Inspection Flashcards
1
Q
Explain a key issue raised by RICS Surveying Safely.
A
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
2
Q
How do you ensure you make appropriate access arrangements for inspections?
A
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
3
Q
What things would you check before attending site for an inspection?
A
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
4
Q
Tell me about how you collect, store and retrieve information for different purposes when carrying out property inspections.
A
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
5
Q
Briefly explain the construction of a recent building you have inspected.
A
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
6
Q
What is the size of a brick?
A
215mm x 102.5mm x 65mm
7
Q
How do you take good inspection notes when on site?
A
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
8
Q
Tell me about how you would ensure safe working at height / on a site with working machinery.
A
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
9
Q
What building characteristics do you look for when inspecting a property?
A
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
10
Q
Tell me about the basic construction of a building you have recently inspected.
A
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
11
Q
What is an easement?
A
It is a legal right to exercise privileges over another persons land, like a right of way, right of access and rights of drainage
12
Q
How would you find out about the existence of an easement?
A
You can ask the vendor, checking the deeds, leasehold documents, search of the land registry
13
Q
How can you tell if a wall is of solid or cavity construction?
A
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
14
Q
What is a hidden valley gutter?
A
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
15
Q
What problems can arise because of a hidden valley gutter?
A
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
16
Q
Where does surface water drain into?
A
Usually either into a soakaway or a dedicated drainage system to take the water away to where it can be safely dispersed
17
Q
How does surface water drainage compare to foul water?
A
Foul water goes into the sewage system where it can be cleaned and processed before being released into water courses
18
Q
What is a deleterious/hazardous material?
A
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.
19
Q
Give an example of a deleterious or hazardous material.
A
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
20
Q
What do dry and wet rot look like?
A
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)
21
Q
What is rising damp?
A
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
22
Q
What is Japanese Knotweed?
A
It is an invasive plant, originally imported from Japan
23
Q
How would you identify Japanese Knotweed?
A
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
24
Q
Why is Japanese Knotweed a problem?
A
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
25
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.
26
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.
27
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.
28
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
29
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.
30
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
31
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
32
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
33
Can you tell me about any RICS guidance on contamination or environmental risk?
RICS Guidance note on Environmental Risks in Global Real Estate
34
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
35
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
36
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
37
Who published the LCRM?
It was published by the Environment Agency
Land Contamination Risk Management
38
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
39
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
40
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
41
Where is radon typically found?
It can be found in certain areas of the UK where there is igneous rock and soil
42
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
43
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
44
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
45
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
46
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.
47
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
48
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
49
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
50
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
51
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.
52
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
53
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
54
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
55
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
56
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
57
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
58
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
59
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
60
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
61
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
62
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
63
What property is covered by Flood Re?
Residential property, located in an area prone to flooding that was built before 2009
64
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
65
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
66
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
67
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
68
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
69
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
70
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.
71
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
72
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.
73
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
74
Does the term flying freehold apply to leasehold property?
No they do not, they apply to freeholds
75
What are the issues associated with flying freeholds?
Some lenders will not lend against a property with one, or only if it is below a certain size (usually if it is between less than 15%-20% of total floor space), repair obligations can be difficult, Sometimes the existence of a flying freehold is discovered during the process of selling or purchasing a property. Lenders will want confirmation that the property has adequate rights of support and entry to carry out repairs and may require the property owner to take out a title indemnity policy as protection against loss of failure to carry out repairs.
76
What legal rights do you need if you own a flying freehold?
Lenders will want confirmation that the property has adequate rights of support and entry to carry out repairs and may require the property owner to take out a title indemnity policy as protection against loss of failure to carry out repairs.
77
How are repair issues most effectively dealt with in relation to a flying freehold?
Ideally through legal documents such as a covenant which give appropriate rights to enter in order to repair and maintain as well as prevent the neighbour from undertaking work which could undermine the structure. Repairs can also be arranged through engagement and discussion with the neighbours but it is advisable that any agreements are in writing
78
Can you enter your neighbour's property and recover the cost of works from them?
