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APC Mock Qs > Inspection > Flashcards

Inspection Flashcards

1
Q

You attended an inspection webinar, what are typical building defects you would find for an insutrial building?

A
  • Damp
  • Roof leak
  • Leaks from burst pipe / AC
  • Subsidence
  • Heave
  • Damaged cladding
  • Defective floor
  • Poor ventilation
  • Defective gutters, down pipes, external drainage
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2
Q

What is heave?

A

Soil beneath the property exanding and pushing the ground upwards

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3
Q

What is subsidence?

A

Downward vertical movement of the earths surface - caused naturally or by human processes

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4
Q

On your 6 monthly inspections what are you typically looking for?

A
  • building defects
  • hazardous materials
  • Tenant occupation
  • Condition of premises
  • H&S compliance
  • Breaches in repair obligations
  • Market condition (of surrounding area)
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5
Q

To ensure the Clients investment is secure, is there any other information you try to gather on site apart from physically looking at the building?

A
  • Speak with tenants to understand their goals for their business and how they are trading (i.e do they wish to remain in the unit, are they happy with the site etc)
  • Assess local area to see what letting boards are like (a lot of vacancies etc)
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6
Q

How does Workmans lone policy relate to RICS guidance?

A

Relates to RICS Surveying Safely 2018

  • Charged phone
  • Risk assessment
  • Diarise inspection
  • Let colleagues know
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7
Q

You have undertaken inspections for valuation and management & agency, how would they differ?

A

Valuation you are looking things that that might impact value whereas with management you focus on condition, H&S compliance, standard of services provided etc

  • Inspections are similar
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8
Q

How would you inspect?

A
  1. prepare for inspection / desktop assessment
  2. Inspect the area
  3. Inspect externally
  4. Inspect internally
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9
Q

Have you ever inspected for fit-out works? what would you look out for?

A
  • Equality Act 2010 compliance
  • Building regulation compliance
  • Ensure that works have been carried out in accordance with the Licence to Alter
  • Good condition of works to protect landlord interest
  • No strucural damage
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10
Q

What must RICS firms provide?

A

Safe working environment
Safe work equipment
Safe systems of work
Competent staff

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11
Q

What does the control of asbestos regulations do?

A

Provides a framework for the management of asbestos and asbestos containing materials in non-domestic premises and during work activity

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12
Q

When you undertake an inspection of an occupied property for PM purposes whare are you looking for?

A
  • compliance with lease,
  • statutory compliance,
  • repair/condition,
  • requirements for repair/redecoration,
  • user
  • details of the actual occupier
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13
Q

How is inspecting different when a building is unoccupied

A

Risk of Vandalism
Security
Landscaping
Fire Risk
Insurance Requirements
Meter reads
Statutory compliance

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14
Q

What do you take with you on an inspection?

A

PPE
Measuring tools
Property information (tenancy schedule)
Travel plans
Risk assessment
Paper
Pen
Phone
Torch
Camera

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15
Q

What is a hazard?

A

a potential source of harm

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16
Q

What is a risk?

A

The likelihood or possibility of something bad ocurring

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17
Q

What is the risk control hierarchy?

A

Elimination - redesign so hazard is removed
Substitution - replace with a less hazardous material or work
Engineering controls - Use tools to control and prevent
Administrative controls - use proedures to control and prevent (i.e survey in light for lone working)
PPE

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18
Q

What should I be looking for externally?

A
  • Building age
  • Construction method of the building and specific elements
  • Site-specific location
  • Site access
  • Car parking
  • Loading access and requirements
  • Repair and condition
  • Contamination
  • Asbestos
  • Site boundaries, which could be checked using a Title Plan or lease plan
  • Defects, e.g. structural movement, subsidence, heave, cracking, cladding
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19
Q

What should I be looking for internally?

A
  • Layout
  • Specification - you’ll need to consider flexibility and obsolescence, together with specific requirements for the type of building you are inspecting
  • Services - age and condition
  • Fixtures and fittings
  • Improvements
  • Compliance with lease obligations, e.g. repair and maintenance
  • Defects, e.g. wet and dry rot, damp, death watch beetle, water ingress, condensation
  • Deleterious materials, e.g. High Alumina Cement (HAC) and calcium chloride
  • Hazardous materials, e.g. lead piping, wood wool slabs, asbestos
  • Statutory compliance
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20
Q

What should I do if I identify a defect?

