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Inspection > Inspection > Flashcards

Inspection Flashcards

1
Q

Explain a key issue raised by RICS Surveying Safely.

A
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2
Q

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

A
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3
Q

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

A
  • The location of the site
  • The EPCs
  • Flood Maps
  • Listed status
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4
Q

Briefly explain the construction of a recent building you have inspected

A

Wickham Bishops
- black weatherboard
- pitch roof with clay and slate tiles
- brick plinth to 1.5 m high
- timber framed

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5
Q

What is the size of a brick?

A

215 x 102.5 x 65mm

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6
Q

How do you take good inspection notes when on site?

A
  • note the construction
  • note any defects
  • note the specification
  • note what is in the surrounding area
  • take photos to back up the notes
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7
Q

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

A
  • use appropriate PPE
  • undertake working at height training
  • complete a risk assessment
  • follow guidelines in the Health & Safety at Work Act 1974
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8
Q

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

A
  • structure/structural integrity
  • type of wall
  • ACM
  • age
  • type of plumbing/electric
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9
Q

What does Grade A specification mean for an office?

A

This property will be brand new or have undergone a complete redevelopment with a high-specification renovation, it will be well-located with good access and be professionally managed.

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10
Q

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

A
  • HVAC systems
  • concierge services
  • energy efficient electricity and heating
  • elevators
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11
Q

How do office Grade and Category differ?

A

Categories relate to the fit out and grades relate to the specification/location

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12
Q

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

A
  • A CAT A office fit-out is typically a project commissioned by a landlord who wants to fit out and market space to prospective tenants.
  • A CAT B office fit-out is then commissioned by the tenant moving into the space, which will generally have been fitted out to a CAT A standard.
  • The completed CAT A+ space represents a ‘plug and play’ ready to work concept which consequently makes it an enticing option for tenants, who can benefit by moving straight in without delay and starting work.
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13
Q

What does turnkey mean?

A

A turnkey property is a property that is ready for someone to move into immediately following construction without any extra work or time required

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14
Q

What is the British Council for Offices?

A

The British Council for Offices’ (BCO) mission is to research, develop and communicate best practice in all aspects of the office sector.

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15
Q

BCO - When was their office guidance last updated?

A

2023

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16
Q

BCO - What changes were made?

A

new recommendations for greener and healthier offices

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17
Q

What is an easement?

A

A right benefiting a piece of land (known as the dominant tenement) that is enjoyed over land owned by someone else (the servient tenement).

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18
Q

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

A

Property Register

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19
Q

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

A

Cavity is generally thicker with only headers
Solid has headers and stretchers

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20
Q

What is a hidden valley gutter?

A

A valley gutter is where two main roofs meet or where there is a change in roof direction.

21
Q

What problems can arise because of one?

A

Valleys are some of the areas most prone to roof leaks, due to the continuous wear and tear from rainwater and debris gathering and flowing through them before draining into your gutters.

22
Q

Where does surface water and foul water drain into?

A
  • Foul (wastewater) sewer - this is where all flows from household appliances are taken to a treatment works. This wastewater is then treated so that it can safely be released back into the environment
  • Surface water sewer - this is where clean stormwater that has run off roofs, driveways and pavements is taken to watercourses (such as rivers or seas).
23
Q

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

A

Deleterious materials are materials or building techniques that are dangerous to health, environmentally unfriendly, tend to fail in practice or can be susceptible to change over the lifetime of the material. Hazardous materials are substances that are capable of causing loss of life, injury to a person, or damage to the health of a person or to the environment.

24
Q

What do dry and wet rot look like?

A

Wet rot:
- A black fungus may appear on timber
- The timber is likely to feel soft and spongy to the touch with discolouration present
- If the decay has dried out the timber will crack and crumble easily
- The paint finish will be damaged it can be a sign of wet rot fungus, however in some
cases, the paint can look okay underneath but may be rotting from the back.

Dry rot:
- The fungus leaves deep cracks running across the grain with evidence of white sheets
(known as mycelium growth) are often present on the wood.
- When the fungus is exposed to light it can have a lemon-yellowish tinge look to it
- The timber will be brown in colour and will crumble due to dry rot
feeding on the timber
- Damage is usually restricted to the timber however in some cases there can large flat
mushroom-like fruiting bodies can easily grow through finishes such as plaster or paint.

25
Q

What is rising damp?

