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RICS APC Questions JL > Inspection > Flashcards

Inspection Flashcards

1
Q

Explain a key issue raised in Surveying Safely?
And what year is it?

A

November 2018 2nd Edition.
In relation to inspection it places an emphasis on members carrying out a pre assessment to identify the hazards and risks. The Safe Person concept
It provides a checklist of issues to identify in the pre assessment including but not restricted to:
- Lone Working
- Condition of the Property
- Location
- Travelling to and from the site
- Occupation
- Equipment/Ladders also
- Diseases
- Dangerous substances
- Activity (Warehouse, Shop, Office, Manufacturing)

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2
Q

How do you ensure you make appropriate access arrangements prior to inspecting?

A

Contact the client, who will in turn contact the managing agent.
If the property is leased ensure there is minimal disruption to the tenant and that they are provided with adequate notice.
If for disposal purposes, and the tenant is unaware, ensure a different reason is provided.

If development, contact the site manager to discuss access and ensure the necessary PPE is available.

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3
Q

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

A
  • Competence
  • PII
  • TOE
    Risk assessment
    Location and access
  • title plan and boundary
  • enviromental issues - flooding/hazaradous materials
  • Occupational leases
  • statutory requirement - asbestos, fire and safety, health and safety.
  • condition of property
  • planning
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4
Q

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

A

A retail warehouse unit was built of steel portal frame with park brick and part steel profile cladding.
Glazed frontages
Tarmac, black top finish and tarmac service yard.

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5
Q

What is the size of a brick?

A

215mm x 102.5mm x 65mm

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6
Q

How do you take good inspection notes when on site?

A

By making sure they are neat, tidy and professional. Always ensuring that another professional is able to make sense of the notes, in order to provide diligent advice at a later date.

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7
Q

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

A

Work at Height Regulatoins (2005) (WAH)
1. Avoid it where possible
2. Ensure the correct equipment.

Carry out s safety assessment
Training and competence
Safety Equipment
site safety
Supervision

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8
Q

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

A

Surrounding area
- Location, public transport, agent billboards, site boundary

Externally
- Begin from the roof, type of roof, type of cladding, foundation, method of construction, repair and condition, defects/structurla movement, building date built, parking/loading

Internal
- Specification, state of repair, layout, defects, services, statutory compliance, lease compliance

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9
Q

Tell me about the basic construction of a building you have recently inspected.

A

A retail warehouse in Eastbourne was built of a steel portal frame with a mix of steel profile cladding and cavity brickwork.
Glazed frontages
Concrete floor slab
Tarmac black layered car park and tarmac’d service area.
Pitched roof

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10
Q

What are the usual sizes of floor and ceiling void in a new office building?

A

350mm to ceiling and 150mm to floor void.

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11
Q

What does Grade A specification mean for an office?

A

Very modern facilities which offer top notch servicing, refers to the best in class offices and are usually at a modern development.

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12
Q

What features would you expect to find in a Grade A specification office?

A

Well located
Large open plan offices, flexible working
Heating and ventilations systems
High speed internet
Top of the range security
Common area facilities, kitchen, meeting rooms, showers, gym
Car parking
Sustainability - Green roofs, solar panels, efficient lightin
Accessibility

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13
Q

How do office Grade and Category differ?

A

Categories in offices refer to the fit out. They can be shell and core, Cat A, Cat B.

Shell and core - shell is ready for the fit out with services
Cat A - landlord has carried a level of fitout which is suitable for any office occupier
Cat B - the fit out specific to the occupier

The grading of a office refers to the standard and quality of the fit out. Grade A usual commands the highest rents.

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14
Q

How do Cat A plus, Cat A and Cat B differ?

A

Cat A refers to the basic landlord fit out
Cat A + is a higher spec that goes beyond that of Cat A
Cat B is a comprehensive fit out that meets the tenant specific needs.

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15
Q

What does turnkey mean?

A

In relation offices it means that the office is ready for the occupation of a tenant straight away, more commonly means it includes furniture, internet connection, phone lines etc.

Fully equipped and ready to use, usually on short term leases. They can also provide support services such as meeting rooms, receptionists etc.

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16
Q

What is the British Council for Offices?

A

Non profit organisation which promotes the best practice in office design, management and development.

The BCO is committed to sustainability throughout the UK commercial property office sector.

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17
Q

When was their office guidance last updated?

A

They released their Guide to Specification in Feb 2023.

