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.
Why are physical inspections important?
Inspections are key to identifying repair issues and ensuring that appropriate advice is given.
For instance, you may advise further investigations by a building surveyor, or that simple repairs are made by a suitable contractor. Without physical inspection, many repair issues relating to occupation, management and longevity of buildings would be missed.
Explain the potential implications of the Hart v Large case.
The Court of Appeal held that Mr Large was negligent in his advice relating to the damp and damp proofing. In this case, Mr Large should have followed the trail in relation to the evidence of poor workmanship observed and lack of visible damp proofing where it should have been observed, leading to a recommendation of further investigations being carried out
The Hart v Large case emphasises the importance for surveyors of:
Being clear and advising clients on the survey level and scope of inspection, limitations and caveats
Recommending justifiable further investigation
Considering whether any new information provided after inspecting or reporting affects their original advice, and updating their advice if it is justified to do so
Explain your understanding of the inspection principles established in McGlinn v Waltham Contractors.
The inspection principles from the McGlinn v Waltham Contractors are as follows:
(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. (when going through difficult stage, inspect more often).
(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.
Tell me about social issues relating to residential property (and inspection).
The lack of stable affordable housing is the foundation of many of Ireland’s social problems, including poverty, homelessness, educational disparities, and health care. The rising prices of homes across Ireland is making home ownership less achievable year on year.
Overcrowding, poor living conditions and health & safety relate to the inspection competency.
How could a conservation area impact upon your inspection and advice?
Extra requirements to comply with conservation of historic homes. Generally older areas so there would be more defects and retrofitting. For these potential additional defects, I would recommend a building surveyor or a conservation specialist to carry out further surveys.
Tell me about housing policy and law relating to maintenance and repair.
The minimum standards are set out in the Housing (Standards for Rented Houses) Regulations 2019.
How would you identify general environmental issues and how would this impact upon your advice?
As part of the inspection process, I inspect the surrounding area. If there is a power plant/ dump/ excessive littering, I would note this in the inspection report. I would also look at the pipework , for example, in 3 Hazelgrove the external pipework from the upstairs bathroom was leaking, which was an environmental issue. I recommended this to be rectified.
What is the mica problem?
Mica is a naturally occurring mineral found in building blocks. Too much Mica, however, causes the blocks to absorb water, which ultimately causes them to crumble. Construction blocks made up no more than 1% of mica however are considered safe. Blocks comprised of a higher amount of mica may appear good quality on production and can even pass compression tests. But buildings containing these blocks are still very likely to start to crumble within a number of years.
The group also states that blocks highly-exposed to the prevailing weather start to deteriorate faster than those that are sheltered. Donegal is the epicentre of the mica problem. Homes built as from 1980 up until 2011 may be affected by Mica blocks.
What redress will Mica homeowners receive?
The Taoiseach has described the new mica redress scheme as an “unprecedented State intervention,” which would cost €2.2 billion and will cover 6,000 to 7,000 properties. Grants capped at €420,000 and will also be open to rental properties, if they were registered with RTB. Homeowners will be able to receive €145 per sq.ft. t on the first 1,000 ft of a property. This will reduce to €110 for the next 1000 sqft and a sliding scale will apply after that.
Does RICS/ SCSI provide any guidance in relation to flooding (relating to residential property)?
SCSI has ‘A Clear Guide To Flooding’ 2020
Tell me about the insurability of property at risk of flooding.
It may be difficult to get flood cover if you are based in a high risk area which has flooded regularly in the past.
If your home insurance policy covers for flood events, you should ensure that the building and its contents are insurerd for the correct amount, including any outbuildings.
Damage caused by storms are usually covered in your standard home insurance policy and flood risk is viewed separately.
What types of flooding exist?
Coastal flooding. River flooding. Flash flooding. Groundwater flooding. Sewer flooding.
How do you assess flood risk in relation to valuation/survey instructions?
1) Investigate if property is in a river or coastal flood risk area on the flood risk maps. Maps show areas at risk and whether there are adequate flood defences in place.
2) For a more accurate assessment of flood risk you can go to a specialist search provider. thier report will determine their risk from the different types of flooding, including local groundwater and surface water flooding risks which are not included on the Environment Agency’s maps.
3) Ask the seller and neighbours.
Pass to a specialist.
How has this impacted upon your advice / valuation practice?
The value of a property at risk from flood is less than that of a similar property that isn’t at risk. Flood risk will affect the value for two reasons. 1) H& S of occupants, conequential future damages and 2) Obtaining building insurance can be difficult and is necessary for getting a mortgage.
