Inspection

Question 1

“I understand my personal and corporate obligations for health and safety management. Whilst at work and on inspections, I adhere to the RICS guidance note, ‘Surveying Safely, 2nd Edition’ (November 2018), alongside my firm’s health and safety procedures.
I understand the tools required for inspection and how to use a checklist. I accurately record building and site characteristics and know the impact this can have on valuation and property management. I understand the importance of a schedule of condition and dilapidations schedules”

Question 2

“Unit 3 Prospect Road
I inspected an industrial unit for valuation purposes. When I arrived on site, I located the manager who instructed me on the site safety rules. I recorded the condition and specification of the property including road surface condition, eaves height and roller shutter specification. I also took photographic evidence of the internal and external condition to support my report.”

Question 3

“3 The Square
While inspecting an office unit on a secondary street for a rent review, I noted that the building had steps into and out of the property and that the WC and kitchenette were at basement level with no lift. The windows of the property were also in disrepair with peeling paint and evidence of rot. I made notes on my inspection checklist with photographs. The rent review assumes the property to be ‘in repair’ and is on full repairing and insuring terms. I compiled a full report highlighting my concerns with supporting photographs.”

Question 4

“F&B Retail Property – Winchester
I inspected an F&B retail property for estate management purposes. I noted that the property on the first floor was experiencing water ingress and the tenant informed me that they had been experiencing problems for some time. I noted that the plaster was damaged, internal decoration was stained and the skirting boards were rotting. I recorded my observations both written and photographically. I referred to the lease terms to ascertain the repairing obligations, which were full repairing and insuring with a Jervis v Harris clause. I advised my client on the condition of the property and the repair clause implications.”

Question 5

“Garages, Winchester
While inspecting a block of garages, I noted a large crack in the wall and a pool of water on the floor. I reported these issues to the client and I advised that the property needed further investigation by a structural surveyor. The client acted on my advice and I was further instructed to arrange the repairs identified. Through my advice the client was able to ensure the structural integrity of the building and prevent further water ingress from the guttering being in disrepair.”

Question 6

At Unit 3 Prospect Road, what site safety rules did you need to adhere to?

Answer 6

At Unit 3 prospect road I was inducted onto the site, I was provided with PPE, personal protective equipment. High visibility vest and my foot ware was checked. I was shown the traffic management plan and where it was safe to walk through the site. I was told where to go in the event of an emergency.

Question 7

What was the road surface material and condition?

Answer 7

The surface material was tarmac smooth surface it good condition with not potholes or surface damage.

Question 8

How did your Inspection notes assist your valuation?

Answer 8

inspections for valuation purposes require the valuer to consider not only the physical nature of the property but its macro and micro location.

My inspection notes detailed the eaves height, and roller shutter specification. I also took measurements of the building and noted the yard space. I took photos of the building and noted its condition.

Question 9

How did the condition of the property Impact the valuation?

Answer 9

It impacted my comparable evidence. as this property was in a good condition with good eaves height for storage and roller shutter height, I reflected this in my valuation comparable.

Question 10

What Impact did the accessibility Issues with 3 The Square have on the rent review?

Answer 10

It makes an impact on the market demand for this type of property and I used it to compare the comparable office transactions. for example there are refurbished office units above the IVY rented to Southampton University. they have installed lift access making the property more desirable and valuable to a tenant than 3 the square who’s facilities are on basement level with no lift access. Under the equality act 2010 you have to use reasonable actions to make buildings accessible to all. in this case of a grade 2 office building there it was not be reasonable to make this building accessible.

Question 11

What evidence of rot did you find on the windows?

Answer 11

The window paint had peeled, the wood itself was fibered and flaking. it was loose and crumbling to the touch.

Question 12

Surely If the rent review clause assumed the property to be In repair, this Information was not necessary to document for your rent review?

Answer 12

Yes the property was assumed to be in repair, and the lease covenants had been complied with.

I also act as the property asset manager, The condition of the property related to the repairing covenant of the lease and remedies for the repairs. Responsibility and the bigger picture for the management.

Question 13

How did you use the Information gathered during your Inspection for the rent review?

