Inspection

Question 1

How do you ensure you make appropriate access arrangements for inspections?

Answer 1

• Understand are the premises or site occupied?
• If so, do the occupants know a visit is being made and have they
  made any special access arrangements, including any safeguarding matters?
  Inform them of time date, who will be in attendance

Question 2

What things would you check before attending site for an inspection?

Answer 2

• Travel to and from site
• Lone working
• Condition of property
• Use of the property posing dangers?
• Am I physically able to carry out the inspection
• Understand are the premises or site occupied?
  If so, do the occupants know a visit is being made and have they
  made any special access arrangements, including any safeguarding matters?
• Are the occupants or neighbors likely to be aggressive or threatening?
• Does the occupier have house or site rules?
• is PPE required

Question 3

Briefly explain the construction of a recent building you have inspected.

Answer 3

• A 1980’s solid brick built single story building. Mossy tiled roof, but no obvious signs of roof issues inside. Reasonably well look looked after but tired.
• Inspection for the purposes of taking possession following it being leased to the claimant former owner. Photographs taken for a record but detailed inspection not required for the purposes.

Question 4

How do you take good inspection notes when on site?

Answer 4

• have a notepad and a pen and pencil (if it rains)
• take photographs which correspond to notes
• relate notes to different stages of the inspection so they are easily understood back at the office
• label a pre-printed building plan in order to label notes
• clear and detailed notes which would be easily understood by someone else

Question 5

Tell me about how you would ensure safe working at height / on a site with working machinery.

Answer 5

The ToE with the client will state limitations of my inspection stating that working at height will only be carried out if deemed to be safe. I would take advise from the site manager and adhere to their policies whilst dynamically assessing the risk myself.

Consider: weather, safety of ladder or stairs, use own instinct, can I see it from another viewpoint (out of a window)

Question 6

What building characteristics do you look for when inspecting a property?

Answer 6

• construction type
• fit out (depending on property type)
• building defects
• roof
• windows
• heating
• facilities (toilets, reception, basement, lifts)

Question 7

What does Grade A,B,C classification mean for an office?

Answer 7

A - Brand new/recent schemes (state of the art)
B - well maintained but low quality fit
C - Poorer specified open-plan or cellular

Question 8

What is the normal floor loading for an office building?

Answer 8

2.5-3 kn/sq m

Question 9

What is the normal floor loading for an industrial/warehouse building?

Answer 9

Measured in kilo newtons per square meter
15 low
25-30 mid
50+ top of range

Question 10

How can you tell if a wall is of solid or cavity construction?

Answer 10

The pattern of the bricks
The thickness of a wall (thicker than the width of a brick)

Question 11

What is a deleterious/hazardous material?
Give an example of each.

Answer 11

• Deleterious materials can degrade with age and cause structural problems
• buildings from 60s-70s or concrete frame buildings may have this
• Hazardous materials are harmful to health - asbestos, lead piping/paint, radon gad

Question 12

What do dry and wet rot look like?

Answer 12

• dry rot is caused by fungal attack. signed include fungus, mushroom like fruiting bodies, strong smell, cotton wool type strands/growth, red spores, cracking paintwork crumbling of dry timer. It can destroy timber and masonry
• wet rot is caused by damp and timber decay. Signs are wet, soft timber and high damp meter reading

Question 13

What is rising damp?

Answer 13

• usually stops around 1.5 meters about ground level
• Occurs when groundwater rises through capillaries in masonry to saturate it.
• tide marks on your wall above the skirting as well as powdery white salt deposits. It can cause plaster to bubble and wallpaper to peel away.

Question 14

What is Japanese Knotweed?
How would you identify it?
Why is it a problem?

Answer 14

• An invasive plant
• not easy to control and difficult to eradicate
• purple/green hollow stem and green leaves white flowers
• can damage hard surfaces such as foundations and tarmac
• Oct 2022 RICS released professional standard provides a decision tree for surveyors to categorise the infestation to enable clients to make informed decisions about the impact
• off the back of questioning the current approach to the assessment of risk, and by extension, impact on value, of Japanese Knotweed on the built environment

Question 15

What does the RICS say about Japanese Knotweed? When was the latest RICS guidance published? What are the key principles mentioned in this Guidance Note?

