or remove it for good.
23
Q
How would you identify it?
A
Japanese Knotweed is a hardy deciduous perennial plant, which is a bit like bamboo. It grows extremely quickly (up to over 2m during the Spring and Summer months) and can spread underground through rhizomes or shoots.
24
Q
Why is it a problem?
A
Japanese knotweed can grow very quickly, and because of this rapacious growth, it has been known to cause damage to building structures and substructures by targeting weak points, such as cracks in masonry, and attempting to grow through them.
25
What does the RICS say about Japanese Knotweed?
If Japanese Knotweed is identified on inspection, the surveyor must be able to advise the client on the issue and risk, appropriate to the level of inspection that they have agreed with the client.
26
When was the latest RICS guidance relating to Japanese Knotweed published?
RICS Guidance Note Japanese Knotweed and Residential Property 1st Edition 2022
27
What are the key principles mentioned in this Guidance Note?
Japanese knotweed Management Category assessment.
3m rule.
28
What does the law say about Japanese Knotweed?
Surveyors cannot simply exclude liability associated with Japanese Knotweed in their Terms of Engagement, under the Consumer Rights Act 2015. Therefore, surveyors must be aware of how to deal with Japanese Knotweed when inspecting and reporting.
29
What are your duties in relation to Japanese Knotweed?
The surveyor must be able to advise the client on the issue and risk, appropriate to the level of inspection that they have agreed with the client.
30
How can you treat Japanese Knotweed?
Japanese Knotweed Treatment Plan
31
What is the worst case scenario for Japanese Knotweed damage?
In the worst case scenario, a property can be blighted for some time by the stigma of being associated with Japanese Knotweed.
32
How can Japanese Knotweed impact upon value in your experience?
1. Impact on the market prior to remediation
2. Restrictions on use
3. Impact during remediation
4. Impact of infestation present on adjacent land
5. Post-remediation impact on saleability
33
What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?
That encroachment of Japanese knotweed onto neighbouring land can amount to a nuisance and, for the first time, acknowledged the right to claim damages for the resulting reduction in land value, even after knotweed has been treated.
34
Can you tell me about any RICS guidance on contamination or environmental risk?
RICS Guidance Note Environmental risks and global real estate (1st Edition, November 2018).
35
What is the general principle relating to contamination?
any land which appears to the local authority in whose area it is situated to be in such a condition, by reason of substances in, on or under the land that:
- Significant harm is being caused, or there is a significant possibility of such harm being caused; or,
- Significant pollution of controlled waters is being caused, or there is a significant possibility of such pollution being caused'
36
What signs would indicate that a site is contaminated?
- Previous land uses, e.g. petrol filling station, factory, mine, steel mill, refinery, landfill - check historic maps to assess the risk
- Leaks and spills from tanks and pipes
- Contaminated surface runoff and flooding
- Disposal of waste materials
- Demolition of buildings containing contaminated material, e.g. Asbestos
- Landfill on a site
- Bare ground
- Underground tanks
37
What do you understand by Government guidance, Land Contamination:
Risk Management (LCRM)?
It explains the process involved identifying, making decisions on, and taking appropriate action to deal with land contamination in a way that is consistent with government policies and legislation within the UK.
38
Who published the LCRM?
Environment Agency
39
What is an Environmental Impact Assessment?
Its a tool used to assess the significant effects of a project or development proposal on the environment.
40
Why and when would you need one?
EIA is always required by developments covered by Schedule 1 to the 2011 EIA Regulations.
It is required for those activities that are likely to have a significant impact on the environment.
41
What is radon?
Radon is a colourless, odourless radioactive gas
42
Where is radon typically found?
Radon is everywhere; formed from the uranium in all rocks and soils.
43
How can you reduce radon risk?
Radon sump
Positive Ventilation
Natural Underfloor ventilation
Active under floor ventilation
44
Tell me about what an inherent/latent defect is.
a latent – sometimes called inherent (or even hidden) – defect is a problem with a new-build property that is not known to either buyer/renter or seller at the point of sale.
The defect is literally hidden and may not become apparent as part of a reasonable inspection or survey.
The defect might not even become apparent until many years later.
45
Why are building warranties important?
A home warranty is a reassurance for the buyer whereas it provides the seller with the needed measure of protection against any serious construction defects that may arise after the sales have been completed.
46
Tell me about your understanding of structural movement.
All buildings will experience movement; however, where this is substantial it will lead to a range of building defects, usually in the form of cracking.
Causes of movement include subsidence, settlement and heave, among others. Surveyors need to be able to use BRE Digest 251 to diagnose cracking, including the category of crack and proposed remedial action.
47
What is subsidence/heave?