Answer 13

I used the information gathered to assist me in compiling my comparable evidence. it was used to assess the tenants responsibility for repair and compliance with the lease covenants.

Question 13

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

Answer 13

in the case of 3 the square, the facilities in the basement area, not accessible. In the case of prospect road, the site overage impacted value and building specification.

Question 14

What Is an F&B retail property?

Answer 14

food and beverage

Question 15

When was your last Inspection of this property?
163/164 High Street

Answer 15

This property is a new asset to my portfolio. this was my first inspection and tenant introduction.

Question 16

Why had the water Ingress Issue not been reported and resolved In a timely manner?

Answer 16

the water ingress was found to be from multiple sources of poor maintenance. loose tiles, lead flashing which needed attention and blocked guttering. To access the roof of the 3 story property would require scaffolding at a cost of £13k. The tenant had not put this as a prioirty and with further costs of work had been avoiding making repairs.

Question 17

What relevance did the Jervis v Harris clause have on the advice you provided?

Answer 17

A Lease which contains a properly drafted Jervis v Harris clause, grants the Landlord a right to first serve notice on a Tenant, specifying any breaches of covenants relating to the condition of a property.

If the Tenant then fails to proceed diligently with remedying the breaches and/or to remedy the breaches identified in the notice within a specified period, (as set out in the Jervis v Harris clause – usually within 2-3 months), the clause grants a right for the Landlord to enter the property to carry out the works and to then recover the costs in doing so from the tenant, as a ‘debt’.

One of the key advantages of using a Jervis v Harris clause is it is likely to result in the necessary works being carried out. Especially if the Tenant is properly informed and seeks professional advice, meaning the property does not fall into further dis-repair during the remainder of the term and which can result in more costly and difficult repairs being needed in the future.

Furthermore, the Landlord is able to recover their reasonable costs incurred in undertaking the works from the Tenant as a ‘debt’, rather than as a damages claim. Consequently, the costs incurred are not subject to Section 18 (1) of Landlord and Tenant Act 1927, which limits any damages claim due to a Tenants failure to maintain and repair a property in accordance with their contractual obligations, to the adverse effect on the properties freehold value.

Therefore, all a Landlord will need to prove is they have acted reasonably, undertaken the works, incurred costs in doing so and are entitled to recover the costs in doing so as a ‘debt’ rather ‘damages’. Meaning they are then entitled to recover the actual costs incurred as a simple debt due by the tenant, which is far more straightforward to pursue compared to a damages claim.

Question 18

How did you advise your client should proceed?

Answer 18

On the 1st September 2016 the RICS published the updated Dilapidations Guidance note, now in its 7th Edition, with increased emphasis and detail on the application and use of Diminution Valuations and their role in the dilapidations process.

With this in mind, many landlords should now be considering their options more than ever in respect of how to avoid the statutory cap imposed by Section 18(1) of the Landlord and Tenant Act 1927 and the subsequent Diminution Valuation, as used by many tenants as a defence in terminal schedules of dilapidations and subsequent claims for damages.

In order for landlords to mitigate this defence commonly used by tenants, most commercial leases contain what is commonly known as a ‘Jervis V Harris’ clause which sets out a staged pathway for breaches of tenant’s covenants to be remedied.

The stages are typically set out as follows:

The landlord is permitted to enter the premises to inspect the state of repair.
The tenant is to carry out work required in accordance with the landlords Jervis V Harris notice within a set time frame.
Failing this, to allow the landlord to enter the premises to carry out the works stipulated within the notice.
To pay the landlord the cost of the works as a debt due upon completion.
The most significant benefit of issuing a Jervis v Harris schedule is that if the dilapidations works are undertaken by the landlord in accordance with the notice, the cost of the works is recoverable as a debt rather than that of damages which means that no statutory limitation can be claimed by the tenant under Section 18(1). In addition, this also ensures that the property is put into good order, which in turn will reduce the likelihood of a significant dilapidations dispute arising at lease expiry and will give the landlord the best possible chance of re-letting to a new tenant in the future.

Whilst there can be legal issues in respect of gaining access to the property to carry out the works during a tenant’s occupation and the fact that landlord’s will have to fund the cost of the works upfront, the Jervis V Harris approach will no doubt appeal to landlords looking to ensure their assets are maintained in good order where they are currently being neglected and their asset value is maximised.

