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RICS APC - GD > Inspection > Flashcards

Inspection Flashcards

1
Q

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

A
  • Ensure that the correct address is recorded
  • Ensure that an appointment is arranged and confirmed
  • Ensure that I have the details of the person allowing access
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2
Q

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

A
  • Location
  • Previous file if there is one
  • Online records (particluars etc)
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3
Q

Tell me about how you collect, store and retrieve information for different purposes when carrying out property inspections.

A
  • Site notes record various details on property such as construction and condition
  • Site notes are stored in paper file which is then kept in filing stores
  • Anytime they are needed we retreive them from filing
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4
Q

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

A
  • Modern timber frame and block house under a pitched and tiled roof
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5
Q

What is the size of a brick?

A

215x102.5x65mm

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6
Q

How do you take good inspection notes when on site?

A

By ensuring that the corrent site notes are used for the inspection and ensuring that they are fully filled in and legible

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7
Q

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

A
  • Level of accomodation
  • Standard of finish
  • Condition
  • Location
  • Amenities
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8
Q

What is an easement?

A

The right to pass over the land in certain circumstances

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9
Q

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

A

Title plan

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10
Q

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

A
  • Wall thickness
  • Brick bond
  • Tap the wall (inside and out)
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11
Q

What is a hidden valley gutter?

A
  • Gutter than runs between two areas of sloping roof
  • Gutter is hidden from site
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12
Q

What problems can arise because of hidden valley gutters?

A
  • Prone to flooding
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13
Q

Where does surface water drain into?

A
  • Drains or gulleys
  • Either into a soakaway
  • In some cases it goes to the public sewer
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14
Q

How does surface water compare to foul water?

A
  • Goes straight to the public sewer or private septic tank
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15
Q

What is a deleterious/hazardous material?

A
  • Materials that are prohibited for use in a project due to a variety of reasons such as reliability, health and safety etc
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16
Q

Deleterious/hazardous materials

Give an example of each

A
  • Hazardous - asbestos
  • Deleterious - mundic block
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17
Q

What do dry and wet rot look like?

A
  • Dry rot - timber is dry and crumbly, lightweight and dull in colour, cuboidal cracking is very pronounced, white and grey strands, red rust spore fust, fruiting body is reddish brown pancake shape
  • Wet rot - timber generally becomes lighter and often appears bleached, causes cracking along the grain, develops fibrous consistency
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18
Q

What is rising damp?

A

Damp that occurs when moisture from the ground travels up through the walls by capillary action

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19
Q

What is Japanese Knotweed?

A

An invasive bamboo like plant that grows extremely quickly and can spread underground through rhizomes or shoots

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20
Q

How would you identify Japanese Knotweed?

A
  • Desktop research - LAs publish maps showing infestations
  • Make inquiries to vendor onsite
  • Physical identification - green shiled shaped leaves with flat base, purple speckled stems, zig zag stems
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21
Q

Why is Japanese Knotweed a problem?

A
  • Structural damage to houses is rarely caused by JK although some lightweight structures, freestanding or retaining walls, paths, hard standings and drains
  • Can lead to expensive legal proceedings if located outwith boundary given the impact on the neighboring land and lack of control over the treatment by the affected owner
  • Expensive to treat and remove
  • Public perception can impact saleability
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22
Q

What guidance do RICS publish on Japanese Knotweed?

A

RICS Professional Standard Japanese Knotweed & Residential Property 1st Edition Jan 2022

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23
Q

What are some key principles that are mentioned in the Japanese Knotweed Professional Standard?

A
  • The standard sets out a new reporting framework based on different management categories
  • Members should assess damage to structures, impact on saleability and extent of outbreak on adjoining lands
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24
Q

What does the law say about Japanese Knotweed?

A
  • The Environment Protection Act 1990 - Deems it controlled waste
  • Wildlife and Countryside Act 1981 - Makes it a crime to plant or cause it to grow in the wild
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25
Q

How can you treat Japanese Knotweed?