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. The Access to Neighbouring Land Act 1992 would allow access to carry out repairs but not for redevelopment. There can be provision in the deeds for entry and lenders will want proof of this but it is not always guaranteed
79
What does the Access to Neighbouring Land Act 1992 say?
provided the work you want to carry out can be shown to be necessary to preserve your property and not easily undertaken otherwise. To qualify as preservation works you will typically need to show that access is needed to: • maintain, repair or renew your property or another structure on your land; • clear, repair or renew a drain, sewer, pipe or cable; • fill in or clear a ditch; or • treat, cut back, fell, remove or replace a hedge, tree, shrub or other growing thing which has or may die or become damaged, diseased, dangerous or insecurely rooted. If the court agrees to grant access then it is likely to impose strict conditions on what you are permitted to do, at what times of the day access can be obtained and the time frame within which the works must be completed. You may also be ordered to pay your neighbour compensation. A request for access may be refused if the court is satisfied that your neighbour would suffer unacceptable interference or disturbance in their use or enjoyment of their land or some other form of undue hardship. Your legal advisor will be able to predict whether such arguments are likely to be raised and will help come up with acceptable limits on the work to be undertaken to help address them.
80
How do lenders view flying freeholds from your experience?
Some may refuse to lend on a property with one, whilst others may have a restriction on how big it can be in relation to the overall floor space, with many saying it needs to be under 10-20%
81
How can you mitigate the risk associated with a flying freehold?
You may be able to obtain flying freehold indemnity insurance The indemnity insurance provides appropriate cover and financial compensation for any legal defects or omissions relating to the flying freehold element within the title deeds. Your conveyancing solicitor will be able to advise you in more detail on this.
82
How do you use IT systems to record accurate site inspection notes?
Enter it into the system directly on the notes section, the replacement system at LCC also have a space where you can scan in your site notes and it'll save them against the property so they can be accessed by anyone with access to the system
83
Tell me about a tool you have used during a site inspection.
I have used an MMS2, to take surface temp, humidity and moisture readings
84
How do you use a moisture meter to identify damp?
Place on the surface, it gives an easy readout of moisture levels within the surface
85
What are the limitations of a damp meter?
They are designed for timber, they can also be picking up hidden metal or other materials in the wall. They tell you it's wet and not why
86
How can you calibrate a moisture meter?
The one I use has a wire strip, which you can test and it will give you a reading, if it is outside this it needs to go back to the manufacturer for calibration
87
What materials can you use a moisture meter on?
Depends on the meter, they are designed for timber but can be used on plaster and the deep probe on concrete.
88
What guidance exists in relation to the use of moisture meters / damp?
There is guidance from the Property Care Association which was produce in colaboration with the RICS and published in 2020. It briefly describes the types of dampness, the equipment/methods used to diagnose damp and the pluses and minus' of each
89
What advice would you provide if you took a high moisture meter reading?
Depending on the survey type, I would either advice that high readings had been found within the property, or be much more specific in terms of location and a likely causation, along with advice on potential remediation works
90
How would you identify the cause of the damp?
Follow the trail of evidence, ruling out other sources
91
What advice might you provide as a result of finding damp?
Evidence such as moisture readings, site notes, possibly links to information, photos
92
Tell me about a way you can remedy damp from your experience.
Depends on the cause but increased ventilation helps, or rectifying the defect such as gutters, ground levels, clearing cavities etc
93
How can you undertake further investigations into damp?
Speedy Moisture testing of the brickwork to determine if the brick is wet, removing skirting, hygrometer readings, checking roofs etc all help diagnose
94
From your experience, tell me about when a lender’s requirements have impacted upon your inspection.
Certain lenders state that we do not need to enter the loft space, therefore this can be removed from my inspection
95
Do you feel that the differing requirements affect the level of service / due diligence you provide/carry out?
I inspect as thoroughly as possible, within the limits of the survey but this level does determine how long I am on site, how in depth I look at things and, in terms of due diligence, this is the same no matter what, particularly regarding the desk top survey
96
Why is it important to record accurate information during a building inspection?
Because our records give vital backup and explanation of our methodology and reasoning should the survey be questioned in th future. It can also help job the memory if there is a small gap between the survey and the report writing.
97
What is the primary purpose of a condition-based residential survey?
To provide objective information on the condition of the building and it's elements. This report can then be used to set repairs and maintenance priorities and timescales
98
What other matters might be commented upon in a condition-based survey?
It may include comments on dangerous materials, information about the property and the materials used, areas for further investigation, key risks
99
Can you include a valuation in a survey?
It depends on the clients requirements, it is usually added as an optional extra if requested
100
What RICS guidance must you comply with if you provide a valuation with a survey?
The Red Book Global and UK suppliment
101
Explain the key principles of the Home Survey Standard.
The report must be clearly presented and follow logic, separate fact from surveyors opinion, use non-technical terms and be easy to understand and provide a balanced perspective
102
What are the three levels of service?
Levels 1, 2 & 3
103
What is survey level 1/2/3?
