Inspection Flashcards

1
Q

What equipment would you take with you during a survey?

A

Something to take notes with, camera, disto, tape, damp meter, ladder.

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2
Q

What do you need to consider before going to site to carry out an inspection?

A

Am I competent to undertake the inspection, am I properly insured, has an agreement been
signed, what are the risks involved, what kind of survey is it, review all relevant existing
building information, leases.

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3
Q

How do you undertake an inspection?

A

Personally I prefer to undertake an inspection of a building from the top down. I would normally
walk around the building externally a couple of times first to get my bearings and get an initial
understanding of it. Looking for an indication of age, construction, additions etc. Then I would
start the inspection externally and inspect each elevation in turn looking and the roof,
elevations, windows, doors, drainage and rainwater goods. Then I move inside and again start
from the roof space and move down through the floors.

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4
Q

What kinds of risks do you consider?

A
  • Lone working
  • Asbestos
  • Accessing roofs and roof spaces at height
  • Hazards associated with derelict/empty properties
  • Confined spaces
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5
Q

How does a disto work? How can you check its accuracy? When is it least accurate?

A

A disto sends out a laser beam and measures the time taken for it to reflect which gives it a
distance.
We check all distos before use by measuring a known distance in the office.
It become less accurate the longer the distance and it is very difficult to use outside over long
distances because it is difficult to aim and see the laser.

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6
Q

Have you heard of a theodolight? How does this work?

A

An optical instrument consisting of a small mounted telescope rotatable in horizontal and
vertical planes, used to measure angles in the horizontal and vertical planes. Mounted on a
tripod with adjustable legs, the theodolite is used in the field to obtain precise angular
measurements for triangulation. Leveling is accomplished with the aid of a spirit level;
crosshairs in the telescope permit accurate alignment with the object sighted

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7
Q

How would you go about undertaking a building survey? What would you do prior to the
survey?

A

I would ensure that an appointment is in place along with insurance and that I was competent
to undertake the survey. I would ensure I understood the reason for the survey and how the
report is to be used. I would then review all relevant existing building information, arrange
access and prepare RAMS for the relevant risks involved.

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8
Q

What precautions would you take say you were inspecting a flat roof with a
stepped ladder on your own?

A

I would prepare RAMS before I undertook the survey. I would consider the height of the roof if
it was more than a single storey I would arrange alternative access. I would consider the type
of ladder being used. It must be capable of being placed against the wall at an angle of 70
degrees and allow the surveyor to be able to inspect the roof without standing on the last four
rungs of the ladder. I would consider if the roof was fragile or suitable to be walked on and
even if it was suitable to be walked on I would not suggest this was suitable from a ladder
unless there was a fixed ladder.

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9
Q

What would you look for when inspecting a slated pitched roof covering? What
would you look for within the roof space?

A
  • Age of property/roof
  • Is roofing material original
  • Is the ridge straight
  • Are there any deflections/distortions
  • Are there any slipped or missing slates
  • Are there any previous repairs like lead tingles
  • Are there numerous repairs
  • Is the leadwork to valley gutters and around chimneys and other penetrations in good
  • condition
  • Are the chimneys in good condition, pots, flaunching, pointing, leaning
  • In the roof space is there sarking felt
  • Can you see light from outside when it is dark inside.
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10
Q

What advice would you give if slates were to be replace by concrete tiles? What would the
structural implications be? What would the statutory implications be?

A

Firstly, concrete tiles are heavier than slates and may therefore impose a significant additional load
that the roof structure, structure and foundations of the building had not been designed to take. It
would therefore require a structural engineer to confirm if the existing roof structure, structure and
foundations could accept this additional weight. As it could lead to deflections in the roof, roof spread
or settlement.
Secondly, if you are replacing the roof covering then you will be required to undertake thermal
improvements to the roof under Part L of the Building regulations. This requires you to meet current
guidelines for new builds as long as it is feasible and will provide pay back over a 15 year period.
Thirdly, the change in roof covering could require consent from the local council if it is within a
conservation area or it is a listed building.

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11
Q

How would you ascertain the condition of electrical installations without employing a
specialist?

A
  • Age
  • Service History
  • Is it in working order at the time of inspection
  • General condition
  • Speak to the owner, occupier or maintenance team
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12
Q

What is an Acquisition of Properties inspection?

A

The RICS provide a practice note ‘RICS Building Survey Practice Note’ advising on
the mandatory components for undertaking a Survey.
This practice note is written to reflect the property law in England and Wales
It describes and defines the service, in particular specifying those elements that are
mandatory to be surveyed
It applies without exception where any surveyor enters into a contract with a client to
provide the service. To deliver the BSS, it is mandatory to use the specified format,
without variation, and no departure is permitted. Guidance on the practical
application of the practice note is given in section 4, Compiling the report –
commentary and guidance.