A
  • Photograph it
  • Try to identify cause of damage
  • Inform and advise your client
  • Recommend specialist advice
  • Notify insurers
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21
Q

How long did the tenant have left on the lease at Raynham Road?

A

Roughly 3 years

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22
Q

What types of AC are there

A

VAV
VRF
VRV
HVAC
Fan Coil

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23
Q

What is HVAC?

A

Heating, ventilation and air conditioning – all of which can be provided by a HVAC system in a single installation

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24
Q

What is VAV?

A

Variable Air Volume – type of HVAC system that supplies air at varying levels or amounts at a constant temperature

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25
Q

What is VRF?

A

Variable Refrigerant Flow – type of HVAC system that uses refrigerant for both air conditioning and cooling

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26
Q

What is the difference between VRV and VRF?

A

Both refer to the same technology, but VRF is more recent and uses refrigerant

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27
Q

What is VRV?

A

Variable Refrigerant Volume – same technology as VRF, but belonging to a certain manufacturer (Daikin)

28
Q

What is Fan Coil?

A

Fan Coil Unit or FCU is a device that uses a coil and fan to hear or cool a room without connecting to ductwork
Less expensive to install than other HVAC but more expensive to run/maintain and less efficient

29
Q

What is a Hazard

A

Any source of potential damage, harm, or adverse health effects on something or someone

30
Q

What is a risk

A

The likelihood of an event or failure occurring and its consequences or impact

31
Q

Who is responsible for risks when attending a property

A

The controller of property.
FRI – tenant
Otherwise, Landlord.
As surveyor, always be aware of risks and take responsibility for your own health and safety and the H&S of others.
Carry out risk assessments

32
Q

What governs safe inspections

A

RICS Surveying Safely 2018

33
Q

What is the safe person concept

A

Each individual assumes responsibility for their own, their colleagues and others H&S while at work

34
Q

What are RICS firms obliged to provide in terms of H&S according to Surveying Safely?

A

Safe working environment
Safe work equipment
Safe systems of work
Competent staff

35
Q

Talk me through the risk control hierarchy

A

Elimination
Substitution
Engineering controls
Administrative controls
PPE

36
Q

Why is 3 phase power required at an industrial unit?

A

Due to the power capacity required in industrial units. For example, machinery requires more power.

37
Q

What is the Apex point?

A

The highest point on a building – top of the roof pitch

38
Q

What is a goad plan?

A

Birds eye view of retail centre – not to scale

39
Q

How does a Goad plan differ from an OS plan?

A

Ordinance Survey plan – topographical features that exist on ground level. To scale. Goad is not to scale

40
Q

What is Dry rot?

A

Caused inside by fungal attacks
Fungal growth, red spores, mushroom growth (fruiting bodies), cracking paintwork, strong smell
Destroys masonry and timber, brittle and cracks in hand, grey strands on timber

41
Q

What is wet rot?

A

Cause by damp and timber decay
Dark brown staining on timber, Wet and soft timber, high damp meter read, visible localised fungal growth, sopping wet, musty smell

42
Q

What are the fines for Japanese knotweed?

A

Potential breach ASBOS – Anti Social Behavior Crime and Policing Act 2014
Fixed penalty notice – criminal offence – up to £2,500 for an individual or firm up to £20,000

Could be fined or sent to prison for up to 2 years if you allow contaminated soil or plant material from any waste you transfer to spread into the wild

43
Q

Outline the structure of Surveying Safely 2018

A

Personal responsibilities for RICS members and firms
Assessing risks and hazards
RICS members places of work
Occupational Hygiene and health
Visiting premises or sites
Fire safety
Residential property surveying
General procurement and management of contractors

44
Q

What does Surveying Safely 2018 do?

A

Sets out good practice principles for the management of health and safety for RICS-regulated firms and RICS members.
Includes H&S responsibilities for firms and individuals

45
Q

What are the organizational responsibilities in Surveying Safely 2018

A

Management process designed to identify foreseeable risks and reduce the risks identified – i.e. have a H&S policy
Clear lines of accountability for H&S management
Training and information provided on H&S
Process to manage contractors and services
Have appropriate insurances

46
Q

What are the individual responsibilities in Surveying Safely 2018?