Question 19

How did the Issue get resolved?

Answer 19

The tenant made the repairs within the required time frame

Question 20

For the Winchester garages, what did you consider a large crack to be?

Answer 20

I suspected that The large crack was on the wall was due to a vehicle reversing into it. this was confirmed by cctv footage.

Question 21

Why did you advise a Structural Engineer be appointed?

Answer 21

because it beyond my expertise.

Question 22

What repairs did they Identify that you helped resolve?

Answer 22

they reported that the crack did not affect the structural integrity of the building and was still safe to use.

Question 23

What advice did you give your client as to the liability for the repairs?

Answer 23

The liability was with my client to make a claim under the insurance policy for damage to the building, a repair was also required to the guttering which was not an insurable damage, just maintenance required. the licence for the garages were on internal repairing basis, to keep clean and tidy.

Question 24

Explain a key issue raised by RICS Surveying Safely.

Answer 24

The RICS guidance note, ‘Surveying Safely 2nd Edition’ provides detailed advice and best practice for individuals and firms on property inspection. Before visiting a property for inspection, the RICS recommends to reflect and consider the below risks.

• Travelling to and from the site: public transport – length of the journey
• Lone working: Is it safe, can someone contact you, expect you back
• Condition of the property: the poor condition or derelict, construction site, is PPE required?
• Occupation: is it occupied? Access arrangements
• Activity: Nature of site, residential or commercial
• Site rules: emergency arrangements
• Roofs: working at height, safe access
• High Structures, do you need a cherry picker
• Dangerous substances: asbestos, radiation, gas, explosives
• Diseases: Could the site be contaminated with clinical waste? Are there biosecurity procedures onsite to follow? Are there hygiene restrictions on-site?
• Special access: underground, abs sailing
• Special risks: railway, confined spaces, security establishments
• Access equipment: ladder, mobile elevating work platform (MEWP)
• Other equipment: PPE, lighting
• Environment – will the weather cause risk to inspection?
• Personal: gender or level of fitness, phobias

A pre-inspection risk assessment should be undertaken to help identify and mitigate yourself, as an individual, against the risk of carrying out the instruction. This is a valuable tool that will help to identify the equipment you need to effectively and safely inspect the property. The ‘Surveying Safely’ guidance identifies the below factors for consideration in the pre-inspection assessment:
1. Identify the hazards
2. Decide who might be harmed by them and how
3. Evaluate the risks and decide on precautions
4. Record the findings and implement them
5. Review the assessment and update if necessary, and
6. Advise all those affected of the outcome of the assessment and methods of work, or other control measures necessary, to minimize or eliminate the risk

Different types of property inspections require Personal Protective Equipment (PPE) to be worn to minimize exposure to hazards. Some occupiers will require their standard of PPE to be worn dependent on the site and occupational use, this will need to be clarified with the client before the inspection. An example of PPE equipment is body protection, high visibility jackets, hard hats, eye protection, and appropriate footwear to name a few.
Other common equipment required:
* Camera, to make photographic records of the external and internal inspection
* Pen, pencil, and notebook, to make detailed notes
* Mobile telephone, for emergency contact, it should be fully charged and contact details shared with colleagues. It is important to note here that a colleague should be aware of your site visit.
* Disto-meter /measuring device, to records measurements if required during the inspection.

Early identification of the equipment needed to safely inspect a property will prevent a surveyor from having to make return arrangements. It is an effective use of the time that identifies potential risks allowing you to mitigate yourself, as an individual, against the risk of carrying out the full instructions of a client.

Question 25

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

Answer 25

I recently inspected an industrial unit, of steel portal frame construction with brick base and cladding. the roof was sheeting

Question 26

What is the size of a brick?

