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RICS APC OCT 2025 > Inspection > Flashcards

Inspection Flashcards

1
Q

External inspection?

A

Methods of construction

Repair and condition of the exterior

Car parking / access / loading arrangements

Defects / structural movement

Boundaries - OS map / Title Plan

Date of the building - asking the client / planning consents / building regs

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2
Q

Important considerations for defects?

A

Check whether there are any warranties for the building from the contractor and professional team

Understand the purpose of snagging on a newly built property

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3
Q

What is the current institutional specification for offices?

A

Office Guide to Office Specification, 2019 - British Council

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4
Q

What signs should you look out for with contamination?

A

Evidence of chemicals

Oils

Oil drums

Subsidence

Underground tanks

Bare ground

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5
Q

Institutional Shop Specs

A

New shops - steel or concrete frame

Services capped

Concrete floor and no suspended ceiling

Let in a shell condition with no shop front, ready for retailers fitting out works

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6
Q

RSS Systems

A

From 1 Jan 2015 the use and replacement of the low temperature refrigerant R22 is illegal

Existing R22 systems need to be modified to become more environmentally friendly

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7
Q

Role of Local Authorities is penalising JK?

A

Local authorities can grant Community Protection Notices (CPN) and fines of up to £2,500 per person (£20k for an organisation)

If landowners ignore it, do not control it or allow growth onto adjoining land

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8
Q

What is dry rot?

A

Caused inside by fungal attack

Signs - fungus, known as mycelium which spreads across the wood in fine and fluffy white strands and large, often orange mushroom like fruiting bodies, a strong smell and red spores, cracking painting work and cuboidal cracking/crumbling of dry timber

It can destroy timber and masonry

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9
Q

What does RICS Information Paper on Japanese Knotweed and Residential Property March 2022 outline?

A

Purpose - Address both the findings and provide best practice guidance on the recent research about a more hollistic assessment of Japanese Knotweed. To ensure RICS members provide the best advice to users of valuation and condition reports.

Decision tree - Based on risk level to help valuers determine the app management approach needed for JK

Process - The new process still delivers a straightforward and objective catergorisation of JF infestations. To provide clarity that is essential for lenders and will continue to ensure confidence and trust among the wider stakeholder

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10
Q

Agency inspection?

A

Consider current condition of the building, repair and maintenance issues, statutory compliance services, presentation of the accommodation and flexibility of the accommodation and its marketability

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11
Q

What are the current institutional specifications for industrial ?

A

Minimum 8m clear eaves height with 10% roof lights

Min 30KN/sq m floor loading

Plastic coated steel profiled cladding with brick or block work walls to approximately 2m

Full heighted loading doors (electrically operated)

3 phase electricity power (415 volts)

5-10% office content and WC facilities

Main services capped off

Approx site coverage 40%

LED lighting

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12
Q

What is the RICS guidance on JK?

A

RICS Information Paper on Japanese Knotweed and Residential Property March 2022

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13
Q

What is Heave?

A

Expansion of the ground beneath part or all of the building

This could be caused by tree removal and the subsequent moisture build upo in the soil

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14
Q

What are the four common forms of foundation?

A

Choice depends on ground conditions and building loading’s

  1. Trench or strip footings - resi dwellings for walls and closely spaced columns
  2. Raft - slab foundation over the whole site to spread the load for lightweight structures such as for made up/remediated land and sandy soil conditions
  3. Piled - long and slender reinforced concrete cylinders (piles) in the ground to deeper strata when less good load-bearng ground conditions - high loads
  4. Pad - Slab foundation system under individual system under individual or groups of columns so that the column load is spread evenly
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15
Q

What is a Shell and Core fit out?

A

Where the common parts of the building are completed and the office floor areas are left as a shell ready for fit out by the occupier

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16
Q

How can a desktop study consider contamination?

A

Consider the previous use of the site, local history, planning register

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17
Q

What is horizontal crack and shrinkage cracking?

A

H - Horizontal cracking in brickwork may indicate cavity wall tie failure in a brick wall

S - Shrinking cracking often occurs in new plasterwork during the drying out process

Other cracks may be due to differential movement such as settlement cracks

Thermal expansion / movement can also cause cracks

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18
Q

What is the three phase for investigating contamination?

A

Phase 1 - Review site history with a desktop study and site inspection and investigation

Phase 2 - Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (intrusive)

Phase 3 - Remediation report setting out remedial options with design requirements and monitoring standards

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19
Q

Penalty for allowing the spread of JK?