Answer 15

Japanese knotweed and residential property (2022) Professional Standard

Whenever Japanese knotweed is seen within the boundaries of a property, it should be categorised at one of three levels.

Management Category A: Action means that Japanese knotweed is present and is causing visible material damage to a significant structure. This is likely to affect value because repair and remediation costs will be incurred.

Management Category B: Action means there is no material damage to structures, but that Japanese knotweed is likely to prevent use of or restrict access to amenity space. This may still affect value, but that will be related more directly to the cost of remediation because no structural repairs will be needed.

Management Category C: Manage means that Japanese knotweed is present, but it is not causing damage or affecting amenity. Consequently, the impact on value will be much lower because the structures and amenity of the property have not been adversely affected, and any remediation costs will be at the discretion of the owner.

Question 16

What does the law say about Japanese Knotweed?

Answer 16

• Environmental Protection Act 1990
• You must stop Japanese knotweed on your land from spreading off your property.
• Soil or plant material contaminated with non-native and invasive plants like Japanese knotweed can cause ecological damage and may be classified as controlled waste.
• You do not legally have to remove Japanese knotweed from your land unless it’s causing a nuisance, but you can be prosecuted for causing it to spread into the wild.
• if disposed of, needs to be done legally (using chemical treatment, removing it to licenced landfill site, burn it) inform EPA!!
• ASBO and up to £2,500 for non-compliance

Question 17

What are your duties in relation to Japanese Knotweed?

Answer 17

• depends on the level of inspection agreed with the client as to how your legal duty of care would be seen by the RICS/courts
• The depth of inspection varies significantly depending on the specific requirements, and a valuation inspection is much more superficial than a survey
• however if identified the surveyor should be capable of providing guidance to the client that is appropriate to the level of inspection.

Question 18

Can you tell me about any RICS guidance on contamination or environmental risk?

Answer 18

Environmental risks and global real estate GN (2018)
- defines professional responsibilities
- provides identification guide
- identify legal duties
- outline roles of other professionals
- help surveyors to consider specialists reports

Question 19

What is the general principle relating to contamination?
What signs would indicate that a site is contaminated?

Answer 19

• general principle is that polluter or landowner pays for remediation
• a desk top study would consider the previous uses, local history, planning register etc
• can exist because of issues such as heavy metals, radon, methane, diesel, chemicals
• signs include evidence of chemicals, oils, oils drums, subsidence, underground tanks, bare ground

Question 20

What is radon?
Where is radon typically found?
How can you reduce radon risk?

Answer 20

• Radon is a radioactive gas but also odourless, tasteless and invisible, which makes it extremely dangerous.
• It is formed from the radioactive decay of uranium, which is found in rocks and soil almost everywhere in the UK and in many other parts of the world
• very high concentration in cornwall
• strong link with lung cancer
• Since 1999, Approved Document C has specified that all new homes should be built with a radon and damp-proof membrane

Question 21

Tell me about what an inherent/latent defect is.

Answer 21

• Inherent is a defect in the design or a material which has always been present
• Latent is a fault that could not have been discovered by a reasonably thorough inspection

Question 22

Tell me about your understanding of structural movement.

Answer 22

• Can be caused by subsidence or heave
• May be identified by cracks inside and out

Question 23

What is subsidence?

Answer 23

• Subsidence is the verticle downward movement of a building foundation caused by the loss of support of the site beneath the foundation.
• Could be a result of changes in the underlying ground conditions

Question 24

What is subsidence/heave?

Answer 24

• Heave is the expansion of the ground beneath part of all of the building.
• This could be caused by a tree removal and the subsequent moisture build up in the soil

Question 25

Tell me about any risks relating to air conditioning.

Answer 25

• If not maintained/cleaned properly it was spread bacteria or coolant liquid which can turn to gas
• This gas is extremely dangerous – it can also cause nausea and headaches, but also vomiting, coughing and dizziness. Could be early warning signs of refrigerant poisoning.

Question 26

How can you safely use a ladder during an inspection? When would you not use a ladder?