A

Undertake Risk Assessments
Ensure H&S policies and procedures are practiced effectively
Recognise their competence
Understand the risks associated with relevant tasks
Responsible for their own and others H&S

47
Q

What is the difference between a management inspection and valuation inspection?

A

Management inspection will inspect breach in tenants lease, equality act compliance, H&S compliance, fire safety compliance

Valuation inspection will look at material matters that may adversely affect value, such as general condition of premises, contamination, environmental matters, planning

48
Q

What is the process for investigating contamination?

A

Not competent to undertake myself and would instruct a building surveyor, however I understand the process is:
1. Desk study
2. Detailed site investigation and RA
3. Remediation
4. Post remediation testing and report

49
Q

What is the Risk Control Hierarchy

A

Process for reducing risk to the lowest possible level through preventative measures
Elimination
Substitution
Engineering controls
Administrative controls
PPE

50
Q

What is Part M of the building regulations

A

Provides information about the ease of access to buildings and the use of buildings
Ability to flow freely through a building including to toilets and bathrooms – slopes, ramps, disabled toilets on ground floor, accessible doors and corridors

51
Q

When looking at buildings, how would you assess any defects?

A

Inspect externally and internally - take photos

52
Q

What would you do if you discovered a defect?

A

Investigate if safe, however undertsand competance. Advise Client take photos and instruct specialisit to investigate

53
Q

What are latent and inherent defects?

A

defect in the original design that would not be discvered with a reasonably thorough inspection

54
Q

What are main forms of building construction for an office block?

A

Steel or concrete frame

Wood frame or brick build

55
Q

What features would you expect from Grade A office accommodation?

A

Suspended ceiling 350mm
Raised flooring 150mm
Floor to ceiling height 2.8m
Good location
LG7 compliant lighting
Air conditioning – VRV / VAV / 4 pipe fan coil
Underfloor data cabling as opposed to perimeter trunking
Compliance with Equality act 2010

56
Q

What is difference between CAT A and CAT B fit out?

A

CAT A – fit out of shell and core with raised access floor, suspended ceiling, basebuild ventilation, cooling, lightings etc to open plan layout.
CAT B – Tenant fit out partions, carpets, kitchens, relocation of M&E to suit their layout.

57
Q

What is an easement? How would you find out about the existence of one on a property inspection?

A

Right of access over someone elses land - title register

58
Q

What would office rents be in West End compared with City? Has COVID affected this?

A

West End: Grade A £75-100psf Grade B £55-75psf
City: Grade A £70-85 and Grade B £65-75

Current market is falling due to market conditions - rents decreasing

59
Q

What is a deleterious material? Can you name me a couple?

A

Material that degrades with age
High alumina cement or Calcium chloride

60
Q

What is Japanese Knotweed? Contrast this with giant hogweed?

A

Hogweed – part of the carrot family. Can grow 5 meters tall. Brough to Britain from central Asia at the end of the 19th century. Found mostly growing alongside foothpaths and riverbanks. Considered to be invasive plant that can cause harm to environment and human health. If the sap comes into contact with the skin, it can cause severe burns & make your skin more sensitive to strong sunlight.

61
Q

What do wet rot and dry rot look like?

A

Wet rot is damp and it smells. Dry rot is a fungus like large mushrooms.

62
Q

Can you install an advertising board on a listed building?

A

No, cannot alter the external apperance of a listed building

63
Q

When you inspect a property periodically what are you looking for?

A

Breach in lease covenant
Breach in repair
Equality act compliance
Breach in user clause
Tenant occupation
Unauthorised sharing of possession
Breach in alienation provision
Unlawful improvements or alterations
Condition of the premises
Defects
Water ingress
Structural damage
Hazardous substances
Non-native invasive species

64
Q

Other than building defects, what tenant breaches of covenant are you aware of?

A

Unauthorised sharing of possession
Breach in user clause
Breach in repair covenant
Breach in alienation provision
Unlawful alterations or improvements

65
Q

What is workmans standardized inspection form?

A

Number of schedules that require comments on condition, such as external walls, internal walls, entrance lobby, etc
Comments on each tenants occupation and any breaches in lease covenant
Meter reads

66
Q

What causes dampness in a building?

A

Water ingress:
Rising damp
Penetrative damp
Condensation / poor ventilation
Leaks from burst pipe

APC Mock Qs (13 decks)

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