Answer 26

225 x 112.5 x 75 mm

Question 27

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

Answer 27

When inspecting a property, building inspectors typically look for several key characteristics to ensure the safety and integrity of the structure. Here are some important aspects that inspectors consider:

Building Age and Architectural Characteristics: Inspectors assess the age of the building and look for typical architectural characteristics or construction details that can be cross-checked with planning records, historic maps, or by speaking with the client

Construction Types: Inspectors evaluate the construction types used in the building, such as foundations, solid or cavity walls

Health and Safety: Inspectors are conscious of health and safety issues during inspections. They follow guidelines to ensure their own safety and minimize risks

Desktop Due Diligence: Before attending a site, inspectors carry out comprehensive due diligence according to the purpose of the inspection. This includes researching planning use, environmental issues, flood risk, neighboring occupiers, lease terms, and site boundaries

Access Arrangements: Inspectors make appropriate access arrangements with the occupier to minimize disruption and maintain confidentiality when necessary.

Logical Inspection Methodology: Inspectors take a logical and methodical approach during inspections. They may start with the surrounding area before proceeding to inspect the external and internal parts of the building.

Construction Materials: Inspectors consider construction materials used in the building and their impact on structural integrity

Factors Affecting Value: Inspectors take into account various factors that can affect property value during inspections

Legal Requirements: Inspectors are knowledgeable about legal requirements relating to occupation and ownership of properties

Observation Recording and Advice: Inspectors accurately record their observations during inspections and provide advice based on their findings

These are just some of the characteristics that building inspectors consider when inspecting a property. The specific focus may vary depending on the purpose of the inspection, such as valuation, management, agency, or lease consultancy

Question 28

What are the different types of dilapidations schedules? When would you expect each type to be used?

Answer 28

There are three types of dilapidations schedules: Interim Schedule of Dilapidations, Terminal Schedule of Dilapidations, and Final Schedule of Dilapidations1. These schedules outline the tenant’s obligations to bring the property back to an acceptable condition.

Interim Schedule of Dilapidations: This schedule is issued during the lease period when a landlord is concerned about the property’s maintenance. It serves as a reminder to the tenant about their obligations and helps protect the property’s value1.
Terminal Schedule of Dilapidations: The Terminal Schedule is used towards the end of the lease, usually within the last 18 months to three years. It provides a detailed list of disrepair items that need to be fixed before the end of the tenancy1.
Final Schedule of Dilapidations: The Final Schedule is issued after the lease has expired if required repairs haven’t been carried out. It generally outlines the necessary works and may include the cost of lost rent while repairs are being completed1.
Professional support from leading chartered surveyors can help manage dilapidations while maintaining a good tenant-landlord relationship1.

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Question 29

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

Answer 29

A drive-by inspection is a quick assessment of a property that focuses only on the exterior of the property1. It is typically conducted from a car, with an inspector taking high-quality photographs to make their assessment1. The primary goal of a drive-by inspection is to assess the relative value of the property from the outside1.

While drive-by inspections are a great way to get an inspection out of the way quickly, they are not suitable for all types of properties. Here are some examples of properties that may not be suitable for a drive-by inspection:

Properties with complex structural issues: If a property has complex structural issues that cannot be assessed from the outside, a drive-by inspection may not provide an accurate assessment of its condition.

Properties with extensive interior damage: Drive-by inspections focus only on the exterior of the property, so they may not be suitable for properties with extensive interior damage that could affect their value.

Properties with unique features or amenities: If a property has unique features or amenities that cannot be easily observed from the outside, a drive-by inspection may not provide a comprehensive assessment of its value.

Properties in areas with limited access: Drive-by inspections rely on the ability to access the property from the outside. If a property is located in an area with limited access, such as a gated community or private estate, it may not be suitable for a drive-by inspection.

Question 30

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

Answer 30

When inspecting a period property compared to a modern one, there are several differences to consider. Period properties are typically older buildings that were constructed before the 20th century, while modern properties are more recently built.

Here are some key differences in the inspection process:

Structural integrity: Period properties may have unique architectural features and materials that require special attention. Inspecting the structural integrity of a period property often involves assessing the condition of historical elements such as timber frames, brickwork, and foundations. Modern properties, on the other hand, are usually built with contemporary construction techniques and materials that may have different inspection requirements.

Maintenance and repairs: Period properties may require more frequent maintenance and repairs due to their age and historical significance. Inspections of period properties often focus on identifying any signs of decay, water damage, or structural issues that need attention. Modern properties may have different maintenance requirements, such as checking for defects in newer building materials or systems.