Level 1 - Describes the condition of the building, services and grounds, legal issues, risks to the building plus an assesment of the defects and their importance. Level 2 - Is an assement of the main elements of the property and the condition of it's elements plus the relative importance of the defects, Level 3 -Detailed assesment of the property, it shows the condition and importance of defects plus the scope of remedial work, priortity and timescale for the work and an indication of the likely costs
104
How do these differ in practice?
The inspection becomes much more thorough as the need for significantly more detail to be included in the final report increases, so testing gets introduced, more windows are opened, a more in depth look at the grounds etc
105
What is the scope of inspection for each?
In level one, it's an inspection of the building and grounds, head and shoulders inspection of the loft and a list of the condition, level 2 does the same but each window type is opened, the loft is checked more thoroughly as are the building components. Level 3 will do testing included checking the operation of electrics and drains, thorough inspection of the loft and some testing where appropriate.
106
When should you report / not repair on repair costs?
Usually you'll report on repair costs in a level 3
107
Tell me about when you have recommended a specific level of service to a client and why.
I had a client who called wanting a survey for a property, it was thought to date to the 18th century, therefore due to the age and for assurance I recommended a level 3 due to the likihood of issues with the property.
108
Tell me about the differing levels of inspection you would carry out between the survey levels.
In a 3 I would lift drain covers and test the drains, thoroughly inspect the loft, lift loose carpet, go into the sub floor void if possible or a head and shoulders inspection, check accuracy of the EPC, check all openings, level 2, open one of each window type, open drain covers, go into loft space, check all elements and grounds, level one is a look at the grounds and building fabric
109
Why do the levels of inspection differ?
Some clients will have differening requirements and budgets, plus the property type itself will determine how in depth the survey needs to be
110
What factors would you consider in a level 1/2/3 survey?
Condition, age, location
111
In a level 1 survey, would you advise on repairs or ongoing maintenance?
Repairs and defects are identified and given rating on their importance
112
What type of properties would you use a level 1/2/3 survey for?
Level 1 is for traditional constrution of newer properties in good condition, level 2 for slightly older or where there are modern methods of construction, level 3 is for older, neglected or more complex properties or where there have been extensive alterations.
113
How do you recommend a particular survey level to a client?
I will discuss the property type with them, the reason for the survey, its age and condition then discuss the survey levels ith them to see what will match their expectations. If I then did desktop research and found more info then I'd discuss it again with them
114
Would you inspect concealed areas in a level 2 or 3 survey?
Depends on if they are accessable. Where possible floor hatches are opened and an inverted head and shoulders inspection is done, lofts are looked, drainage covers are opened at and loose carpets are pulled back in a level 3.
115
What are your professional obligations when providing a Home Survey?
Provide an accurate and clear summary of the property, including any risks and highlight areas of concerns where the legal representative may need to do further research, they must do appropriate research, be familier with the property type, inspect in a way appropraite for the survey level and only recommend justifiable further research
116
Who are the different types of report designed for?
They are designed for buyers, sellars and owners, for a simple property, with little or no maintenance work then level 1 is OK, for anything else really buyers need a level 2
117
What types of properties should each be used for?
Level 1 is for modern properties in traditional construction types, with no maintance work needed, level 2 for older, or non-trad or where some work is needed, for level 3 anything that is complex, much older, has been significantly altered or it is in a poor state of repair.
118
How would you adjust your advice for a leasehold property?
More research is needed into the lease and length, maintenance obligations, charges, ground rents, inspections of common parts
119
What advice would you give to a prospective client about the RICS reports?
Depends what their requirements are really but it'll include what level will be most appropriate for their needs
120
What would your scope of inspection include?
This will depend on the level of survey and the property type but it will include a look into the loft and all components
121
How would you assess services/equipment?
It depends on the type of survey but for drains I would ask the occupier to flush the toilet or run the taps while I inspect the chamber, I would run taps, turn on lights, heating system or extractor fans etc
122
For a flat, what would your inspection include/exclude?
It would include an inspection of the living space, common areas that access the flat and external faces
123
What would you not make enquiries about in a Home Survey?
The surveyor does not make enquiries about contamination or other environmental dangers, however if a problem is suspected then I would recommend further investigation
124
What are the key sections of your report?
A summary and overall opinion on the property, confirmation of the level of service, identification of the property, date of report, identity of client, issues defects, limitations on the inspection, issues for further inspection/checking
125
How does energy impact upon your Home Surveys?
Depends on the level of survey but at the least the EPC should be checked, at level one the rating should be mentioned, at level 2 it should include implications of the rating and obvious discrepancies between observations and the EPC. At level 3 it should comment on any recommendations recommended in the EPC
126
How might your advice be used by a legal advisor?
