Inspection Flashcards
What normal precautions would you take when undertaking an inspection of a vacant building for a client?
I would have regard to the RICS Surveying safely 2018.
I would make sure the inspection was in my diary, inform my colleagues where I was going, take a mobile phone with me, consider whether it was safe to inspect alone and if so - phone to tell my colleagues I was leaving the site.
I would also contact the building manager or my client to check if any PPE was needed and if it was safe to go on site.
You would do a desktop H&S risk assessment – researching the surrounding area and location. I also ensure that I have any PPE and following Workman’s lone working procedure.
What are the four inspection types
Desktop (Risk assessment)
Location
External
Internal
What are the purposes of Inspection?
Landlord and Tenant - Rent Reviews / Lease Renewals
Valuation
Purchase or Sale
Property Management
What is included within the RICS Surveying Safely 2018 edition?
- Personal responsibilities for RICS members and firms
- Assessing hazards and risks (risk assessment, H&S policy)
- Workplace health and safety (emergency arrangements, building services)
- Occupational hygiene and health (stress, bullying)
- Visiting premises and sites (lone working, PPE)
- Fire safety
- Residential property surveying
- Procurement and management of contractors
PAWO VFRP
What are RAMS?
Risk Assessment Method Statements are central to preventing accidents and protecting everyone’s health and safety on construction sites.
What matters need to be considered before visiting a premises or site?
Travel, lone-working policy, condition of property, occupation, dangerous substances, diseases, access equipment, PPE, weather conditions, documentation (H&S, tenancy schedule, arrears report, plans etc).
What is Workmans lone policy?
Official written document that covers the risks faced by lone working staff
Responsibilities of both the employer and employee in ensuring that lone workers can work safely.
What matters should be considered during the site inspection?
Structural stability, sharp objects, slip/trip hazards, hidden traps/ducts/openings, contamination, vermin and birds, inspection of common parts, tenant areas.
What matters should be considered when leaving and back in the office?
Leaving Site
- Leave secure if vacant
- Sign out with security/tenant
- Inform someone in the office that you are returning
Back in the office:
- Inspection report – complete and log with photos on H&S document management system.
- Instruct any works.
- Write to the tenant about any issues
Can you walk me through your example as to the Roof leak at one of your sites and the prevention methods?
- During an QTR site inspection of one of my SC properties - I noticed in one of the units that they had a leak originating from the roof.
- Immediate action was taken by taking photos of the leak, telling the tenants to cordon off that area.
- Following the inspection, documenting the incident through a PI report and informing the client.
- Quotes were obtained form contractors to assess the cause of the leak and swiftly were on site to rectify within the week.
What was the cause of the leak in your roof leak example:
Cut edge corrosion (leaking roofs due to rust and lack of maintenance) and shrinkage of the slabs resulting in cracking.
What is the normal institutional specification of a new industrial unit?
Minimum 6m clear eaves height.
Full height loading doors, electronically operated and 3 phase power, sufficient yard depth and min 40 KN/sq m floor loading.
What is the institutional requirement for floor loading in industrial and distribution properties?
40KN per square metre
Describe a typical industrial warehouse?
Steel portal frame, profile steel cladding, roller shutter doors, concrete screed floor, Minimum eaves height of 8metres, 10% office space, utility services might be capped off (gas and water), 3 phase electricity in place if Grade A, 40KN per sqm floor loading capacity
What hazards might you find in vacant properties?
Asbestos, weak steps, structural issues, gas/electricity faults
Need regular inspections, health and safety assessment, security, plan maintenance, plant servicing, inform property insurers, agree disposal/marketing strategy, fire risk assessment, asbestos register, EPC, business rates.
What factors can negatively impact a Valuation?
- Contamination
- Flooding
- Asbestos
- Invasive non-native species
What should be considered during a property management inspection?
Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues.
What should be considered during a valuation inspection?
Location,
Tenure,
Defects,
Condition,
Occupation details
What is an inherent defect - Who’s responsibility is it?
Defect in design or material that has always been present. The responsibility will be with the main original contractor (check warranties)
What is a latent defect?
Hidden or concealed defect that could not have been discovered during a reasonable inspection
What are common defects in modern industrial buildings?
Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work
Name some common Asbestos Containing Materials?
Insulation lagging, insulation boards, cloth in fire blankets, cladding, ceiling linings
What is radon?
Natural, radioactive, odourless and tasteless gas
What are the characteristics of a Grade A office?
Located in desirable area, new or highly maintained, steel or reinforced concrete frame, raised floor with 150mm void, suspended ceiling with 350mm void, lifts, HVAC systems, LED lighting, excellent DDA, excellent BREEAM rating, high EPC rating (A or B), car parking, cycle racks, lockers, showers
