Inspection

Question 1

What should you take on an inspection

Answer 1

Mobile phone
tape measure
plan and any supporting info
PPE
Pen and notepad or dictaphone

Question 2

What are the considerations of the local area when undertaking an inspection?

Answer 2

Location / aspect / local amenities / public transport / business vibrancy

Contamination / environmental hazards / flooding / HV power lines substations

Comparable evidence / local market conditions / agents boards

Question 3

What is the four step process of inspection

Answer 3

1. PPE and H&S
2. Inspection of the local area
3. External inspection
4. Internal inspection

Question 4

What are the requirements of an external inspection

Answer 4

Method of construction
Repair and condition of external parts of the building
Car parking / access / loading requirements
Defects / structural movement (structural engineer)
Site boundary check / OS map or title plan
Date the building

Question 5

What are the requirements of internal inspection?

Answer 5

Layout and specification 
Repair and maintenance
Defects
Services age / condition
Statutory compliance asbestos / building regs / health and safety / Equality act fire and planning
fixtures and fittings
compliance with lease obligations

Question 6

Name different inspection purposes

Answer 6

1. Valuation
2. Property Management
3. Agency (marketability issues)

Question 7

Name the four common forms of foundation?

Answer 7

1. Trench or strip footings
2. Raft - slab foundation over whole site to spread the load
3. Piled - slender reinforced concrete piles (also continguous piling)
4. Pad - slab foundation system under individual or groups of columns

Question 8

What is the size of a standard brick

Answer 8

215 x 102.5 x 65 (mm)

Question 9

Name types of wall construction?

Answer 9

Solid Wall construction

Cavity Wall

Stretcher - a brick laid horizontally, flat with the long side of the brick exposed

Header - a brick laid flat with the short end of the brick exposed

Question 10

What is Efflorescence

Answer 10

White marks caused by hydroscopic salts in the brickwork, water reacting to natural salts contained within the construction material and mortar. Water carries out salt to the surface of the brick

Question 11

What is spalling

Answer 11

This is damaged brickwork where the surface of the bricks starts to crumble because of the freeze thaw action after becoming saturated in winter months

Question 12

what are the general Institutional specifications for shops

Answer 12

Most shops are steel or concrete framed

Services capped off

Contrete floor with no suspended ceiling

let in shell condition with no shop front (ready for retailers fitting out works)

Question 13

What are the construction type of Grade A offices

Answer 13

Either steel or concrete framed

Steel framed have less columns and wider spans

Conrete framed usually more columns lower floor heights and shorter span

Check architects drawings and spec or building manual if you cannot see what form construction is

Question 14

Grade A offices should include?

Answer 14

Full access raised flor and floor boxes (150mm)
Capeting
Ceiling height of 2.6m 
Suspended ceiling (min 350mm)
Air conditioning
LG7 Compliant lighting (PIR - daylight sensor)
Double glazed 
Passenger lift
planning grid of 1.5m x 1.5m
Car parking of one space per 200sq ft.

Question 15

What are the types of air conditioning systems

Answer 15

VAV - Variable air volume (highest cost but most flexible)

Fan coil - usually four pipe (lower capital cost but higher operating and maintenance costs)

VRV - variable refrigerent (lower capital cost but higher operating and maintenance costs)

Mechanical ventiltion

Heat Recovery

Comfort cooling

From January 2015 its illegal to use R22 Refrigerent. Existing systems using R22 need to be modified.

Question 16

What are the types of fit out?

Answer 16

Shell and core
Cat A
Cat B (occupiers specific requirements)
Cellular offices set out on 1.5m planning grid
Typical space allowance of 1 person per 80-100 sq ft

Question 17

Name some standard industrial warehouse requirements

Answer 17

Steel frame blockwork walls to 2m
30KN sq m floor loading (kilonewton)
full height loading doors (over 4.5m)
3 phase electricity
5-10% of space for office and WC
Main services capped off
Approximate site cover of 40%

Question 18

What is difference between inherent and latent defect?

Answer 18

Inherent defect is a defect in 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 reaonably thorough inspection of the property.

Question 19

What is the differnce between wet and dry rot?

Answer 19

Wet is caused by damp, dry is a fungal attack

Question 20

what is subsidence and who would you expect to engage to check this?

Answer 20

Vertical movement fo building foundation caused by loss of support. Heave caused by tree roots, ground movement - london clay being problem because of saturation/drying out.

Engage a structural engineer.

Question 21

What is key legislation re contamination?

Answer 21

Environmental protection Act 1990

Also:- RICS guidance note Contamination, the environment and sustainability 2010 3rd edition

Question 22

What could be deemed a contaminated site?

Answer 22

Diesel, heavy metals, radon, methane, chemicals (oil drums, underground tanks)

Question 23

What is Japanese Knotweed

Answer 23

Heart shaped leaf with mottled purple stem - dealt with under Environmental protection Act 1990. Invasive plant that can damage hard surfaces such as foundations and tarmac. Property lenders may refuse loan where present. Specialist company required to treat and remove.

Allowing it to spread is a criminal offence under the wildlife and countryside Act 1981.

Local authorities can issue ASBO and fines if landowner ignores.

Question 24

Name some types of flat roof?

Answer 24

1. Felt
2. Asphalt
3. EPDM (rubber)
4. Fibreglass
5. Green roof

Question 25

What did you do before inspecting Northwood Hospital?

Answer 25

PPE
Checked Asbestos report
Familiarised myself with layout (plan)
Checked building didn't have signs of break in
Informed line manager of site inspection

Question 26

What principles of surveying safely 2nd edition 2019 should RICS firms employ?

Answer 26

RICS firms obliged to ensure health safety and welfare of people at work by providing:-

1. A safe working environment
2. Safe working equipment
3. Safe systems of work
4. Competent staff