Reduction in value can range from negliable to severe depend on the case. It can be improved by putting in flood defences.
What is the process of a mortgage valuation being processed by a lender from start to finish?
CIT
- Competence
- Conflicts of interest
- Terms of Engagement
Receive instruction.
Desktop due diligence & risk assessment.
Assess the Area, external and internal aspects of the property.
Take notes, measurements and photographs, and fill out the template.
Return to the office.
Provide three comparables and provide reasoning for the judgment on value.
Sign off.
Scan a copy of the signed valuation and photos to the lending institution.
Store on G drive.
Draw up the invoice.
What is a retention on a mortgage valuation? When might one be applied and why?
A mortgage retention is where the lender holds back some of the funds until you’ve completed essential works, e.g. damp. A lender will only usually retain part of a mortgage because the surveyor has identified work that needs to be carried out before the property is brought up to the stated value.
When and why might a mortgage be declined?
Few examples: change in employment, missed payments recently, pandemic, change in property value.
What is the difference between a lender’s valuation and a survey?
Whilst a property valuation determines the value of a property for the benefit of your mortgage provider to ensure their investment is worth it before they approve your mortgage, a survey is a detailed and thorough assessment of the condition of your property which highlights defects, cost of repairs, and offers advice.
What is a flying freehold? How did you identify this and how did it impact upon value?
A flying freehold refers to freehold property built over land which does not form part of the property. It is used to describe the situation where a freehold property overhangs or projects out from underneath.
Examples of flying freeholds are found in medieval buildings in towns with rooms build across passageways, basement vaults and archways, or steep hills. Can negatively impact value.
Does the term flying freehold apply to leasehold property?
No.
What are the issues associated with flying freeholds?
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.
Common problems associated with flying freeholds are problems with repairs, access and enforcing covenants. It can be difficult for owners to organise repairs as there is no automatic right to access for erecting scaffolding on the land underneath.
What legal rights do you need if you own a flying freehold?
Refer to solicitor for further information on title and legal rights.
How do you use IT systems to record accurate site inspection notes? Tell me about a tool you have used during a site inspection.
Property Inspection Manager. When working as a Property Manager, we had to carry out a high volume of inspections in a short period of time. Used an app downloaded onto iPad which covered all aspects of condition report. Including check boxes, descriptions and photos. Once you submit the report is saved to the database.
How do you use a moisture meter to identify damp? What are the limitations of a damp meter?
Must be calibrated first to establish a dry meter level. Aligh the prob with the grain of the material being measured, e.g. timber floor. The result is the moisture level of that material. For drywall, a safe moisture content (%MC) would be less than 1% MC.Limitation: They leave two small holes in the surface of the object. Material temperature can distort readings. Cheap measures are much less effective than expensive meters.
How can you calibrate a moisture meter?
A built-in calibration check is the best option. Otherwise can calibrate against a second moisture reader.
What materials can you use a moisture meter on?
Timber, concrete, drywall, ceiling tiles, painted surfaces and more.
What guidance exists in relation to the use of moisture meters / damp?
RICS Building survey practice note 1st edition 2012
What advice would you provide if you took a high moisture meter reading?
Further investigation required from specialist to see if there is damp/ previous leak/ unknown leak. Replace the extractor fan.
How would you identify the cause of the damp?
4 main causes of damp:
1) Leaking pipe
2) Ventilation
3) Rising damp (from failed damp proof course)
4) Penetrating damp (roof/ poor plumbing/ bad gutters)
What advice might you provide as a result?
Refer to a damp specialist for severe cases.
If it is a mild case of damp and you can clearly identify the cause e,g, bathroom ventilation, then a skilled tradesperson can rectify. For example treat and paint bathroom ceiling.
Tell me about a way you can remedy damp from your experience.
Once the source of the damp has been fixed, allow the area to thoroughly dry out using a dehumidifier if needed. Then, treat the surface with a mould removing treatment following the instructions on the packaging carefully. Once the surface is free of mould and dry, it can be painted with a damp seal or stain blocker paint which will ensure that the staining does not bleed through the emulsion once completed. Once dry, touch up with the same paint used elsewhere on the wall or ceiling.
How have you inspected safely during Covid-19?
I inspected the Cork city apts during the C-19 lockdown - Ifollowed the development safety protocols i.e. sign in and out, cannot enter any apartment where a contractor is working, one person per lift, and wore relevant personal protective equipment (PPE).
