Inspection

Question 1

What equipment would you take with you during a survey?

Answer 1

Something to take notes with, camera, disto, tape, damp meter, ladder.

Question 2

What do you need to consider before going to site to carry out an inspection?

Answer 2

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.

Question 3

How do you undertake an inspection?

Answer 3

Personally I 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 an initial understanding of it. Looking for an indication of age, construction, additions etc. Then I would
start the inspection externally and inspect each elevation in turn looking and 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.

Question 4

What kinds of risks do you consider?

Answer 4

• Lone working
• Asbestos
• Accessing roofs and roof spaces at height
• Hazards associated with derelict/empty properties
• Confined spaces

Question 5

How does a disto work? How can you check its accuracy? When is it least accurate?

Answer 5

A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance.
We check all distos before use by measuring a known distance in the office.
It become 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.

Question 6

How would you go about undertaking a building survey? What would you do prior to the survey?

Answer 6

I would ensure that an appointment is in place along with insurance and that I was competent to undertake the survey. I would ensure I understood the reason for the survey and how the report is to be used. I would then review all relevant existing building information, arrange access and prepare RAMS for the relevant risks involved.

Question 7

Are there any RICS guidance notes or other documents you may review when undertaking different inspections?

Answer 7

RICS Surveying Safely
Covid-19 Guide to Surveying
Professional Statement on Homebuyers Reports
RICS Guidance note on surveying residential properties

Question 8

How might you assess a concrete defect?

Answer 8

Visual Inspection
Carbonation testing
Hammer test

Question 9

What RICS documents relate to surveying?

Answer 9

Surveying assets in the built environment – methodology.

Question 10

What areas does the RICS Guidance Note on Surveying Safely cover?

Answer 10

• Personal and corporate responsibilities.
• Safe person concept
• What to do if it all goes wrong.
• Assessing hazards and risks.
• Places of work.
• Occupational hygiene and health
• Visiting premises and sites – things to consider.
• Fire safety
• Residential property surveying
• General procurement and management of contractors.

Question 11

What is the structure of a legal report:

Answer 11

• Personal info/expertise.
• Instruction/reasons for survey
• Limitations (water/gas/drainage/electric).
• Instruments used (damp in timber percentages).
• Tenancy Occupation
• Inspection findings external. – location/construction/date of build/elevations/.
• Room by room internal.
• discussion
• Conclusion
• Statement of truth

Question 12

What is the purpose of the pre-action protocol?

Answer 12

• To encourage early exchange of early and full information to avoid a dispute
• Enable parties to avoid litigation
• Support efficient management of proceedings where litigation cannot be avoided

Question 13

What instrument tests ventilation?

Answer 13

Anemometer, airflow and ventilation testing instruments.

Question 14

What are radiowaves on a moisture meter called?

Answer 14

Radio frequency meter - measures variations in frequency to identify moisture. prefers a smooth surface.

Question 15

What are the relevant sections of the Party Wall Act

Answer 15

A party structure notice and adjacent excavation notice was served to the tenants either side of the proposed extension.

• Line of junction notice - one month before.
• Party structure notice must be served 2 months before.
• Excavation notice 1 month before work intended to start.

Question 16

What is a dangerous structural notice?

Answer 16

“In England, a Dangerous Structure Notice is a legal notice issued by a local authority to the owner or occupier of a building or structure that is deemed to be dangerous or at risk of collapse. The notice requires the owner or occupier to take immediate action to make the structure safe, usually by carrying out repairs or stabilizing the structure. Failure to comply with the notice can result in the local authority taking enforcement action, such as carrying out the works themselves and recovering the costs from the owner or occupier.

Question 17

What was the form of construction at Daleview Road?

Answer 17

The properties are three adjoining domestic houses in a long Victorian terrace, probably constructed in the late 1800’s. They are a traditional design with solid London stock brick external walls, tiled timber rafter pitched roofs, timber first floor joists spanning front to back, and timber stud internal partitions. At the rear of each property is a two-storey outrigger with mono-pitched roof and timber first floor joists. No.53 has been historically converted into ground and first floor maisonette flats. It has been visually verified that No.49 has a coal cellar below the entrance hall and staircase. It is likely that the other two properties have similar cellars
Foundations: The foundations are likely brick step footings approximately twice the width of the walls they support and at a depth of between 400 and 800 millimetres below the underlying floor level.