A
  • Treatment with chemicals
  • Burial
  • Burn it
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26
Q

What are the categories set out in the most recent RICS guidance on Japanese Knotweed?

A
  • Management Category A (Action) - Visible damage has been caused and it should be investigated by a specialist with the aim of carrying out works. Value of property is likely to be affected/
  • Management Category B (Action) - Use of amenities is likely to be prevented by outbreak. Specialist should inspect and implement required works. Value is likely to be affected.
  • Management Category C (Manage) - Not causing damange or preventing amenity use. Don’t report to retetion to lender but other work should mention investigation. Value may be affected but should reflect cost of works rather than restricted use of property.
  • Management Category D (Report) - Infestation not on site but due to location to boundary it may be a risk in the future. Should be reported to lender or owner but no remedial works as not on owners land. Limited if any affect on value.
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27
Q

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

A

Downing v Henderson - Downing purchased property and seller declared no Japanese Knotweed. Purchaser subsequently found it in the garden. Seller claimed they were unaware of the existence. It was confirmed that the weed was treated in the past with chemicals. Seller had to pay damages for diminution in value and cost of investigating and removing the weed, as well as misrepresentaiton fees.

Davies v Bridgend CBC - Davies owned property next to land owner by council. Japanese Knotweed was present on councils land and was spreading onto Davies property. Council began treating the Knotweed but Davies brought a claim for nuicance against the council which represented diminution in value caused by the blight of the knotweed even after it had been treated. Davies one the claim even though the knotweed had been treated.

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28
Q

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

A

RICS Guidance Note Environmental Risks & Global Real Estate 1st Edition 2018

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29
Q

What signs would indicate that a site is contaminated?

A
  • Previous land uses, e.g. petrol filling station, factory, mine, steel mill, refinery, landfill - check historic maps to assess the risk
  • Leaks and spills from tanks and pipes
  • Contaminated surface runoff and flooding
  • Disposal of waste materials
  • Demolition of buildings containing contaminated material, e.g. Asbestos
  • Landfill on a site
  • Bare ground
  • Underground tanks
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30
Q

What is radon?

A

Colourless, odourless radioactive gas formed by the radioactive decay of uranium that occurs naturally in rock and soils

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30
Q

Where is radon typically found?

A

Radon levels are usually higher in basements, cellars and living spaces in contact with the ground

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31
Q

How can you reduce radon risk?

A
  • Radon sump
  • Positive ventilation
  • Natural underfloor ventialtion
  • Active underfloor ventilaiton
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32
Q

Tell me about what an inherent/latent defect is.

A

Defect in the property that could not have been discovered by a reasonably thorough inspection before the completion or sale of a building structure

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33
Q

Why are building warranties important?

A
  • Protects consumers from serious defects or faults in new properties that arise after their purchase
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34
Q

Tell me about your understanding of structural movement.

A

The movement of a building from its original foundations

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35
Q

Can you explain the various types of structural movement?

A
  • Settlement - the downward movement of the ground, or any structure on it, which is due to the load applied by the structure
  • Heave - the upward or lateral expansion of sub-soil
  • Subsidence - the vertical and downward movement of the ground which is not caused by the imposition of the building and/or foundation loads
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36
Q

Tell me about any risks relating to air conditioning.

A

Legionaires disease

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37
Q

Explain the potential implications of the Hart v Large case.

A
  • We need to be clear and advising clients on the survey level and scope of inspection, limitations and caveats
  • We need to recommend justifiable further investigation
  • We need to 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
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38
Q

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

A
  • The frequency and duration of inspections should be tailored to the nature of the works going on at the site from time to time.
  • Depending on the importance of the particular element or stage of the works, the inspecting professional can instruct the contractor not to cover up the relevant elements of the work until they have been inspected.
  • The mere fact that defective work is carried out and covered up between inspections will not automatically amount to a defence to an alleged failure on the part of the Architect to carry out proper inspections.
  • If the element of the work is important because it is going to be repeated throughout one significant part of the building, then the inspecting professional should ensure that he or she has seen that element of the work in the early course of construction/assembly so as to form a view as to the contractor’s ability to carry out that particular task.
  • Reasonable examination of the works does not require the inspector to go into every matter in detail.
  • The Architect does not guarantee that their inspection will reveal or prevent all defective work. It is not appropriate to judge an Architect’s performance by the result achieved.
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39
Q

Tell me about housing policy and law relating to maintenance and repair.

