Inspection Flashcards
What do you need to consider before going to site to carry out an inspection?
Am I competent to undertake the inspection
Am I properly insured
Has an agreement been signed
What are the risks involved
What kind of survey is it
Review all relevant existing building information, leases.
What equipment will be required to carry out the survey.
How do you undertake an inspection?
Personally I would prefer to undertake an inspection of a building from the top down.
I would normally walk around the building externally a couple of times first to get my bearings and get ab initial understanding
I would look for an indication of age, construction and additions etc.
Then I would start the inspection externally and inspect each elevation in turn looking at the roof, elevations, windows, doors, drainage and rainwater goods. Then I move inside and again start from the roof space and move down through the floors.
What kind of risks do you consider?
Lone working
Asbestos
Accessing roofs and roof spaces at height
Hazards associated with derelict/empty properties
Confined spaces
How does a disto work? How can you check its accurate?When least accurate?
A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance.
We can check all distos before use by measuring a known distance in the office.
It becomes less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser of businesses.
What is a hygrometer?
A hygrometer is used to measure the amount of humidity in the air and to diagnose condensation.
An electrical resistance meter provides the temperature and relative humidity.
Older equipment includes the whirling hygrometer.
What is an Anenometer?
This is used to measurement the air movement within buildings to establish ventilation requirements where condensation is a problem.
Air movement around ducts, grilles, windows and doors is checked.
Wind speed to external faces of buildings can also be checked to establish higher levels of exposure to driving rain due to the location of a property.
What are the key building elements you would look to survey?
Roofs
Walls & cladding
Rainwater goods
Windows, doors and joinery
Structural frame
Substructure / basements
Floors
Finishes
Internal walls, partitions
Staircases
Sanitary fittings
Building services
Out buildings
What are some key valuable sources of occupiers information you would normally look to obtain prior to the survey?
Structural alteration drawings
Guarantees in respect of the premises or its services
Flooding or boundary documentation
Records of testing of life safety systems
Planning and building control applications and approvals
Asbestoes register
What precautions would you take say you were inspecting a flat roof with a step ladder on your own?
I would prepare RAMS ( risk assessment method statement) before I undertook the survey. I would consider the height of the roof.
Ladder must be capable of being placed against the wall at an angle of 70 degrees and allow the surveyor to be able to inspect the roof without standing on the last 4 rungs of the ladder. I would consider if the roof was fragile or suitable to be walked on and even if it was suitable to be walked on I would not suggest this was suitable from a ladder unless it was a fixed ladder.
You are asked to inspect a flat roof take us through the inspection process?
Firstly gather historical building information and details of any current or previous issues with the roof.
Risk assessment
Identify type
Age?
Previous repairs ?
Defective?
Water pond?
Access gained?
Roof space access?
Weather – limitations.
Are you aware of any RICS documentation that provides guidance on undertaking inspections?
Property inspection technical guidance for the completing of a single survey
Covid 19 guide to surveys
RICS guide to surveying safely
What advice would you give if slates were to be replaced by concrete tiles? What would the structural implications be? What would the statutory implications be?
Firstly, concrete tiles are heavier than slates and may therefore impose a significant additional load that the roof structure, structure and foundations of the building had not been designed to take. It would therefore require a structural engineer to confirm if the existing roof structure, structure and foundations could accept this additional weight. As it could lead to deflections in the roof, roof spread or settlement.
Secondly, if you are replacing the roof covering then you will be required to undertake thermal improvements to the roof under Part L of the building regulations. This requires you to meet current guidelines for new builds as long as it is feasible and will provide pay back over a 15 year period.
Thirdly, the change in roof covering could require consent from the local council if it is within a conservation area or it is a listed building.
How would you ascertain the condition of electrical installations without employing a specialist?
Age
Service history
Is it in working order
General condition
Speak to the owner, occupier or maintenance team.
What are the requirements of the differing types of inspection e.g. acquisition and reinstatement cost?
Acquisition of Properties –
The surveyor must ensure that he or she has the particular technical skills and experience relevant to the property before accepting an instruction.
The surveyor is responsible for carefully and thoroughly inspecting the property and recording the construction and defects that are evident. The surveyor is advised not to limit the time for inspection and should take the time required for the property in question. The surveyor should carry out the inspection in a logical sequence, and it is essential that all relevant parts of the property are closely inspected.
Key elements include –
Roof space
Floor surfaces if exposed
Services
Limitations
Must keep a permanent record of the site notes made at the time of inspection. Sketch and photos.
Not asbestos report but asbestos materials should be reported.
Fire Reinstatement –
Generally, all assessments are made on the basis of total loss or of such substantial damage that the entire building will require demolition and rebuilding.
The usual requirement for a reinstatement cost assessment is that it is prepared on the basis of a ‘day one reinstatement’ figure known as the declared value, though it is prudent for this to be confirmed in the instructions and referred to in the final report.
In calculating the declared value , RICS members and RICS regulated firms should ignore the effects inflation during the period of the insurance policy as this is allowed for in the inflation provision
Most commercial buildings in the UK are insured on a reinstatement basis.
What is a good methodology for completing a successful property inspection?
Identify elements and sub elements
Giving condition rating
Report writing
Value
