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MR - APC > Inspection > Flashcards

Inspection Flashcards

1
Q

For Cambridge Riverside, how did you determine if fire stopping is required?

A
  • Fire Strategy
  • Fire Engineer consultation
  • Fire Specification
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2
Q

For Cambridge Riverside, how do you know if the correct fire stopping material has been used?

A

Fire label installed?

Reviewing the fire engineer’s specification, requesting approved certificates of the materials and querying with the contractor

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3
Q

For Cambridge Riverside, what tools did you use to inspect the fire protection works?

A

Camera
Telescopic mirror
Ladder
Tape measurer
Notepad and pen

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4
Q

For the external decorations project, how did you prepare for your inspection of the fire service stations?

A
  • Reviewed location
  • Entered into diary and informed colleague
  • PPE
  • Risk assessment
  • Reviewed relevant dwgs/reports/photos before
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5
Q

For the external decorations project, did you access high level areas? How would you do this?

A

Used a ladder to review high level to a single storey building. Reviewed risk assessment before and 3 points of contact and 4 in 1 rule

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6
Q

For the Sheffield surveys, what tools did you use to inspect the doors?

A

Telescopic mirror
Taper gauge
Torch
Pen and paper
Tape measure

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7
Q

For the Sheffield surveys, what special measures did you have to consider when inspecting occupied premises?

A
  • Ensure residents are notified
  • Bring formal identification
  • Familiarise myself for company risk assessment for attending occupied buildings
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8
Q

For the Sheffield surveys, what is passive fire protection examples you observed? What is passive fire protection?

A

Fire doors, fire collars, fire stopping, cavity barriers

Containing the fire spread

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9
Q

For St Davids Drive, how did you prepare for your survey?

A

-Risk assessment
-PPE
-Equipment
-Checked dwgs
-Put myself in diary and informed colleague

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10
Q

For St Davids Drive, what areas did you inspect?

A

External areas, internal areas, landscaping

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11
Q

For Brittania music site, how do you determine a shrinkage crack?

A

Location - No other apparent defects causing the crack

Size- under 2mm in width (hairline) and in random areas

Time - Usually appear within a year of construction

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12
Q

For Brittania Music site, what tools did you use during the inspection?

A

Torch
Dictation device
Tape Measurer
Pen and schedule

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13
Q

In relation to Brittania Music Site, why do shrinkage cracks occur?

A

Movement of materials due to slight expansion and construction due to atoms being heated and this can lead to hairline cracking to the decorative finish.

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14
Q

For Appleford Court, how do you undertake inspections? What should you do before as well as during?

A

Before: risk assessment, calendar, PPE, equipment, site location

During: induction, sign in, follow site manager and discuss queries

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15
Q

In regards to Appleford Court when do you issue a payment certificate?

A

Issue within 5 days of the due date each month

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16
Q

For Appleford Court, what happens if the CA does not issue a payment certificate?

A

Contractor issues a payment notice to the client and the final date for payment is extended by the length of delay in the contractor issuing the notice.

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17
Q

For St Davids Drive, what was your role as agreed surveyor?

A

Manage dispute resolution procedure between BO and AO, allow BO to carry out works and ensure AOs property is protected and there is appropriate recourse if damage occurs.

Agreed surveyor is appointed by both owners rather than a surveyor for each during a dispute.

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18
Q

For St Davids Drive, how did reviewing drawings inform decision making regarding the inspection areas?

A

Enable myself to determine the areas that may be affected by the works. For St Davids Drive I inspected all areas of the property given the proximity and extent of works and ensure all areas are recorded.

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19
Q

For Brittania music site, was the crack rectification required contractually? What was the contractual agreement?

A

Developers agreement with bespoke item for rectifying cracks which both parties signed.

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20
Q

For Brittania music site, what did you produce after the inspection?

A

A schedule of condition for the cracks and issued to parties for contractor to rectify.

I took photos and retained these on file.

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21
Q

For the ECFRS floor refurbishment, how do you value preliminaries?

A

Accurately valuing the preliminaries and where appropriate using monthly proportions of the preliminary costs.

