Inspection Flashcards
Is there RICS Guidance regarding inspections?
RICS Surveying Safely
VPS 2 of the Red Book
Home Survey Standard
What are names of the regulations and RICS GN relating to Asbestos?
- Control of Asbestos 2012
- GN Asbestos 4th ed. 2021
What are names of the regulations and RICS GN relating to Fire Safety?
- Fire Safety Act 2021 and Order 2005
- Surveying Safely 2018 (sec on Fire Safety)
What are the characteristics of a Victorian property?
Constructed 1837 - 1901
single glazed sash windows
bay windows
slate roof tiles
solid walls
chimneys
chimney breasts / fireplaces in each room
suspended floors
no damp course
terracotta tiles
cast iron gates
What are the characteristics of a Georgian property?
Constructed 1714 - 1830
solid walls of brick or stone
single glazed sash windows (6 x 6 panes)
stone parapets
slate roofs
typically have cellars
embellished cornices and decorative mouldings
symmetrical
What is snagging? what is the purpose?
A snag is a small defect or problem that remains in your property after the building work has been completed.
Is to check the newly built property to identify defects in the build
Enables you to highlight them to the developer to allow them to fix the issues
What would you do if you found a defect?
Take photos
Try to establish cause of damage
Inform client
Recommend specialist advice
What do you understand by the phrase “plaster wicking’ in respect to low level damp in masonry walls ?
The same term used for rising damp - The unwanted ingress of water that rising through capillary action
What is vertical cracking usually a sign of?
Thermal expansion
What is diagonal cracking usually a sign of?
Heave or subsidence
What are the most common wood boring insects in the uk?
Woodworm
Death Watch Beetle
House Longhorn Beetle
What are the types of ground investigation survey?
Phase 1 = review site history and inspect site
Phase 2 = intrusive survey, samples taken to identify nature and extent of contamination
Phase 3 = remediation report
What happens if you find JK weed and you ignore it?
-It is an criminal offence under the Wildlife and Cuntryside Act 1981 with penalties up to £5,000 and six months imprisonment
- Local authorities can also take action
What other invasive plant species are present in the UK?
Hogweed:
thick stems
bunches of small white flowers
Himalayan Balsam
small purple flowers
look a bit like orchid flowers
What are the common building defects associated with period residential / office / shop buildings (8)?
Dry rot
Wet rot
Tile slippage on the roof
Death watch beetle
Damp penetration at roof and ground floor level
Water ingress around door and window openings
Structural movement / settlement
What are the common building defects associated with modern industrial buildings (6)?
Roof leaks around roof lights
Damaged cladding panels
Cut edge corrosion
Blocked valley gutters
Water damage from poor guttering or burst pipes
Settlement / cracking in brickwork panels
What are the common building defects associated with modern office buildings (7)?
Damp penetration at roof and ground floor level
Water damage from burst pipes or air conditioning units
Structural movement
Damaged cladding
Cavity wall tie failure
Efflorescence
Poor mortar joints in brickwork
What are Dilapidations ?
Dilapidation represent the claim for exit cost or end of lease costs attribuited to restoring the property back into the state prior to the letting.
What are you initial actions when dealing with a dilapidations claim ?
Check within the lease regarding various partied obligations such as internal only, external etc.
What information/documents should be reviewed prior to the creation of a schedule of dilapidations claim ?
Lease covenants
Tittle deeds
SOC
Inspection of current condition, internals and externals
What is the difference between a schedule of condition and a schedule of dilapidations ?
A schedule of condition review the current condition of the property at a certain point in time)the survey day), a schedule of dilapidations records the damages and breaches the tenant has made to the property during theory tenancy’s linked to the terms of a lease, with remedial repairs and applicable costs.
How did you carry out a lease analysis?
I look within the lease for information and clauses in relation to :
* Inclusion and exclusions
* Repairing liabilities
* Site extents
* Yield up (obligation to return the unit to it original state)
* Fees
What is a schedule of works?
A SOW is a single document that concisely lists what is to be done, where, how and to what quality.
What is the most important thing to do prior to inspection ?
Health and Safety Risk Assessment
What might you include in your desktop investigations?
Site history checks,
Review of alterations carried out,
check on planning authority,
if the building is listed,
check its listed status on historic England and English heritage.
I will ask the client to provide me with any plans or brochures of the property and ask them generic safety questions to ensure that it is safe to survey.
What specialist investigation are you aware of?
Drone surveys
Ground investigation
Asbestos investigation
How do you undertake an inspection ? a more detail explanation of the 4-step process?
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 an 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 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.
What are some key valuable sources of occupiers information you would normally look to obtain prior to the survey?
alteration drawings
Planning and building control applications and approvals
Operation and maintenance manuals
Asbestos registers
EWS1??
Look into this Q in more detail
What is Radon Gas?
Produced during the decay of Radium which occurs naturally through the presence of uranium in most rocks, soil, bricks and concrete.
Why is radon gas an issue within buildings?
Radon disperses externally. Internally, it may potentially build up to harmful levels. The amount of gas released depends on the area in the UK but is more concentrated with areas of high concentrations of granite and limestone.