A

Magistrates court can impose an unlimited fine or max prison sentence of two years or both!

Crown court - can impose unlimited fine or max prison sentence of two years or both!

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20
Q

What is solid wall construction?

A

The simplest type of wall is constructed in solid brickwork with headers normally one brick thick and there are different bricklaying patters incorporating headers - such as Flemish bond to tie together the layers of brick

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21
Q

What are the three common causes of defects?

A
  1. Movement
  2. Water
  3. Defective / non-performance / deterioration of building materials
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22
Q

What is Catergory A fit out?

A

To Grade A spec and above

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23
Q

Efflorescence

A

White marks causes by hydroscopic salts in the brick work

Formed when water reacts with natural salts by way of a chemical process contained within the construction material and mortar

Water dissolves the salts which are then carried out and deposited onto the surface by natural evaporation that occurs when air meets the surface of the wall

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24
Q

What features are included in the institutional office spec?

A

Full access raised floors with floor boxes

Approx ceiling height 2.6-2.8m

Ceiling void of 350mm and a raised floor void of 150mm

Air conditioning and double glazed windows

Passenger lift

Floor loading - 2.5-3.0 kN/ sq m with an allowance of up to 1.2 kN/sq m for partitioning

1 cycle space per 10 staff and 1 shower per 100 staff

8m2-10m2 general workspace dfensity

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25
Bricks
Stretcher - A brick laid horizontally flat with the long side of the brick exposed on the outer face of a wall Header - A brick laid flat with the short end of the brick exposed
26
If you are instructed to value a site with contamination, approaches to be considered are?
1. Do not provide any advice until a specialist report is commissioned 2. Caveat the advice provided with an app disclaimer highlight the issue/use of a special assumption 3. Deduct the remediation costs from the Gross Site Value
27
What are the different inspection purposes?
Valuation (valuation influences) Property management (policing the lease) Agency (marketability issues)
28
What have RICS said on Contaimination?
RICS Guidance Note 'Contamination, the Environment and Sustainability, 2010
29
What is cavity wall construction?
In a cavity wall Two layers of brickwork are tied together with metal ties Cavity filled with insulation No headers used Evidence of cavity tray, air brick or weep holes may have been seen
30
What are some signs of deleterious materials?
Brown staining on concrete, concrete frame buildings and 1960s and 1970s building as well as in modern buildings
31
What is the typical space allowance for normal office use?
1 person - 7.5-9.25 sq m
32
Please can you provide some examples of hazardous materials?
Asbestos Lead piping / paint Radon gas
33
What is the key legislation in Contamination?
Environmental Protection Act 1990 as amended
34
Role as a surveyor with hazardous materials?
Recommend specialist reports and make appropriate assumptions in your advice Always check contents of an asbestos report / register
35
How can contamination exist?
Issues relating to heavy metals, radon and methane gas and diesal/oil/chemicals
36
Four step process for Inspections
1. Consider your own personal safety - H&S procedures for attending site 2. Inspection of local area 3. External Inspection 4. Internal Inspection
37
What to take on inspection?
Mobile phone Camera Tape measure / laser Files, plans and other supporting materials PPE Pen and paper / Ipad
38
What is the typical construction for industrial units?
Basic construction building is usually a steel portal frame building with insulated profiled steel cladding walls and roof
39
What is the four step process to follow when you have identified a building defect?
1. Take photographs of the defect 2. Try to establish the cause of the damage whilst on site 3. Inform your client of your investigations 4. Recommend advice from a building surveyor or in the case of movement a structural engineer
40
What is an inherent defect?
A defect in the design or a material which has always been present
41
What is outlined in RICS Guidance Note 'Contamination, the Environment and Sustainability, 2010
Surveyors must understand their obligations - know their responsibilities and comply with the law General principle is that the polluter or the landowner pays for remediation
42
Types of water?
Surface water - runs off into the water course - such as soak away or storm drain Foul water - drains from soil pipes into a sewer from the boundary of the property Statutory undertakers own a private sewer from the boundary of the property
43
What is subsidence?
The vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation This could be as a result of changes in the underlying ground conditions
44
Rising damp
Usually stops around 1.5m above ground level
45
Considerations of the immediate area?
Location / aspect / local facilities / public transport / business vibrancy Contamination / environmental hazards / flooding / high voltage Comps / local market conditions / agent boards