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22
Q

For Cambridge Riverside, how did you determine compliance?

A

Fire stopping labels, fire strategy, manufacturers guidance and fire stopping specification

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23
Q

For Cambridge Riverside, what was your role? Were you required to sign off the works?

A

Inspect the flats before, during and after and comment on the fire stopping as necessary.

No, I’m not covered by PI insurance for this.

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24
Q

Regarding the ECFRS floor refurbishment project, what made you believe that the soffit could be asbestos?

A
  • 1960s building
  • Not included in asbestos management survey
  • Could not determine material (was a composite board)
  • Not in good condition and flaking decorations.

Best to be certain and have an approved asbestos consultant visit site.

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25
Q

For the Sheffield surveys, what standards and documents did you refer to in order to demonstrate compliance?

A
  • BS8214 Timber Fire Door Assemblies
  • Fire Door Certificates
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26
Q

For the Sheffield surveys, can you provide an example of a recommendation to remediate the issues?

A
  • Adjust door
  • Replace hinges / glass panel, etc
  • Replace door
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27
Q

Name some different reports and when each type is required?

A
  • Condition survey - Party wall, scaffolding license, prior to construction work
  • Homebuyers survey - prior to purchasing a property, prior to selling
  • Full technical building survey - To determine work required, to understand stock
  • Expert witness - preparing for court case, determine responsibility
  • Reinstatement cost assessment - required for insurance purposes
  • Dilaipidations survey - To determine the work and costs to reinstate the property to original condition
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28
Q

What are the different levels of survey? What is the RICS guidance that provides this detail?

A

RICS Home Survey Standard 1st Ed 2019

Level 1 Condition Survey
Level 2 Homebuyers Survey (possibly w/ valuation)
Level 3 Full Technical Building Survey

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29
Q

What are potential hazards that you might identify in a desktop study?

A
  • Infilled land
  • Mining nearby
  • Water sources nearby
  • Possible contamination
  • Close proximity to other buildings
  • Ecology
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30
Q

What is the difference between a risk and a hazard?

A

A hazard can cause harm. A risk is how likely it is to do so.

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31
Q

Identify the different types of PPE?

A

Steel toe capped boots, hardhat, hi viz, gloves, glasses

32
Q

Talk me through the process of preparing for an inspection?

A
  • You are familiar with the location
  • Reviewed any risk assessments required
  • Enter into diary and inform line manager
  • Bring appropriate equipment and PPE
  • Review any relevant information prior to attending site.
33
Q

What is the key RICS guidance for undertaking an inspection?

A

RICS Surveying Safely 2nd Ed 2018.

34
Q

What is RICS Surveying Safely? What are the different sections included?

A

It sets out basic, good practice principles for the management of health and safety for RICS-regulated firms and RICS members.

1 Personal responsibilities for RICS members and corporate
responsibilities for RICS-regulated firms

2 Relevance to RICS Professional Groups

3 Assessing hazards and risks

4 RICS members’ places of work

5 Occupational hygiene and health

6 Visiting premises or sites

7 Fire Safety

8 Residential property surveying

9 General procurement and management of contractors

Appendix A Example audit template

35
Q

What guidance do you follow if you are lone working? What do you have to do?

A
  • Put myself in diary and notify line manager
  • Notify line manager once on site and let them know how long I’ll be
  • Notify once completed on site
  • Notify once home
36
Q

How do you safely undertake an inspection?

A
  • Undertake in accordance with RICS Surveying Safely
  • Ensure I’ve read risk assessments
  • Carry out inspection in accordance with company policy
  • Have correct PPE
  • Follow on site instructions
37
Q

Give examples of different equipment you have used during an inspection?

A
  • PPE
  • Ladder
  • Disto
  • Moisture meter
  • Tape measurer
  • Rebound hammer
  • Notepad
  • Dictation device
  • Binoculars
  • Camera
38
Q

How should you view a defect?

A

You should review a defect holistically and view all relevant areas rather than just focusing on the specific defect. You should consider the true cause before suggesting remedial actions and advise for investigations if necessary.

