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Inspection, Meas and H&S > Inspection > Flashcards

Inspection Flashcards

1
Q

How do you know if there is mining in the area?

A

Check coal authority website and interrogate interactive map against site address/area.

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2
Q

Which part of Red Book relates to inspections?

A

VPS 2 - Inspections, Investigations & Records

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3
Q

RICS guidance for inspections

A

GN: Surveying Safely 2nd Edn
Effective 1st February 2019

Health & Safety principles for property professionals

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4
Q

Types of invasive species:

A

Japanese Knotweed
Dwarf Japanese Knotweed
Giant Hogweed
Himalayan knotweed
Poisonous hemlock`

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5
Q

Where can you find information on invasive species?

A

RICS iSURV ‘building defects database’.

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6
Q

Which invasive species has a professional standard?

A

Japanese Knotweed & residential property
1st edn - effective from 23 March 2022

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7
Q

Why is Japanese knotweed a problem?

A
  • Can cause structural damage to substantial buildings such as dwellings;
  • Treatment is expensive, disruptive and time consuming;
  • Affective ground cannot be developed without taking special precautions to remove contaminated soil by appropriately licensed operators;
  • Can cross property boundaries and result in expensive legal action;
  • Can affect saleability of land & property.
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8
Q

Key features of japanese knotweed?

A
  • purple speckled stems;
  • smaller zig-zag stems;
  • shield shaped leaves with flat base.
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9
Q

Different types of asbestos?

A
  1. Amosite (Brown)
  2. Crocidolite (Blue)
  3. Chrysotile (White)
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10
Q

Asbestos Regs

A

The Control of Asbestos Regulations 2012

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11
Q

Size of standard brick

A

215mm x 102.5mm x 65mm

With repeated stretcher bond and 10mm joints, ratio is 3:2:1 - 225mm length & 75mm height.

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12
Q

Names of proper brick bonds

A

Stretcher - all stretchers;
Header - all headers;
Flemish - alternating headers & stretchers in each course;
Flemish Garden Wall (Sussex bond) - one header to three stretchers in each course;
English - alternating rows of headers and stretchers;
English Garden Wall - one course of headers for every three course of stretchers.
English Cross - alterating headers and stretchers with every stretcher course offset by half a brick

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13
Q

Different types of foundation

A
  • Strip;
  • Trench;
  • Raft;
  • Pile.
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14
Q

Risks of spray foam insulation?

A
  • Roof leaks - decay in roof timbers;
  • Condensation - blocked ventilation;
  • Fire risks - most types of foam are flammable;
  • Not compatable with listed building consent.
  • Higher risk of not being able to secure mortgage until its removed.
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15
Q

RICS guidance on spray foam?

A

RICS Consumer Guidance: Spray foam insulation.
March 2023

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16
Q

Steps to take if defects identified on inspection?

A

Take notes and seek advice of competent professional as it it outside expertise.

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17
Q

Importance of surveying safely 2nd Edn guidance note?

A

Provides overview of best practice for surveyors, including corporate and personal responsibilities relating to health and safety.

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18
Q

What has suveying safely 2nd edn introduced?

A
  • The Safe Person Concept
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19
Q

What is the ‘safe person concept’?

A

Each individual assumes individual responsibility for their own, their colleagues and others health and safety whilst at work.

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20
Q

10 ways to ensure personal safety on site?

A
  1. Take charged mobile phone and personal alarm
  2. Plan an escape route
  3. Implement a call back system with the office
  4. Make your daily schedule available to colleagues
  5. Be careful in roof voids adn when using ladders
  6. Park your car close by and keep your keys on you
  7. Make sure you know who you are meeting
  8. Follow your gut instinct
  9. Understand the site rules for construction sites
  10. Be aware of agressive occupants and dogs
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21
Q

10 ways to ensure safety of your personal property

A
  1. Keep personal property safe and with you at all times
  2. Don’t leave possessons on view in your car
  3. Don’t leave possessions lying around on site
  4. Register electronic devises with Immobilise
  5. Back up photos and phone numbers
  6. Keep confidential information safe
  7. Use a cross-shredder for personal data no longer needed
  8. Remove shoes when entering property
  9. Take care of other’s personal items when in confined spaces
  10. Leave accomodation as you found it
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22
Q

Name two important regulations with regards to inspections?

A
  1. Control of Asbestos Regulations 2012
  2. Legionnaries’ disease and the Construction (Design & Management) Regulations 2015
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23
Q

What are the valuation significant factors that may impact the market value as per VPGA 8 (para 1.2)?

A

a. Characteristics of the locality and surrounding area, adn availability of communications, services and facilities that affect value
b. Charactertistics of the property and its use
* dimensions, areas and use(s) of consituent elements
* age, construction and nature of buildings or structures
* accessability both for occupiers and visitors
* installations, amenities and services
* fixtures, fittings and improvements
* plant and equipment that would normally form an intergral part of the building
* apparent state of repair and condition
* hazardous materials kept on the property.
c. Charateristics of the site
* natural hazards - ground instability, mining, mineral extraction, risk of flooding
* non-natural hazards - ground contamination from historic or current uses
* potential for development or redevelopment, if appropriate
* any physical restrictions on further development.

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24
Q

What are trench/strip foundations for?

A

Generally for residentail dwellings and closlely spaced walls/coloumns.

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25
Q

What are raft foundations used for?