Energy efficiency: Modern properties are typically designed with energy efficiency in mind, incorporating features like insulation, double-glazed windows, and efficient heating systems. Inspections of modern properties may involve assessing the effectiveness of these energy-saving features. Period properties may not have the same level of energy efficiency measures in place, so inspections may focus on identifying potential areas for improvement.

Compliance with regulations: Building regulations and safety standards have evolved over time. Inspections of period properties often involve assessing compliance with current regulations while considering the historical context of the building. Modern properties are usually built to meet current building codes and safety standards.

Historical considerations: Period properties often have historical significance and may be subject to preservation regulations or listed building status. Inspections of period properties may require additional knowledge of historical architecture and preservation techniques.

Question 31

How do office Grade and Category differ?

Answer 31

Office spaces are typically classified into three categories: Grade A, Grade B, and Grade C123. These classifications were created to help estate agents, surveyors, investors, and others in the property industry categorize building quality to justify property prices1. However, there is no formal international standard for classifying office buildings1.

Grade A: This classification represents the highest quality office buildings. Grade A offices are either brand new or have undergone a complete redevelopment with high-specification renovation. They are usually well-located with good access and professionally managed. Grade A offices are commonly found in large cities where demand is highest and there is a higher level of occupier churn. They often feature higher ceilings, spacious and naturally-lit spaces, and central, manned lobbies. Due to their high standards, these properties cost more to purchase but offer higher rentals1.
Grade B: This classification refers to previously occupied office spaces that do not meet the level of quality expected of a grade A office. Grade B offices are considered “average” and perfectly usable. They may be located in less desirable areas or have not been renovated in recent years. Some properties may start out as grade A but get downgraded over time1.
Grade C: This classification represents the lowest specification available for office spaces. Grade C offices are usually twenty-plus years old and found in less desirable areas. These buildings are not aesthetically pleasing, have outdated technology and infrastructure, and offer the lowest yields. They are often targeted by developers and utilized by smaller companies. Although grade C office spaces can be extensively renovated to become grade B, they will never reach grade A due to their age and location1.

The classification of an office space depends on various factors such as property age, location, access, parking availability, number and speed of elevators, security measures, construction quality, and nearby or onsite amenities

Question 32

what is a turnkey

Answer 32

A turnkey, a turnkey project, or a turnkey operation is a type of project that is constructed so that it can be sold to any buyer as a completed product.

Question 33

what is the british council for offices

Answer 33

The British Council for Offices (BCO) is a membership organization that provides research and best practice for those involved in creating, acquiring or occupying office space in both the private and public sectors

Question 34

what is an easement

Answer 34

a right to cross or otherwise use someone else’s land for a specified purpose

Question 35

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

Answer 35

To find out if your property has an easement, you can

Do a title search on your property or check a property deed to see if it mentions any easements.

Contact the county clerk or county land records office to obtain a copy of the deed or any public records of easements.

Contact the utility companies to see if they have any easements on your property.

Obtain a survey of the property to see if there are any easements and where they are located.

Get title insurance to protect you against undisclosed easements

Question 36

how to tell if a wall is cavity or solid construction

Answer 36

To tell if a wall is of solid or cavity construction, you can

Measure the width of the wall using a tape measure at a door or window. If the wall is more than 260mm thick, it is most likely a cavity wall. If it is thinner than 260mm, it is probably solid.

Check your home’s Energy Performance Certificate (EPC). The EPC should tell you what type of walls your property has. It will typically state whether they are of a cavity or solid construction.

Question 37

what is a hidden valley gutter

Answer 37

The gutter system resides inside (hidden) the overhang of the roof. A drain is incorporated into this gutter. The leader is attached to the drain, runs through the overhang, and directly down the exterior wall of the house.

Answer 38

Valley gutters can cause problems such as1:
Water flowing down valleys can overshoot the rain gutter in heavy rains, leading to puddling near the house or building, and damage to plantings.

Leaks around roof valleys can be caused by worn underlayment

Thermal expansion can be a major issue with roof valleys

Valleys in a standing seam roof can be problematic in areas that receive a lot of snow

Gutters can clog and overflow due to the accumulation of leaves, twigs, and other organic debris

Roofing material granules can accumulate in gutters and create clogs

Improper gutter installation, damaged or sagging gutters, and insufficient downspout size or quantity can also cause gutter problems

Question 39

Where does surface water drain into?