Subsidence is the downward movement of the foundations of a building due to changes in the supporting strata.
The upward movement of the ground usually associated with the swelling of clay soils that expand when wet.
48
Tell me about any risks relating to air conditioning.
Legionella
49
Explain the potential implications of the Hart v Large case.
This led to a successful negligence claim against the surveyor.
The case is a reminder of the importance of diligently diagnosing defects within the scope of the survey instructed, or at least highlighting where inspection and analysis have been limited.
50
Explain your understanding of the inspection principles established in McGlinn v Waltham Contractors.
(a) The frequency and duration of inspections should be tailored to the nature of the works going on at the site from time to time.
(b) Depending on the importance of the particular element or stage of the works, the inspecting professional can instruct the contractor not to cover up the relevant elements of the work until they have been inspected.
(c) The mere fact that defective work is carried out and covered up between inspections will not automatically amount to a defence to an alleged failure on the part of the Architect to carry out proper inspections.
(d) If the element of the work is important because it is going to be repeated throughout one significant part of the building, then the inspecting professional should ensure that he or she has seen that element of the work in the early course of construction/assembly so as to form a view as to the contractor's ability to carry out that particular task.
(e) Reasonable examination of the works does not require the inspector to go into every matter in detail.
(f) The Architect does not guarantee that their inspection will reveal or prevent all defective work. It is not appropriate to judge an Architect's performance by the result achieved.
51
Tell me about social issues relating to residential property (and inspection).
Housing Health and Safety Rating System
Local authorities have duties and powers to take action to deal with properties that have certain hazards. These hazards are set out in the HHSRS. In some cases, lack of repair and other things in your home could amount to a hazard.
Any inspections will be carried out by a EHO.
52
Tell me about housing policy and law relating to maintenance and repair.
Section 11 of the Landlord and Tenant Act 1985 implies an absolute and non-excludable obligation upon landlords to carry out basic repairs.
53
What does Section 11 of the LTA 1985 say about repairs?
Section 11 of the Landlord and Tenant Act 1985 implies an absolute and non-excludable obligation upon landlords to carry out basic repairs.
54
What does the Defective Premises Act 1972 say about duties of care?
Under section 1 of the Defective Premises Act 1972, people carrying out work in connection with the provision of a new dwelling owe a duty to do the work in a workmanlike, professional manner, with proper materials, so that the dwelling is fit for habitation.
55
How could a conservation area/historic centre designation impact upon your inspection and advice?
Impacts permitted development rights
Planning permission requirements
Can impact any modifications or alterations
Properties in a conservation area need to be maintained and often require sensitive approach to repairs and maintenance.
56
How would you identify general environmental issues and how would this
impact upon your advice?
Noise pollution may affect the quite enjoyment of the property.
Emissions would have an impact on health
Electric substations can have an impact on health.
57
What is the mundic problem?
This is the degradation of concrete blocks mainly in the south east of England due to poor material usage.
It outlines a rationale for the classification of samples to help lenders distinguish between those properties accepted as mortgageable and those that are not.
58
What does the RICS guidance say about mundic?
It relates to the whole of Cornwall and the area of Devon within a 15km radius of the centre of the Tavistock Gunnislake mineralised district
59
Does RICS provide any guidance in relation to flooding (relating to residential property)?
The Mundic Problem, 3rd Edition
60
Tell me about the insurability of property at risk of flooding.
If you live in a high-risk flood area, or your home has flooded in the past, the quotes you're offered by some insurance firms may exclude flood cover - or add a high excess.
61
What types of flooding exist?
River flooding
Coastal flooding
Surface water flooding
Groundwater flooding
Sewer flooding
Reservoir flooding
62
What is the Flood Re scheme and the Water Act 2014?
This manages the increased costs for both insurance companies and most of their domestic customers.
63
What property is covered by Flood Re?
While owners of properties at risk are still likely to pay more, Flood Re helps to limit levels of premiums and excesses.
64
How do you assess flood risk in relation to valuation/survey instructions?
Valuation: if flooding or flood risk is a known issue in the area, the valuer should be aware of this and will need to make appropriate comments on mortgageability and value.
Survey: the surveyor should ask the owner/occupier whether they have any guarantees/warranties for any flood protection measures installed and should record the most relevant details. The surveyor should instruct the client to ask their legal adviser to do this.
65
How has this impacted upon your advice / valuation practice?
Can the Property obtain Building insurance which is a requirement for all properties.
66
What is the process of a mortgage valuation being processed by a lender from start to finish?
Mortgage in Principle
Mortgage application
Valuation and Survey
Mortgage offer
Exchange Of Contracts
Completion
67
What is a retention on a mortgage valuation?