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18
Q

What changes were made to the BCO update?

A

Office space of 10m2 per person
Minimum BREEAM ‘excellent’
Improved lighting efficiently
Net Zero Carbon Goals

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19
Q

What is the optimum depth of an office to allow for natural light?

A

1.5 - 2.5 times the window head height

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20
Q

What eaves height is desirable for an office building?

A

2.6m - 2.8m high

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21
Q

What is the normal floor loading for an office building?

A

2.5 - 3.0 KN/m2

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22
Q

How would an office floor loading differ to an industrial / warehouse unit?

A

Industrial/warehouse have a minimum of 30kn/m2

Office have between 2.5- 3kn/m2

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23
Q

What is a KN/m2

A

Kilonewton per metre squared
The weight over a specific area.

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24
Q

What is an easement?

A

It provides a person or company a legal right to use someone else property for a specific use, without actually owning it.
For instance, utility companies will have easement to pass electric cables across a site.
Normally recorded in the deed of a property.

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25
Q

How would you find out about the existence of an easement?

A

It would state it in the deed.

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26
Q

What types of air conditioning would you find in a modern office
building?

A

Variable Air Volume
Variable Refrigerate Volume
Coil
Static Cooling
Comfort Cooling
Mechanical Ventilation

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27
Q

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

A

Look at brickwork pattern. Solid wall = Stretcher
Cavity Wall = Flemish

Measure the thickness

Look for metal ties

Look for weep holes towards the bottom of the wall, designed to let out moisture

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28
Q

What is a hidden valley gutter?

A

Gutted system which is concealed, where two roofs intersect, a valley gutter is installed in between the valley of the two slopes

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29
Q

What problems can arise because a valley gutted?

A

As they are concealed, they are difficult to determine whether there is a blockage and they become difficult to maintain and install.

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30
Q

Where does surface water drain into?

A

Stormwater drains
Natural watercourses
Permeable Surfaces
Soakaways

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31
Q

How does surface water compare to foulwater?

A

Foulwater comes from toilets, sinks, showers and will run into sewage drains.

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32
Q

What is a deleterious Material? Give me an example

A

a material which degrades with age. Usually found in brown stains on concrete buildings or 19060’ & 1970’s builds.
examples include
- calcium chloride
- woodwool shutterings
- high alumina cement

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33
Q

What is a hazardous Material? Give me an example

A

A material which is harmful to health, includes:
- asbestos
- lead piping/paint
- Radon Gas

34
Q

What do dry rot and wet rot look like?

A

Wet Rot - timber becomes soft and moist, fungal, musty smell, timber decay

Dry rot - FUNGAL ATTACK! orange mushroom, red spores with fine fluffy strands

35
Q

What is rising damp?

A

Water rising from the grounds of a building through the walls. Usually stops at 1.5 metres above ground.

36
Q

What is Japanese Knotweed?

A

An invasive plant which is difficult to contain. It can damage hard surfaces such as foundations and tarmac.
It requires specialist professionals to eradicate.

37
Q

How would you identify Japanese Knotweed?

A

It has a green/purple hollow stem with large green leaves.

38
Q

Why is Japenese Knotweed a problem?

A

It can damage hard surfaces such as foundations and tarmac and is not easily eradicated if found. It is a criminal offence not to act when it is present.

39
Q

What does the RICS say about Japanese Knotweed?

A

It does not have to derail a house sale.

The RICS GN Japapnese Knotwood and Residential Properties 2022, provides guidance to members who encounter JK.

40
Q

When was the latest RICS guidance relation to JK published?

A

March 2022.
They released the RICS GN Japanese Knotweed and residential guidnace.

41
Q

What is the worst case scenario for Japanese Knotweed?

A

The disruption of foundations or tarmac. However the House of Commons released a research paper in May 2019, stating that the damage caused by JK is no greater than that of disruptive plants or trees

42
Q

What are the key principles of the RICS GN JK & RP 2022

A
  1. Identification
  2. Risk Assessment
  3. Remediation
    4.Management
  4. Valuation
  5. Legal Obligations
  6. Disclosure
43
Q

What does the law say about Japanese Knotweed?

A

Legislation is Enviornmental Protection Agency 1990 and the Wildlife and Countryside 1981.

Prevent the spread of JK and disclose of any JK on your property.

44
Q

What are your duties in relation to Japanese Knotweed?

