Inspection Flashcards
What equipment incl testing equipment would you take to site?
disto, tape, camera, torch, mobile phone, moisture meter, PPE equipment.
what non-destructive survey techniques are you aware of?
Electronic Leak Detection (ELD) -
- Pinpoints leaks allowing targeted repairs rather than replacing the whole roof.
- A weak electrical field is created on the dampened surface and any current that ‘earths’ into the building changes the nature of the field locally.
- Wet or dry test.
- not effective on all constructions, it requires a compatible build-up and roofing me+B4mbrane to provide accurate results e.g. hot melt, asphalt and single ply membranes. it does not work with EDPM or any other conductive membrane.
Thermal Imaging Camera -
- infrared scanning measuring the heat being emitted.
- typically done during the early evening once the sun has begun to set.
- The roof surface must be dry and the roof system should have received substantial sunlight to allow the surface to heat up as much as possible. This allows the moisture trapped in the roof system to increase in temperature and create a temp difference that can be measured by the camera.
- Moisture laden materials below the roof surface retain heat longer than the areas of dry underlayment and decking. *The colour difference indicates the location of the leak.
Moisture mapping -
- gauges the thermalisation (slowing down of emitted neutrons to detect hydrogen and therefore, moisture content to a depth of 300mm and diameter of 250mm from the gauge base.
- However, requires initial core sample, as roofing materials also contain hydrogen to establish background reading.
What are the IPMS definitions?
IPMS 1, which equates closely to the former GEA
(gross external area).
• IPMS 2 – Office, which equates closely to the former
GIA (gross internal area).
• IPMS 2a – Residential, which equates closely to the
former GIA (gross internal area) and net sales area
(NSA).
• IPMS 3 – Office, which equates somewhat to the former NIA (net internal area).
• IPMS 3A – Residential, which equates somewhat to
the former GEA (gross external area).
• IPMS 3B – Residential, which equates somewhat to
the former GIA (gross internal area).
• IPMS 3C – Residential, which equates somewhat to
the former EFA (effective floor area).
Can you talk me through the methodology prior to undertaking the inspection at XXXX?
Following receipt of written confirmation of instruction to proceed, I issued C&W information request schedule (containing floor plans, O&Ms/H&S files, leases etc)
Review documentation prior to survey and carry out desktop
Undertake C&W H&S pre-inspection checklist
Checked in with building manager on-site on the day of the inspection
What was the approximate age of XXXXX? Say it was constructed within the last 5 years, would there be any mechanism of recourse the landlord could peruse in relation to the cladding defects? Review and claim on guarantees or warrantees if applicable.
.
Limitations with warrantees: often strict and regular planned maintenance needs to be undertaken otherwise the warrantee is void.
Warrantees should be insurance backed and cover materials and workmanship
What needs to be considered when accepting instruction
Competence
Conflicts of interest
Signed Terms of engagement which should outline the following
- Fee
- Details of surveyor undertaking instruction
- Timescales
- expenses and how they are calculated
- CHP
- Services to be provided and any associated limitations
What are the types of RICS homebuyers survey?
Level 1 - Less extensive * not include advice on such as repairs & ongoing maintenance. Level 2 * Visual - no testing Level 3 * For complex buildings
Do you know what a homebuyer survey is?
survey to find and document any problems in a property that could cause damage and need future repairs, such as damp or subsidence.
What is a PPM inspection?
An inspection to identify future maintenance requirements for a property and forecast the costs expected for the building.
What is a dilapidations inspection?
An inspection to identify breaches of lease due to the condition of a property
What is a schedule of condition?
An inspection to document the condition of a property at a given time. This can be for PW, lease agreements, before works start on site.
What is a RCA inspection?
An inspection to calculate the total cost to rebuild a property for insurance purposes.
What is a TDD inspection?
An inspection to document to the complete condition of a property and identify key issues that would be of interest to an investor.
Defect diagnosis inspection?
Understand an defect, understand its cause and hopefully propose a suitable remedy.
What does a desktop study include?
Reviewing all available plans, including drawings, lease documents, google and online information. Also speaking to site staff etc to understand any other information required.