Mortgage retention is a situation where a lender decides not to release the mortgage funds in full to the borrower straight away. They retain a certain amount of the capital until they are satisfied that certain works have been completed
68
When might one be applied and why?
If works have not been completed.
69
When and why might a mortgage be declined?
These are some of the common reasons for being refused a mortgage: You've missed or made late payments recently.
You've had a default or a CCJ in the past six years.
70
What is the difference between a lender's valuation and a survey?
A house survey provides an account of the property's condition and benefits the home buyer whereas a mortgage valuation only provides an estimate of the property's value and benefits the mortgage lenders
71
What additional responsibilities in relation to repair and inspection relate to HMOs?
Relevant legislation
HHSRS
Fire Safety
Licensing
Rooms Sizes
72
What is a flying freehold?
an instance when a freehold property is built over land which does not form part of the property, one of which overhangs or projects out from underneath the other property.
73
Does the term flying freehold apply to leasehold property?
No
74
What are the issues associated with flying freeholds?
Common problems associated with flying freeholds are problems with repairs, access and enforcing covenants.
75
What legal rights do you need if you own a flying freehold?
Right To access
76
How are repair issues most effectively dealt with in relation to a flying freehold?
The Access to neighbouring land act 1992 would allow access to carry out repairs but not for redevelopment.
77
Can you enter your neighbour's property and recover the cost of works from them?
There is an obligation for each freeholder to maintain their properties and boundaries however it can be difficult to recoup costs from neighbours without prior consent.
78
What does the Access to Neighbouring Land Act 1992 say?
A law that enables persons to have access to neighbouring land in order to carry out work necessary for the preservation of their own land or other similar purposes.
79
How do lenders view flying freeholds from your experience?
Some lenders have a policy of not lending on any property where this feature exists whilst others choose to do so on a case-by case basis.
Some companies will lend if the flying freehold does not exceed a set limit, often 15% of the total floor area of the building.
80
How can you mitigate the risk associated with a flying freehold?
Lenders will want confirmation that the property has adequate rights of support and entry to carry out repairs and may require the property owner to take out a title indemnity policy as protection against loss of failure to carry out repairs.
81
How do you use IT systems to record accurate site inspection notes?
Typed site note, Site plan and annotations.
Measurements, Photos.
82
Tell me about a tool you have used during a site inspection.
Tape measure
Laser Measure
Protimeter
Magnet
Plumb Bob
Spirit level
Lifting Irons
Ladders
Binoculars
83
How do you use a moisture meter to identify damp?
Electrical Resistance Meter- 2 pin. Measures moisture in timbers.
Electrical Capacitance meter- Flat edge, measure moisture in walls and solid floors.
84
What are the limitations of a protimeter?
non-invasive so their is limit to its accuracy.
Using it correctly
Needs regular calibration
85
How can you calibrate a protimeter?
Send the meter to Protimeter to be calibrated or use the calibration device found in the user manual to test its calibration.
86
How frequently should you calibrate a protimeter?
Protimeter say its annually but I would normally check its calibration every month.
87
What materials can you use a protimeter on?
Wood, masonry, plaster and concrete.
88
What guidance exists in relation to the use of protimeter?
Investigation of Moisture and its Effects in Traditional Buildings, Joint Statement
89
What advice would you provide if you took a high protimeter reading?
IF high damp reading were found I would follow the trail of suspicion and look around the affected area for the route cause of the issue and provide a full evaluation of the problem, cause and solution.
90
How would you identify the cause of the damp?
Provide a holistic diagnosis that identifies and deals with causes, rather than focusing
on symptoms.
Condition assessment
Follow the trail of suspicion.
91
What advice might you provide as a result?
Dealing with damp is often a staged process. Recognise how to deal with the obvious defects first (including, for example, matters such as ventilation, ground levels and lifestyle). Then, allow a period for monitoring and natural evaporation, and reassess before moving on to other treatments.
92
Tell me about a way you can remedy damp from your experience.
I.e. Penetrating damp caused by defective window sealant. Remove the old window sealant and replace with a suitable sealant and allow the plaster to dry out through ventilation.
93
How can you undertake further investigations into damp?
Further investigation could be in the for or invasive damp and timber report.
Carbide testing for dampness.
Lifting floorboards to view underfloor void.
Borescope to view inside cavity walls.
94
From your experience, tell me about when a lender’s requirements have impacted upon your inspection.
For a valuation for a Help to Buy I would only need to carry out a head and shoulders inspection of the roof void. This limited my ability to test for moisture and have a thorough check of this area.
95
Do you feel that the differing requirements affect the level of service / due diligence you provide/carry out?
