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RICS-APC > Inspection > Flashcards

Inspection Flashcards

1
Q

What does it mean to be ‘safe’ on an inspection? Why is it important?

A

Take steps to minimise the risk of harm on an inspection. Important for ensuring the health and wellbeing of yourself and others.

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2
Q

How do you ensure your safety on an inspection?

A
  1. Charged phone
  2. Let colleague know
  3. Plan escape route
  4. know who you are meeting
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3
Q

What is the guidance of RICS Surveying Safely 2nd Ed

A

Basic good practice principles.
Corporate and individual responsibilities.

Corporate responsibilities:
Line management structure, staff training, company policies & procedures, clear accountability, insurance, adequate resources. Investigate incidents.

Personal responsibilities:
Responsible for own H&S and anyone under your care. Duty to comply with company policies &b procedures. Report breaches in good time, personal risk assessment, wear PPE, do staff training.

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4
Q

What is L&R lone working policy

A
  1. Carry a charged mobile
  2. Must notify dept secretary
  3. Share diary with colleague.
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5
Q

RICS VPS 2 ‘Inspections, investigations and record’ in Red Book

A
  1. Inspections carried out to the necessary extent to produce an accurate valuation.
  2. TOB - agreed extent of inspection
  3. Revaluation without reinspection if no material changes.
  4. Valuation Details must be recorded under VPS2
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6
Q

What is a ‘proper record’ of an inspection?

A

Audit trail: legible, notes in business format. Photos.

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7
Q

What would you find in the ToE about an inspection? What requirements are there for what to include?

A
  1. Agree extent of the inspection.
  2. Record any limitations or restrictions.
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8
Q

What sort of property characteristics might you note?

A
  1. External- type of construction, condition, site boundaries, access, car parking, no. of storeys, situation, adjacent blocks, roof type, defects, contamination.
  2. Internal- Spec, layout, condition, use, no. of cores, defects, contamination
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9
Q

DD prior to inspection?

A

Desktop review; situation, location, plan route, arrange access. Risk Assessments.

Print plans, charged phone, disto, pen and paper, PPE where required.

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10
Q

What are signs of contamination?

A
  1. Desktop search: radon gov search, previous site user.
  2. Visible signs: evidence of chemicals , oil spill, presence of tanks.

*DEDUCT cost to remediate from Value

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11
Q

When carrying out an external inspection, what should you take note of?

A
  1. Method of Construction
  2. Repair and condition
  3. Car parking/ access/ loading
  4. Defects?
  5. Site boundaries- OS map and Title plan
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12
Q

When carrying out an internal inspection, what should you take note of?

A
  1. Layout and spec
  2. Repair & maintenance
  3. Defects
  4. Services- age and condition
  5. Statutory compliance- asbestos, building regs, H&S, Equality Act, Fire & Planning
  6. Fixtures and fittings and improvements.
  7. Lease compliance
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13
Q

What is the difference between steel frame and concrete frame buildings?

A

Steel frame- less columns.
Concrete frame- more columns and lower floor to ceiling.

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14
Q

What is the difference between the fit-out types

A
  1. Shell and core- common parts completed, remainder as bare shell ready for fit out. No facilities or lighting.
  2. Cat A- lease the open plan as you see it. Basic finishes to floors, walls and ceilings.
  3. Cat A+ is where the Landlord looks after the fit out/ plug and play
  4. CAT B - Tenant fit out to individual needs
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15
Q

Grades of Office Space

A

Grade A- high spec, new or recently refurbed.
Grade B - average perhaps previously occupied.
Grade C - lowest spec & 20+ years old

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16
Q

Which areas of the Red Book relate to valuation

A

VPS 2 and VPGA 8

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17
Q

When were the Control of Asbestos Regulations last updated? What do they say?

A

2012
1. Good condition ACMs can be left
2. Duty to manage ACMs in commercial buildings.
3. Works to ACMs must be done by licensed contractor.

18
Q

Under the asbestos regulations, who is the duty holder?

A

Owner, unless occupied under FRI lease

19
Q

What are the requirements for asbestos?

A

A commercial property must have an asbestos management plan if asbestos is present.
Asbestos register required and must be checked against known materials once a year.

20
Q

Name the 3 types of asbestos

A

Chrysotile (White)
Amosite (Brown)
Crocidolite (blue)

21
Q
A
22
Q

Health risks of Asbestos?

A

Can cause lung cancer

23
Q

How do you identify Japanese Knotweed? What is it?

A

Invasive purple & green plant that damage foundations and not easy to control. White flowers in summer.

24
Q

What legislation is there on contamination? What legislation is there on contamination?

A

Environmental Protection Act 1990

25
Q

What RICS guidance is there on contamination?

A

RICS Guidance Note, ‘Contamination, the Environment and Sustainability’ 2010. This reiterates the legal duties under the Environmental Protection Act

26
Q

How to Identify Contamination?

A
  1. Desktop- Previous use.
  2. Inspection; oil spills, subsidence, chemicals etc.
  3. Environmental assessment.
27
Q

What RICS guidance note is there on contamination?

A

‘Contamination the Environment and Sustainability’ - guidance on identifying contamination and recommending expert advice.

28
Q

What is land remediation relief?

A

Tax relief from corporation tax, claim 150% for expenses for cleaning up land acquired in a contaminated state.

29
Q

High Alumina Cement?

A

Pre cast concrete in 50s & 60s. (conversion) losses strength from damp.

30
Q

What do you do if asbestos is present in the building?

A
  1. Risk Assessment
  2. Inform client and advise on duties
  3. Specialist advice.
  4. Impact on value?
31
Q

Surveyors responsibilities regarding asbestos

A
  1. H&S at Work Act- reasonable care for themselves and others.
  2. Report to client.
  3. Advise specialist advice is required.
32
Q

What is the process for carrying out an inspection?

A
  1. Local area
  2. External
  3. Ineternal
33
Q

Purpose of Inspections?

A
  1. Valuation
  2. Agency
  3. Property Management/Policing the lease
34
Q

What are deleterious materials and what are some examples?

A

Materials that degrade with age.
e.g. concrete frames from 60s and brown staining on concrete

35
Q

What are hazardous material and what are some examples?

A

Asbestos, lead piping

35
Q

What are the differences between an inherent, a patent and a latent defect?

A
  1. Inherent: always present, defect in design or build.
  2. Latent: defect not reasonably identified on an inspection.
36
Q

What are common defects and their causes?

A
  1. Movement- subsidence, heave etc
  2. Water- deterioration of materials.
37
Q

What’s the difference between a defect and repair?

A

Defect- something that is faulty in some way
Disrepair- result of failure to maintain

38
Q

What would you suspect from horizontal cracking? Vertical cracking?

A

Horizontal- wall tie fail
Vertical- subsidence

39
Q

HSE guidance on asbestos?

A
  1. Good condition ACMs can be left in place
  2. Duty to manage ACMs in CRE.
  3. Works to ACMs must be by a licensed contractor.
40
Q

Types of Survey for asbestos

A

Management Asbestos Survey
Refurbishment and Demolition Asbestos Survey

RICS-APC (15 decks)

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