Inspection Flashcards
What equipment do you use on an inspection?
Tablet
Ladder
Disto
Damp meter
Camera
Binoculars
Compass
PPE
Crack gauge
Torch
Hammer
Lifting equipment
Screwdriver
First aid kit
Meter key
Personal ID
What do you consider on an inspection?
Competence
Instructions received
Formal appointment
Risk assessment
Existing information
Insurance
How do you conduct an inspection?
Top down
External laps to check age, construction and additions
Look at elevations including roof, windows, doors, drains
Internally start from the ceiling/roof down
What potential risks exist during inspections?
Lone working
Asbestos
Roof access
Hazards
Confined areas
What is a disto?
Emits light which provides a measurement
To check, use a known distance
Less accurate over large distance
What precautions do you take for inspecting a roof?
Risk and method statement
Height check
Ladder at 70 degrees
Condition of the roof
How to inspect a roof/roof space?
Check:
Age
Materials
Ridge
Defects
Slipped/missing slates
Repairs
Leadwork
Chimney
Any light coming through
How would you advise a client switching a slate roof to concrete?
Concrete is heavier so load more
Obtain structural engineer advice
What are the statutory implications switching slate to concrete?
Thermal insulation under Part L - Conservation of fuel and power
Meet guidelines if feasible and payback over 15 years
Planning consent if conservation or listed
How to check electrical install without specialist?
Get information relating to the age
Check service history
Any inspection comments
Is it working
Ask the owner
What are requirements of acquisition inspections?
RICS Building Survey Practice Note
Reflects law and mandatory elements and is applied where contracts exist.
Ensure competence and skill set
Record defects
No time limit
Work in a logical sequence
Report key elements = roof, floor, possession, services, limitations
Permanent record
Plants and diagrams
What is a fire reinstatement report?
Reinstatement Cost Assessment of Buildings 3rd edition
Assess on total loss or damage resulting in demolition
Prepare on day one reinstatement either declared value/agree instruction
Declare value = ignore inflation
= fixed price, tender, competent contractor
Val includes = net rebuild cot, allowance for demo, other costs
Commercial building insurance only
What are the levels of residential surveys?
Level 1 - visual, no opening, no test, describe condition, important defects, used on modern builds
Level 2 - excludes opening/test, accessible areas on (roof space), note defects and remedial, use for traditional build
Level 3 - no test but observe, remedial work, consequences, cost indicator, use for domestic
Explain the contents of a Residential survey in line with Survey of Residential Property?
Pre inspect - obtain info
Inspection - equipment (camera, laser, tape, pen, moisture meter)
Inspection - level:
Roof - L1 (not remove access), L2 (visual), L3 (probe)
Floor - L1 (exposed only), L2 (sub floor), L3 (lift)
Services - L1 (not loft), L2 (lift chamber), L3 (operate)
Report - general findings
- structure - title, contents, explain level, summary, main body, headings, photos, plans
Opinion - summary
Outline inspection techniques?
Expose timber where possible
Check surface floor where not covered
Timber - raise loose boards
Sub floor - report is accessible, if not report so
Record defects
Avoid risk
Services - visually inspect
What is Surveying Safely eff Feb 2019
Professional standard
Includes responsibilities, relevance to groups, hazards, places of work, hygiene and health, visiting, fire safety, residential property survey, general procurement and management of contractors
What guidance is there for Asbestos?
Guidance note: Asbestos: legal requirements and best practice for property professionals and clients 4th ed May 2021
Professional standard: Asbestos 4th ed effective August 2021
Outline information of asbestos:
Can be fatal
Regulated removal
Requires a management plan
Remedy = removal or encapsulate
Blue = crocidolite, worst, insulator
Brown = amosite
White = chrysotile, least harmful, cement
Name types of contamination
Japanese knotweed
Metals
Oil/chemicals
Polluter pays - Environmental Protection Act 1990
What guidance should you seek before inspecting?
Professional Standard: Surveying safety 2nd Edition effective Feb 2019
1 - personal responsibilities for members
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 site
7 - Fire safety
8 - Residential property surveying
9 - general procurement and management of contractors
Appendix A - audit template
What standards for inspection during valuation purpose?
Red Book
VPS2 - Inspections, investigations and records
VPGA8 - Valuation of real property interest
Types of building construction
Timber framed
Steel framed
Brick
Types of foundation
Raft - concrete slab over large area
Piled - deep foundation using columns
Trench - fill tench with concrete
When were cavity walls introduced?
Typically 1945 onwards
Explain understanding of Japanese knotweed
Reynoutria japonica:
- spreads rapidly
- bamboo like stem
- Invasive non-native
- shovel shaped leaves
- creamy-white flowers in late summer/early autumn
- classed as controlled waste under Environmental Protection Act 1990 = controlled waste
- soil requires removal from licensed contractor
- under Wildlife and Countryside Act 1981 its illegal to plant
What is the RICS information regarding Japanese knotweed?
Professional statement: Japanese knotweed and residential property 1st Ed Effective March 2022
- 3m rule from root
- management assessment
What are the differences between dry rot and wet rot?