They do not affect my due diligence or level of service how they do affect the type of report i provide to clients. i.e. level 2 or 3.
96
Why is it important to record accurate information during a building inspection?
Duty of care to the client and as a member of the RICS I represent the institution act with integrity and create trust in the profession.
97
What is the primary purpose of a condition-based residential survey?
This service is designed for clients (buyers, sellers and owners) seeking a professional
and objective report on the condition of the property at an economic price.
98
What other matters might be commented upon in a condition-based survey?
It highlights relevant legal issues and any obvious risks to the building, people or grounds.
The report is succinct and provides an assessment of the relative importance of
the defects and problems.
99
Can you include a valuation in a survey?
Yes, but this must be specified in the terms of engagement and would be carried out at an additional cost.
100
What RICS guidance must you comply with if you do so?
Home Survey Standards 1st edition.
RICS Valuation – Global Standards
RICS Valuation – Global Standards: UK national supplement.
101
Explain the key principles of the Home Survey Standard.
- Establish a clear framework that sets minimum expectations – to protect and maintain consistent and high-quality standards in residential property survey services that RICS members and regulated firms provide.
- Provide mandatory requirements for RICS members and regulated firms in the UK who deliver any level of residential property survey
- Replace and harmonise previous RICS publications relating to residential surveys.
102
What are the three levels of service?
Level 1
Level 2
Level 3
103
What is survey level 1/2/3?
Level 1- This level of survey is designed as a very basic overview of the condition of the property.
Level 2- This intermediate level of service includes a more extensive visual inspection of the building, its services, and grounds. This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member.
Level 3- A level three survey is more thorough and detailed than then others and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.
104
How do these differ in practice?
Level 1- does not include advice on repairs or ongoing maintenance.
Level 2- The focus is on assessing the general condition of the main elements of a property, but doesn't provide remedial advice.
Level 3- Carries out more detailed inspection of each building element, visual inspection of services and on recommends further investigation if they have exhausted all other possibilities.
105
What is the scope of inspection for each?
Level 1- is designed for clients (buyers, vendors and owners) seeking a professional and objective report on the condition of the property at an economic price. It includes a visual inspection that is less extensive than survey level two and survey level three. No tests of the building fabric or services are undertaken.
Level 2- The level two survey is designed for clients (buyers, vendors and owners) seeking a professional and objective report on the condition of the main elements of a property. It will not contain any detailed advice on repairs.
Level 3- A level three survey is more thorough and detailed than then others and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so.
106
When should you report / not report on repair costs?
Reporting on repairs and repair costs should be mentioned in a level 3 survey.
107
Tell me about when you have recommended a specific level of service to a client and why.
I recommended a client to get a level 3 survey report instead of a level 2 home survey on a 1850 traditional building due to age and need for a more thorough and detailed report.
108
Tell me about the differing levels of inspection you would carry out between the survey levels.
I.e. windows- Inspection includes opening of windows only where permission has been given, any keys/ locks are available, and it is safe to do so.
Level 1- As a minimum include at least one on each elevation.
Level 2- The RICS member will include one on each elevation and one of each different type of window where there is a variety.
Level 3- The RICS member will attempt to open all windows, where possible.
109
Why do the levels of inspection differ?
The nature and content of the report will vary between the different levels of service required.
110
What factors would you consider in a level 1/2/3 survey?
Level 1-
* describe the part or element in enough detail so it can be properly identified by the
client
* describe the condition of the part or element that justifies the RICS member’s judgement.
* provide a clear and concise expression of the RICS member’s professional assessment of each part or element.
Level 2-
* it should include comments where the design or materials used in the construction of a building element may result in more frequent and/or more costly maintenance and repairs than would normally be expected
* the likely remedial work should be broadly outlined and what needs to be done by
whom and by when should be identified
* concise explanations of the implications of not addressing the identified problems
should be given.
* cross-references to the RICS member’s overall assessment should be included.
Level 3-
* the form of construction and materials used for each part of the building should
be described in detail, outlining any performance characteristics.
* obvious defects should be described and the identifiable risk of those that may be
hidden should be stated
* remedial options should be outlined along with, if considered to be serious, the likely
consequences if the repairs are not done
* a timescale for the necessary work should be proposed, including recommendations for further investigation
* future maintenance of the property should be discussed, identifying those elements that may result in more frequent and/or more costly maintenance and repairs than would normally be expected
* the nature of risks of the parts that have not been inspected should be identified and
* prioritisation of issues should be outlined.
111
In a level 1 survey, would you advise on repairs or ongoing maintenance?
No.
112
What type of properties would you use a level 1/2/3 survey for?
Level 1- More suitable to modern relatively recently built homes in satisfactory condition.