46
Common building defects in modern office buildings?
Damp penetration at roof and GF level Water damage from burst pipes or AC units Structural movement Damaged cladding Cavity wall tie failure Efflorescence Poor mortar joints in brickwork
47
Damp
Can also be caused by leaking plumbing / AC / Pipework
48
What can deleterious materials include?
High alumina cement Woodwool shuttering Calcium chloride
49
Office Specs
Two main method in new office building - steel or concrete frame Steel frame - usually less columns and a wider span between the columns Concrete frame - more columns, lower floor heights and a shorter span between columns Check architects drawings and spec / building manual if you cannot see construction
50
Valuation inspections?
Understand all factors which can influence the valuation of a property such as location, tenure, aspect, form of construction, defects, current condition, occupation details etc
51
What is Japanese Knotweed?
An invasive plant which can damage hard surfaces such as foundations and tarmac Not easy to control, costly to eradicate and a specialist company must remove and dispose of it A great concern to property lenders who may refuse a loan if it is present or nearby to a property
52
Common building defects in period resi/office/shop buildings
Dry rot Wet rot Slippage on the roof Death watch beetle Damp penetration at roof and GF level Water ingress around door and window openings Structural movement / settlement
53
How can JK be disposed of?
Legally by using chemical treatment Digging it out and removing from the site to a licensed landfill site in accordance with the Environmental Protection Act 1990
54
When inspecting a building what should you look out for?
Any defects Start from the roof and work down in a logical sequence
55
What does Japanese Knotweed look like?
Purple / Green hollow stemmed with green leaves
56
Property management inspections?
Occupied - check lease compliance, statutory compliance, state of the building, requirements for repairs/redecoration, user and details of the actual occupier Unoccupied - statutory compliance, state of the building, repair and maintenance issues, security arrangements, landscaping, risk of vandalism and damage to the building
57
Common building defects in modern industrial buildings?
Roof leaks around roof lights Damaged cladding panels Cut edge corrosion Blocked valley gutters Water damage from poor guttering or burst pips and settlement / cracking in brick work panels
58
Deleterious Materials
Can degrade with age causing structual problems
59
What are different types of air conditioning systems?
VAV - Variable air volume (highest capital cost but most flexible) Fan coil - Usually 4 pipe (lower initial cost & good flexibility but higher operating and maintenance cost) VRV - Variable refrigerant volume (lower capital cost but higher running and maintenance costs) Static Cooling - chilled beam and displacement heating (a natural approach to climate control with lower capital and running costs but less flexibility) Mechanical ventilation - when fresh air is moved around the building Heat recovery systems Comfort cooling - a simple form of air cooling system
60
Relevatn case law for JK?
Williams V Network Rail Infrastructure Ltd 2018 Court of appeal held that Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of their neighbors property (but not the reduced value of the property as previously contended) even after the plant was treated
61
Internal inspection
Layout and specification - flexibility and obsolescence Repair and maintenance Defects Services - age and condition Statutory compliance - asbestos regs / equality act 2010 Fixtures and fitting Compliance with lease obligations
62
What is wet rot?
Caused by damp and timber decay Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell
63
If you have concerns about contamination what should be done?
Suggest a specialist report if there are any concerns that the site has some contamination
64
Spalling
Damaged brickwork where the surface of the bricks start to crumble because of freeze/thaw action after it has become saturated in the winter months
65
What other invasive plants are there?
Hogweed and Himalayan Balsam
66
Allowing the spread of JK is what offence?
Criminal Offence under the Wildlife and Countryside Act 1981
67
What is Land Remediation Relief (LRR)
A form of tax relief that applies to contaminated or derelict land in the UK Allows companies to claim up to 150% corporation tax deduction for expenditure in remediating certain contaminated or derelict sites or those affected by Japanese Knotweed
68
What is a latent defect?
A fault to the property that could not have been discovered by a reasonably thorough inspection of the property
69
How can you identify JK in the winter?
It is difficult to tell so i would ask an expert and monitor it
70
What is Catergory B fit out?
To complete the fit out to the occupiers specific requirements such as installation of cellular offices enhanced finishes and IT Cellular offices are typically set out on a 1.5m planning grid
71
What are hazardous materials?
Harmful to health
72
Condensation
Caused by a lack of ventilation and background heating Signs include mould and streaming water on the inside of windows or walls

RICS APC OCT 2025 (25 decks)

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