Wet rot requires moisture to develop, wet and spongy, affected timbers be darker = commonly leaky pipes and guttering
Dry rot requires air moisture of 20% - 28%, spread easier, orange spore dust, white/grey structures= commonly cavities or attics
Three types of damp?
Penetrative - caused by roof, gutters or pipe leaks.
Rising damp - ground floor, water soaking into floor and walls. Breach/fault to damp proof course or membrane
Condensation - moisture inside the building. Black mould indicator. Not adequate ventilation
Grade office specification
A - high quality, state of the art
B - functional and affordable balance. 10-20 years old
C - old, limited amenities, 20+ years old
What is R22?
Cooling compound used in AC and heat pumps banned from 1 January 2015 and illegal to use to maintain or repair AC
Uses ozone depleting substances
What is fire safety order Regulatory Reform (Fire Safety) Order 2005?
Applies to almost all buildings, places and structures other than individual private homes
Requirements imposed on the responsible person
What is the Occupiers Liability Act 1084?
Duty of care owed by occupiers of premises to their visitors and trespassers
Reasonable steps to prevent injury caused by the state of the premises or any activities occurred on them
What is dilapidations?
Claim arising when covenant to repair is breached during or at the end of the lease. Compensates the landlord
Interim - during
Terminal - within last 18 months
Final - after lease expires
What is radon?
Colourless, odourless, radioactive gas formed by decay of small amounts of uranium that occur in all rocks and soils
What is Environmental Risks and Global Real Estate 1st edition effective Dec 2018?
Outlines:
2 Role of Professionals and the services provided
3 Environmental law and the chartered surveyor
4 Reporting the outcomes in a valuation
5 Thee sale and transfer of real estate interests in practice
6 The environment, property and estate management
7 Specialist reports: what the chartered surveyor can and cannot say
Appendix A - observation checklist
What are the obligations under environmental law affecting the value of real estate?
Adaption at considerable cost
Affect business and efficiency
Expose past/present owner/occupier for criminal/civil liability
Blight asset value
Prejudice site/increase development cost
Concern for Health and safety
Constrain free use of land
Environmental liability for owner or occupier
What sections of the Red Book covers environmental and contamination?
PS2 Ethics, competence
VPGA8 - valuation of real property interest
VPGA8.1 - inspection
VPGA8.2 - investigation and assumptions
What to include on inspections?
Use by tenant
Signs of leakages
Storage and management of oils
Activities of adjoining land
Waste management
Hazardous substances
Flooding
Flood defences
What is the purpose of the inspection?
Valuation - factors of influence i.e location, condition
Property management - lease, statutory compliance, repair
Property management (unoccupied) - vandalism, security, fire risk, insurance
Agency - repair, market condition
What to note externally?
Age
Construction method
Access
Parking
Loading
Repair
Contamination
Asbestos
Boundaries
Defects
What to note internally?
Layout
Speciation
Services
Fixtures and fittings
Improvement
Compliance with lease
Defects
Hazards
Asbsestos
What is the Japanese knotweed management assessment?
Management category:
A - action - significant impact, seek advice - n/a
B - Action - potential impact, seek advice - applicable
C - manage - low impact
D - report
How to deal with Japanese knotweed once identified?
Report and management plan prepared
Remedial operation - chemicals, extraction, burial, bunding
Five steps when valuing with presence of knotweed?
1 impact on market prior to remediation
2 restrictions of use
3 impact during remediation
4 impact of infestation on adjacent land
5 post remediation impact of saleability
Add to cost of remedial works reflecting amount purchase wishes to reduce their bid
Rib v Conways Chartered Surveyors & Others 2019
Essential to record findings
Difference between market value with vs without JK can be defined as
Sum representing discount on otherwise market value of which the buyer could responsible have sought or the vendor responsibly agreed
Steps of duty holder under reg 4 regarding asbestos?
1 responsible steps to identify materials containing asbestos
2 presume they contain otherwise advised not
3 assess risk likelihood
4 report or remove
5 prepare and implement asbestos register and management plan
Who is the duty holder?
Owner even with managing agent
Agent has responsibility under Health and Safety at Work Act
Causes of structural movement
Shrinkage of materials
Moisture or thermal
Poor workmanship or design
Decay or deterioration
Causes of ground movement
Settlement
Subsidence
Heave
Defective drainage
What areas to check on an inspection?
Roof
Walls and cladding
Rainwater goods
Windows, doors, joinery
Structural frame
Basement
Floors
Finishes
Internal walls/partitions
Staircases
Sanitary fittings
Building services
What information to obtain before inspection?
Structural alteration
Guarantees
Flooding/boundary documents
Fixed equipment moved by occupiers
Records of services
Records of testing
Water hygiene and legionella
Planning and building control applications/approvals
Operation and maintenance manuals
Asbestos register
Radon test/alumina test
what is RICS Guidance: Drones
Review types, how to be applies, advice on current legislation
Rapidly evolving
Legislation includes:
- Air Navigation Order 2016
- Air Navigation (Amendment) Order 2018
- Data Protection 2018
- Aviation and Maritime Security Act 1900
Rules specify:
- don’t be reckless
- not to endanger aircraft
- not to endanger property