Level 2- This level of service suits a broader range of conventionally built properties. I.e. properties dating from 1900 onwards depending on complexity and size.
Level 3- This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property. I.e. more complex and older buildings.
113
How do you recommend a particular survey level to a client?
Must take all reasonable steps to ensure that
clients:
* understand the differences between the levels of service, including the extent and
limitations of each option
* are advised of the range of options the RICS member can offer, together with the key
features and benefits of each
* are aware of the fee that will be charged for the service and
* agree the terms of engagement
* agree report format and method of delivery.
* explain the intended future use of the property (for example buy to let).
114
Would you inspect concealed areas in a level 2 or 3 survey?
Level 3- Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so.
115
What are your professional obligations when providing a Home Survey?
RICS members and RICS regulated firms must:
* have a clear understanding of client needs
* have the appropriate knowledge (including that of the locality), skills and experience to provide the agreed service
* ensure potential clients understand the nature of and differences between the levels of service offered so they can make an informed choice.
* agree the full details of the terms of engagement with the client before the service is delivered.
116
Who are the different types of report designed for?
The clients needs and requirements.
117
What types of properties should each be used for?
Level 1- More suitable to modern relatively recently built homes in satisfactory condition.
Level 2- This level of service suits a broader range of conventionally built properties. I.e. properties dating from 1900 onwards depending on complexity and size.
Level 3- This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property. I.e. more complex and older buildings.
118
How would you adjust your advice for a leasehold property?
* be aware of issues that typically arise with leasehold tenures
* identify any obvious and relevant matters that may affect the client’s responsibility for
carrying out repairs and liability to pay towards their cost.
* recommend that the client obtains independent legal advice on the terms and
interpretation of the lease and any issues arising, particularly relating to ground rents
and service charge obligations.
119
What advice would you give to a prospective client about the RICS reports?
the limitations of any advice given, such as stating that no due diligence has taken place in relation to the true legal effect of the lease – this is exclusively the responsibility of the client’s legal advisers.
120
What would your scope of inspection include?
Any survey of a leasehold residential property raises separate and additional factors
arising from shared responsibilities and the wide variety of repairing covenants in
common use.
where the leasehold property is a flat, the inspection is usually restricted to the subject property and the accessible common parts and grounds
121
How would you assess services/equipment?
Services are generally hidden within the construction of the property. This means that
only the visible parts of the available services can be inspected, and the surveyor does
not carry out specialist tests therefore would recommend further investigation.
122
For a flat, what would your inspection include/exclude?
The inspection is restricted to the subject property and the accessible common parts and grounds.
Excludes:
no due diligence has taken place in relation to the true legal effect of the lease
123
What would you not make enquiries about in a Home Survey?
Previous structural repairs and certification or warranties.
Solar panel warranties and ownership.
Damp work warranties
NHBC warranties
FENSA and HETAS registration guarantees
Mining reports
Floor risk reports.
Building regulation certification
Planning permission.
124
What are the key sections of your report?
125
How does energy impact upon your Home Surveys?
At all levels of service RICS members and regulated firms must be able to identify and
advise on defects and deficiencies caused by inappropriate energy efficiency measures
implemented at the subject property.
126
How might your advice be used by a legal advisor?
Right of ways
Easements
Works that would have required planning and building regulation compliance or certification.
Guarantees
127
What maintenance tips might you give within a Home Survey?
The rainwater fittings should be clean regularly to prevent blockages from debris and vegetation which could cause damp problems if left unattended.
128
For a Survey Level 1, what guidance does RICS provide?
For each element of the building, the RICS member should:
* describe the part or element in enough detail so it can be properly identified by the
client
* describe the condition of the part or element that justifies the RICS member’s
judgement,
* provide a clear and concise expression of the RICS member’s professional
assessment of each part or element.
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What is a Survey Level 1?
Condition Report.
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How does it differ from a Survey Level 2?
A survey level one report does not include advice on repairs or ongoing maintenance
and this, with a less extensive inspection,
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What is included/excluded in a Survey Level 1?
Includes:
- visual inspection that is less extensive than other surveys.
- describes the condition of the building, its services and the grounds.
- highlights relevant legal issues and any obvious risks to the building, people or grounds.
Excludes:
- No tests of the building fabric or services.
- No advice on repairs or ongoing maintenance.
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Tell me about the RICS guidance for a Survey Level 3.
It should address the following matters:
* the form of construction and materials used for each part of the building should
be described in detail, outlining any performance characteristics.