A
  1. Identify and assess
  2. Advise clients on risk
  3. Propose appropriate treatment
  4. Propose management
  5. Advise potential purchasers or sellers.
  6. Compliance legislation
  7. up to date with guidance.
45
Q

How can you treat Japanese Knotweed?

A

Chemical treatment
Physical movement
Combintation

All should be carried out by an appropraite professional and disposed of at a licensed landfill site.

46
Q

What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?

A

It held that a seller can be liable for the presence of JK. Homeowners sued their neighbours as they had allowed JK to grow into their property.
Highlighted also the need to promote the presence of JK and ensure it is appropriately managed.

47
Q

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

A

The RICS GN ‘Contamination, the Environment and Sustainability’ 2010 3rd Edition provides guidance to surveyors on the above.
It advises surveyors to follow statutory guidance laid out in the Environmental Protection Act 1990.

48
Q

What is the general principle relating to contamination?

A

Generally, the contamination polluter is required to pay for remediation.

49
Q

What signs would indicate that a site is contaminated?

A

Potential signs could include the presence of:
- Chemicals/Oils
- Oil Drums
- Subsidence
- Underground tanks

50
Q

What do you understand by Government guidance, Land Contamination; Risk Management (LCRM)?

A

It is government guidance that provides regulations to ensure contaminations are suitably managed to prevent any harm to health.

It provides procedures in:
- assessing
- identifying
- managing contaminations

51
Q

Who published the LCRM?

A

The UK government in 2020, in particular DEFRA.

Department for
Environmental
Food and
Rural
Affairs

52
Q

What is an Environmental Impact Assessment?

A

It evaluates the effect of a potential development on the environment.

Its aim is to evaluate the effects on the enviornment, social and economic impacts, and to identify measures to mitigate the effects.

53
Q

Why and when would you need one?

A

When a devlopment has the potential to cause a significant impact on the enviornment.

Some reasons include:
1. Legal requirment
2. Public Pressure
3. Corporate Responsilbilty
4. Financing requirment

54
Q

What is Radon?

A

A radioactive gas that is caused by the decay of Uranium in Rocks, Soils and Water. It is a known carcinogen which can cause lung cancer.

55
Q

Where is radon typically found?

A

Any uranium rich rocks such as granite or shale.

56
Q

How can you reduce radon risk?

A

Test for Radon
Seal cracks and gaps
Professional advice
Increase ventilation
Radon mitigation system

57
Q

Tell me about what an inherent/latent defect is.

A

An inherent defect is a defect in the design or a material which has always been present

A latent defect is a fault which could not have bene discovered by a reasonably thorough inspection of the property.

58
Q

Why are building warranties important?

A

The provide protection against defects in the construction or materials of a building.

59
Q

Tell me about your understanding of structural movement.

A

Term used to refer to any movement or displacement within a building. It can be caused by several reasons including changes in temperature, moisture and ground conditions.

It can include the movement of walls, floors, roofs, damages to bricks, plasterwork.

60
Q

What is subsidence/heave?

A

Subsidence is the downward movement due to a loss of support of the ground below the foundations of a building.

Heave is the expansion of ground beneath foundations can be caused by tree removal and loss of moisture.

61
Q

Tell me about any risks relating to air conditioning.

A

They can include:
1. Fire Hazards
2. Refrigeration Leaks
3. Legionnaires Disease
4. Build of Bacteria

62
Q

Explain the potential implications of the Hart v Large case.

A

Large failed to identify defects in Homebuyers report and was held liable for damages.
Implications are that suveyors can be found liable if they do nto correctly identify defects.
S must be clear and identify limitations, scope of inspections
Rccommend further investigations
Any new information should be provided.

63
Q

Explain your understanding of the inspection principles established in
McGlinn v Waltham Contractors.

A
  1. Frequency and Duration
  2. Can instruct not to cover up works until inspected
  3. Contractor is responsible for works but Architect is responsible to inspect
  4. If defects covered up, contractor must notfy architect
  5. Failure of inspection can be acceptance of works
  6. Contractor may still be liable.
  7. Appriorateness of inspection, can not be expected to inspect everything.
64
Q

What precedent was set in the Ryb v Conways case regarding site notes?

A

The surveyor had not taken any photos or detailed note to support his argument that the Japanese Knotweed was not clearly visible and obvious to him.

Surveyors must take detailed notes and photos to support inspections/conclusions.

They should also regularly keep up to date with professional development and training.