How do you asses hazards?
Produce a risk assessment matrix, plotting severity vs risk.
High risks need to be eliminated
Reduced
Control measured implemented
What are the main points of surveying safely GN 2018
This guidance note sets out basic, good practice principles for the management of health and safety for RICS-regulated firms and RICS members.
- Assessing hazards
- Visiting sites and common hazards
- Fire safety
- Lone working guidance
What is C&W lone working policy?
Aviod where possible.
Inform someone of when and where you are going.
Update calender with location and time.
Bring fully charged mobile phone.
Inform somewhere when you are leaving site.
What equipment incl testing equipment would you take to site?
- disto
- tape
- camera
- torch
- mobile phone
- moisture meter
- PPE equipment.
Why are drone surveys good?
Can reach inaccessible areas without the need for road closured etc. Cost does vary but can be just as good as cherry pickers.
Limitations of drone survey?
Restricted by weather
Limited to where they can be flown, CAA approval required
Have you used a drone survey and why?
I used drone surveys when undertaking BPRA inspections . The drone was used to view inaccessible roof areas and high areas of elevations.
What is a thermography survey?
Using thermal imaging cameras to detect temperature differences in a building. Can locate leaks, holes in building fabric and also animals.
Pros and cons of thermal imaging?
Pros:
- Non intrusive
- relatively inexpensive
Cons
- Restricted to times of the day
- Works best in evening, not in winter
What are borescopes?
A borescope is a fibre-optic device that can be connected to a camera or video camera to record images. Drill holes in wall and inset camera.
Pros and cons with borescopes?
Pros
* Relatively non -destructive, only small hole required
Cons
- Video image is not guaranteed
- Materials in the way can affect the view the boroscopes get.
- Still have to drill a hole
what methodology to you typically take on an inspection.
I typically undertake a topdown and outside in approach.
How can you detect a leaking roof?
- Dye test
- Infrared Thermography
- Electrical Leak Detection.
Name some types of moisture meter.
Protimeter
Capitance Meter
Speed/ carbide Meter
How does a protimeter work?
To prongs that are inserted into the wall. Measures the electrical resistance between the two prongs. Should only be used in timber.
How does a capacitance meter work?
Measures radio frequency emissions.
What is an electro hygrometer?
Measures Air Temperature and Relative Humidity.
when is a firm required to have a Health & Safety Policy Statement?
•Firms that employ five or more people are obliged by the Act to draw up a health and safety policy statement, which should be kept up to date, with any significant revisions being notified to employees.
What is C&Ws H&S policy?
in accordance with Surveying Safely 2019 GN, C&W complies with the H&S management standards included within ISO 45001.
There is a recognised line management structure in place to manage and monitor H&S. They:
- ensure the H&S of employees as far as reasonably practicable
- provide regular training
- make provisions for lone working
- make provisions for medical conditions
What are your responsibilities as an employee in relation to H&S?
- To take reasonable care
- co-operate with employers H&S policy / requirements
- use equipment correctly
- report near misses/incidents/accidents
- Follow C&W pre-inspection checklist
Can you name some of the differences between RICS Surveying Safely GN 2011 and 2019 editions?
2019 introduced:
1) safe person concept - each individual assumes behavioral responsibility for their own, their colleagues and others H&S while at work.
2) dynamic risk assessment - final risk assessment before undertaking the work activity.
3) occupation health, wellbeing and mental health
4) references to the latest CDM and Asbestos Regs.
How do you undertake a risk assessment?
Or
How do you identify risks? I I E I R R
Risk assessments involve the management of hazards and risks.
Hazard = potential to cause harm
Risk = likelihood of the hazard occurring.
a. Identify the hazards present
b. Identify the people at risk from those hazards
c. Evaluate the risk in terms of likelihood and severity
d. Identify mitigation measures
e. Record the findings
f. Review the risk assessment regularly or when any changes are made
What H&S considerations / actions do you make prior to inspecting a property?