* obvious defects should be described and the identifiable risk of those that may be
hidden should be stated
* remedial options should be outlined along with, if considered to be serious, the likely
consequences if the repairs are not done
* a timescale for the necessary work should be proposed, including recommendations for further investigation
* future maintenance of the property should be discussed, identifying those elements
that may result in more frequent and/or more costly maintenance and repairs than would normally be expected
* the nature of risks of the parts that have not been inspected should be identified
* prioritisation of issues should be outlined.
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What is a Survey Level 3?
The service consists of a detailed visual inspection of the building, its services and
the grounds and is more extensive than a survey level two. Concealed areas normally
opened or used by the occupiers are inspected if it is safe to do so.
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What is included/excluded within a Survey Level 3?
Included:
a thorough inspection of the property and
a detailed report based on the inspection
Excluded:
Specialists test on services
Flats- inspection of External wall systems
An asbestos inspection
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What desk-top research/enquiries should you undertake?
Property details online- Rightmove
HMLR- title dead and site plan
Flood search
Radon
Coal Mining
Pollution
Street view/ Map view
EPC
Geology search
Historic listings/ conservation areas.
Speak to agent or management company
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What type of properties is a Survey Level 3 suitable for?
More complex properties
Older and traditional buildings
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What is the scope of your inspection for a Survey Level 3?
This level of service is for clients who are seeking a professional opinion based on a
detailed assessment of the property.
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What are the condition ratings you would include?
CR1
CR2
CR3
NI
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How is a Survey Level 3 similar to a Survey Level 1 or 2?
Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars).
The report objectively describes the
condition of the different elements and provides an assessment of the relative
importance of the defects/problems.
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How does it differ?
A survey level two service will often result in numerous referrals for further investigations, an outcome that many clients find disappointing. Whereas a level 3, it is expected that you exhaust all possibilities before recommending further investigation.
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Does it include a valuation?
No, unless is added as an additional service and would be stated in the terms and conditions.
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Would it include an estimate of costs for identified repairs?
Yes, BCIS calculation at an additional cost.
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What would a mortgage valuation include/exclude?
Include:
Valuation of property
BCIS calculation
Exclude:
Survey report 1/2/3
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Who would instruct a mortgage valuation?
Lender/Client
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Who can rely on it?
Lender
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What is a test under the RICS Home Survey guidance?
Measures to check the quality, performance
or reliability of parts of the building.
For example:
- taking samples of the building fabric (plaster, brick and concrete) or
- checking the performance of a service system (checking the safety and performance of heating appliances, electrical systems or underground drainage).
The use of a moisture meter and the opening
and closing of windows and doors are not tests.
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Is using a moisture meter an example of a test?
None invasive test so would require more accurate carbide meter testing to confirm presence of moisture.
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What are the component stages of carrying out a condition-based survey?
The level of service would include:
inspection and report
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How do you manage client’s expectations when carrying out a condition based
survey?
Explain in the terms of engagement the scope of the survey and how it will be reported. Also make sure the client knows the differences between the different levels of reports.
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What information would you ask the client for?
Name & Address
ID verification
Address of Property to Survey
Access details and contact information
Property construction and age
What type of survey they would like?
Additional information required
Additional services
Agree date of survey
Fees
Terms of engagement.
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What would you include in your terms of engagement?
* the client’s name, address and appropriate contact details
* the RICS member’s name and appropriate
contact details
* the subject property’s address and postcode
* the nature and type of service required
* the nature and the intended future use of the property
* the details of any special instructions and/or additional services
* the likely inspection date and the anticipated date the report will be published
* the style and delivery format of the report
* the agreed fee and the fees for any additional work (including VAT)
* details of any referral fees, inducements and potential conflicts of interest
* the payment arrangements, payment period
* cancellation rights
* forewarning of any restrictions due to health and safety implications that may arise on the day of inspection
* evidence that the client has confirmed acceptance of the terms and conditions
* confirm that as an RICS regulated firm their files may be subject to monitoring and
will need to be provided to RICS upon request
* confirm that any fees taken in advance are not client money and not subject to the
RICS client money protection scheme and
* the RICS regulated firm operates a complaints-handling procedure, details of which are available upon request.
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Would you undertake any additional due diligence for a leasehold inspection?
* be aware of issues that typically arise with leasehold tenures
* identify any obvious and relevant matters that may affect the client’s responsibility for
carrying out repairs and liability to pay towards their cost and
* recommend that the client obtains independent legal advice on the terms and
interpretation of the lease and any
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Would you take any different inspection equipment on a level 3 vs. level 1 inspection?
Yes, Level 1 does not require testing whereas level 3 can have testing. Carbide testing. Thermal imaging camera,
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What is a trail of suspicion?
If you suspect that a defect may exist, you should take reasonable steps to follow the trail. You may then decide to recommend further testing or investigations, e.g. of services or for structural movement.
