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.
What do dry and wet rot look like?
Wet rot - wet, soft timer or high reading on damp meter
Dry rot - fungus, strong smell, cracked paintwork.
What is rot?
Rot: this common defect will require remedial action. Wet rot requires a moisture content of around 50% to grow, whereas dry rot only needs 20–30%. Surveyors should be able to identify both types and the fact that dry rot is caused by the fungus Serpula lacrymans.
What is rising damp?
In short, rising damp in buildings occurs when water from the ground rises up through the bricks and mortar of a building by capillary action.
Usually stops 1.5m up
What is Japanese Knotweed? Why is it a problem?
Japanese knotweed has acquired a reputation as one of the most invasive plants, and has been blamed for causing damage to properties. This, combined with its refusal to die makes it recognised as one of the most problematic weeds.
How would you identify Japanese Knotweed?
Knotweed stems grow to a maximum height of ~2-3m.
They are green with red/purple speckles.
They are hollow.
They have clearly visible nodes between stem sections, which makes them look like bamboo.
The leaves form an alternate zig-zag pattern along the stems.
What does the RICS say about Japanese Knotweed?
New guidance will highlight how Japanese Knotweed should not in most cases lead to a property sale being delayed or lost. RICS has published new Japanese Knotweed draft guidance in 2021 that it says will help more sales proceed where the invasive plant is detected within a property’s perimeter.
What does the law say about Japanese Knotweed? What are your duties in relation to Japanese Knotweed?
There is no legal obligation to remove Japanese Knotweed from your land or report it to regulators, however the presence of the weed may result in civil liabilities.
How can you treat Japanese Knotweed?
Excavation - Can be excavated and removed to an off-site appropriately ;licensed, waste management facility.
On site burial and/or encapsulation with membranes - Japanese Knotweed can be excavated and then buried on-site.
Biological control - Introduction of ‘pest’ species that will attack and control the target ‘host’ species.
Chemical control - application of specialised herbicides to Japanese Knotweed plants over a period of several growing seasons. Most economical treatment (£2,000 - £5,000 in total for a typical three-bedroom semi-detached house, however can take 3 years to be effective.
What is the worst case scenario for Japanese Knotweed damage? How can Japanese Knotweed impact upon value in your experience?
Japanese knotweed can pose significant risk of damage to buildings within 7m of the above-ground portions. Japanese knotweed can grow up to 10cm per day, and because of this rapid 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. Typical damage from Knotweed includes:
Damage to tarmac and paving
Damage to building foundations
Damage to retaining wall structures
Reduction in property values
Can you tell me about any RICS guidance on contamination or environmental risk?
RICS guidance note ‘Contamination, the Environment and Sustainability, 2010 (3rd edition).
What is an Environmental Impact Assessment?
The purpose of an EIA process is to inform decision makers and the public of the environmental consequences of implementing a proposed project. the EIA document itself is a technical tool that identifies, predicts and analyses impacts on the physical environment, as well as social, cultural and health impacts.
Why and when would you need an EIA?
Large development - This enables planning authorities to be fully aware of the broader environmental picture when they decide to grant planning permission.
What is the general principle relating to contamination?
The principle is that the polluter or the landowner pays the remediation.
What signs would indicate that a site is contaminated?
Evidence of chemical, oils, oil drums, subsidence and underground tanks, bare ground etc.
What is radon?
Radon is a colourless, odourless radioactive gas. It is formed by the radioactive decay of the small amounts of uranium that occur naturally in all rocks and soil.
How can you reduce radon risk?
Positive ventilation - a small quiet fan blows fresh air, usually from the roof space, into the building.
Natural under-floor ventilation - many homes and some workplaces have a suspended ground floor with space underneath. Good ventilation of this space can reduce radon concentrations.
Where is radon typically found?
Radon levels are usually higher in basements, cellars and living spaces in contact with the ground.
Tell me about what an inherent/latent defect is.
An inherent defect is a defect in the design or a material which has always been present
A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection of the property. Example: - Cavity ties that will later fail, - Inadequate foundations causing subsidence.
Why are building warranties important?
Form of insurance policy that the building has been constructed to a high standard – covers defects and structural damage.
What are different construction methods? How might you identify these ?
Timber frame ( air vents in wall, thickness of the wall.)
Steel frame (large, clear span without columns)
- Pre cast Concrete (connection lines in the building)
- Solid brick wall (headers)
- Cavity brick wall (no headers and Cavity tray)
IFC informed concrete
Look for a copy of construction drawings/ consult with the purchasers engineer.
Tell me about your understanding of structural movement. What is subsidence?
Subsidence - Vertical downward movement of a building foundation. This could be as a result of changes in the underlying ground conditions.
Contact a building surveyor to assess the whether the issues caused are a result of subsidence.If the surveyor confirms subsidence you should contact your home insurance provider immediately. The quicker subsidence is diagnosed, the more likely that it can be rectified.
Tell me about your understanding of structural movement. What is ground heave?
Ground heave is the upward movement of the ground, when a tree is removed from the soil, water is no longer being absorbed by the tree roots, meaning the soil will swell as it gets wet. The swelling can cause the soil to uplift, sometimes to a greater volume than when the property was built, leading to displacement of the foundations.
How to rectify? - Remove as much of the clay from around the foundation as possible and replace it with hardcore.
What other causes of cracking are you aware of?
Cracks in brickwork - for subsidence
Horizontal cracking may indicate Cavity wall tie failure.
- Shrinkage cracking often occurs in new plasterwork during the drying out process.
- Other cracks may be due to differential movement such as settlement cracks. E.g. Opera Lane. Cork is a marsh land.
- Thermal expansion can also cause cracks
Tell me about any risks relating to air conditioning.
Air conditioning means the removal of heat and moisture from a building to achieve a consistent and comfortable internal environment.
Building managers responsible for managing air conditioning systems need to be aware of the two current key issues relating to air conditioning systems; the ban on R22 (type of ozone-depleting gas) refrigerant and requirement for regular air conditioning inspections.
When you are inspecting, what H&S factors should you consider?
Where repairs are needed, surveyors must be acutely aware of health and safety risks. These can include dangerous structures, electrical installations, the presence of asbestos, working at height, loose roof tiles and trip hazards. But the list goes on and on.
Ensure that you assess risk before visiting the site to inspect defects and assess potential repairs. You should then assess risk again on site so you can respond to unforeseen hazards.