65
Q

What best practice would you follow when making site notes?

A
  • Made in timely manner
  • Record all relevant information
  • Clear and concise
  • Bound notebook or electronic device, tamper proof
  • Legible, photos and diagrams
  • Second person verification
  • Store and retain

Surveying Safely 2018

66
Q

How would you keep accurate site notes in wet weather?

A

Use a map pouch or electronic cover for the device.

67
Q

What would you ask the occupier at the beginning of an inspection?

A

Firstly where do I sign in?
1. Any confidential areas we need to avoid?
2. Any inaccessible or hard to reach areas?
3. Animals?
4. Recent changes in renovation?
5. Concerns or issues in relation to the property?
6. Health and safety issues to be aware of?
7. Any hazards or risks?

68
Q

Why might you inspect the external parts of a building last?

A
  1. Time Management
  2. Better Understanding
  3. Safety
  4. Weather Considerations
69
Q

How can you safely use a ladder during an inspection?

A

Low risk and short duration tasks.
Guidance from the Health and Safety Executive.

70
Q

When would you not use a ladder?

A

When it is a high risk and long duration task.

71
Q

Why are physical inspections of a property important?

A

A desk top study is nebeifical however a surveyor will not know all the information about a property until a physical inspection has taken place, tthat takes in the surroundings, any defects

72
Q

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

A

Building Defects
Contamination
Environmental Hazards
Local Amenities
Property Condition
Compliance with statutory requirements
Maintenance
Services

73
Q

When would you not physically inspect a property?

A

Health and Safety Issues
Access Arrangements
Client Requests
Time and Cost constraints

74
Q

What type of property is not suitable for a drive by inspection?

A

Properties with complex designs, large or multi level buildings.
Offices.

75
Q

What is in your company’s lone working policy?

A
  1. Ensure risk assessment taken prior, ensure suitable for lone working.
  2. Plan - routes, mode of transport, google earth research
  3. Schedules - dates, times, locations with contact numbers, ensure colleagues have access
  4. Appropriately planned.
  5. Nominated person assigned for responsibility if lone working.
  6. Update lone working schedule
  7. Monitor and emergency response in the case of no response.
    8 . Incidents must be reported.
76
Q

How do you determine an appropriate level of PPE for your inspection?

A

Consider the specific hazards oh the inspection
1. Nature of proprerty and potential hazards
3. Specific tasks being carried out.
3. Potential exposure time and proximity to hazards

77
Q

How would your inspection of a period property differ to a modern one?

A

Important to understand specific building techniques for that period, any potential hazardous materials used during that period including asbestos, lead painting, radon gas.

Modern buildings tend to have more uniform construction and use standardised building materials.

78
Q

Tell me about how you ensure safety when on site?

A

I ensure to follow guidance from the RICS GN Surveying Safely 2019 2nd Edition and if the inspection is valuation purpose I adhere to the guidance in the RICS Valuation Global Standards 1011 VPS2 & VPGA 8.

  1. Ensure appropriate risk assessment has done been done prior to inspection.
  2. COrrect PPE.
  3. Safety protocols and guidelines are followed.
  4. Communicaition especially if lone working.
  5. Emergency Prepration
  6. Common sense
79
Q

Tell me how you would ensure safety when lone working?

A

Ensure my lone working schedule is up to date prior to inspecting where it has my location, time on site, anyone I will encounter, date.
Ensure my responsbile colleague is aware of my whereabouts, times of visits and contact numbers
Ensure I have the correct equipment, that my mobiel phone has charge.
Appropriately planning
Route is planned, mode of transport.

80
Q

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

A

Upon an inspection for agency purposes of a foodstore, I noticed that that the condition of the roof seemed to need attention. I advised the client to seek professional advice as this was outside my scope of expertise and undertake a building survey, in particular focussing on the roof.

81
Q

Explain your inspectoin methodology when inspecting a property?

A

Pre inspection carry out a risk assessment to identify the hazarads and risks.
Firstly always consider my personal safety and consider my companies health and safety policy.
Always pay attention to the RICS GN Surveying Safely 2019.
Secondly inspect the surrounding area of the property, taking in the local ammenities, access/egress, competing schemes, any other agents billboards and vacancies.
2. External inspection
- Method of construction
repair and condition
- site boundaries
car parking
Defects
3. Internal inspection
- Interanl state of repair
- logal and occupational obligations
services
layout and spec.

RICS APC Questions JL (12 decks)

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