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What are your duties in relation to following this?
Duty of care to the client/
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How does this differ between survey levels?
Level 2 surveys do not require testing however if you suspect an issue then you should refer the issue for further investigation. Whereas with a level 3 the surveyor is expected to diagnose the issue and provide a solution, expect when they cannot confirm the diagnosis.
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How does your inspection of windows/ roofs/floors/furniture/services/ grounds differ between survey levels?
Windows:
L1 Include one on each elevation.
L2 Include one on each elevation and one of each different type of window where there is a variety.
L3 Attempt to open all windows where possible.
Roof:
L1 Head and shoulders inspection
L2 enter the roof space and visually inspect the roof structure
L3 If safe to do so, small corners of the insulation should be lifted so its thickness and type, and the nature of the underlying ceiling can be identified. a small number of lightweight possessions should be repositioned
Floors:
L1 inspect the surfaces of exposed floors
but will not lift carpets, floor coverings or floorboards, or move furniture. Drop Heel test.
L2 inspect subfloor areas by an inverted ‘head and shoulders’ inspection where appropriate.
L3 Inspect floor surfaces and lift coverings where appropriate. Drop heel test and measurement of any deflection. Enter floor void if possible.
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How would you ensure your H&S in doing so?
Only access roof void if safe to do so.
Only enter floor void if safe to do so.
Only visually inspect services.
Use manual handling procedures when lifting inspection covers, etc.
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What would you include in a survey level one/two/three report following your inspection?
Discuss finding of report with the client.
Legal matters
Energy matters
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What level of opinion would you include in each type of report?
Level 1, 2, 3/
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How would you deal with risks to occupants/ legal matters/regulations/guarantees/other matters in your report?
Risk to Occupants:
* A level one report will identify and list the risks and give no further explanation.
* A level two report will identify and list the risks and explain the nature of these
problems.
* A level three report will do all this and explain how the client may resolve or reduce the risk.
RICS member must clearly highlight the relevant legal and other matters and remind the client they should bring these matters to the attention of their legal adviser.
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How would you provide cost advice post inspection?
BCIS cost guide
Knowledge and expertise
Quotes from contractors.
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Under what survey level would you do this?
Survey Level 3
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What actions would you take post-inspection?
Contact client following survey and inform them of my inspection and some of my main findings.
Analyse my desktop research and carry out further investigation or enquiries.
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What additional services have you provided in addition to a condition based survey?
Valuation report.
166
What case law is there on when, what and how to inspect building work?
McGlinn v Waltham Contractors Ltd [2007]
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What surveys can you have done to detect a water penetration behind external cladding?
Invasive inspection where part of the cladding is removed to check for water penetration.
Damp and timber survey.
Thermal imaging camera can detect heat loss and area of potential water penetration.
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How would you inspect to determine the thickness of a liquid applied roof
covering?
Wet Mil film Gauge.
169
What would you use a magnet / plumb bob / spirit level for during an inspection?
Magnet- To test for lead and asbestos.
Plumb Bob- To test vertical level of walls and doors. I.e. movement or distortion.
Spirit level- undulations or uneven floor levels- subsidence or mining tilt.
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Explain the requirements of the New Homes Quality Code.
From January 2022, all house-builders who build and sell new homes will be required to register with the New Homes Quality Board (NHQB).
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Who can be a Pre-Completion Inspector?
A surveyor that summarises the condition of the new build property before moving in.
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What does a Pre-Completion Inspection include?
A Pre-Completion inspection includes:
A site visit by a approved RICS surveyors to carry out a condition survey or snag survey for the client prior to purchase so that the developer is informed of what works need to remedied before completion.
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What format does a Pre-Completion Inspection take?
Electronically or paper based format.
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At what stage is a Pre-Completion Inspection carried out?
Once the house is in a finish condition prior to completion.
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What tools would you use for 'opening up'?
Screw driver, braddle, lifting irons, crow bar.
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Why would you record protimeter readings on a sketch plan?
To help analyse any damp found in a particular area.
To show what areas were tested and the damp readings found in these areas.
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What precedent was set in the Ryb v Conways case regarding site notes?
Establishes that a surveyor who fails to identify Japanese knotweed and advise of the risks associated with the plant when a reasonably competent surveyor would have done so, may be liable in negligence.
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What best practice would you follow when making site notes?
RICS REDBOOK Global Standards VPS 2.
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How would you keep accurate site notes in wet weather?
Record the weather conditions at the time of inspection as a limitation.
Site notes could be written on paper or typed on ipad or smart phone.
Site plan can be drawn or paper or on tablet along with measurements and annotations.
Photos can be taken on digital camera or smartphone..