What does the RICS guidance note on surveying safely cover?
Personal and corporate responsibility
Legal considerations and duties
Assessing hazards and risks
Place of work
Occupational hygiene and health
Visiting premises and sites.
Fire Safety
Residential property surveying
General procurement and management of contractors
f remediation works are required at a property, how could you estimate the cost of these (2 steps)?
Speak to contractors to get quotes to carry out the works
* Verify these estimates with building surveyors
What is the optimum depth of an office to allow for natural light (2), and lux average?
12m to 15m (shallow plan) or 15m to 21m (deep plan)
Maximised opportunities for daylighting, with 300-500 lux average
What ceiling height is desirable for an office building?
2.6m - 2.8m
What is the normal floor loading for an office building?
2.5 - 3.00 kN/sqm with an allowance of up to 1.2kN/sqm for partitioning.
What services/communal features/glazing for Grade A offices?
Air conditioning and double glazed windows
* Passenger lifts
What is the British Council for offices? & When was their guidance last updated?
The BCO was established in 1990 and is Britain’s leading forum for discussion and debate about the issues of the office sector. Its mission is to research, develop and communicate best practice in all aspects of the office sector.
Latest guidance 2019.
What is a hidden valley gutter and what problems can arise because of one?
Where two main roofs meet or where there is a change in roof direction.
Can be easily blocked especially where nearby trees.
What would you do if you come across asbestos during an inspection, which you were not aware of?
I would alert all the people in the building to evacuate and inform the operator immediately of the presence of asbestos.
I would place a notice on the door of the property.
If undertaking an inspection and you came across areas you could not access, what would you do?
I made the appropriate assumption in my report and notified my client of this limitation.
What would you do if you noticed some damp or movement in a building whist you are inspecting the property to undertake a Red book valuation?
I would photograph the defect, ensure I took relevant precautions if the building appeared unstable and would make appropriate commentary in my report stating the defect, the likely cause and cost of remedial work (making the required enquiries from a qualified building surveyor) and if some instances I would recommend that a prudent party would undertake a building survey to understand the defect and any implications it may have on the value. Where I feel this would impact upon the value I would value under the special assumption that there is no material defect and reserve the right to amend my valuation accordingly after a survey has been undertaken.
What is the normal floor loading for an office building?
min of 30 KN/sq m
Why do people use asbestos?
Asbestos was once used in the past due to its flame resistance.
On an inspection, would you walk on an exposed flat roof?
Unless the roof was a roof terrace specifically designed for such, I would not walk on an exposed flat roof
When would you carry out a risk assessment?
In my day to day role I regularly undertake pre-inspection risk assessments and continuous assessments throughout an inspection.
What different types of obsolescence are there?
Function/Technical obsolescence – a loss of utility from inefficiencies in the subject asset compared to its replacement that results in a loss of value,
Economic obsolescence – a loss of utility caused by factors external to the asset, especially those relating to a change in supply and demand, Physical obsolescence – a loss of utility due to the physical deterioration of the asset or its components resulting from its usage and normal usage resulting in a loss of value,
External obsolescence – a loss of utility caused by economic or location factors external to the asset that results in a loss in value
What is wet rot?
It’s a type of damp identifiable by a visble fungal growth and musty smell. It can manifest inside timber when this is wet.
What is Dry rot?
It’s caused by fungal attack and signs can include white fluff strands and a large orange mushroom with red pores
What is rising dam?
Damp caused by damp coming from the soil which can reach patches of 1.5h
What is Condensation?
It’s caused by lack of ventilation and background heating and includes mould signs and streaming of water
What are the four common types of foundations?
Strip
Raft
Piled
Pad
Which form of foundation is used for residential?
Strip
Difference between cavity and solid walls?
Solid:
- pre 1920s
- one brickwork layer
- stretched/header formation
Cavity:
- post 1920s
- two brickwork layers
- stretcher formation
- airbricks
What is efflorescence?
White marks caused by salts in brickwork.
Formed when water reacted with the natural salts.
Water dissolves the salts and its deposited on the surface.
What is spalling?
Surface of bricks start to crumble due to freeze/thaw action after it has been saturated in winter months.
How are shops constructed?
Steel or concrete frame
Concrete floor and no suspended ceiling
Let in shell condition so can be fit out by occupier
How are offices constructed?
Steel or concrete frame
How are industrial buildings constructed?
Steel portal frame
How can a trespass of land be resolved?
Via negotiation or by serving an injunction
How can a restrictive covenant be removed?
- Negotiation
- Applying to the Land Tribunal (under sec.84 of the Law of Property Act 1925)
How much does an asbestos demolition survey costs per sq.mt?
It depends on the detail required and type of construction to be surveyed, but normally around £5 to 20 psm.
What does an asbestos demolition survey include? and why is it required?
- It’s required where premises need upgrading, refurbishment or demolition.
- Samples are taken and analysed and advice in management is given
What is asbestos management survey?
- It used to identify location of Asbestos containing materials and advise on management during occupation