Question 18

What rics docs are in relation to undertaking inspection:

Answer 18

RICS HomeBuyer Report:
RICS Condition Report:
RICS Building Survey:
RICS Dilapidations:

Question 19

At Sylvan Avenue, why did the eall need repointing?

Answer 19

The wall had deteriorated leaving voids that leave the wall vulnerable to water penetration, or when the mortar is very soft. Comprehensive repointing is rarely necessary, it should be restricted to areas of need. Mortar should be removed with unpowered hand tools; mechanical disk cutters should not be used for removing pointing in historic buildings. Narrow joints are particularly difficult to repoint. The new pointing should match the existing colour and texture of the aggregates.

Question 20

What is the structure of a legal report?

Answer 20

• Personal info/expertise.
• Instruction/reasons for survey
• Limitations (water/gas/drainage/electric).
• Instruments used (damp in timber percentages).
• Tenancy Occupation
• Inspection findings external. – location/construction/date of build/elevations/.
• Room by room internal.
• discussion
• Conclusion
• Statement of truth

Question 21

What is Proudfoot Vs Hart

Answer 21

Tenantable repair must have regard for the locality, age and character of the building. To make it reasonably fit for occupation

Question 22

What advice did you provide at St John’s Flats?

Answer 22

Damp in bathroom. Along ceiling lines where concrete floor slab bridged the building.
Offered to use thermal boarding to insulate the wall.
Hygrometer about 85%.
– mould inhibiting paint. Increased ventilation to bathroom and kitchen by use of mechanical extraction. Advice regarding cupboards. Anti-fungal paint.

Question 23

What is moisture content/how is it measures?

Answer 23

Moisture content is amount of water divided by weight of material. Plaster is wet if content over 1%, brick 3% and timber 20%.

Question 24

What are the 3 contributing measurements to work out the “Dew Point”?

Answer 24

calculate the amount of moisture in the internal air, expressed as relative humidity. By correlating temperature, relative humidity and vapour pressure, the dew point of the internal air can be calculated.

Question 25

What repair did you advise at Lindisfarne Court?

Answer 25

• Ballast
• Insulation
• Liquid-applied polyurethane waterproof membrane
• Epoxy resin primer

Question 26

What was the cause of roof degredation at Lindisfarne?

Answer 26

After stripping back the stones and insulation there is a blanket of weed under the insulated slabs where the roof is holding water and a root growing out of outlet. On inspection we have seen there is no cover flashing or upstand on the adjoining wall. We would recommend as follows
Causation – could be the tree roots – or could be the weight of the ballasts, insulation and any water which put pressure around upstand causing cracking. Roof was holding water due to tree roots and this may have added weight which cracked fibre glass roof.

The property is suffering severe water ingress from the cavity wall, caused by a leak higher up the building, believed to be from the roof. Water is travelling down the cavity wall, saturating both the inner and outer skin, and coming through around the window jambs and reveal. There is evidence of water staining and efflorescence on the outer skin of the external brickwork on every level. Three out of the four flats have confirmed they are suffering from water ingress internally similar to flat 84. One tenant moved out the property.

Question 27

Tell me about Stop Notices.

Answer 27

• This prohibits the continuation of any activity that is set out in a an enforcement notice until the enformcent notice has been complied with.
• It can only operate together with an enforcement notice.
• Failure to comply with the notice cn lead to a fine of up to £20,000 in the magistrates court or unlimited in a higher court.
• A breach of condition notice can be served against a breach of a specific condition in consent. There is no appeal provision.

Question 28

Daleview: what were the relevant sections of the Part Wall Act that were served?

Answer 28

From Daleview Party Wall: [“The Act”] Sections 2 (2)(a)(f)(g)(h)(j)(k) & 6(1) & 1(5) by executing works as more particularly defined in the Notices
* Line of junction
* Party structure
* Adjacent excavations

Question 29

What is a dangerous structure notice?

Answer 29

“In England, a Dangerous Structure Notice is a legal notice issued by a local authority to the owner or occupier of a building or structure that is deemed to be dangerous or at risk of collapse. The notice requires the owner or occupier to take immediate action to make the structure safe, usually by carrying out repairs or stabilizing the structure. Failure to comply with the notice can result in the local authority taking enforcement action, such as carrying out the works themselves and recovering the costs from the owner or occupier.

Question 30

What actions were taken before re-attendance at Daleview?

