Inspection Flashcards
Explain a key issue raised by RICS Surveying Safely.
One of the main things that stood out to me was the section on wellbeing and mental health, it was not something that I had considered under the health and safety bracket but it makes total sense that it does
How do you ensure you make appropriate access arrangements for inspections?
Speak to the selling agent, vendor or their representative, arrange a mutually convenient time and then confirm it the day before. I would also discuss any restrictions on access at the time, such as security, pets, if it’s a building site etc
What things would you check before attending site for an inspection?
Who I am meeting, what time, what the expected condition is, the weather, do people know where I am going and any known health and safety risks
Tell me about how you collect, store and retrieve information for different purposes when carrying out property inspections.
I will write up notes whilst on site as well as take photos, desktop research is logged and stored then notes, research, photos and correspondence are all stored in a secure folder
Briefly explain the construction of a recent building you have inspected.
I inspected a 1960’s bungalow, it was a traditional brick cavity construction with a pitched gabled roof and the property had been extended within the last 10 years
What is the size of a brick?
215mm x 102.5mm x 65mm
How do you take good inspection notes when on site?
Write clearly and logically so notes can be easily read by others, I use a key on drawings which is common to others as well
Tell me about how you would ensure safe working at height / on a site with working machinery.
With working at height I avoid it where possible, otherwise don’t climb over 3 metres, I ensure the ladder is safe and not at an excessive angle and there is at least 3 rungs projecting over the top, I have 3 points of contact on the ladder and test the ladder before use
What building characteristics do you look for when inspecting a property?
I look for the age & construction type for each element, if they are suitable for the property type and what condition they are in. I take wall thickness measurements to confirm my findings where appropriate, I look at the condition of each element and anything that is out of keeping with the age of the property
Tell me about the basic construction of a building you have recently inspected.
I inspected a 1960’s bungalow, it was a traditional brick cavity construction with a pitched gabled roof and the property had been extended within the last 10 years
What is an easement?
It is a legal right to exercise privileges over another persons land, like a right of way, right of access and rights of drainage
How would you find out about the existence of an easement?
You can ask the vendor, checking the deeds, leasehold documents, search of the land registry
How can you tell if a wall is of solid or cavity construction?
By looking at the brick bond to see if there are headers present and how frequent they are. I will also take a measurement of the reveal to confirm this
What is a hidden valley gutter?
It is where 2 sections of roof meet and there is a change in roof direction, a hidden one is one that cannot be seen from ground level
What problems can arise because of a hidden valley gutter?
It can become blocked easily, leading to water overflowing, or due to their nature defects are difficult to spot and only become obvious when problems manifest themselves inside, they can also flood during very heavy rain if the roof areas are big enough
Where does surface water drain into?
Usually either into a soakaway or a dedicated drainage system to take the water away to where it can be safely dispersed
How does surface water drainage compare to foul water?
Foul water goes into the sewage system where it can be cleaned and processed before being released into water courses
What is a deleterious/hazardous material?
They are ones prohibited for use for health and safety, stability, performance reasons. Hazardous is one any material that could adversely affect the safety of the public, handlers or anyone using the building.
Deleterious materials are ones which are damaging to the health of individuals or to the building, lists of deleterious materials not to be used in a project are normally included in the project documents.
Give an example of a deleterious or hazardous material.
Common ones for both are lead or asbestos, hazardous ones can also be chemicals and deleterious are ones like certain concretes in the right situations
What do dry and wet rot look like?
Both can present themselves with cuboidal cracking in the timber. Dry rot, when it is advancing has white mycelium strands and occurs where the moisture content of the timber is around 20%, there may be orange and brown spore dust and mushroom like sprouting bodies.
In wet rot the timber may be over 50%, the timber will normally have dark stains and black/brown fungal growth, both can have a damp musty smell, cracked timber (but it might be deeper with dry rot)
What is rising damp?
It is somewhat of a myth or at least not as common as has been thought. It is the process of ground moisture, rising through structural elements of the building through capilary action. It can do this if there is a breakdown of the damp proof course or if there was not one originally installed
What is Japanese Knotweed?
It is an invasive plant, originally imported from Japan
How would you identify Japanese Knotweed?
It will depend on the season but it has a bamboo like stem, leaves with a flat top closest to the stem that looks like a spade. In the winter it goes back to a root ball with hollow stems
Why is Japanese Knotweed a problem?
It is highly invasive and spreads very quickly, it is hard to eradicate and has no natural predetors in the UK. It was thought to affect building fabric but this is being challenged, however it does have an effect on value due to reduced appeal
What does the RICS say about Japanese Knotweed?
That the scale of the problem is not consistent with public perception, RICS members must be mindful that Japanese knotweed may be encountered during any inspection. When this happens, the valuer or surveyor should be capable of providing guidance to the client that is appropriate to the level of inspection.
When was the latest RICS guidance relating to Japanese Knotweed published?
It was published in Jan 2022 and came into effect in March 2022. It is only likely to damage lightweight structures but despite this it can be considered to have a negative impact on value.
What are the key principles mentioned in the Guidance Note on Japanese Knotweed?