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What would you ask the occupier at the beginning of an inspection?
* previous alteration, repair and improvement work
* the energy performance certificate
* planning permissions
* building regulations and/or information provided by a competent person scheme
* any relevant guarantees and warranties
* evidence of service agreements and
* lease details.
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Why might you inspect the external parts of a building last?
If is is rain when you first arrive at the property to avoid getting too wet you may decide to inspect the external area last.
Or if the vendor or seller needs to leave by a certain time you could inspect internally first and externally second.
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When might you recommend further investigation of a defect following an inspection?
If they felt unable to reach the necessary conclusions with reasonable confidence, they should refer the matter for further investigations.
183
When would you recommend further investigations but decline to provide your opinion of MV?
If there was a structural issue that needed addressing.
184
When would you recommend further investigations but quantify the cost of works in MV?
Excessive damp repairs or electrical/ gas installation works.
185
When might condition affect value?
Condition might affect value by the ability of a willing purchaser to proceed with a house purchase if they felt the issue could not be rectified reasonably/affordably and in a reasonable time frame.
186
What does a head and shoulders inspection entail and when would you undertake one?
Valuation report as part of the RICS Redbook guidance.
Level 1 survey.
187
Explain how you would consider the Housing Defects Act 1984 when inspecting a property for valuation purposes.
Would the house be able to obtain a mortgage.
Has it been subject to an authorised repair scheme.
What defects were found on the inspection and would they affect its structural integrity.
188
Under the 1984 Act, what does repaired v unrepaired mean?
Most of the defective properties were repaired under the PRC (Pre-Cast Reinforced Concrete) Homes Ltd (a subsidiary of NHBC) repair scheme. However, PRC Homes Ltd ceased trading in 1997.
Unrepaired has not been repaired or has not received a completion certification.
Properties that were only partially repaired are typically not considered mortgageable.
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How would you check if a property designated as defective has been repaired to an adequate standard?
PRC (Pre-cast Reinforced Concrete) repair Certification
190
What is Bungaroosh and where might you typically find it?
Bungaroosh is a composite building material made from lime, gravel, coarse sand, flints and sometimes brick fragments or other brick rubble. It is commonly found in the seaside areas around Brighton.
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What issues relate to the use of Bungaroosh?
Bungaroosh walls can become friable and collapse,
192
What issues relate to pitch fibre drains?
Delaminated pipes
Blockages
Ground movement/ subsidence
193
What are Finlock gutters and what issues might you find in a building relating to them?
Finlock are concrete gutters and these can leak at the joints over time leading to water ingress and also can cause cold bridging.
194
What RICS guidance would you look at in relation to moisture and traditional buildings?
Investigation of moisture and its
effects on traditional buildings.
195
What are some of the key principles of this RICS Joint Position Statement?
- Understanding the building and differentiate between old and new
- Understanding Moisture
- Understanding Moisture Related defects
- Condition assessment
- Diagnose and Recommendations
- Legal Requirements
- Report
196
How can you safely use a ladder during an inspection?
Check for any defects before and after use.
Ensure that the ladder is positioned correctly and secured.
Ask for assistance if available to secure ladder.
3 phases of contact on ladder at all times.
Do not over-reach or hang off ladder.
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When would you not use a ladder?
On uneven surfaces.
On stairs.
Outside in wet weather.
If the ladder is not safe to use.
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Why are physical inspections of a property important?
Inspection is fundamental to providing accurate property advice. Including:
- understanding the reasons for physical inspection
- being conscious of health and safety issues
- carrying out desktop due diligence
- making access arrangements
- having a logical inspection methodology
- understanding construction and materials
- considering the factors that affect value
- knowing the legal requirements relating to occupation and ownership
- accurately recording your observations and giving advice.
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What might you identify on a physical inspection that could be missed without visiting site?
Measurements for a valuation or EPC
Legal requirements
Understanding or construction and material
Defects
200
When would you not physically inspect a property?
When it would not be safe to do so.
201
What type of property is not suitable for a drive by inspection?
Any property that you have not previously inspected as it may give rise to material uncertainty.
202
What is in your company’s lone working policy?
Carry an SOS alarm on my work phone that contacts 5 management staff if there is an emergency.
Diary of my appointments each day which is managed by office staff. IF there are any changes or issues I would contact the office.
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How do you determine an appropriate level of PPE for your inspection?
Risk Analysis prior to site visit and then dynamic risk assessment when on site.
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How would your inspection of a period property differ to a modern one?
It may take more time and due diligence research.
Require more specific and detailed analysis.
Period properties were constructed differently than modern and as was the materials used.
Further testing may be required.
Additional expert advise may be required.