A
  • Tolerable Standard - basic level of repair a property must meet to make it fit for a person to live in
  • The Repairing Standard - legal and contractural obligations of private landlords to ensure that a property meets a minimum physical standard
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40
Q

How could a conservation area/historic centre designation impact upon your inspection and advice?

A
  • Increased awareness of planning restraints
  • Increased awareness of repairs/replacement may have to be carried out by specialist contractors at an increased cost
  • Increased awareness around the insurance factors
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41
Q

How would you identify general environmental issues and how would this impact upon your advice?

A

Can use various sources to establish different environmental issues. Depending on risk posed by these factors further advice may be necessary. For example, if a property is prone to flooding, advice regarding the availability of insurance may be provided and may have to be factored in valuation.

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42
Q

What is the mundic problem?

A
  • Refers to deterioation of concrete block due to decomposition of mineral constitutents within the aggregate
  • Many properties, particluary in south west of england were built with blocks that used waste rock from mining
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43
Q

Does RICS provide any guidance in relation to flooding (relating to residential property)?

A

RICS Consumer Flooding Guide

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44
Q

Tell me about the insurability of property at risk of flooding.

A
  • Can become costly if the property is in a flood risk area or has been flooded in the past
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45
Q

What types of flooding exist?

A
  • Fluvial floods (river) - occurs when the water level in a river, lake or stream rises and overflows onto neighboring land. Can be caused by increased rainfall or snow melting.
  • Pluvial floods (flash floors and surface water) - occurs when extreme rainfall creates a flood independent of an overflowing water body
  • Coastal floods (storm surge) - occurs along the coast by seawater. Common causes are intense windstorm events.
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46
Q

How do you assess flood risk in relation to valuation/survey instructions?

A

SEPA flood maps

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47
Q

How has flooding impacted your valuation/advice in practise?

A
  • Advise on the availaiblity on insurance
  • I haven’t valued properties that have been significantly affected by flooding before
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48
Q

What is a retention on a mortgage valuation?

A
  • Mechanism for lenders to ensure essential repairs that are highlighted are fixed
  • Lender will retain a sum roughly equating to the cost of repairs
  • Once works are notified as having been done the retained funds are released to the borrower
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48
Q

Can you give an example of a retention you have included and why?

A
  • £10,000 for roof repairs in Marykirk
  • Roof was allowing water into the property. Failure to carry out repairs would lead to further decay of lenders security
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49
Q

When and why might a mortgage be declined?

A
  • Property is not accepted by lender
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50
Q

What is the difference between a lender’s valuation and a survey?

A
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51
Q

What additional responsibilities in relation to repair and inspection relate to HMOs?

A
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52
Q

What is a flying freehold?

A
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53
Q

How do you use IT systems to record accurate site inspection notes?

A
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54
Q

Tell me about a tool you have used during a site inspection.

A
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55
Q

How do you use a moisture meter to identify damp?

A
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56
Q

What are the limitations of a protimeter?

A
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57
Q

How can you calibrate a protimeter?

A
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58
Q

**

How frequently should you calibrate a protimeter?

A
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59
Q

What materials can you use a protimeter on?

A
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60
Q

What guidance exists in relation to the use of protimeter?

A
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61
Q

What advice would you provide if you took a high protimeter reading?

A
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62
Q

How would you identify the cause of the damp?

A
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63
Q

What advice might you provide as a result?

A
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64
Q

Tell me about a way you can remedy damp from your experience.

A
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65
Q

How can you undertake further investigations into damp?

A
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66
Q

From your experience, tell me about when a lender’s requirements have impacted upon your inspection.