The surveyor must ensure that he or she has the particular technical skills and
experience relevant to the property before accepting an instruction.
The surveyor is responsible for carefully and thoroughly inspecting the property and
recording the construction and defects that are evident. The surveyor is advised not
to limit the time for inspection and should take the time required for the property in
question. The surveyor should carry out the inspection in a logical sequence, and it
is essential that all relevant parts of the property are closely inspected. For example
The interdependence of the different parts of the structure should be assessed
Especially the way in which the roof, walls (internal and external) and floors interact,
so that each part is not considered in isolation.

Key elements that must be reported on include:
Roof space
Floors Surfaces of exposed floors
Furniture and occupier’s possessions
Services

Limitations to inspection In many properties
The surveyor must keep a permanent record of the site notes made at the time of
inspection. Any physical limitations present at the time of inspection should be noted
on the site notes. In addition to written notes, the surveyor should include sketch
plans, diagrams and photographs.
Asbestos The service does not include an asbestos inspection that may fall within
the Control of Asbestos Regulations 2012 (SI 2012/632). However, asbestos
containing materials, if suspected, should be reported

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13
Q

What is a good methodology for completing a successful property
inspection?

A

Step one:
Identifying the elements and sub-elements
The surveyor inspects the property, identifies all the elements and sub-elements,
and makes notes on the condition in the site notes.
Where an element consists of one or more distinct parts, it should be divided into
appropriate ‘sub-elements’. For example, a typical semi-detached, interwar dwelling
may have the following:
• three roofs – the main hipped and pitched roof, a front bay roof and a rear ‘back
addition’ roof
• two chimneys – the larger chimney at the ridge serving the main rooms and a
single chimney from the kitchen area
• two external walls – cavity walls to the main house and solid walls to the back
addition
• two types of windows – the original singleglazed casement windows to the rear and
PVC double glazed replacements to the front and side.
All of these parts can be considered as subelements. While the surveyor should
ensure the report does not become complex, the property can be subdivided at the
surveyor’s discretion.
Step two:
Condition rating the elements and sub-elements
After sufficient reflection, the surveyor should apply a condition rating to all the
elements and sub elements

Step three:
Establishing the element and sub-element rating
The condition rating to be shown in the elemental condition rating box for each
element must be the worst one identified by this process. The following examples
illustrate this procedure:
• Where the element has only a single part, then the condition rating will be given for
that element and must be included in the elemental condition rating box.
• Where there are some parts or sub-elements, condition ratings can be given
individually.
• Where some of the sub-elements are in the same condition and have the worst
condition rating of all the sub-elements, then that condition rating must be shown in
the elemental condition rating box.
• Where all of the sub-elements have the same condition rating, this will be the one
that is shown in the elemental condition rating box. The condition rating shown in the
elemental condition rating box will be the one that

Report writing
The elemental text box must be used to provide the necessary evidence that
supports the surveyor’s judgment of the condition rating reported, as well as the
condition ratings of individual sub-elements.
The following procedure should be observed:
• The worst rated sub-element should be described first, and the best last.
• Where several sub-elements have the same worst rating, the surveyor must
choose the one that presents the greatest problem to the property owner and report
this before the other sub-elements with the same rating. (For example, where the
main hipped roof, bay roof and rear single-storey extension are all given a condition
rating 2, the surveyor may choose to include the main roof in the summary because
it is higher and larger, and may be more expensive to repair.)

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14
Q

What is the difference between a schedule of condition and a condition survey?

A

Schedule of condition is usually used in leases where the condition of the property is recorded. A condition survey records the condition of the property alongside any recommended remedial items

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15
Q

How might you inspect a cavity within an external cavity wall?

A

Boroscope

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16
Q

Are there any RICS guidance notes or other documents you may review when undertaking different inspections?

A

RICS Surveying Safely
Covid-19 Guide to Surveying
Professional Statement on Homebuyers Reports
RICS Guidance note on surveying residential properties

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17
Q

How might you assess a concrete defect?

A

Visual Inspection
Carbonation testing
Hammer test

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18
Q

If you identify movement in a building, what further investigations might you wish to undertake?

A
Visual Survey
Drainage Survey
Speak to residents/occupiers for previous works
Any previous issues
Monitor if it isn't serious
Appoint structural engineer
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19
Q

Explain how you can use thermal imaging to identify heat loss in a building.

A

Use a camera on the building to survey. Blue areas are cold and red may be where heat loss is occuring

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20
Q

What other type of building defect can thermal imaging be used to identify.

A

Cold bridging

21
Q

Outline the key changes introduced in the latest version of the RICS Home Survey Standard

A

New standard replaces all previous versions
Aims to increase clarity and communication to homeowners and what is to be expected from each survey type. Released March 2021

22
Q

What current challenges is Covid and/or Brexit bringing to Inspection?

