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?
Defect in design or material that has always been present
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
What is DDA and how can you be compliant?
Disability Act 1999. Ramps for disabled and reasonable access into buildings.
What are rafters?
Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam
How is radon mitigated in buildings?
New buildings can have radon-proof membrane installed in floor structure
definition of an internal eave?
- Internal – the height between the floor surface and the underside of the roof covering, supporting purlins or underlining (whichever is lower) at the eaves on the internal wall face
- External – the height between the ground surface and the exterior of the roof covering at the eaves on the external wall face ignoring any parapet
What does RICS consider for a ‘safe person’ to be?
An individual who assumes behavioural responsibility for their own actions and they have the tools they need to do their job safely.
What are the 4 types of damp?
Penetrating
Rising
Condensation ,
Plumbing failure
What is Japanese Knotweed?
Fast growing plant, where stem growth goes deep underground.
What is a portal frame?
Type of structural frame with beams supported by columns at either end
Typically spans 15-50m
What are the different types of movement?
Subsidence, heave, cracking and thermal expansion
What should you do if you discover asbestos?
Check asbestos register to confirm it is on record, if not then instruct asbestos survey
If undisturbed, then does not need to be removed
Different types of asbestos surveys?
management survey and a refurbishment or demolition survey.
What is the difference between a solid wall and a cavity wall?
Cavity wall is 2 leafs of brick or blocks attached with cavity wall ties with insulation in the middle. Solid is simple solid brick walls. Can be English of Flemish bonded brickwork.
You say you are aware of various types of construction: How would you confirm from a visual inspection if a you were looking at a cavity wall?
Lack of headers in the wall
What are the 4 common forms of foundation?
Trench, raft, piled, pad.
What is a rafter and purlin roof?
Roof constructed with purlins and rafters
What are purlins?
The horizontal beams of a roof that are used for structural support
What is a roof truss?
Structure that consistes of wood or steel joined in triangular shape to support weight of roof
What is the legislation that governs asbestos in the UK?
the Control of Asbestos Regulations 2012.
When was all asbestos use banned in the UK?
1999
Can you name sections of Surveying Safely?
- Health and Safety requirements of firms and individuals
- Hazard and Risk Assessment
- Fire Safety Checks
- Contractor Management
- Residential section
How did you undertake your inspection In broad terms?
- Pre site risk assessment
- Inspect local area
- External inspection
- Internal inspection
Examples of deleterious materials?
High alumina cement, calcium chloride cement, mundic, asbestos, radon gas
What are the 4 types of cracking typically seen in brickwork construction
Horizontal line, triangular, stepped, cracking running to floor level
What are the different types of cavity wall ties?
Butterfly, vertical twist, double triangular
How would you calibrate a distometer?
Send it back to the manufacturer
What to consider when performing an external inspection?
Method of construction
Repair and condition
Car parking / access
Defects
Check the site boundaries
What to consider when performing an internal inspection?
Specification
Repair and maintenance
Defects
Statutory compliance
Fixtures and fittings/ any alterations
Compliance with lease obligations
Describe solid wall construction?
Soldi brickwork with headers and normally one brick thick (either English / Flemish bond brickwork)
What is spalling?
This is damaged brickwork where the surface of the bricks start to crumble because of freeze in the winter months.
What is Efflorescence?
White marks caused by hydroscopic salts in the brickwork.
Name the different types of bricks?
Header and stretcher
What precautions would you take if entering a vacant unit?
Dress in robust and durable clothing (PPE)
Ensure you have the correct equipment (torch)
Look for dangling wires, smell of gas
What is deleterious materials?
Deleterious Materials can degrade with age causing strucutural problems and include Asbesots, Calcium Chloride.
What are the different types of building defects you can find?
- Subsidence – the vertical downward movement of a buildings foundation caused by
the loss of the site beneath the foundation. - Heave – the movement of the ground beneath the foundations cause by for example
tree removal. - Wet Rot – Occurs in damp or wet wood due to excess moisture or timber decay. Signs include wet and decaying timber, cracking paintwork and crumbling of dry timber.
- Dry Rot – caused by fungal attack. Signs include fungus, mushrooms, strong smell.
If there is a building defect during inspection - what is the four step process?
- Take photos
- Try to establish the cause of the defect
- Inform your client of your investigation
- Recommended advise from Building surveyor
Three common causes of defect?
Movement, Water, Defective
What common defects are found in an industrial building?
Roof leaks around roof lights, damaged cladding panels, cuit edge corrosion, burst pipes
What is the key legislation around Contamination?
Environmental Protection Act 1990
What is hazardous Materials ?
Harmful to health and include asbestos, radon gas, lead piping.
What are the types of shell fit outs?
- Shell and Core
- Cat A Fit out - Grade A specification
- Cat B Fit out - Occupiers specific fit out requirements
Office specification
Steel/concrete frame
2.6 -2.8 m ceiling height
350mm ceiling void, 150mm raised floor void.
2-3KN floor loading