A
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67
Q

****

Do you feel that the differing requirements affect the level of service / due diligence you provide/carry out?

A
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68
Q

Why is it important to record accurate information during a building inspection?

A
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69
Q

What is the primary purpose of a condition-based residential survey?

A
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70
Q

What other matters might be commented upon in a condition-based survey?

A
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71
Q

Can you include a valuation in a survey?

A
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72
Q

What RICS guidance must you comply with if you do so?

A
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73
Q

Explain the key principles of the Home Survey Standard.

A
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74
Q

What are the three levels of service?

A
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75
Q

What is survey level 1/2/3?

A
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76
Q

How do these differ in practice?

A
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77
Q

What is the scope of inspection for each?

A
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78
Q

When should you report / not repair on repair costs?

A
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79
Q

Tell me about when you have recommended a specific level of service to a client and why.

A
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80
Q

Tell me about the differing levels of inspection you would carry out between the survey levels.

A
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81
Q

Why do the levels of inspection differ?

A
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82
Q

What factors would you consider in a level 1/2/3 survey?

A
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83
Q

In a level 1 survey, would you advise on repairs or ongoing maintenance?

A
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84
Q

What type of properties would you use a level 1/2/3 survey for?

A
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85
Q

How do you recommend a particular survey level to a client?

A
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86
Q

Would you inspect concealed areas in a level 2 or 3 survey?

A
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87
Q

What are your professional obligations when providing a Home Survey?

A
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88
Q

Who are the different types of report designed for?

A
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88
Q

What types of properties should each be used for?

A
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89
Q

What advice would you give to a prospective client about the RICS reports?

A
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90
Q

What would your scope of inspection include?

A
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91
Q

How would you assess services/equipment?

A
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92
Q

For a flat, what would your inspection include/exclude?

A
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93
Q

What would you not make enquiries about in a Home Survey?

A
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94
Q

What are the key sections of your report?

A
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95
Q

How does energy impact upon your Home Surveys?

A
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96
Q

How might your advice be used by a legal advisor?

A
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96
Q

What maintenance tips might you give within a Home Survey?

A
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97
Q

For a Survey Level 1, what guidance does RICS provide?

A
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98
Q

What is a Survey Level 1?

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99
Q

How does it differ from a Survey Level 2

A
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99
Q

What is included/excluded in a Survey Level 1?

A
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100
Q

Tell me about the RICS guidance for a Survey Level 3.

A
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101
Q

What is a Survey Level 3?

A
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102
Q

What is included/excluded within a Survey Level 3?

A
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103
Q

What desk-top research/enquiries should you undertake?

A
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104
Q

What type of properties is a Survey Level 3 suitable for?

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105
Q

What is the scope of your inspection for a Survey Level 3?

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106
Q

What are the condition ratings you would include?

107
Q

How is a Survey Level 3 similar to a Survey Level 1 or 2?

108
Q

How does it differ?

109
Q

Does it include a valuation?

110
Q

What would a mortgage valuation include/exclude?

110
Q

Would it include an estimate of costs for identified repairs?

111
Q

Who would instruct a mortgage valuation?

112
Q

Who can rely on it?

113
Q

**

What is a test under the RICS Home Survey guidance?

113
Q

Is using a moisture meter an example of a test?

114
Q

What are the component stages of carrying out a condition-based survey?

115
Q

How do you manage client’s expectations when carrying out a condition- based survey?

116
Q

What information would you ask the client for?

117
Q

What would you include in your terms of engagement?

117
Q

Would you undertake any additional due diligence for a leasehold inspection?

118
Q

Would you take any different inspection equipment on a level 3 vs. level 1 inspection?

118
Q

What is a trail of suspicion?

119
Q

What are your duties in relation to following this?

120
Q

**

How does this differ between survey levels?

121
Q

How does your inspection of windows/roofs/floors/furniture/services /grounds differ between survey levels?

122
Q

**

In relation to one of these aspects, tell me about what you would do.