Answer 39

Surface water typically drains into nearby drains and eventually collects in the sewer system
. This includes rainwater that accumulates on rooftops, flows from yards, and other sources such as washing cars or watering gardens
. In the UK, most rainwater that falls on properties drains into public sewers operated by several water companies
. The government has reviewed the arrangements for determining responsibility for surface water and drainage assets3. If you need more information about surface water drainage, you can refer to the GOV.UK website.

Question 40

How does this compare to foul water?

Answer 40

The Building Regulations 2010 sets out an “order of priority” list for where a property’s foul water should be discharged to:

A public sewer
A private sewer system communicating with a public sewer
A septic tank or other wastewater treatment plant
A cesspit

Question 41

What is a deleterious/hazardous material?

Answer 41

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 material1. They can pose significant risks to human health, the environment, and the structural integrity of buildings. Some examples of deleterious materials include:

Asbestos: A well-known deleterious material that can cause serious health issues when its fibers are inhaled1

A hazardous material is a chemical or substance that is a physical hazard material or a health hazard material. Hazardous materials are substances that could harm human health or the environment. They must be handled the right way to prevent harm.

Question 42

What do dry and wet rot look like?

Answer 42

Dry rot is wood decay caused by one of several species of fungi that digest parts of the wood which give the wood strength and stiffness.

The difference between wet rot and dry rot is that
Dry rot is more serious and rare, while wet rot is more common and less damaging.
Dry rot can spread onto and destroy much of the timber, while wet rot is usually confined to where the timber is wet
Dry rot does not require much moisture to grow, while wet rot needs a higher moisture content in the wood
Dry rot appears as a powdery substance with crumbling wood, while wet rot appears as a darker, softer area of wood with a stringy or fibrous texture

Question 43

Rising damp

Answer 43

Rising damp is a relatively rare form of damp that affects the walls of buildings. It occurs when moisture from the ground travels up through the walls by capillary action.

Question 44

what is Japanese knotweed

Answer 44

Since Japanese knotweed (Reynoutria japonica) is such an invasive and resilient weed, it is important to be able to identify it early.

Japanese knotweed (Polygonum cuspidatum or Reynoutria japonica) is an upright, shrubby, herbaceous perennial plant that can grow to over ten feet in height.

Question 45

what does RICS say about japanese knotweed

Answer 45

The RICS has issued guidance on Japanese knotweed, which can be summarized as follows:
Japanese knotweed poses little or no risk of structural damage to robust buildings with substantial foundations (e.g. dwellings).
The presence of Japanese knotweed may be a significant impediment to the sale and purchase of a property.

Japanese knotweed can still have a negative effect on “both value and saleability”.

RICS has established a framework for assessing the risk to residential property posed by Japanese knotweed
.
RICS aims to move away from the belief that eradication is the only option and that residential properties may be ‘unsafe’ or susceptible to damage where it is present.

The Royal Institution of Chartered Surveyors (RICS) has published a document titled “Japanese Knotweed and Residential Property”1. This document provides guidance to RICS members on how to assess the risk and impact of Japanese knotweed on the built environment. It is an update to an RICS Information Paper published in 20122.

The purpose of this updated document is to address the findings of a House of Commons Science and Technology Committee report on Japanese knotweed and the built environment, as well as a Department of Environment, Food and Rural Affairs (Defra) investigation into Japanese knotweed. It aims to ensure that RICS members provide the best advice to users of valuation and condition reports based on market-informed industry best practice and recent research1.

Question 46

Environmental Impact Assessment (EIA)

Answer 46

An Environmental Impact Assessment (EIA) is a process of evaluating the potential environmental impacts of a proposed project or development scheme before deciding to move forward with it 12. The assessment is conducted to identify and evaluate the potential environmental, social, and economic impacts of the proposed project and to identify measures to mitigate any negative impacts 1. The EIA process is usually conducted by an independent consultant or a team of experts who are responsible for conducting the assessment and preparing an Environmental Impact Statement (EIS) 2. The EIS is then submitted to the relevant regulatory authority for review and approval 1. The EIA process is an important tool for ensuring that development projects are sustainable and do not have significant negative impacts on the environment or local communities

Question 47

What is radon?