I am the on-site eyes of the legal team so they may find information they don't have such as leasehold tenure or other issues which may have implications for the client
127
What maintenance tips might you give within a Home Survey?
You might list the issues and a recommendation of a priority or timescale for the work or suspected frequency of the works or frequency of checks on the condition of certain elements
128
For a Condition Report, what guidance does RICS provide?
The condition report guidance note has been superseeded by the Home Survey Standard guidance note
129
What is a Condition Report (CR)?
The condition report guidance note has been superseeded by the Home Survey Standard guidance note
130
How does it differ from a Level 2 Home Survey?
It was similar to the level one survey but rated the condition of elements in a traffic light system, risks to the building and advice on replacement parts
131
What is included/excluded in a CR?
It does not include a valuation, it also did not list repairs or individual defects, instead it included a traffic light system on the condition of each building element, advice on matters for the legal team and guarantees and a summary of the risks to the building
132
Tell me about the RICS guidance for a Building Survey (BS).
This has been superseeded by a Level 3 Home Survey
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What is a BS?
This has been superseeded by a Level 3 Home Survey
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What is included/excluded within a BS?
This has been superseeded by a Level 3 Home Survey
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What desk-top research/enquiries should you undertake?
Radon, Mining, Flood, Planning (potentially), geological
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What type of properties is a BS suitable for?
Usually older, unusual or higher priced properties
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What is the scope of your inspection for a BS?
This has been superseeded by a Level 3 Home Survey
138
What are the condition ratings you would include?
This has been superseeded by a Level 3 Home Survey
139
How is a BS similar to a CR or Home Survey?
This has been superseeded by a Level 3 Home Survey
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How does a building survey differ from a condition report?
This has been superseeded by a Level 3 Home Survey
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Does it include a valuation?
No, not usually
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Would it include an estimate of costs for identified repairs?
No
143
What would a mortgage valuation include/exclude?
It will identify the client, the surveyor and the subject property, an estimate of value, property size and type, tenure, construction, advice on further research/reports, flooding, extensions, assesment of condition, any flying freeholds, possibly rental income, movement, any issues such as single skin bricks, risks such as knotweed
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Who would instruct a mortgage valuation?
Usually a lender
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Who can rely on it?
Usually the lenders but the report may also be given to the purchaser assuming it’s a standard mortgage valuation
146
What is a test under the RICS Home Survey guidance?
It is a measure to check the performance, reliability or condition of parts of the building
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Is using a moisture meter an example of a test?
No, a test is something such as checking the operation of the drainage system, taking a plaster or brick sample
148
What are the component stages of carrying out a condition-based survey?
Agree terms, desktop study, site survey, further research, send report, be available to discuss report
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How do you manage client’s expectations when carrying out a condition based survey?
Will discuss their need for a survey, what they are hoping to get from it and concerns they have over the property, will then explain what I am going to do and potential limitations I may find on the day
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What information would you ask the client for?
The reason for the survey, expectations on the report and timescales for response, any agreements made
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What would you include in your terms of engagement?
Who I am, the address of the property, identity of the client, fee, type of report, property type and future use, client requirements,
152
Would you undertake any additional due diligence for a leasehold inspection?
Yes, depending on the purpose of the survey I may want to look at the leasehold documents to determine repair responsibility, length of the lease, ground rents, service charges etc
153
Would you take any different inspection equipment on a level 3 vs. level 1 inspection?
Slightly more for a level 3, such as keys/pry bars to open up inspection chambers
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What is a trail of suspicion?
It is following the evidence to determine the causation of a defect
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What are your duties in relation to following this?
Depending on the survey type would depend on the level of detail but I would only refer on for further inspections if I really had to. However I would highlight my concerns and the evidence noted
156
How does this differ between survey levels?
Level 1 would not list the defect, but only highlight a risk to the property, level 2 would highlight the issue and location and level 3 would include location, defect, rectification and an indication of cost
157
How does your inspection of windows/roofs/floors/furniture/services /grounds differ between survey levels?
Windows under level 1 is only one per elevation, level 2 is a sample and at least one per window type, level 3 is for all openings, the same of all elements really in that as you progress up the levels the detail steps up, so no drains checked at 1, level 2 they are opened and level 3 opened and tested
158
In relation to inspecting a component, tell me about what you would do.
Depends on the component, but usually a visual inspection internally and externally, followed by a check of the surrounding area then possibly check.
159
How would you ensure your H&S in doing so?
Again, dependson the component, but things such as PPE, checking ladders, staying within my limits, dynamic risk assesment etc
160
What would you include in a survey level one/two/three report following your inspection?