39
Q

What is a latent defect? How does this differ from a patent defect?

A

A patent defect is one that has been identified during the works or during the defect liability period, whereas a latent defect could be concealed and may not be apparent until many years later, for example a building cracking due to inadequate foundation design.

40
Q

In regards to St David’s Drive, what is a schedule of condition?

A

A Schedule of Condition is a form of photographic and written evidence that accurately records the state of the property at the time

41
Q

What items are included in a typical schedule of condition?

A

Item location, description, condition, photo reference.

42
Q

In regards to St David’s Drive, were you the Agreed Surveyor and what does this mean?

A

No my colleague was as I cannot directly act as an agreed surveyor under company policy. Agreed surveyor is a surveyor appointed by both parties in a dispute to act independently in the interests of the wall.

43
Q

How do you become appointed as an agreed surveyor?

A
  • Appointed by the BO
  • Serve notice on AO and provide option to consent, dissent and agree in appointment of agreed surveyor or dissent and appoint their own surveyor.
44
Q

What areas did you inspect for St David’s Drive? What equipment did you take?

A

Areas:
- Internal
- External
- Landscaping
Equipment:
- Ladder
- Dictaphone
- Drawings
- Pen and paper
Camera

45
Q

How did you prepare for your inspection of St David’s Drive?

A
  • Reviewed appropriate risk assessments
  • Ensure I have equipment required
  • Enter myself into calendar
  • Review notices, location and drawings
46
Q

What is the process if it is found that once works has taken place, the condition thereafter differs to the original condition recorded the schedule?

A

If the condition differs the surveyors will attend site, review the original schedule and then the building owner will have to put right or reimburse dependent on what is stated in the party wall award.

47
Q

For Brittania Music Site, what was the form of contract that required the contractor to rectify shrinkage cracks three months after completion?

A
  • Developers agreement which was amended and signed by client and contractor
48
Q

For Britannia Music Site, how did you record the shrinkage cracks?

A

Undertake a schedule of the cracks recording the location, length and width. Took photographs of all cracks.

49
Q

How did you arrange the inspections for Brittania Music Site?

A

I contacted the client, they confirmed the properties were still currently vacant and provided me with the contact details for the managing agent who would provide access for me and the contractor.

50
Q

How did you prepare for the Brittania Music Site inspections?

A
  • Research site details
  • Equipment
  • Calendar and inform line manager
  • No PPE required
  • Familiarise myself with risk assessments
51
Q

For the Cambridge project, what issues were there with the fire stopping that you identified? What documents did this not comply with?

A
  • Not coating entirety of the ablative batt
  • Not applying acrylic fire stopping where penetrations went through compartment walls
  • Inadequate fixings to ablative batts
  • Fire foam
52
Q

In regards to the Cambridge project, where are fire stopping labels required to be installed?

A

Next to every fire stopped penetration to prove it was undertaken by an approved installer and as a record of the fire stopping that had taken place.

53
Q

In regards to the Cambridge project, what did you include in your reports on the fire stopping? How did you demonstrate compliance?

A

Introduction
Description and explanation section
Inspection section
Conclusion section
Photograph before, during and after
Drawings
Fire stopping specification

54
Q

For the fire service external decorations project, how did you know it was a 1960s construction fire station?

A

Low slope roof, cast iron RWPs, single pane windows, asbestos identified, cavity wall, early open plan kitchen areas, wallpaper

55
Q

For the external decorations project, why was it a concern that the fascia was not included in the survey? What made you suspect that it was an ACM?

A

No record means may not have been analysed, building age, board was flaking.

56
Q

For your fire service project, what was the relevance of the building being 1960s construction?

A

Asbestos was frequently used and amosite and crocidolite were not banned until 1985 and chrysotile banned 1999 respectively.

57
Q

For the fire service project, what was it about the appearance of the fascia that made you think it was asbestos?

A
  • Couldn’t identify material (it was a composite fascia board)
  • Fascia board not included in asbestos management plan
  • 1960s building
  • Flaking decorations

Can’t determine just from appearance but needed to be checked.