Answer 30

• Structural engineer: Due to the extent of damage, we believe there will be a need to provide a structural repair schedule of works. I would be grateful if Kamal can provide this following the visit.
• Contractor attended to take a general overview of the required works
• I suspect that there will be initial preparatory works that will need to be undertaken for Kamal to actually be able to fully specify works and therefore appreciate that a further meeting may be required.
• Finally, I believe that the checking engineers who are currently engaged will be in attendance tomorrow and I will ask them to appraise all of what has occurred at 51. I have attached the report they prepared further to the issues that arose at 51 which should assist.

Question 31

What are Checking Engineers?

Answer 31

A party wall dispute may involve complex construction issues and the surveyors may need to rely on input from experts in order to reach the correct solution. On complex engineering projects most Adjoining Owners Surveyors will appoint a third-party engineer to assess the design and comment on its adequacy. Checking engineers may also be requested to visit the site during the works to assess conditions on site as work progresses or to ensure construction methods are being followed.

Question 32

What did Haringey Building Control do?

Answer 32

When the Haringey Building Control Department (after a deep analysis of the security of the structure and our proposals for the next phases without negatives comments), it gave to RAPID Construction the positive comments to continue the construction works under the external supervision of STARKO Building Control. We proceed on site with the finalization of the reinforced concrete foundation slab.

Question 33

What could have been done to repair Daleview?

Answer 33

Once all the areas are sufficiently exposed a Consulting Structural Engineer should be instructed to inspect again and then compile a schedule of remedial repairs. This is likely to include crack stitch repairs, replacing steel straps between internal and external walls, packing floor joists, installing new straps between floors & Party walls, realigning window & doors, installing Expanded Metal Lathe (EML) mesh, re-plastering & painting, and the like.

Question 34

What is the criteria for the decent homes standard?

Answer 34

• it must meet the current statutory minimum standard for housing
• it must be in a reasonable state of repair
• it must have reasonably modern facilities and services
• it must provide a reasonable degree of thermal comfort.

Question 35

What legislation does Peabody have to comply with for the condition of the property?

Answer 35

Legal obligations –
* Decent Homes Standard (2000)
* Housing Act 2004 - introduced the “Housing health and safety rating system”
* Homes (Fit for Human Habitation) Act 2018

Question 36

Tell me more abou the homes fitness for Human Habitation Act?

Answer 36

Homes (fitness for Human habitation act 2018) The Act amends the Landlord and Tenant Act 1985 to require that residential rented accommodation is provided and maintained in a state of fitness for human habitation.

Your landlord must make sure that your home is ‘fit for human habitation’, which means that it’s safe, healthy and free from things that could cause you or anyone else in your household serious harm. For example, if your house or flat is too cold and you can’t heat it, this can affect your health.
The Homes Act (fitness for human habitation) applies to tenants who live in social or privately rented houses and flats.

If rented houses and flats are not ‘fit for human habitation’, tenants can take their landlords to court. The court can make the landlord carry out repairs or put right health and safety problems. The court can also make the landlord pay compensation to the tenant.

Question 37

What changes are government likely to bring in after the coronors ruling in the case of Awab Ishak

Answer 37

In the government’s response to the coroner, Mr Gove said it was working on policy that would specify time limits landlords must meet on investigating hazards, and acting where there are health concerns.
He also said there were plans to introduce a new private rented sector landlord ombudsman, which was previously announced in June.
The evidence highlighted a “policy” amongst the housing associations, in cases where a disrepair claim has been brought of waiting for agreement from the claimant (or their legal representative) before rectifying any recognised disrepair.

Question 38

What is WME

Answer 38

a piece of timber reads 14% (dry, green zone) on your meter. And, in pin mode, the surface of a concrete floor reads 25% (wet, read zone). If you place the piece of timber on the concrete floor and leave it to equilibrate, the wood will absorb moisture from the concrete until it has reached approximately 25%.

This system of measurement is known as WME (Wood Moisture Equivalent) and is used globally for moisture diagnosis in buildings.

Question 39

How do you use Search mode on a protometer

Answer 39

this mean?
Non-invasive mode (Search Mode) is used to find higher than normal moisture levels. Pin mode is then used to more accurately measure the moisture level once you have found it.

Non-invasive meters are good for finding moisture quickly and behind walls and floor coverings, such as tile and vinyl, but they do not measure as accurately as pin type meters.

“Search Mode” is loosely based on the WME scale, so a reading of 200 is somewhat close to a pin reading of 20%, and a reading of 165 is somewhat close to 16% WME.

When using meter readings for reporting, only use readings from a pin type meter.

