Inspection Flashcards
Explain a key issue raised by RICS Surveying Safely.
The RICS have introduced 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’.
There is also a greater emphasis on ensuring the competence of individuals, including their responsibility to ensure the use of safe work equipment and safe systems of work for themselves and others.
How do you ensure you make appropriate access arrangements for inspections?
I contact the property manager/site manager if there is one based on site. I ask them to let the occupiers know I will be attending site and ensure I arrive at the specified time carrying my ID.
What things would you check before attending site for an inspection?
Age of the building (asbestos)
- Any hazards (building or area)
- Due diligence - surveys etc.
- Ask property manager if any hazards or anything to be aware of and ask if I will need PPE.
What are the different purposes for an inspection?
- Valuation (valuation influencers)
- Property management (police the lease)
- Agency (marketability issues).
- Pre closing inspection.
- Dilapidations inspection.
Tell me about how you collect, store and retrieve information for different purposes when carrying out property inspections.
Collect - At the inspection appointment, I fill in the inspection form, add notes, take photos and record measurements if necessary.
Store - When back at the office, I type up the inspection report details and upload the associated photos. I then save the report and photos to the CRM property file which is date stamped and also to the G drive.
Retrieve - I retrieve the inspection report by opening the property file on our CRM system where it is filed.
Briefly explain the construction of a recent building you have inspected.
I inspected an apartment in Lancaster Gate. It had a steel structure and concrete core with precast concrete floor levels and external walls. It was constructed in 2008, had a flat roof, render facade, extensive glazing, timber frame windows and basement slab foundation.
What is the size of a brick in a recent property you inspected?
215x102.5x65mm standard size
What can you tell me about cracks in walls?
Cracking is a common defect observed in a variety of buildings, caused by factors such as subsidence, wear and tear and thermal movement. You should be able to identify the cause, and refer to building surveyor.
How do you take good inspection notes when on site?
Handwritten site observations using an elemental structure = same order as final report.
Handwritten site observations using room-by-room approach.
Dictated site observations using checklist.
Inspection app which guides the headings.
Always take lots of photos, and video too.
Tell me about how you would ensure safe working at height?
• Carry out risk assessments for work at height activities and make sure that all work is planned & organized.
- Only competent person can work at a height.
• Follow the ‘General Principles of Prevention’ for managing/preventing/reducing risks from work at height.
• Chose appropriate work equipment and prioritise collective measures to prevent falls (such as guard rails and working platforms) before other measures which may only reduce the distance and consequences of a fall (such as nets or airbags) or may only provide fall-arrest through personal protection equipment.
Tell me about how you would ensure safety on a site in general?
- Wear appropriate PPE e.g. a high visibility jacket, protective footwear, hard hat, protective goggles, gloves and ear defenders.
- Sign in and out of a building or construction site and receive a site induction.
- Consider whether safe to inspect alone and observe special lone working.
- Check dated tag if going on scaffolding.
- Wear non -slip sole shoes/ boots when going up a ladder
Tell me about how you would ensure safety when working close to machinery.
I would do the following:
- sign in to the site office
- wear relevant PPE
- adhere to the site safety rules
- stay out of the active construction site area
- not wear earphones and stay diligent
- avoid blind spot areas of the machinery
Tell me about how you would ensure safety in a second hand property?
Take a charged mobile and personal alarm
Plan an escape route
Implement a call back system with office (e.g. a safe word)
Make your daily schedule available to colleagues
Be careful in roof voids and when using ladders
Park your car close by and keep your keys on you
Make sure you know who you are meeting
Follow your gut instinct
Understand the site rules for construction sites
Be aware of aggressive occupants and dogs
What building characteristics do you look for when inspecting a property?
Location
- Aspect
- Form of construction
- Defects
- Current condition
- Occupation details
- Layout
- Specification
- Proximity to amenities/transport
What is an easement?
A right to cross or otherwise use someones land for a specific purpose.
How would you find out about the existence of an easement?
May find out by looking at title register or may have been made apparent by seeing someone walking/trodden down grass
How can you tell if a wall is of solid or cavity construction?
Solid brick wall (headers)
- Cavity brick wall (no headers and cavity tray)
What is a cavity tray?
A cavity tray is essentially a damp-proof course (DPC) that catches the surface water and lets the water exit the cavity rather than trickling down inside the cavity wall.
What is a hidden valley gutter?
Where two main roofs meet or where there is a change in roof direction.
Can be easily blocked especially where nearby trees.
What problems can arise because of a hidden valley gutter?
Wet leaves have a habit of sticking to the roof valleys causing corrosion and the formation of rust bubbles. These quickly escalate into holes on the valley which, in turn, can destroy neighbouring parts of the roof.
Where does surface water/ foul water drain into?
Surface water drains into the water course, such as soak away or storm drain.
Foul water drains from soil pipes into a sewerage system (private or public)
Statutory undertakers own a private sewer from the boundary of a property
What is a deleterious/hazardous material? Give an example.
Deleterious materials can degrade with age causing structural problems.
Tell tale signs include brown staining on concrete, concrete frame building, 1960s and 1970’s buildings as well as modern buildings.
Deleterious materials include;
- High alumina cement
- Woodwool shuttering
- Calcium chloride
What is a hazardous material? Give an example.
A hazardous material is one which is harmful to health.
Hazardous materials include;
- Asbestos
- Lead piping/lead paint
- Radon gas
I would always recommend a specialist report and make appropriate assumptions.
I would always check the contents of an asbestos report/register.
What is the most common cause of defects?
Water: this is often the cause of issues such as leaks, penetrating damp, rising damp, condensation and flooding. Being aware of the potential causes and signs of these defects is essential to ensure buildings are maintained and repaired correctly.