58
Q

What duties does the client have under the control of asbestos regulations 2012?

A

If you’re responsible for maintenance of non-domestic premises, you have a ‘duty to manage’ the asbestos in them, to protect anyone using or working in the premises from the risks to health that exposure to asbestos causes.

59
Q

For Sheffield, what else did you comment on other than fire doors?

A
  • Fire stopping within the pod risers and other areas it could be seen
  • Emergency lighting installation
  • AOV shaft width
  • Putty pads
  • Other fire safety concerns, such as timber decking to balconies and riser located externally behind a locked gate.
60
Q

For the Sheffield surveys, how did you analyse the fire doors?

A

FD label, door gap measurements, door widths, intumescent strips, smoke seals, drop seals, hinges and screws, glass ce marks

61
Q

For the Sheffield surveys, what categories did you include in your report?

A
  • Within the report I included introduction, description, inspection, consideration, recommendations, summary and appendices which included the door survey schedule, photographs and marked up dwgs
62
Q

What should the maximum gaps be around fire doors?

A

4mm around door. Bottom of door should be 8-10mm or 2-3mm with a smoke seal. Check fire door certificate.

63
Q

When should a smoke seal be installed to a door?

A

If the door is stated as an FD60S or FD30S as per the fire strategy.

64
Q

What recommendations did you make following the Sheffield surveys? Did you specify to replace any doors?

A

I made recommendations based upon what I had reported within my door schedule.

For instance, doors where the gaps were sufficient may be able to be adjusted. Intumescent strips, grade 13 hinges and smoke seals should be inserted where missing. However doors which were not actually fire doors or where the integrity had been affected would need to be replaced.

65
Q

For the floor refurbishment project, how did you undertake the valuation?

A
  • Inspect the works on the due date with the contractor
  • Review items on the application for payment
  • Discuss any items I disagreed with and the percentage I would propose and agree accordingly.
  • Return and produce payment certification accordingly.
66
Q

For the floor refurbishment project, why did you take photographs during the valuation?

A

So I had an accurate account of the stage works were at on the due date and could refer back to it if required.

67
Q

On a contractor’s application for payment, when should they value works up to?

A

They should value works up to the due date on which works should then be valued by the CA.

68
Q

For the floor refurbishment project, please provide examples of any figures that you amended? How did you approach this with the contractor?

A
  • I amended figures for the resin because the contractor was stating for instance 20% for items such as the resin which is either laid or not laid so I would change to 0% or 100%.
  • Also for site set up they were overclaiming for instance monarfol sheeting they were claiming as 100% even though it had to remain in place for the duration of the project.
  • I approached this by discussing on site with the contractor and explaining my reasons why, I then confirmed in an email and did my evaluation accordingly.
69
Q

For the external decorations project, did an R&D survey not pick this up?

A

R&D survey not required as only painting undertaken, asbestos management survey to be reviewed though.

70
Q

Under what section can a surveyor be appointed on an adjoining owner’s behalf?

A

Section 10 (4)

71
Q

What is Section 4 of the Control of Asbestos Regulations 2012?

A

Duty to Manage - It obliges the ‘dutyholder’ to manage the risk from asbestos in non-domestic premises

72
Q

Who is a dutyholder under the Control of Asbestos Regulations 2012?

A

Anyone with an obligation to maintain or repair the non-domestic premises

73
Q

If the fascia board was found to be asbestos, would this have been licensable or non-licensable if you were considering asbestos removal?

A

Most higher risk work with asbestos must only be done by a licensed contractor, some are exempt such as if the asbestos is in reasonable condition, are not being deliberately broken up and the asbestos fibres are firmly coated. Given the flaking condition of the fascia board it is advised this is licensable but an asbestos contractor should review.

74
Q

What are the elements of a safe person concept that a firm should provide?

A
  • a safe working environment
  • safe work equipment
  • safe systems of work and
  • competent staff
75
Q

What is a sagging or saggy roof?

A

It is typically caused by insufficient internal bracing or undersized rafters/trusses combined with excessive loads of weight, the roof dips in the middle.

MR - APC (24 decks)

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