A

Access during Covid

Busy house market

23
Q

Community Rooms

Did you do anything prior to visiting site for the inspection?

A

Risk Assessment for lone working and covid
Checked maps for location and planned journey
Confirmed client brief

24
Q

Community Rooms

On arrival at site, explain what your methodology was.

A

Start outside and then move inside.

25
Q

Community Rooms

What information did you record relating to the condition of building elements?

A

Condition
Remaining life expectancy
Recommended remedial works

26
Q

Community Rooms

What measurements did you take and why?

A

Floor areas to provide cost estimates.

27
Q

Community Rooms

What did you take photographs of?

A

Everything

28
Q

Community Rooms

How did you deal with the mechanical and electrical installations?

A

Excluded them without our terms and conditions as agreed with the client.

29
Q

Community Changing Rooms

• Explain the content of your report.

A

Condition items
photographs
weather
date

30
Q

Community Changing Rooms

Did you incorporate information from any other professionals into your report?

A

No

31
Q

Community Changing Rooms

How did you present your findings?

A

Kykloud

32
Q

Community Changing Rooms

How was the advice presented in the report?

A

Written

33
Q

Community Changing Rooms

How were photographs used to support the advice being provided?

A

Adjacent to written information

34
Q

Longwood House

• How did you explain to the client that the cracks were historic and there was no current movement?

A

In writing

35
Q

Longwood House

Where did you advise that monitoring devices should be installed?

A

Either side of the cracks using pins and a crack guage

36
Q

Longwood House

Why did you recommend that the crack should be monitored for 12 months?

A

Allow for seasonal movement

37
Q

Whats a dilapidation survey?

A

A Dilapidation Survey is performed by an independent surveyor on behalf of the landlord or property manager to assess the condition of a commercial property. The survey will subsequently provide a detailed report of the works required to restore the property back to its original condition prior to tenancy. By ensuring a third-party surveyor, independent to the landlord, tenant and dilapidation contractor ensures that no unfair bias or underhand techniques are used to create or prevent additional works or affect the true financial implications.

Dilapidation Surveys will also offer the landlord insight into whether maintenance contracts have been carried out in accordance with the terms of the tenancy agreement.

A detailed Dilapidation Survey should be undertaken in good time prior to the existing tenants moving out of their commercial property by a third party surveyor, this is relevant for commercial properties from all market sectors including (but not limited to) retail, office, industrial or leisure. This could include offices in a shared building, warehousing and workshop spaces or health and leisure facilities amongst others.

38
Q

What is a condition survey?

A

condition survey is a detailed inspection of a building in order to establish its maintenance and repair condition at that time. It is done at a level that surveys each building element, describing it and providing detail of its current state.

39
Q

What are the different types of homebuyer reports?

A

Levels 1 - 3
2 is most common
3 is more detailed for difficult properties

40
Q

What is the RICS home survey standard?

A

A professional statement on best practice for completing home buyer reports

41
Q

What was the suspected cause of the stepped cracking at longwood house?

A

width of 2mm so category 2 in BRE 251 (Aesthetic cracking)

Was above a door opening so anticipate historic issue with lintel movement.

42
Q

How did you recommend monitoring the cracks?

A

Pins and a calliper

43
Q

What are standard conditions included on approved planning applications?

A

Works must be completed within 3 years and to the plans submitted

Any unusual conditions need to be discharged with the council where you prove that the conditional items have been carried out/ additional information provided

Some conditions may require approval by the planning authority before development commences (such as agreeing the colour of materials), others can be discharged during the course of development (for example limits to site operating hours).

44
Q

What are the three levels of survey available to homebuyers?

A
Level 1 (Condition report) - Basic condition survey and recommended if house is in reasonable condition
Level 2 (Homebuyer report) - More detailed than condition report, advise on longoing repairs and maintenance, advise on any legal issues
Level 3 (Building Survey) - In depth survey for large, older or run down properties.
45
Q

How did you explain to the client that variations provided value for money?

A

I considered that it was comparable to similar projects i’ve carried out, but that there is always a risk with getting a contractor to price for additional works whilst on site.

46
Q

4) A client asks you to do a condition survey, can you tell me the process of gaining instruction to turning up on site?

A

Ensure I have the correct level of PII
Obtain the clients brief to ensure a condition survey is what is required.
Price up the fee and send across a proposal along with terms and conditions

(T&Cs include invoicing, temination, complaints handling, document storage

47
Q

Tell me how you would go about conducting a measured survey?

A

Take the floor plan
Do the measurements along the length and width of the plan
Do triangulation to check the corners match up on the floor plan
Use tap measures for smaller measurements.

48
Q

How would you check your survey was accurate?

A

Double check measurements.

Use triangulation