123
Q

How would you ensure your H&S in doing so?

123
Q

What would you include in a survey level one/two/three report following your inspection?

124
Q

What level of opinion would you include in each type of report?

125
Q

How would you deal with risks to occupants/legal matters/regulations/guarantees/other matters in your report?

126
Q

How would you provide cost advice post inspection?

127
Q

Under what survey level would you do this?

128
Q

What actions would you take post-inspection?

129
Q

**

What additional services have you provided in addition to a condition- based survey?

130
Q

What case law is there on when, what and how to inspect building work?

131
Q

What surveys can you have done to detect a water penetration behind external cladding?

132
Q

How would you inspect to determine the thickness of a liquid applied roof covering?

133
Q

What would you use a magnet / plumb bob / spirit level for during an inspection?

134
Q

Explain the requirements of the New Homes Quality Code.

135
Q

Who can be a Pre-Completion Inspector?

136
Q

What does a Pre-Completion Inspection include?

137
Q

What format does a Pre-Completion Inspection take?

138
Q

At what stage is a Pre-Completion Inspection carried out?

139
Q

What tools would you use for ‘opening up’?

140
Q

Why would you record protimeter readings on a sketch plan?

141
Q

**

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

142
Q

What best practice would you follow when making site notes?

143
Q

How would you keep accurate site notes in wet weather?

144
Q

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

145
Q

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

146
Q

When might you recommend further investigation of a defect following an inspection?

147
Q

When would you recommend further investigations but decline to provide your opinion of MV?

148
Q

When would you recommend further investigations but quantify the cost of works in MV?

149
Q

When might condition affect value?

150
Q

What does a head and shoulders inspection entail and when would you undertake one?

151
Q

Explain how you would consider the Housing Defects Act 1984 when inspecting a property for valuation purposes.

152
Q

Under the 1984 Act, what does repaired v unrepaired mean?

153
Q

How would you check if a property designated as defective has been repaired to an adequate standard?

154
Q

What is Bungaroosh and where might you typically find it?

155
Q

What issues relate to the use of Bungaroosh?

156
Q

What issues relate to pitch fibre drains?

157
Q

What are Finlock gutters and what issues might you find in a building relating to them?

158
Q

What RICS guidance would you look at in relation to moisture and traditional buildings?

159
Q

What are some of the key principles of this RICS Joint Position Statement?

160
Q

How can you safely use a ladder during an inspection?

161
Q

When would you not use a ladder?

162
Q

Why are physical inspections of a property important?

163
Q

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

164
Q

When would you not physically inspect a property?

165
Q

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

166
Q

What is in your company’s lone working policy?

167
Q

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

168
Q

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

169
Q

**

When and why might you use a drone for inspection?

170
Q

What RICS guidance and/or legislation relates to the use of drones?

171
Q

Do you need a licence to fly a drone?

172
Q

What is RAAC concrete and what issues relate to its use?

173
Q

What guidance do RICS produce on Home Reports?

174
Q

What is the Home Survey equivalent of a Single Survey?

175
Q

Explain your scope of inspection for a Single Survey.

176
Q

What legislation relates to Single Surveys?

177
Q

xplain the mandatory requirements when reporting in a Single Survey.

178
Q

What properties are suitable for a Single Survey?

179
Q

How would you inspect in relation to energy efficiency for a Single Survey?

180
Q

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

181
Q

Tell me about how you ensure your safety when lone working.

182
Q

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

183
Q

Explain to me your inspection methodology when inspecting a property.

184
Q

Explain to me what information you gather when inspecting buildings.

185
Q

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

186
Q

Why are additional measurements required when carrying out EPCs?

187
Q

At Westhill, how did you ascertain the construction type?

188
Q

How was this recorded?

189
Q

How do you measure insulation levels?

190
Q

What photographs did you take, why?

191
Q

At Dyce, how did you identify external wall insulation?

192
Q

What did this lead you to consider regarding the subject property?

193
Q

What did your inspection find?

194
Q

At Shedocksley, what did you identify during your inspection?