Will obviously depend on the level of the survey, level 3 has a full assessment of the property and it's elements and will include detail on all defects, possible rectifications and costings, level 2 will mention defects and level 1 is essentially an opinion on the condition of the property and the risks to it
161
What level of opinion would you include in each type of report?
It is the detail which increases with each survey level so in level 1 it is an opinion of the property as a whole and the priority of the risks, at level 2 there is an opinion on the defects and their location and at level 3 a full breakdown of the defects, recommendations for rectification and likely costings
162
How would you deal with risks to occupants/legal matters/regulations/guarantees/other matters in your report?
I would highlight risks this in the report, under the 1-3 condition system usually, for other matters under include clear wording on what the client should obtain from their solicitor etc
163
How would you provide cost advice post inspection?
I would take notes of defects on site, including pictures, then depending on the needs of the client, build up a works schedule then use relevant data, such as SOR rates to determine a cost, putting this into a report to give to the client
164
Under what survey level would you do this?
This would be in a level 3 survey report or after a specific request from the client and it would be an indication of likely costs
165
What actions would you take post-inspection?
Complete any further research for uncertainties from the survey, write up the report, scan and keep survey notes and photos, send report to client
166
What additional services have you provided in addition to a condition based survey?
I have completed a range of inspections in my career including diagnoses visits, valuations, condition surveys, EPC surveys and post inspections
167
What case law is there on when, what and how to inspect building work?
That is McGlinn vs Waltham Contractors
168
What surveys can you have done to detect a water penetration behind external cladding?
I have ordered the removal bricks to check the cavity, for other cladding systems it would depend on the cladding system used as to what method I would use, so it could be a boroscope in an easily accesible place or removal of the cladding if possible.
169
How would you inspect to determine the thickness of a liquid applied roof covering?
When wet you can insert a depth gauge which leaves a residue giving you a depth for the applied membrane
170
What would you use a magnet / plumb bob / spirit level for during an inspection?
Plumb bob and spirit level to check for walls or floors which are out of level, a magnet can be used to check for concealed metal elements or to confirm the type of metal
171
Why do you need to balance the needs of your employer with the requirements of tenants?
To ensure that tenants have safe and adequate housing whilst ensuring that works stay within budget
172
Tell me about how you ensure your safety when on site.
I follow my emplyers lone working policy, I complete desk top checks prior to my visit, I undertake a dynamic risk assesment and wear appropriate PPE
173
Tell me about how you ensure your safety when lone working.
I follow my employers lone working policy by noting my visits in a company wide diary including where I am going, who I am meeting and their contact details, time of visit and expected length, I then call following the visit to confirm my safety. When on site I complete a dynamic risk assesement and when I have doubts, I leave
174
Give me an example of where you have recognised a limitation of your knowledge and sought external specialist advice.
I inspected a property with cracking over 25mm and dropped floors, following BRE 251 I engaged the services of a structural engineer to undertake an inspection and provide a report and recommendations
175
Explain to me your inspection methodology when inspecting a property.
Depending on the survey but usually I'll start with a quick look around the property to get my bearings, a look around the ground and externals, into the loft, the work down, going clockwise around the property.
176
Explain to me what information you gather when inspecting buildings.
Age, defects, condition, construction type, limitations, pictures, orientation, location information
177
What would you do if you identified a potential defect on site?
Depends on why I am there but usually inspect the defect, follow the trial of suspicion to identify a causation, take measurements for repairs, take photos and take appropriate notes
178
Ramshead Hill, Leeds, what is a system-built property?
It is a property, using modern methods of construction build in the post second world war period
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Why did you arrange for an asbestos report to be provided to contractors?
I know that properties of this build type can commonly contain asbestos, therefore it was important for H&S reasons that the contractors were fully aware of where Asbestos is located in the property.
180
Why did you decide to clear the loft insulation at Ramshead Hill?
It has been contaminted by rat urine and was giving off a strong smell, so for health and safety reasons I decided it would be pragmatic to remove and replace it
181
Saxon Mount, Leeds, talk me through how you obtained an understanding of the defects before your inspection.
I had spoken to them prior to the inspection, listening to their concerns and when they feel they had reported repairs. I then checked this against the repairs records to see if they were correct in their statements, who they had been reported to and what action, if any had been taken.
182
How did you research the repairs history?
I looked through records held on the councils system to look at repairs to the block and to the flat itself
183
Talk me through the schedule of works you produced following your inspection at Saxon Mount.
I raised a few repairs orders, this included a replacement kitchen, works to replace several tiles in the wet floor shower room and replace the floor covering, works to repair plaster to the living room, replacement DGU's and works to replace a section of gutter to the building
