Inspection Flashcards
What two Guidance Notes are relevant to Inspection and what do they cover?
- Surveying Safely (2nd Edition 2018) -
- The guidance note on surveying safely gives me a guide to understand what responsibilities I have before undertaking any surveys such as having training, keeping up to date with relevant information, and undertaking necessary precautions such risk assessments.
- Technical Due Diligence of Commercial Property (1st Edition 2020)
- The guidance note on TDD raises the importance of undertaking a desktop study prior to any inspection to obtain information such as building history, existing defects, tenancy risks, and the local environment.
What equipment would you take with you on a survey?
- Typically I would take the following equipment however this would depend on the type of survey:
o Pen and paper or tablet to take notes with.
o Camera.
o Disto or tape measure
o Damp meter
o Ladder
o Plumb-bob
o Spirit level
o Crack gauge
o Torches
o Spare batteries
o Screwdriver or handheld probe
o Drain keys
o First aid kit
o PPE
What risks would you consider?
- Lone working
- Asbestos
- Accessing roofs and loft spaces at height
- Confined spaces
How do you undertake an inspection?
- I would first of all walk around the entire building to get an idea of age and it’s form of construction.
- When I commence the inspection I would then start externally, and work my way from top down to each elevation – Roof, walls, windows and doors, rainwater goods, etc.
- I would then move inside and apply the same top-down approach room by room.
What risks would you consider?
- Lone working
- Asbestos
- Accessing roofs and loft spaces at height
- Confined spaces
In your case study project, you mention that you undertook inspections to the flat roof – what precautions did you take?
- I prepared a risk assessment and method statement before undertaking the survey
- I considered the height of the roof and found it was not more than single storey so did not require other means of access
- I ensured my ladder had been recently checked and was safe to use, and during the survey ensured it was placed at an angle of 70 degrees.
- I undertook desktop research to ensure the roof was safe to stand on.
At your Hertfordshire HQ condition survey, you mention it had a pitched roof – can you tell me what you would look out for when inspecting a pitched roof?
- The age of the property and roof and whether the coverings are original
- Whether the ridge is straight
- Identify any deflection or distortion
- Identify any missed or slipped coverings
- Identify previous repairs
- Identify chimneys and whether they are straight
- Condition of weatherproofing such as lead flashing
What advice would you give if slates to a pitched roof had been replaced by concrete?
- These may be imposing and increased load on a roof structure that may not have been designed for the heavier covering therefore resulting in deflection of the rafters or purlins.
- I would recommend a structural engineer is appointed to assess the roof structure and levels of deflection.
Whilst on site undertaking a progress inspection, what information would you look to gather?
- Quality of workmanship
- Progress
- Number of operatives
- Weather
- Site Condition and tidiness
- Materials on site
- H&S
What is a theodolite and how does it work?
- This is an instrument mounted on a tripod with adjustable legs and used in the field to obtain precise measurements for triangulation.
- I would however note I am not well versed in the use of a theodolite and would seek to engage experienced colleagues or contractors when requiring use.
Aside from condition surveys, what other types of inspections are you aware of?
- Fire compartmentation surveys
- Technical Due-diligence Surveys
- PPM Surveys
- Dilapidations surveys
- Clerk of works inspections
You mention that you previously undertook a terminal dilapidations survey at Asset House?
Yes, this was one of my first and only encounters with dilapidations which I undertook under the guidance and supervision of a senior colleague.
Can you please talk us through what your involvement in the dilapidations process at Asset House was?
- Yes, I initially received the scott schedule from Landlord appointed surveyor and reviewed this against the lease documents
- I then undertook a site survey to assess the extent of the accused breaches.
- I then begun negotiations with the Landlord surveyor to agree what breaches were acceptable and ensured the costs associated has been assessed against the correct quantity and the BCIS dilapidations schedule of rates.
Are you aware of any RICS guidance on Dilapidations?
- Dilapidations in England and Wales 2016 RICS guidance note
- Aim is to provide best practice on;
o Producing schedules of dilapidations – a document identifying breaches
o Scott schedules – a document with alleged breaches along with associated costs and recommended works required.
o Diminution valuations – valuation that determines reduction in value of property
What are the potential roles of a surveyor in dilapidations?
- They may act as advisors, expert witnesses, or dispute resolvers.
- May be required to identify and comment on alleged breaches of a lease.
- May be required to give evidence in court – surveyors are bound by the RICS Practice Statement – Surveyors Acting as an expert witness.