From your experience, tell me about when a lender’s requirements have impacted upon your inspection.
I find the lenders valuation inspection templates useful for checking off all the boxes. Sometimes they can be onerous asking for meter readings and MPRN numbers. So there would be extra information gathering.
Why is it important to record accurate information during a building inspection?
As the information gathered at the inspection will determine the valuation report/ works instructed for repair. If innaccurate information is gathered, it does not promote trust in the surveyor and it is time consuming to re- inspect the property.
What are your professional obligations when providing an inspection survey?
To adhere to the RICS Rules of Conduct. Example: Rule 3 - Members and firms must provide good-quality and diligent service.
What does your scope of inspection include?
Surrounding area/ Location Property details Construction Condition of external and internal Heating and electrics, plumbing Defects/ repairs required
For a flat, what would your inspection include/exclude?
Include comments on the common areas, basement carpark
Who would instruct a mortgage valuation? Who can rely on it?
The mortgage lender. The lender and purchaser.
What information would you ask the client for when doing an inspection report?
1) Year of build
2) Surrounding area/ neighbours
3) Issues in the property
4) Recent sales in the area
5) Construction type
I would verify all of the above information after it is provided, but asking the owner/tenant can point you in the right direction and save lots of time. Use judgement.
What would you include in your terms of engagement for an inspection report?
TOE (what needs to be included):
- Identity of client
- Identity of valuer and their status
- Asset to be valued
- Purpose of valuation
- Bases
- Date
- Extent of Investigations, Inspections
- Restriction on use
- Nature and source of information
- Compliance with IVSC/Global Valuations Standards 2017
- Assumptions & Special Assumptions
- PI Cover
- Disclosures
- Fee
- Complaints handling
Would you undertake any additional due diligence for a leasehold inspection?
Police the lease
If occupied:
- Lease compliance
- Statutory compliance
- State of the building
- Requirement for repairs/redecoration
- User and details of the actual occupier
If unoccupied:
- Statutory compliance
- State of the building
- Repair and maintenance issues
- Security arrangements
- Landscaping
- Risk of vandalism/damage to the building
What is a trail of suspicion?
When surveyors are trained they are always advised to ‘follow the trail’, in other words, investigate the likely cause of a particular defect and consider whether there might be a link to any other noted defects. In this way we avoid making snap decisions.
How do you inspect windows/roofs/floors/furniture/services/ grounds ?
Window - signs of water ingress, loose hardware, open/ closing correctly, window restrictors, signs of rot, mould. Double or triple glazed?
Roof - visual inspection of exterior tiles/ slates, chimney and flashing.
Floors - timber discolouration, loose plank, heavy sanding, edges. Carpet - wear and tear, stains, lifting. Tile - loose tiles, grouting.
Furniture - stable, safe, wear and tare. Open/ closing mechanisms, damage hidden by tenants.
Services - Check appliances, heating, electrics, plumbing.
Grounds - landscaped areas, bins, carpark spaces.
How would you ensure H&S during an inspection?
Before you leave the office
• Consider precautions and potential hazards/risk assessments
• refer to your own firm’s specific requirements
• Tell someone where you are going and when you leave the building/site
When you arrive • Structural stability • Timber glass and sharp objects • Roofs • Danger from live and unsecured services • Slip and trip hazards • Falls from height • Impact of other people/animals on the property • Contamination
What case law is there on when, what and how to inspect building work?
McGlinn v Waltham Contractors UK caselaw.
What surveys can you have done to detect a water penetration behind external cladding?
Refer to a building surveyor.
How would you inspect to determine the thickness of a liquid applied roof covering?
Refer to a building surveyor.
What would you use a spirit level for during an inspection?
A spirit level is an instrument designed to indicate whether a surface is horizontal (level) or vertical (plumb).
What would you use a plumb bob for during an inspection?
A plumb bob is a weighted object connected to a string that can be used to establish a vertical line. E.g. used to determine proper spacing for lights.
Tell me about how you ensure your safety when on site.
Active building site: wear the PPE required, contact site foreman to ask about any hazards to be aware of, sign in and out, charged mobile phone, be cautious and diligent.
Resi property: wear the PPE required, desktop pre assessment of any hazards or risks, charged mobile phone, be cautious and diligent.
Tell me about how you ensure your safety when lone working.