I follow C&Ws pre-inspection checklist which mirrors the requirements of the Surveying Safely 2019 GN including:
- Travelling to and from site
- Lone working
- Condition of property
- Occupation
- Activity
- Site rules and welfare
- Roofs
- High Structures
- Dangerous substances
- Diseases
- Equipment
- Environmental matters
- Personal matters
What else did you desk top study include?
Reviewing all online information on the building regarding its construction including the planning portal/
What risks did you identify?
- Asbestos present
- Slip trips and falls
- Danger from birds, wind and falling.
- Walking around the elevations was a operational road. So had to be careful around moving vehicles.
What do you do with the photos and notes you have taken?
- Securely store them on our system within their own folder
What are the advantages and disadvantages of a 10 year reporting period?
10 year is a long period and the property could see differing costs over that period. Not as accurate the further in time you go.
What was the photographic SoC for?
It was to document the condition of the property before the tenant took on the space. This will help to limit their dilapidations liability at their lease end.
What exact liabilities will a SoC protect?
Repair and reinstatement
Did you inspect within floor and ceiling voids?
No, this did not form part of the scope.
Did you schedule the M&E equipment?
No, this did not form part of the scope.
What additional recommendations did you make upon delivery of report? i.e. wording of SoC reference within the lease etc.
I advised that the SoC condition is referenced within the lease agreement.
That the tenant is not obliged to put the premises in any better condition than evidence by the schedule of condition.
What was the construction of the building lloyds bank?
- Concrete frames commercial building with brickwork cladding
- pitched roofs with slate finish
- single glazed sash windows
What documents did you review for lloyds bank?
- Lease
- H&S file
- Floor plans
- Requested asbestos register
What lease did the tenant have at lloyds?
They had a IRI lease
What is an IRI lease?
- Internal repairing and insuring lease.
- They are only responsible for the internal elements of the building.
- They will likely pay service charge to maintain landlord common areas.
What licence documentation did you review for lloyds?
They had a LtA which showed the ground floor fit out.
Did you inspect any of the M&E elements of the building?
- Yes I did an inspection of the M&E. Generally this was just to reinstate the unit back to open plan layout and alterations were documented in the LtA.
- I made it clear in my report that I had not undertaken testing of the M&E and could not comment further than a visual inspection
How did you undertake measurements?
I used a laser measure to take check measurements for the floor plans I had
What were the dilapidations liabilities did you considered here?
- Repair
- Reinstatement
- Redecorations
- Yield up
- Statutory compliance
What were the main breaches you identified to Lloyds?
- Reinstate partitions
- Tea point
- Carpets
- Decorations to walls
- Replacement of damaged ceiling tiles
- Reinstatement of M&E systems (lighting etc)
What advice did you offer to your client lloyds?
- I advised them to proceed with a financial settlement as the space had been vacant for a long time. If any more time elapsed then I advised them to do the works themselves so they could let out the space and look to retrospectively claim the value back from the tenant.
What is the other strategy apart from financial strategy could you advise for dilaps settlement?
- negotiation with surveyor to agree settlement
What was their financial liability?
- Approx 50k (3000 sqft @ £20)
What would you be looking for in the lease exactly to help determine liabilities?
- If they had repair obligations for the whole building
* Insurance obligations for the whole building
What is the disadvantage of a ppm?
- Over 10 years can be inaccurate
What else do you consider when producing a PPM?
- Consider clients budgets
* Economies of scale and group items
What did you determine from the lease documentation?
- if it is a FRI or IRI lease.
* They either have full maintenance responsibility for the whole property or only internal elements
What key elements required maintenance?
- Decoration
- Replacement of a majority of carpets in medium term.
- Externally, areas of brickwork required re-pointing.
How did you inspect at high level?
- A cherry picker (MEWP)
How was is a PPM report laid out?
- Schedule with costed maintenace items
- Costs allocated over a 10 -year period
- Produced visual charts to show their potential expenditure over the 10 year period
- Report which provided background to the building and summarised costings
Where did you get your budget costs from?
- the BCIS rates
* Previous priced schedules of work
How did you determine the lifecycles of building elements?
- From PPMs undertaken from similar properties
- Cross referenced with online information
- CIBSE lifecycles for M&E elements