Answer 26

Carry out a dynamic risk assessment and evaluate the risk - is it safe how high is it?
Do not go onto roof surfaces unless it is safe to do so.
Hazards are likely to include some of the following:
- rusted, rotten or moss-covered fire escapes, access ladders and guard rails
- ill-secured or flimsy, collapsible, sectional or fixed ladders
- high winds during roof access

Question 27

What might you identify on a physical inspection that could be missed without visiting site?

Answer 27

• obvious building defects
• poor repair
• invasive species
• tenant occupation or use of building not in line with lease/permitted planning use

Question 28

What special preparations did you make to inspect the drainage ditch and why?

Answer 28

• I carried out a risk assessment
• I arranged to meet a supplier at site
• planned my travel
• updated calendar so colleagues knew where I was
• checked in and out with a colleague at the office
• I wore appropriate clothing and boots

Question 29

What are some of the drawbacks of mapping software?

Answer 29

• Maps are two-dimensional so the disadvantage is that world maps distort shape, size, distance, and direction.
• difficult to really see whats going on on site
• may not be an up to date image of what is actually happening on site
• however gives good indication on land boundaries and position of buildings etc

Question 30

How did you record your schedule of condition and what did you do with it afterwards?

Answer 30

• took photographs of entire property, inside and out
• made notes about property against each photograph, noting basic notes about condition
• observed no signs of contamination, subsidence, invasive plants
• RoC purpose was to understand what condition the property was being handed to property management team, detailed inspection not required

Question 31

What were some of the key areas you inspected as part of your schedule of condition?

Answer 31

• building structure externally (roof, and walls)
• external car park and around the building

Question 32

Tell me about how you ensure your safety when on site.

Answer 32

• prepare for inspection
• arrive with appropriate

Question 33

Tell me about how you ensure your safety when lone working

Answer 33

• Follow my organisations lone working procedures
• Is lone working a safe option and, if so, what
  provisions are made for communications in an
  emergency?
• Ensure my firm have a record of my number and ensure I am able to reach them (will I have signal)
• Diarise my visit and inform colleagues when I will leave and return to work
• Are regular check-in calls required?
• How would rescue be achieved, including access?
• Am I fit and able to carry out the inspection?
• Finally, ask the question ‘if I did not come back from
  the property, who would know that I was missing and
  how would they be able to find me?’

Question 34

Give me an example of where you have recognised a limitation of your knowledge and sought external specialist advice.

Answer 34

Borehole Southam - this was specialist work which required expert input who work on water infrastructure and legislation

Question 35

What would you do if you identified a potential defect on site?

Answer 35

1. take photographs
2. try to establish the cause whilst on site
3. inform my client of my investigations
4. recommend specialist advice from a building surveyor or a structural engineer if movement is seen

Question 36

How did you use the Surveying Safely Guidance as part of your inspection at Shrewsbury?

Answer 36

Part of the initial checklist in Suveying Safely highlights the importance of understand if access is safe and take responsibility for my own safety. I did a dynamic risk assessment and did not feel it was a safe access.

Question 37

What did you look for in your arable land inspection? How does a land inspection differ from a building inspection?

Answer 37

• Fencing boundaries, agreed new fences following possession
• evidence of any crops growing/animals roaming which may require disturbance losses or removal
• any flooding which may affect value (ability to grow use as arable land)

Question 38

What building spec/classification were the offices in

Answer 38

Classification: B well maintained but lower quality fit
Specification: A finished walls, reception areas, finished and painted walls, lowered ceiling with lighting, M&E

Question 39

What does RICS Surveying Safely set out?

Answer 39

• Personal/corporate responsibilities (the safe person)
• hazard and risk assessment
• workplace regulations
• occupational health
• visiting premises and sites
• fire safety
• residential property surveying
• procurement and management of contractors

Question 40

How would you approach the inspection (sequence of events)

Answer 40

pre site visit
site visit
-check in
-internal
-external
-site and boundaries
-site check out
-local area
after site visit activites

Question 41

What parts of the red book are relevant to property inspection?

Answer 41

VPS 2 and VPGA 8 in the Red Book address various
aspects of inspections and investigations, including
minimum requirements to be complied with during an
inspection.