The new assessment process enables the valuer or surveyor to carry out a structured assessment that leads to an objective categorisation of any given infestation. The assessment utilises a decision tree and the accompanying notes form an integral part of the assessment process. The notes clarify and define the terms used in the decision tree, assisting the valuer, surveyor or other user to place the property being inspected in the appropriate Management Category.
What does the law say about Japanese Knotweed?
It is covered by the Environmental Protection Act 1990 and the Wildlife and Countryside Act 1981, it is listed as a controlled substance and can only be removed and disposed of by a licensed contractor
What are your duties in relation to Japanese Knotweed?
That surveyors need to inspect for it during an inspection.
If present it should be noted in our site notes and the location included in site drawings. It’s presence within the curtilage, or within 3 feet of the boundary should be discussed in the report and it’s likely impact in an A-C category.
How can you treat Japanese Knotweed?
It can be treated through a pesticide over a number of years, removed through sifting the soil to remove rhizomes or by complete removal of the soil
What is the worst case scenario for Japanese Knotweed damage?
It exploits previous weaknesses and can cause further decline to lightweight structures or potentially retaining walls, it can also spread rapidly, making any costs for removal much higher whilst also having an impact on value
How can Japanese Knotweed impact upon value in your experience?
It can impact predominately due to the publics perception and fear of the plant, however the cost of remediation can also be a factor due to the high costs usually involved as can how much restriction is put on use of the property or grounds
Can you tell me about any RICS guidance on contamination or environmental risk?
RICS Guidance note on Environmental Risks in Global Real Estate
What is the general principle relating to contamination?
Any advice needs to be by a suitably qualified person as environmental law could make the surveyor liable for advice given to owners and occupiers but surveyors need to make checks for contamination as part of their duties and include their findings in the report and provide advise if a specialist may need to be engaged
What signs would indicate that a site is contaminated?
Potentially this may be highlighted in the desktop research, you may see signs on site such as dumping nearby, overhead cables, raised banking that could give rise to flooding, nearby industrial units giving concern over past use of the site, road names hinting at past usage too
What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)?
It is a 3 stage process to determine and manage the risks from land contamination, it identifies the issues, goes through an options appraisal for remediation and then how to remediate
Who published the LCRM?
It was published by the Environment Agency
Land Contamination Risk Management
What is an Environmental Impact Assessment?
It provides information on the likely impact of a development project, it is usually sbmitted as part of a planning application
Why and when would you need an environmental impact assessment?
It is submitted with a planning application and it applies to those projects which are thought to have a significant effect on the environment
What is radon?
It is a natural gas, found below ground that radiates up and can go up through structures and can be hazardous to health in the long term
Where is radon typically found?
It can be found in certain areas of the UK where there is igneous rock and soil
How can you reduce radon risk?
You can ensure the property is well ventilated, fit a suitable membrane or even a below ground sump and ventilation system
Tell me about what an inherent/latent defect is.
A latent defect is one that exists but which would not reasonably be expected to be seen by a competent surveyor, so it is effectively hidden.
An inherent defect is one due to defective design or installation
Why are building warranties important?
It provides piece of mind to a buyer that the property has been built to a defined standard and also ensures that latent defects have time to become apparent
Tell me about your understanding of structural movement.
It is the movement of a building or part of a building from an original position and can be caused by a number of things including heave, subsidence land slip, settlement, expansion and contraction
What is subsidence/heave?
Subsidence is the decline in underground conditions or the downward vertical movement of the earths surface, which can impact on the ability of the sub-structure of a building to perform.
Heave is an increase in the volume of the soil beneath a property expanding and pushing the ground upwards.
Tell me about any risks relating to air conditioning.
It can cause medical issues in some users of a building, it can also trap moisture in the system and lead to legionaires disease
Explain the potential implications of the Hart v Large case.
The principle one is the way in which damages were awarded could give a precident for future cases of negligence which in turn will lead to an increase in insurance costs for surveyors
How have you inspected safely during Covid-19?
I have only undertaken visits where necessary, I call the occupier in advance to see if they are symptomatic. On arrival I go through I check list, then ask them to isolate in a single room and open all windows in the property. Wearing a mask at all times. If I need to discuss anything with them after the visit I either do this outside or over the phone
Explain your understanding of the inspection principles established in McGlinn v Waltham Contractors.
That the frequency of inspections should be tailored to the nature of the works that are ongoing, that certain elements can be requested to not be covered up to allow for an inspection, that because an element has been covered up, it does not absolve the surveyor/architect from not having inspected it
Tell me about social issues relating to residential property (and inspection).
Social issues can play a part in residential property, particularly when it comes to investment in maintenance and improvements which can therefore lead to a decline in property conditions. This could either be a lack of investment from the owners or from the residents. A lack of investment and some neglect in communities can also hasten the perceived decline of a residential area.
Tell me about housing policy and law relating to maintenance and repair.
This is mostly covered by the Landlord and Tenant Act 1985 and the Homes Fitness for Human Habitation Act 2018
What does Section 11 of the LTA 1985 say about repairs?