Question 40

Daleview - failure by party wall surveyor:

Answer 40

• Not clear if Hopps checked at 50% stage of excavation to ensure adequate underpinning as per the award.

Question 41

Party wall purpose?

Answer 41

Part 3: Adjoining Owners/Occupiers

Adjoining Owners should note that the primary purpose of the Act is to facilitate development. In return for rights to carry out certain works, the Building Owner (the person having the work done) must notify you in advance. He is made legally responsible for putting right any damage caused by carrying out the works, even if the damage is caused by his contractor.

7.Who counts as an “Adjoining Owner”?

Essentially, an Adjoining Owner is anyone who is an owner of land, buildings or rooms adjoining those of the building owner, which may include the local authority.

Also, for the purposes of section 6 of the Act a property shall be deemed to be adjoining if it is within the relevant distance even if it is nor actually adjoining.

The adjoining property may have a freehold owner, or a leasehold owner all of whom may be an ‘Adjoining Owner’ under the Act. Where there is more than one owner of the property, or more than one adjoining property, it is your duty to notify all Adjoining Owners.

Question;…..is a tenant counted as an “adjoining owner”? Looking at gov.uk website, it appears to be freeholders and leaseholders, not tenants

Essentially, an Adjoining Owner is anyone who is an owner of land, buildings or rooms adjoining those of the building owner, which may include the local authority.

Also, for the purposes of section 6 of the Act a property shall be deemed to be adjoining if it is within the relevant distance even if it is nor actually adjoining.

The adjoining property may have a freehold owner, or a leasehold owner all of whom may be an ‘Adjoining Owner’ under the Act. Where there is more than one owner of the property, or more than one adjoining property, it is your duty to notify all Adjoining Owners.”

Question 42

Why did you advise to sell Daleview and not go through the party wall process?

Answer 42

Just to be entirely clear. Our property at 53 has been substantially damaged by works undertaken at the privately owned property next door at 51, so much so that…

• Our property requires to be completely demolished with foundations grubbed out and…
• Our property requires to be entirely rebuilt including new foundations to be provided.

These works are obviously extremely extensive and with the matter a long way from being resolved through party wall processes, will undoubtedly take several years to complete.

Professional fees alone with regards to party wall liaisons, engineering and architectural fees, local authority negotiations and such like will be substantial let alone should legal proceedings have to be considered, which would more than likely be required should we not sell the property.

The actual cost for rebuilding a terraced property comprising two units in a London urban environment will be undoubtedly several times more than the cost that would be obtained through a rebuild valuation and would probably amount to substantially more than the combined market valuation of the two units.

This property should be prioritised for swift disposal to minimise cost implications for the business and potential reputational damage as the rebuild will indeed take many years to complete and could therefore attract negative publicity.

Question 43

What report did you create for Daleview:

Answer 43

Report for disposal.

Question 44

Daleview: why would the party wall process have taken so long and cost so much?

Answer 44

Professional fees alone with regards to party wall liaisons, engineering and architectural fees, local authority negotiations and such like will be substantial let alone should legal proceedings have to be considered, which would more than likely be required should we not sell the property.

Question 45

Why did you recomend selling Daleview?

Answer 45

It has been significantly damaged by building works undertaken by our neighbour at 51 with the damage being so extensive that our property is likely to require being completely demolished and entirely rebuilt.
The execution of these works is likely be either undertaken by our neighbour or by us should we receive a payment in lieu of them completing the rebuild. The proposed resolution will be determined within a Party Wall Award, but agreeing an Award and having our property rebuilt is likely to take several years to achieve.
David has received an offer from our neighbour via the Party Wall Surveyor acting for the Building Owner to purchase our property.
Personally, if recent past experience is anything to go by, I would suggest that a disposal to the neighbour is probably the most favourable option open to us, as long as the value agreed is appropriate.
Perhaps we can catch up on this tomorrow.

Question 46

Why did you engage a structural engineer?

Answer 46

My strategy is as follows;

• Confirmation on suitability of underpinning;
• Specification of works prepared by Ellis and Moore;
• Quantity Surveyor engaged to price the works;

Question 47

What are tenants under the party wall act?

Answer 47

Whilst she is not an Adjoining Owner, she is an Adjoining Occupier and she would therefore qualify for compensation under s.7(2) of the Act.

Question 48

What document within the Party Wall award would show you the condition of the wall before works started.

Answer 48

Schedule of condition within party wall award.