RICS Surveying Safely (2nd Edition) states:
Analysing workstations to assess and reduce risks
Ensuring that workstations meet specific minimum requirements
Planning work activities so that they include breaks or changes of activity
Providing information and training
Workstations should be set up to address the comfort of the user, i.e. room to move freely, adjustable chair and screen, as well as the wider room conditions, i.e. lighting, glare and reflection.
HSA states:
Take short periodic breaks.
Do not sit in the same position at a computer workstation for long periods.
Ensure that the mouse and keyboard are close to point of use.
Ensure lighting conditions at your workstation are suitable.
Co-operate with your employer.
Have the correct Display Screen Equipment.
Give me an example of where you have recognised a limitation of your knowledge and sought external specialist advice.
I inspected an auction property where the 1st floor ceiling was unstable. I identified this as a hazard and I sought an external chartered building surveyor to assess the structure of the building.
Explain to me your inspection methodology when inspecting a property.
- Safety
- whether any PPE required/any other hazards to be aware of. - Area
- Location/aspect/proximity to transport/business vibrancy
- Contamination/environmental hazards/flooding/high voltage power lines
- Comparable evidence/local market conditions/agents boards - External
- Method of construction
- Repair and condition of the building
- Car parking/access/loading arrangements
- Defects/structural movement
- Check boundaries with OS map/title plan - Internal - layout and specification (flexibility and obsolescence)
- Repair and maintenance
- Defects
- Services - age and condition
- Statutory compliance (asbestos, building regs, health and safety, equality act, fire safety and planning
- Fixtures and fittings and improvements
- Compliance with lease obligations
What would you do if you identified a potential defect on site?
- Take photographs of the defect
- Try to establish the cause of the damage whilst on site
- Inform your client of your investigations
- Recommend specialist advice from a building surveyor or in the case of movement a structural engineer
Greystones – explain how you knew this was timber framed.
As it was an active construction site and I had a visual of the timber frames under construction.
I would identify timber frame by the air vents in wall, thickness of the external walls.
Greystones - Are there any issues relating to timber framed properties?
The main weaknesses of timber-framed houses relates to how the house performs in certain circumstances including leaks/flooding and fire damage scenarios.
Greystones showhouse- How did you report on condition?
I carried out desktop research on location, architect drawings and plans of the house and reviewed the design specifications. I called the site foreman to ask if there were any hazards on site or anything that I needed to be aware of. He advised that I did not need PPE as I didn’t need to access the site area.
I walked around the outside of the property, taking note of the plasterwork, gutters, downpipes, roof, windows, doors, parking spaces and landscaped garden.
Internally, I inspected each floor taking note of the inventory, if there was any damage to fixtures or fittings, and listing the outstanding works. I collected suitable data, prepared a report detailing key information and included photographs of each room and any item to be repaired. I issued the report to all stakeholders.
Greystones showhouse- How did you compile the inventory?
Started externally, then moved from room to room, ground floor to top floor. Listed all items.
Greystones showhouse -What works were outstanding and how did you ensure they were completed to a satisfactory standard?
Outstanding works included - repair of settlement crack on boundary wall, door stiff to balcony, deep clean as lots of dust and paint touch ups. After the works were completed, I reinspected the property and advised the client that the show house was now ready for viewing.
Explain your desktop research. How did you assess risk?
I carried out a desktop Risk Assessment which is a systematic examination of hazards, examining the likeliness they will occur, and the impact they will have. The aim of Risk Assessment is to reduce the risk of injury and illness associated with work.
Explain your inspection approach. What did you note on site?
I started by inspecting the surrounding area, then external, then internal. Start from ground up.
Surrounding areas - Wider locational context, Situation, Aspect, Local facilities, Public transport, Contamination/environmental hazards, Flood risk, High voltage power lines, Telephone masts, Comparables, Local market conditions, Agents’ boards.
Externally - Building age, Construction method of the building and specific elements, Site-specific location, Site access,
Car parking, Loading access and requirements, Repair and condition, Contamination, Asbestos (not necessary as new build), Site boundaries, which could be checked using a Title Plan or lease plan, Defects, e.g. structural movement, subsidence, heave, cracking, cladding.
Internally -Layout, Specification, Services - age and condition, Fixtures and fittings, Improvements, Compliance with lease obligations, e.g. repair and maintenance, Defects, e.g. wet and dry rot, damp, death watch beetle, water ingress, condensation, Deleterious materials, e.g. High Alumina Cement (HAC) and calcium chloride, Hazardous materials, e.g. lead piping, wood wool slabs, asbestos. Statutory compliance.
How did you advise on the parking requirements? What legislation are you referring to.