Answer 47

Radon is a chemical element with the symbol Rn and atomic number 86. It is a radioactive, colourless, odourless, noble gas. It occurs naturally

Question 48

where is radon

Answer 48

Radon is a radioactive gas that results from the natural decay of uranium and radium found in nearly all rocks and soils Radon escapes from the ground into the air, where it can enter buildings through cracks and holes in the foundation. Radon can also be found in water, especially in ground water, spring waters and hot springs. Radon is the principal natural-background, radiation exposure source in the United States.

Question 49

what does radon do

Answer 49

Radon produces a radioactive dust in the air we breathe. The dust is trapped in our airways and emits radiation that damages the inside of our lungs. This damage, like the damage caused by smoking, increases our risk of lung cancer.

Question 50

Tell me about what an inherent/latent defect is.

Answer 50

A latent or inherent defect is a hidden defect in the design or construction of a building, or the materials used, which exists on completion of the building works but is not apparent on inspection. It is a defect that could not be discovered by reasonable and customary observation or inspection
. Inherent defects are the responsibility of the builder or developer.

Question 51

Tell me about any risks relating to air conditioning.

Answer 51

Air conditioning can have several health risks. These include:
Stretched skin
Temperature difference
Legionnaires disease
Rhinitis
Throat congestion
Dryness
Headache
Lung health
Air conditioning can also contribute to climate change and deplete the ozone layer. Poorly ventilated air-conditioned buildings can raise the risk of “sick building syndrome”

Question 52

Hart v Large

Answer 52

The judgment in Hart v Large provides important guidance on the scope of a surveyor’s duty when advising prospective purchasers. It also highlights that the courts may be willing to depart from the usual measures of loss, in order to achieve what they consider to be a fair outcome.

Question 53

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

Answer 53

The case of Ian McGlinn v Waltham Contractors Limited laid down some general principles that are considered when a court needs to determine if an Architect or Project Manager has fulfilled their inspection duties. These principles are as follows:

The frequency and duration of inspections should be tailored to the nature of the works going on at the site from time to time.
It is not enough for the architect to carry out inspections on the date of each site meeting (whether fortnightly or monthly) but not otherwise.

These principles are worth keeping in mind at the beginning of a project, both in terms of working out what should go into an appointment and also in terms of planning out what inspections need to be carried out and when

Question 54

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

Answer 54

The Ryb v Conway Chartered Surveyors case is significant as it highlights the potential liability of surveyors for failing to notice or identify Japanese Knotweed, an invasive species that can significantly affect the value, marketability, and insurability of land and buildings1. The case involved a claimant who commissioned surveyors to conduct a building survey for a ground floor flat with a garden in North London. The surveyor did not take any photographs of the garden, nor did they produce any measurements or plans of the property. Japanese Knotweed was subsequently found in three locations in the garden1.

The judge found the defendants liable for negligence and awarded £50,000 in damages, which included the cost of remediation works and a sum for diminution in value of the property1. This case suggests that the likely diminution in value arising from Japanese Knotweed is not simply a blanket percentage deduction of the property value. Instead, the judge applied a framework approach that considers various characteristics of the property to establish the impact the knotweed would have on its market value1.

Question 55

What best practice would you follow when making site notes?

Answer 55

Surveyors should refer to existing company policies and the current edition of the Surveying safely: health and safety principles for property professionals, RICS guidance note.

Users should be competent, trained and instructed to use the equipment safely.

Question 56

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

Answer 56

Land contamination: risk management (LCRM) is a web-based guidance framework for assessing the risks of land contamination1. It was published in June 2019 and is currently undergoing a 6 month review period. After the review period CLR11 will be permanently withdrawn, and LCRM will replace it1. LCRM is to be followed by all parties engaged in and responsible for managing land contamination, including landowners, regulators, developers, planners, consultants, financial services advisors and remediation contractors2.

Question 57

who published LCRM?

Answer 57

The EA
The EA first published LCRM in June 2019. This was reformed content based on the framework and principles established by CLR11.