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RICS APC > Inspection > Flashcards

Inspection Flashcards

1
Q

RICS guidance in this area?

A

RICS Surveying Safely Guidance Note 2018

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2
Q

Aim of RICS Surveying Safely Guidance Note 2018?

A
  • Ensure RICS regulated firms and members are responsible for ensuring health and safety procedures are being adhered to.
  • Provides guidance of different health and safety issues.
  • Main guidance - safe person, PPE, risk assessments, lone working.
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3
Q

What is the Safe Person concept?

A

Each individual assumes individual behavioural responsibility for their own, their colleagues’ and others’ health and safety whilst at work.

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4
Q

What is a risk assessment?

A
  • Tool used to cover eventualities of job.
  • Can’t cover all eventualities but provides steps to minimise greatest risk.
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5
Q

Surveying Safely advises that risks should be…

A

Understood, managed and minimised.

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6
Q

What is important to note when undertaking risk assessments?

A

Every persons perception of risk is different.

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7
Q

What is the guidance on risk assessments?

A
  1. Identify hazards
  2. Decide how might be harmed and how
  3. Evaluate risks and decide on precautions
  4. Record findings
  5. Regularly review
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8
Q

What is a dynamic risk assessment?

A

Changes to assessed risks on the day/ whilst working on the job.

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9
Q

Types of inspection tools?

A
  • Measuring - tape measure/ laser
  • Discovery - hammer/ chisel
  • Recording - pen/ paper/ camera
  • H&S - phone / PPE
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10
Q

Purposes of inspections?

A
  • Valuation
  • Pre-acquisition
  • Condition
  • Dilapidation
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11
Q

What information would you obtain on a desktop search?

A
  • Locational info (Google maps)
  • Environmental issues (Flooding, EPC etc)
  • Land registry (site boundary)
  • Organise H&S for site visit
  • Obtain plans
  • Gather equipment
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12
Q

What information would you obtain from a locality search?

A
  • Neighbouring properties/ occupiers
  • Nature of local area
  • Local transport infrastructure
  • Advertising boards
  • Nearby watercourses/ contamination
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13
Q

Types of inspections?

A
  1. Desktop research
  2. Locality/ Immediate area
  3. Exterior
  4. Interior
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14
Q

What would you look for when inspecting the property?

A
  • Layout
  • Condition
  • Check if tenant is complying with leasehold obligations
  • Type of construction
  • Age
  • Specification
  • Facilities
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15
Q

What are the types of defects?

A
  • Movement - subsidence/ heave/ horizontal cracking
  • Damp - rising/ penetrating/ condensation
  • Defective/ non performance - roof leaks to roof lights/ blocked valley gutters/ efflorescence
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16
Q

What is rising damp?

A

Stops 1.5m above ground level.

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17
Q

What is penetrating damp?

A

Caused by water ingress. Evidenced by staining/ damp patches

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18
Q

What is condensation?

A

Caused by lack of ventilation or heating.

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19
Q

Types of roof coverings?

A
  • Clay tiled
  • Slate
  • Profile steel clad
  • Asphalt
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20
Q

Types of roofs?

A
  • Flat
  • Pitched
  • Mono pitched
  • Double pitched
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21
Q

Types of windows?

A
  • Double and single glazed
  • Timber framed
  • Aluminium cassette
  • uPVC
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22
Q

Advantages and disadvantages of roof lights?

A

+ provide natural light/ better distribution of natural light

  • sunlight could harm products being stored/ potential for leakages from roof lights/ difficult to maintain
23
Q

Eaves vs Haunch

A

Eaves - highest point from metal frame to rafters

Haunch - lowest point for where frame intersects steel column

24
Q

Why do we obtain eaves and haunch?

A

To help determine cubic capacity of unit.

25
Q

Construction types?

A
  • Steel
  • Concrete
  • Timber
  • Brick and block
26
Q

Indication of cavity wall?

A

Only stretcher bricks

27
Q

Indication of solid wall?

A

Header and stretcher bricks

28
Q

Benefits of steel frame construction?

A
  • Flexible
  • Quick to install
  • Good for longer spans
  • Lightweight
29
Q

Issues with steel frame?

A
  • Corrosion
  • Sulphate attack from atmosphere or groundwater
30
Q

What is asbestos?

A

Hazardous fibrous material.

Banned in 1999.

Found in buildings constructed between 1950 and 1990.