A

Rising damp is the general term for water that rises up through the fabric and brick walls of a building after being absorbed from the surrounding ground.

26
Q

What is Japanese Knotweed and how would you identify it?

A

An invasive plant species. Heart/shield shaped green leaves and white flowers.

27
Q

Why is Japanese Knotweed a problem?

A

Japanese knotweed can grow very quickly, and because of this rapacious growth, it has been known to cause damage to building structures and substructures by targeting weak points, such as cracks in masonry, and attempting to grow through them.

28
Q

What does the RICS say about Japanese Knotweed?

A

If Japanese Knotweed is identified on inspection, the surveyor must be able to advise the client on the issue and risk, appropriate to the level of inspection that they have agreed with the client.

29
Q

When was the latest RICS guidance relating to Japanese Knotweed
published?

A

January 2022

30
Q

What are the key principles mentioned in this JK Guidance Note?

A
  • how to identify Japanese Knotweed
  • how to record the presence of knotweed
  • how to report the presence of knotweed
  • how the presence can impact the value of property
31
Q

What does the law say about Japanese Knotweed?

A

Under the Wildlife and Countryside Act 1981, it is an offence to ‘plant or otherwise cause Japanese Knotweed to grow in the wild’. This means that Japanese Knotweed is typically classified as ‘controlled waste’ under the Environmental Protection Act 1990.

32
Q

How can you treat Japanese Knotweed?

A

Spraying or injecting the stems with chemicals can be an effective treatment to stop knotweeds spreading.

33
Q

What signs would indicate that a site is contaminated?

A
  • lack of vegetation
  • patches of soil discolouration
  • unpleasant smell
  • soil erosion
  • presence of contaminated water
34
Q

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

A

developed to provide the technical framework for applying a risk management process when dealing with land affected by contamination.

35
Q

Who published the LCRM?

A

Environment Agency

36
Q

What is an Environmental Impact Assessment? Why and when would you need one?

A

Environmental Impact Assessment (EIA) is a tool used to assess the significant effects of a project or development proposal on the environment.

EIA is always required by developments covered by Schedule 1 to the 2011 EIA Regulations. These are usually large-scale projects or schemes with the highest level of potential environmental impact, for example airports, oil refineries and motorways.

Schedule 2 to the 2011 EIA Regulations sets out types of development that may require assessment. In practice this hinges on whether a project is likely to have significant environmental consequences due to factors such as size, activity and location. Schedule 2 developments include, for example, business parks, wind turbines, industrial projects, sports stadia, golf courses, and large housing schemes.

To check if you need an EIA you should request a screening opinion. This determines whether your proposed development will have a significant effect on the environment.

37
Q

What is radon? Where is radon typically found?

A

Radon is a natural radioactive gas which comes from the decay of uranium in rocks and soil. It is colourless, odourless and tasteless. In outside air the levels of radon are low but it collects in enclosed places, such as houses, workplaces and other buildings.

38
Q

How can you reduce radon risk?

A

An active radon sump, fitted with a fan, is the most effective way to reduce indoor radon levels.

39
Q

Tell me about what an inherent/latent defect is.

A

a defect in the design and construction of a building or the materials used that is not apparent from an inspection.

40
Q

Why are building warranties important?

A

this type of insurance ensures that any defects that are found, even several years after construction, will be fixed.

41
Q

Tell me about your understanding of structural movement.

A

the movement of a building from its original foundations

42
Q

What is subsidence/heave?

A

Subsidence – the gradual caving in or sinking of an area of land.
Heave – a sideways displacement of an area of land.

43
Q

Explain the potential implications of the Hart v Large case.

A

The Hart v Large case emphasises the importance for surveyors of:

Being clear and advising clients on the survey level and scope of inspection, limitations and caveats

Recommending justifiable further investigation

Considering whether any new information provided after inspecting or reporting affects their original advice, and updating their advice if it is justified to do so

44
Q

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

A

The inspections carried out need to stand the best chance they can of ensuring any defects are actually picked up and can be rectified.

45
Q

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

A
  • damp
  • structural movement
  • cracking
  • rot
46
Q

When would you not physically inspect a property?

A
  • desktop reports
  • when it is a revaluation and there have been no material changes since the last report
47
Q

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

A
  • risk assessments
48
Q

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

A
  • look for defects such as damp and cracking

Inspection (1 decks)

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