Inspection Flashcards
What equipment would you take with you during a survey?
Typically I would take the following equipment however this would depend on the nature of the inspection:-
Pen and paper or tablet to take notes with.
Camera.
Disto or tape measure.
Damp meter.
Ladder.
What do you need to consider before going to site to carry out an inspection?
I would firstly consider whether I am competent to undertake the inspection depending on the scope of service being provided.
I would also need to ensure that I am properly insured to carry out the inspection.
I would check that a formal appointment has been agreed and signed.
A risk assessment and method statement should also be carried out to determine what risks are involved.
I would ensure I know the kind of survey that is being provided and review all relevant existing building information available.
How do you undertake an inspection?
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 to get my bearings and get an initial understanding of:-
An indication of the building’s age.
Its form of Construction.
Any additions or abnormal factors.
I would then start the inspection externally and inspect each elevation in turn looking at the roof, elevations, windows, doors, drainage and rainwater goods.
Then I would move inside and again start from the roof space and move down through the floors.
What kinds 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?
A disto emits a laser beam and measures the time taken for it to reflect which is then converted into a distance.
How can you check a disto’s accuracy?
This can be checked by using a known measured distance in the office.
When does a disto becomes less accurate?
It become less accurate as the distance increases.
It is also very difficult to use outside over long distances due to issues with identifying the laser.
Have you heard of a theodolite and how does this work?
A theodolite is an optical instrument consisting of a small mounted telescope that is rotatable in horizontal and vertical planes.
They are mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation.
Leveling is accomplished with the aid of a spirit level where crosshairs in the telescope permit accurate alignment with the object sighted.
What precautions would you take if you were inspecting a flat roof with a stepped ladder on your own?
- I would prepare risk and method statements before undertaking the survey.
- I would consider the height of the roof if it was more than a single storey and look to arrange alternative access.
- The type of ladder being used should also be considered to ensure it is capable of being placed against the wall at an angle of 70 degrees and allows the surveyor to be able to inspect the roof without standing on the last four rungs of the ladder.
- Consideration would also be given to the condition of the roof in terms of whether it is fragile or suitable to be walked on.
What would you look for when inspecting a slated pitched roof covering and what would you look for within the roof space?
- I would consider:-
o The age of the property and roof.
o Whether the roofing materials are original.
o Whether the ridge is straight.
o Identify and consider any deflections or distortions.
o Identify any slipped or missing slates.
o Determine if previous repairs have been undertaken and consider specifically if repairs are numerous and to what standard they have been carried out.
o Identify if the leadwork to valley gutters, chimneys and other penetrations is in good condition.
o Identify if the chimneys are in good condition or whether they are leaning or require repointing.
o Visually inspect whether any light is identifiable from the outside when it is dark inside.
What advice would you give if slates were to be replace by concrete tiles?
- 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 have 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.
What would the statutory implications be when replacing slates with concrete tiles?
- 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 as long as it is feasible and will provide pay back over a 15 year period.
- 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?
- I would consider the age of the equipment and whether any service history or electrical inspections are accessible.
- I would also look at whether the installation is in good working order at the time of inspection, its general condition and speak to the owner, occupier or maintenance team to see if they can provide any input.
What are the requirements of the differing types of inspection for example acquisition and fire reinstatement cost assessments?
- Acquisition of properties
o The RICS provide a practice note ‘RICS Building Survey Practice Note’ advising on the mandatory components for undertaking a Survey.
o This practice note is written to reflect the property law in England and Wales.
o It describes and defines the service, in particular specifying those elements that are mandatory to be surveyed.
o It applies without exception where any surveyor enters into a contract with a client to provide the service.
o It is mandatory to use the specified format, without variation, and no departure is permitted.
o Guidance on the practical application of the practice note is given in section 4, Compiling the report – commentary and guidance.
o The surveyor must ensure that he or she has the particular technical skills and experience relevant to the property before accepting an instruction.
o The surveyor is responsible for carefully and thoroughly inspecting the property and recording the construction and defects that are evident.
o The surveyor is advised not to limit the time for inspection and should take the time required for the property in question.
o 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.
o For example:-
■ The interdependence of the different parts of the structure should be assessed.
■ Especially the way in which the roof, walls (internal and external) and floors interact, so that each part is not considered in isolation.
- Key elements that must be reported on include:
o Roof space.
o Condition of floors.
o Furniture and occupier’s possessions.
o Services.
o Limitations to the inspection. - The surveyor must keep a permanent record of the site notes made at the time of inspection.
- Any physical limitations present at the time of inspection should be noted on the site notes.
- In addition to written notes, the surveyor should include sketch plans, diagrams and photographs.
Fire Reinstatement Reports
- The RICS produce the Reinstatement Cost Assessment of Buildings, 3rd addition which is intended as a guide for surveyors who carry out reinstatement of assessments of buildings.
- All assessments are to be 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 of inflation during the period of the insurance policy as this is allowed for in the inflation provision.
- The declared value figure should be the equivalent of a fixed price lump sum, competitive tender submitted by a suitable and competent contractor for works to commence on site on the first day of the period of insurance.
- The valuation should include:
o Net rebuilding cost.
o Appropriate allowances for demolition.
o Other costs and all associated professional and other statutory fees. - Most commercial buildings in the UK are insured on a reinstatement (new for old) basis.
- The day one reinstatement basis is the most popular form of this, particularly for buildings insured by a landlord and leased to a tenant.
- If there is no intention to repair or reinstate a damaged building, then some other basis of settlement may be more suitable.
- It is prudent to incorporate recommendations within the report to the effect that the client needs to reassess the sum insured on a regular basis, with an annual adjustment to reflect inflationary effects and a major review and reassessment every three years, or earlier should significant alterations be made to the insured property.