As per building regs, parking bays shall be a minimum 2.4m in width and 4.8m in length.
Not building reg but 2.4m = approx 7.8ft, so 7.5 ft is generally understood to be the absolute minimum.
How was the issue dealt with legally?
The title had to be amended to included a parking space around the corner.
Explain a factor identified during an inspection which impacted upon value.
Valuation influencers
- Location
- Tenure
- Aspect
- Form of construction
- Defects
- Current condition
- Occupation details
- Layout
- Specification
- Proximity to amenities/transport
Cork Apts – explain your inspection methodology. What did you note following inspection?
- Safety
- whether any PPE required/any other hazards to be aware of. - Area
- Location/aspect/proximity to transport/business vibrancy
- Contamination/environmental hazards/flooding/high voltage power lines
- Comparable evidence/local market conditions/agents boards - External
- Method of construction
- Repair and condition of the building
- Car parking/access/loading arrangements
- Defects/structural movement
- Check boundaries with OS map/title plan - Internal - layout and specification (flexibility and obsolescence)
- Repair and maintenance
- Defects
- Services - age and condition
- Statutory compliance (asbestos, building regs, health and safety, equality act, fire safety and planning
- Fixtures and fittings and improvements
- Compliance with lease obligations - Return to office -file photos and notes.
Cork Apts - Why did you recommend changing the lights? How would this affect the BER?
The pendant light fixture in the bedroom left the room dark and dated. By changing the lights to LED spotlights, the room was brighter, looked more modern and the LED lights have low energy consumption so they are a sustainable option. They would have a positive impact on the BER rating.
Cork Apts - Explain how you followed up on the works and snagging?
I organised weekly meetings with the maintenance manager for updates on all unit’s progress and I created a tracker for anticipated turnaround timelines. When the maintenance manager advised that works were complete, I carried out a final inspection on the units to ensure all snags were finalized and the unit was ready for viewings.
Cork Apts - How did the snagging works affect value?
The refurbishment works cost the vendor an average of €8,500 per unit, however the works increased the sales price achievable by €15,000 - €20,000.
Coppinger Vue, Midleton, Cork – how did you assess condition?
The property was occupied so I made access arrangements, wore Covid-19 PPE, and brought necessary equipment (notebook and pen, laser measure, tape measure, phone for camera, inspection template form).
Surrounding area/ Location
Property details
Condition of external and internal (Room by room, visual inspection).
Heating and electrics, plumbing
Defects/ repairs required
Coppinger Vue, Midelton - How did you prepare the property for marketing?
I recommended the remedial works to be carried in advance of taking photos and video for marketing, however the vendor did not agree to do the works required as it was a receivership auction sale.
I called the tenant in situ to arrange access and I advised the purpose of my visit was to take marketing material, i,e. photos and video so could she please have the property nice and tidy. She was obliging however it was still very cluttered.
I uploaded the photos and video, wrote the property description and shared to Daft/ MyHome/ Youbid. Then also shared on LinkedIn. We had a Youbid advertisement in the Irish Examiner and included this investment property.
Midleton - What was the likely cause of the damp / water ingress and how did you advise on this?
Damp - this was from condensation in the bathroom and poor ventilation. Advice: Put in a stronger extractor fan to the bathroom, treat and stain the bathroom ceiling, advise the tenant about the importance of airing out the property.
Water ingress - rain water getting through the patio door over time. I advised that this should be inspected by a Chartered Building Surveyor as this is not my area of expertise.
Why does mould/ condensation occur?
Mould only grows when there is sufficient moisture on a surface or humidity in the air. Common causes include:
1) leaking roofs and walls including and blocked gutters and downpipes
2) leaking plumbing
3) condensation from cooking, showering, clothes drying and from breathing in areas with poor air circulation eg cupboards and corners and furniture against uninsulated outside walls.
Why is mould a health hazard?
Mould associated with damp buildings can trigger nasal congestion, sneezing, cough, wheeze, respiratory infections and worsen asthma and allergic conditions.
How can mould be dealt with?
If the mould is coming from external issue - fix the roof, leaking plumbing, ensure gutters are cleaned out.
If the mould is coming from condensation indoors - open windows, air the home regularly, use extractor fans in bathrooms and kitchen, dry clothes outdoors, ensure air vents in walls are not blocked.
Can use a mechanical dehumidifyer where necessary.
What remedial works did you advise on?
Put in a stronger extractor fan to the bathroom, treat and stain the bathroom ceiling, advise the tenant about the importance of airing out the property.
