Inspection Flashcards
What do you look for during inspections?
Look at the local area
Amenities
Vibrancy of local business
Local transport nodes
Condition of building
Security
Access arrangements
Talk me through common hazards in older buildings?
Asbestos
Lead piping
Radio gas
What would you do if you thought you identified asbestos?
-if it was disturbed, I would get out asap
-if not I would take a picture
-in either case I would report
What does your firms inspection checklist involve?
What are the key local factors to look out for in PBSA
Local amenities
Colleges/universities
Transport connectivity
Did you identify any hazards in any of your inspections?
Yes the bed that was damaged in Brighton was hazardous as it was broken wood. I reported it straight away to the site manager and my manager
How did you know there were no rights of way present over the site?
By looking at the title register
How could rights of light impact your future development?
WHAT ARE THE 4 STAGES OF INSPECTION?
- Desktop due diligence
- Locality/vicinity
- Exterior of property
- Interior of property
What should you take on an inspection with you?
Charged mobile phone
Site or floor plans
Relevant PPE
Measuring equipment
What does the first stage- desktop due diligence consist of?
-Risk assessment
-online sources- land registry,planning portal, pro maps
Plan my route on how to get there. Book a train ticket. Call the person on site and make sure they know when I’m coming
-print out relevant plans
- equipment measured, phone
- I would take my comparable map. If I was inspecting a site that was being constructed I would take possible elevations
What does the second stage of inspection involve?
Locality/vicinity
-properties on markets
-flood zones
-conservation area
-transport
What does the third stage of inspection involve?
Exterior inspection
- look for defects. Cracking/water damage
- car parking
-access
-photograph
-identify construction type. In student its typically cladding or brickwork
-identify possible rights of light
-age
-condition
What is the 4th stage?
Interior inspection
-statutory compliance with regs
-condition
-specification
-layout
How could you date a building?
-architects certificate
-building regs
-historic map
-ask the client
-date of planning consent
What are the purposes of inspection?
Agency
Valuation
Management
What are the forms of foundation
-raft
-Strip
-Piled
-pad
How would you determine the types of foundations used?
Age/type
Loading requirements
Ground conditions
What are the two types of wall construction and how would you tell them apart?
Solid wall- slid brick wall with headers and stretches visible
Cavity wall- 2 layers of brickwork tied together with metal ties-usually no headers visible
What is a header?
Brick laid so tat short side is visible
What is the stretcher?
Brick laid horizontally, with long side exposed an outer face
What is efflorescence?
-white marks on brickwork
-caused by salts in bricks
-caused when water reacts with natural salts
What is spalling?
Damaged brickwork where bricks start to crumble due to free thaw
What are the two main methods of construction for new office buildings?
Steel frame
Concrete frame
What can you refer to if you’re unsure about the type of construction?
Architects drawings. An seek advice from construction director
What are the different types of air conditioning system?
-vav
- vrv
-static cooling
-heat recovery
-comfort cooling
What became illegal to use in air conditioning systems in 2015?
The refrigerant R22
What is shell and core fit out?
Where common parts of the building are completed but office areas left as shell ready for occupiers fit out
What is the difference between an inherent and a latent defect?
-inherent defect has been there since the beginning
- latent defect is where it could not have been discovered by a reasonably through inspection
What is the purpose of snagging?
Enables you to highlight any defects to developer and enables them to fix them
What are the common causes of defects?
Movement
Water
Defective building materials
What is a subsidence?
-where the building foundation shifts downwards
-usually caused by changes in the underlying ground conditions
What is heave?
Expansion of ground beneath a building
Usually caused by removal of trees and build up of water
What are the common causes of cracks in a property?
Heave
Subsidence
Movement
Settlement cracks
What is wet rot? What are the signs of it?
Where the water damages wood such that it becomes soft and weak
What is dry rot? What are the signs of it?
Caused by fungal attack
-usually see mushroom like growth on wood
What is rising damp? Wha are the signs of it?
Where water moves upwards through a building
Usually caused by failure of DPC
Signs would include tide marks
Usually stop 1.5m above ground level
What can condensation be caused by?
Lack of sufficient ventilation
What I the key legislation on contamination?
Environmental protection act 1990
What guidance has the RICS issued on contamination?
RICS Guidance note contamination, the environment and sustainability 2010
Who will usually pay for the remediation of a site?
Either the land owner or the polluter
What does desktop contamination study comprise?
Assessment of the sites historic uses
What materials usually cause contamination?
Radon and methane
Oil/gas
Heavy metals
What are the visual signs of contamination?
-oil drums
-evidence of chemicals
-subsidence
-bare ground
What are the three phases of an investigation for contamination?
Desktop
Intrusive
Remediation
What would you do if you were concerned that a site may be contaminated?
Suggest the client get a specialist report
What is the difference between deleterious and hazardous material?
Deleterious degrades over time to cause structural problems
Hazardous is harmful t health
Examples of deleterious materials
High alumina cement
Calcium chloride
What are examples of hazardous material?
Asbestos-if damaged
Lead piping
Radon gas
What does Japanese knotweed look like
Purple and green with a hollow stem
Heart shaped leaves
Clusters of white flowers
Why is Japanese knotweed an issue?
Invasive plant can damage hard surfaces
Difficult to control
Lenders may refuse loans
Where can Japanese knotweed be found?
Railway line a lot
What guidance is issued on Japanese knotweed?
RICS Information paper on Japanese knotweed and residential property 2015
What are the penalties for ignoring Japanese knotweed?
Covered by criminal protection act 1990
Prison sentence of 6 months or £5,000
What documents would you request before going on an inspection?
Asbestos register
Floor plans
Title plans
How would you ensure you had regard to RICS Surveying safely when on inspection?
Carry out risk assessments
Never enter a building if it felt unsafe
Trust my instinct
Wear appropriate PPE
Ensure my colleagues know where I am and details of inspection in my diary
Can you run me through how you would carry out a risk assessment?
Identify hazards
Identify who they may harm
Evaluate the risks and decide on precautions
Record findings and implement them
Review the assessment and update if necessary
Advise all those affected of the outcome
