Inspection Flashcards
How do you stay safe on inspection?
Prior to inspecting, I undertake a risk assessment and check any inspection awareness documents on Electronic drive.
I establish the locality, weather, any PPE required and consider whether I need to be accompanied. If not, I comply with my employer’s lone worker policy and carry a mobile, GPS skyguard. I update work calendar with details of inspection inc. contact details exp arrival/departure. On site I dynamically assess risks - because situation on the day may differ from what I expected, therefore I continue to assess potential risks.
What is a risk assessment?
Considers how a plan of action could deviate from your expectations. Steps -
1. Identify the hazards
2, Decide those who are at risk of harm
3. Evaluate the risk - likelihood and severity- and decide on precautions.
4. Record findings and implement them.
5. Review risk assessment and update if necessary.
What guidance is there for dealing with safety and inspections?
RICS Surveying Safely 2018, updated 2019. Best practice for management of H&S for firms/members. Introduces safe person concept - where each individual is responsible for the H&S of themselves and others while at work.
How would you carry out an inspection?
Depending on the purpose of the inspection, as per client instruction, and the extent of the inspection agreed in TOE - drives information to be collected.
Carry out desk-top research/risk assessment.
On inspection I take checklist to fill (as per VPGA 8) in and use plan/draw one as I got.
I inspect the local area first, including comps, amenities etc.
Then carry out an external inspection of the property, from the roof down, noting age, construction method, repair/defects, access+ contamination.
The I inpsect internally, noting layout,spec, repairs/maintenenace/defects, services, statutory compliance etc.
I take photographs as I go. Including D. Anything unsure of or may affect valuation take a picture of including defects, P&M and outher areas wich you think may effect value.
What should you take on inspection?
Depending on the purpose of the inspection but in general I would take
Camera – photographic record and if unsure about an aspect e.g. crack, take a picture and refer to a colleague later.
Measuring devices (disto) – good level of battery/ recently calibrated for accuracy. Tape measure.
Files, plans
PPE
Pen/paper/Dictaphone/pencil and notebook – REMEMBER RICS MEMBER YOU NEED TO KEEP A “PAPER TRAIL”
Inspection checklist (as per VPGA 8)
a. RICS contamination checklist
b. Inspection checklist ( business stream appropriate)
what kind of specification would you expect for different building types?
Shops - depends on locality. High street or older may have timber or brick and block more modern purpose-built shops will have a steel or concrete frame build. Typically left as shell condition for retailers to fit out. Services capped off?
Industrial - generally a steel portal frame construction with profiled steel wall cladding and roof.
* Current institutional specification may include following:
o Minimum 8m clear eaves height with 10% roof lights
o Minimum 30 kN/sq. m floor loading
o Plastic coated steel profiled cladding with brick or blockwork walls to approximately 2m
o Full height loading doors (electrically operated)
o 3 phase electricity power
o 5-10% office content with WCs
o Main services capped off
o Approximate site cover of 40%
Offices:
* Most new offices constructed of steel / concrete frame
* Office – raised floors, suspended ceilings, lifts, double glazing.
* Steel frame offices usually have larger span floor plans and less columns
* Concrete frame offices usually have more columns, lower floor heights and a shorter span between columns
* Check architect’s plans or building manual if you cannot determine construction type on site
What’s high value for office specification?
Offices are categorised as grades by British council of offices.
Grade A considered high value office specification. May include a brand new office or one that has undergone complete refurb . Good location, good access. Air conditioning, BREEAM excellent10m2 space per person
British Council for Offices Guide to Office Specification (2019).
What hazards might you find in vacant properties?
If left empty for long period of time - can become neglected allowing defects to develop quickly.
Stagnant conditions can allow dormant wood rot to weaken timber floors and roof leaks will cause ceilings to collapse.
Vandalism will often result in broken glass and sharp edges throughout the dwelling and drug-using squatters may leave contaminated syringes.
What common defects are you aware of?
Movement
* Subsidence (cracking) – ground is unstable or sinks. internally and externally visible.
* Heave (cracking) – caused by increased moisture in the soil which forces soil upwards (typically occurs after removal of a tree) #
* Settlement (cracking) – caused by downwards movement of the soil from building weight.
* Thermal expansion (cracking) – caused by excess heat
* Shrinkage (cracking) – drying out of materials used to build (mortar, plaser ect)
* Cavity wall tie failure – brick work and block work come apart (expansion of joint between walls cracks or pop brickwork)
Water
* Wet rot – caused by high moisture levels. Black localised fungus. Dark and musty smell.
* Dry rot – wood eating fungus that eats away at the wood. Dry and crumbly to the tough
* Damp – can cause health problems related to fungus and damage
o Rising – coming up from the ground
o Penetrating -from the celling/ roof tiles
o Condensation -too much moisture e in the air with a lack of ventilation.
* Spalling – damage to brick work as the result of water penetration into the bricks. When water freezes it expands destroying some brick work.
- What is Japanese knotweed?
Japanese knot weed - Fast growing, Invasive species of plant. Its root systems can cause damage e.g can cause cracking on hard surfaces such as tarmac and foundations.
Needs to be removed by a licensed contractor at an additional cost.
Is an offensive to allow it to spread and could result in a fine Under the Wildlife and Countryside Act 1981
classified as ‘controlled waste’ under the Environmental Protection Act 1990.
May effect value and lender may not loan as a result
Japanese knotweed leaves are shovel-shaped (not to be confused with heart-shaped) with a point at the tip and staggered on the stem (one stem per node), creating a zig-zag stem growth pattern
What are the different ways that you could date a building?
Age the building – ask client, research date of planning consent, Grade Listing at Historic England, Land Registry, local historical records, architectural style, or the architect’s certificate of practical completion
What are three different purposes of inspection?
Valuation – all value significant factors
Rating appeal – basis of value (physical state as at material day)
Agency – sale/letting – to determine pricing and marketing
What is a shell or core fit out?
– common parts completed but office areas are shell for occupier fit out
what legislation
Health and Safety at Work etc. Act 1974: this is the primary legislation relating to workplace health and safety, placing a duty of care on employers for their employees. Employees also have a duty of care towards colleagues, clients and contractors. Risk assessment is a key part of complying with the 1974 Act, and all building surveyors must assess this risk before they visit any site or workplace.
Three types of asbestos
If disturbed, can produce very small toxic fibres which can lodge in lungs and cause diseases.
Three common types:
o Brown (amosite)
o Blue (most dangerous) (crocidolite) usually found in pipe lagging.
o White (chrysotile) – least harmful