That a landlord must maintain the structure and exterior of the dwelling house, the water, gas, electric, space heating, hot water and drainage and the means of access
What does the Defective Premises Act 1972 say about duties of care?
That any person taking on work in the connection of providing a new dwelling or in repairing a dwelling prior to letting or disposal owe a duty to do the work in a workman like manner and with proper materials so that the premises is fit for habitation, it also states that landords owe a duty of care to tenants to ensure that residents are safe from injury or damage from defects
How could a conservation area/historic centre designation impact upon your inspection and advice?
I would inspect in the same way but in terms of advice any remedial repairs will need to be in keeping with the conservation order, also ensuing any previous work done would be compliant
How would you identify general environmental issues and how would this impact upon your advice?
This could be through desktop research such a mining search or historical use or observations made on sight which could give cause for further research
What is the mundic problem?
It is a type of concrete containing mining spoil. It deteriorates and weakens the structure of the building affecting it’s viability
What does the RICS guidance say about mundic?
That any property, built before 1950 and possibly as late as 1965 with concrete sturctural elements will need a test, if the results are A 1-3 then the property is ok for lending, if it is a B or C it is considered unmortgageable. Surveyors undertaking this kind of work must be qualified and tell their insurance provider. There are pictures in the guidance note to help identify the agregates used in the concrete and notes on how the testing should be completed
Does RICS provide any guidance in relation to flooding (relating to residential property)?
There is a section in the Environmental Risks in Global Real Estate on flooding, it provides advise on checks to make and to ensure any risks are included in the report
Tell me about the insurability of property at risk of flooding.
Property at risk of flooding can be hard or expensive to find insurance for, the Flood Re scheme allows insurers to pass the risk onto the government, meaning insurers can provide consumers with a reasonable price
What types of flooding exist?
Fluvial (river), Pluvial (Flash floods and surface water), Coastal (or storm surge) or they can also be described as River flooding, Coastal flooding, Surface water flooding, Groundwater flooding, Sewer flooding, Reservoir flooding
What is the Flood Re scheme and the Water Act 2014?
Flood Re is a joint initiative between the government and insurers with the aim of making flood insurance more affordable for the estimated 1 in 6 properties at risk of flooding. The Water Act 2014 was brought in to reform the water industry, give better response to customers and increase the resilience of water suppliers to natural hazards such as droughts and flood
What property is covered by Flood Re?
Residential property, located in an area prone to flooding that was built before 2009
How do you assess flood risk in relation to valuation/survey instructions?
I undertake a desktop study to look at floodmapping on the GOV website, any risk or past history of flooding is then mentioned in my report, providing advice based on the information found. I will also look on site for any characteristics which may give rise to an increased risk of flooding and again mention this in my report
How has this impacted upon your advice / valuation practice?
I undertake additional searches as part of my desktop research which highlights the risk to the area. Based on this and my site observations I will then provide relevant advice in my report
What is the process of a mortgage valuation being processed by a lender from start to finish?
It’ll start with an application from the buyer, who may have an agreement in principle already, they or their broker will then fill in the application and submit to the lendor who will review it and undertake a credit check, the lendor will then instruct the valuation, the firm will either accept and carry it out themselves or sub-contract it out. The survey is booked and completed, the report is issued back to the lendor, normally within no more than 5 working days. The lendor either approves, denies or asks for retentions or works to be completed. Sale completes once solictors have also done their checks
What is a retention on a mortgage valuation?
It is a sum of money, held back until a defect is corrected or certain works are completed
When might a retention be applied and why?
It could be that there is an issue with something like a structural issue which needs rectification to ensure the stability of the structure, they will retain a set amount until the works are completed
When and why might a mortgage be declined?
It may be deemed that the property is not viable for lending, for example if it has a single skin of bricks on a 2 storey extension
What is the difference between a lender’s valuation and a survey?
A valuation is necessarily much more superficial than a survey, which involves an assessment of the physical structure of a property and factors that may affect its condition to ensure it is suitable for lending where a survey is expected to offer much more detailed information on defects and condition.
What additional responsibilities in relation to repair and inspection relate to HMOs?
They must ensure that communal areas are clean and in good repair, the electrical system must be checked every 5 years, fire safety measures must be in place and kept in good order, tested and then the testing notes added to a log book, cooking and bathing facilites are adequate for the number of people living there, emergency lighting should be in place and tested
What is a flying freehold?
Flying freehold is an English legal term to describe a freehold which overhangs or underlies another freehold. Common cases include a room situated above a shared passageway in a semi-detached house, or a balcony which extends over a neighbouring property.
How did you identify a flying freehold and how did it impact upon value?
It should be noted during the inspection and discussed with the resident or owner of the building at the time, ideally with any additional documentation for it being available at the time. It can impact on value in a good way as it gives extra living space, particularly in a terraced property, provided of course that it is in a good state of repair. The issue is that some lenders will not lend on a property with a flying freehold, whilst some may only lend if it is under 20% under overall floorspace, so in these cases it could negatively impact on value. There is no guarantee that future lenders will lend on it so this could have a negative impact