31
Q

What are the 3 types of asbestos?

A
  1. Blue
  2. Brown
  3. White
32
Q

How do you know asbestos is present?

A
  • Age
  • Check asbestos register
33
Q

Where is asbestos typically located?

A
  • Roof
  • Guttering
  • Ceilings (tiles and artex textured)
  • Stairwells
  • Lift shafts
34
Q

What is the current asbestos legislation?

A

Control of Asbestos Regulations 2012

Implements:

  • If asbestos in good condition, can be left.
  • If responsible for maintenance, have a duty of care to manage asbestos.
  • Any works in the property with asbestos must be recorded and managed.
35
Q

Institutional spec of a shop?

A
  • Steel or concrete frame
  • Services capped off
  • Shell condition to allow occupier to fit out
36
Q

Institutional spec of office?

A

Steel portal frame or concrete construction

British Council for Offices:

  • Full access raised floors
  • Air con and double glazing
  • Passenger lifts
  • Open plan
  • 8 sqm to 10 sqm workspace density
  • Parking - 1 space per 250 sqft (OOT) / 1 space per 500-1000 sqft (CC)
37
Q

Institutional spec for industrial?

A

Steel portal frame construction

Minimum 8m eaves
10% roof lights
Minimum 30KN/sqm floor loading
Profile steel and brick (up to 2m) cladding
Full height electric loading doors
5-10% office content
Mains coverage capped off
40% site coverage
Loading bay depth - 35m to 50m
1 loading door for every 10,000 sqft

38
Q

Factors of inspection that may affect value?

A

Condition

Layout - suitable for current use?

Proximity to local transport infrastructure

Specification

39
Q

Hazardous vs deleterious materials?

A

Hazardous - harmful to health

Deleterious - degrade with age causing structural problems

40
Q

Example of deleterious material?

A

High alumina cement (HAC)

  • Widely used in 1950-70s.
  • Prone to chemical attack when exposed to water for long period.
41
Q

What is Japanese Knotweed?

A

Purple stems with heart-shaped (ace of spades) leaf.

White bell-shaped flowers.

Difficult to identify when not in bloom.

42
Q

6 common defects in property?

A
  1. Rot (dry & wet)
  2. Damp
  3. Movement
  4. Subsidence
  5. Decay
  6. Infestation
43
Q

What causes rot?

A

Damp and ventilation problems (moisture in timbers).

44
Q

Signs of dry rot?

A
  • Smell of mushrooms
  • White fungal growths with yellow and lilac colouration.
  • Deep cracking in timbers.
45
Q

Signs of wet rot?

A
  • Distortion, softness, discolouration and cracking of timber
  • Loss of timber strength
  • Sometimes fungal growth is visible
  • Damp, musty smell
46
Q

Signs of damp?

A
  • Musty smell, mould or mildew on the walls
  • Staining to walls/ wallpaper
  • Fragmenting plasterwork, blistering paintwork
  • Signs of salts coming from plaster walls
  • Timber decay, rust mark on angle beads within damp walls
  • Discoloured wall
  • External mortar failings/ crumbling
47
Q

Types of movement?

A
  1. Lateral restraint
  2. Cavity wall tie failure
  3. Falling Lintels
48
Q

Generic information included in inspection notes?

A

Address
Name
Weather conditions
Inspection risk assessment Location
Description
Site
Car parking
Environmental hazards
State of repair
Occupier’s
Signs of changes to the property

49
Q

How to identify Japanese Knotweed in Spring?

A
  • Red/purple coloured stems
  • Slightly curled up leaves
  • Fast growing
50
Q

How to identify Japanese Knotweed in Summer?

A
  • Bamboo like stems
  • Heart shaped green leaves with zig zag pattern
  • White clusters of flowers
51
Q

How to identify Japanese Knotweed in Autumn?

A
  • Bamboo like stems turned dark brown
  • Leaves turning yellow
  • Roughly 2-3 metres tall
52
Q

How to identify Japanese Knotweed in Winter?

A
  • Stems becoming brittle and starting to snap
  • Leaves turned brown and started to fall off the plant
  • Lots of dead stems on the floor that won’t decompose
53
Q

Relevant Law regarding Japanese Knotweed?

A

Environmental Protection Act 1990

54
Q

RICS guidance regarding Japanese Knotweed?

A

RICS Guidance Note - Japanese Knotweed and Residential Property (2022)

RICS APC (18 decks)

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