195
Q

Explain a factor identified during an inspection which impacted upon value.

196
Q

At Queens Den, what was your advice to the client?

197
Q

Did this have a detrimental impact on the valuation?

198
Q

What is the issue with spray foam?

199
Q

At Cornhill Gardens, what H&S issue did you identify?

200
Q

Why does this need a specialist?

201
Q

At Hunters Place, how did you advise the client?

202
Q

What could you expect to happen to the roof in the future?

203
Q

s this a H& issue?

204
Q

What are your level 2 examples?

Summary of Experience

A
  • Carried out an EPC in Westhill. Recorded various aspects that are specific to this type of inspection such as construction, glazing, heating type and insulation levels. Sketched a plan and took a number of measurements to calculate the floor area as well as several other measurements that are required for an EPC such as heat loss walls, wall thicknesses and ceiling heights. I also took photos for audit purposes.
  • Home Report of a property in Dyce. I identified neighbouring properties as having external wall insulation which led me to beleive the property was possibly of non-traditional construction. The walls had circular vents and the gable had a honeycomb like apperance. I concluded that the property was no-fines poured concrete.
  • Home Report of a property in Shedocksley I noted the property had metal cladding at first floor level and on the gable. The roof was clad with metal sheeting and within the roofspace the tubular steel frame was visible. I concluded the property was BISF.
205
Q

What are your level 3 examples?

A
  • Queens Den - Identified sprayfoam insulation had been installed between rafters in roofspace during MVR. Lender did not have published guidance on the insulation. I advised the lender on the physical risks of sprayfoam as well as the impact on saleability and marketability it has.
  • Cornhill Gardens - Identified redundant fibrous cement flue in roofspace during HR. Advised the client that the flue is likely to contain asbestos and while it didnt prevent a harm in its current state, it shouldnt be tampered and if the client wanted to get rid of it they should get specialist advice first.
  • Hunters Place - Inspected roofspace during MVR and noticed a number of structural timbers had been removed from the roof and some timbers had been repositioned. Advised lender that roof had been tampered with and a structural engineer should be instructed in order to establish whether or not the structure is comprimised.
206
Q

What is no-fines construction?

Inspection - Level 2

A
  • Walls are made of no-fines concrete that is shuttered into place
207
Q

What are some issues associated with no-fines?

Inspection - Level 2

A
  • Issues are that the strength is lower than standard concrete and is therefore prone to cracking
  • Condensation issues
208
Q

Why did the presence of EWI lead you to think it was non-trad?

Inspection - Level 2

A
  • Aberdeen council only externally insulate solid brick or non trads
209
Q

Whats a BISF?

Inspection - Level 2

A
  • Steel framed property that has rendered wire lath at lower levels and metal cladding fitted at upper levels. Roof covering tends to be metal sheeting as well.
210
Q

What problems are assosicated with BISF houses?

Inspection - Level 2

A

Issues relate to corrosion of steel frame, particulary at the corner stanchions and areas around the eves at gable end. Corrison tended to be found on properties in extremley exposed positions

211
Q

At Queens Den, what was your advice to the client?

Inspection - Level 3

A
  • Advised the lender on the potential risks of the insulation in the roof
  • Advised them that different lenders have differnet policy on the matter. Some point blank refuse any property with it, some accept it subject to various conditions and some accept it depending where it is
  • Advised lender that due to potential for restricted lending, marketability and saleability are affected
212
Q

Did this have a detrimental impact on the valuation?

Inspection - Level 3

A
  • Yes, a subjective adjustment was made to the valuation of the property to allow for the restricted lending
213
Q

What is the issue with spray foam?

Inspection - Level 3

A
  • Reduces air circulation and ventilation within a roof space
  • Leads to dampness and condensation on the underside of a roof because it forms an air barrier and stops moisture escaping
  • Places timber framed roofs at risk of decay
  • Conceals any defects that may be present
214
Q

At Cornhill Gardens, what H&S issue did you identify?

Inspection - Level 3

A
  • An old fibrous cement flue was in the roofspace
215
Q

Why does this need a specialist?

Inspection - Level 3

A
  • Because its likely that the material contains asbestos which is a harmful substance and specialist advice should be taken prior to its disturbance
216
Q

At Hunters Place, how did you advise the client?

Inspection - Level 3

A
  • Advised lender that the roof structure had been altered
  • Although the structure had been altered there appeared to be no signs of distress to the property
  • Advised them to instruct a structural engineer to inspect and establish whether the roof structures structural integrity had been compromised
217
Q

What could you expect to happen to the roof in the future?

Inspection - Level 3

A
  • If the structure has been compromised then roof spread can occur
218
Q

Is this a H&S issue?

Inspection - Level 3

A
  • Potentially, a very slow one
219
Q

Can you briefly outline the differences between a Home Report, Mortgage Valuation & Level 2

Level 1

220
Q

You advised a lender of issues regarding spray foam, what are those issues?

221
Q

If there was no distress to the roof structure in Hunters Place, why did you advise getting a report from an engineer

Level 3

222
Q

Hunters Place was an alteration, what options are available to regularise the position regarding unauthorised alterations?

Level 3

223
Q

When would you advise against exempting a title indemnity policy?

Level 3

224
Q

What type of sprayfoam is worse?

Level 3

225
Q

Whats planning permission?

226
Q

Whats a building warrant?

227
Q

What legislation in Scotland applies to building warrants and planning permission?

228
Q

For Wimpey “no fines”, do all lenders accept this?

229
Q

If you were reporting/doing a Home Report, how would you address a non-traditional that you were aware was defective?

230
Q

-How can you make them mortgageable?

231
Q

-Any repair schemes available?

232
Q

What types of non-traditional housing have you experience of?

233
Q

Failed dpc insertion. Why were you advising owner when it was remortgage (maybe instruction from owner) and what advice did you give lender?

234
Q

What statutory requirements would you be aware of when inspecting a four bed flat in a student area?

235
Q

How would you decide whether to enter the sub-floor in a SS?

236
Q

What are the differences in extent of inspection between a MVR and HBR e.g. roof space and sub-floor?

237
Q

What about Home Reports, once they are produced, what process is in place?

238
Q

How would you identify and assess flood risk? What are the implications?

239
Q

What types of woodworm are there in the UK?

240
Q

How would you tell if a wall is solid CB or cavity CB?

241
Q

How would you identify a cavity timber frame and CB wall?

242
Q

What sources of information are available to identify historical land use, contamination, flood plain?

243
Q

What action would you take on finding a recently floored and lined roof space?

244
Q

How would you go about estimating the age of a property you have inspected?

245
Q

What influences the assessment of quality of location?

246
Q

Describe the construction of the building we are in just now.

247
Q

Provide an example of inspection where building spec was particular feature – how reflected – how reported.

248
Q

1.

Which lenders will lend on “defective” house types?

249
Q

Can you tell me about 4 types of non-trad houses – 2 of which should be “defective”.

250
Q

When making a retention how would you know how much of a retention to make?

251
Q

Would you charge your client for a Replacement HR?

252
Q

Would you revisit the property to inspect upgrades to the property for a Replacement?

253
Q

If the seller wants to make changes to their property once the HR has been made live, what would advice would you give them?

254
Q

How would you reflect a retention in a Home Report?

255
Q

A purchaser calls wanting information on a HR you’ve completed regarding Radon gas – what can you tell them?

256
Q

What is a letter of comfort?

A

A letter will be issued stating that the Department does not intend to take statutory action in respect of the unauthorised works

257
Q

What is a Title Indeminty Policy?

A

Insurance cover that protects you against claims made against you regarding defects in title

260
Q

When completing the EPC how would you input the attic floor?

261
Q

Would you report an insurance figure on a Grade A listed building?

262
Q

How did you measure the attic floor?

263
Q

Did you use the same rate for your attic floor accommodation?

RICS APC - GD (20 decks)

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