A

Slab foundation over whole site to spread load for lightweight structures – conservatory or workshop.

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26
Q

What are piled foundations used for?

A

long and slender reinforced columns into ground to deeper strata for less good soil conditions and high loads.

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27
Q

What are pad foundations used for?

A

slab foundation under individual or groups of columns so load is spread evenly.

Used for large purpose-built structures like warehouses.

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28
Q

Types of cladding?

A
  • Load bearing masonry & stone veneers - early steel frames (20s & 30s)
  • In-fill panels - post WW2
  • Pre-cast concrete (60s - 80s)
  • **Curtain Walling
  • Profiled metal sheeting**
    *** Brick panel
  • Modern brick panel
  • Insulated render
  • Rainscreen**
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29
Q

What type of cladding was used in Grenfell Tower?

A

Rainscreen cladding

Problem with vented cavities is potential for fire, smoke and heat to be transferred within that cavity.

Overlapping panels form the outer skin/rain protection whilst ventilated air gap between this and inner layer allows for rain penetration to be evaporated or drained away.

Used for medium to high rise buildings.

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30
Q

Three types of curtian walling cladding?

A
  1. Stick construction - grid of mullions (vertical) and transoms (horizontal) support infill panel.
  2. Unit construction - sections are prefabricated and delivered with joints sealed on site.
  3. Structural glazing - large sheets of glazing are fixed to building.
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31
Q

How can you identify a Victorian house?

A 
Built prior to 1901
Patterned bricks
Built in terraces
Barge boards – distinctive decorative wooden panel, popular in Victorian period.
Bay and sash windows
Enclosed stone or brick porches
Date stone
High ceilings and good-sized rooms
Multiple fireplaces
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32
Q

What is a barge board

A

Long, straight boards fitted in an inverted V-shape to the gable end of the roof of your property.
Covers exposed ends of the roof rafter offering protection

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33
Q

What defects might you expect in a Victorian Property

A

Penetrating dampness
Rising damp
Condensation

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34
Q

what is rising damp?

A

The upward movement of moisture through capillary action into the structure

35
Q

what is capillary action

A

Process where liquids move vertically or horizontally (against gravity) in tight spaces.

36
Q

tell me about the inspection you did in Smethwick?

A 
1, Property type
2, address
3, purpose of inspection
4, construction
5, age
6, Potential problems (defects, contamination, asbestos)
7, notes taken
8, valuation impact

Mid-terrace coverted property used as a medical centre
Located in a mixed-use built up area 5 miles west of bham centre, along parade of shops adjoining properties include independent fashion store and vacant unit.
Inspection to ascertain upgrade quality and first inspection of new areas, as part of our regular inspection to assess current market rent
Pitch tiled roof, brick construction, Double glazed windows, Two pedestrian entrances front and rear
Built in 1980’s – certainly looked post 60’s, I obtained info from our prop records
Given built in 80’s asbestos could have been used in insulation, roofing or flooring
Mix of quality throughout building
Different values applied to different parts of the building, some original from initial 2010 conversion, some 2019 and some 2020.

37
Q

what differences do you make to your inspection for medical centres?

A
  • GN60 NIA floor differences (toilets, clinical waste) - baby changing facilities, additional wcs included, clinical waste storage, additional cleaners room
  • GP specialised fit out (patient privacy and infection control) - sound barriers, interview room, reception desks, coved flooring, elbow taps,
38
Q

Can you name 3 pros and 3 cons of a pitch tiled roof?

A 
\+ve
Traditional appearance
Low maintenance
Efficient water run off
Longer life span
Increased durability due to strong quality materials
Gives loft space
  • ve
  • Costly compared to flat roofs
  • Weight can make it not suitable as need good foundation
  • difficult installation
  • tiles are brittle
39
Q

what is the function of a roof?

A

Keep out rain, snow and wind
Deny access to pests
Insulate and prevent warmth being lost

40
Q

What is a warm roof?

A

Roof that has insulation as a key part of its structure

41
Q

What is a cold roof?

A

Roof that does not include insulation in its structure

42
Q

tell me a little bit about flat roofs

A

Generally defined as having a pitch less than 15 degrees
A fully flat roof would not allow rainwater to drain away
Cheaper than pitched roofs

43
Q

tell me a little bit about pitched roofs

A

Pitch of at least 15 degrees

Typically 40-50 degrees, can go as high as 70.

44
Q

name 3 roof material types for pitched roofs and tell me a little bit about them

A

Clay – can be moulded to different sizes
Slate – generally rectangular in shape
Concrete – available in wide range of colours and shapes, tend to be heavier than slate or clay
Thatch – uses organic materials such as wheat straw, water reed and sedge

45
Q

What tile can be used to round the edge of a hipped roof?

A

Ridge tile or hip tile

46
Q

Would you expect the house you inspected in west Bromwich to have a cold roof?

A

Yes, majority of houses with pitched roofs will have a cold roof.

Insulation is laid on the floor of the loft area, immediately above the ceiling of the upstairs rooms of the house. This means that the roof space is at close to outside air temperature.

This is fine for most houses unless they are looking to use the loft area as an extra room.

47
Q

Where two sides of a roof meet is called what?

A

The ridge

48
Q

pros and cons of flat roofs

A

+ve
cheaper upfront cost than pitched alternatives
quicker build due to simple structure

  • ve
  • more maintenance required
  • more likely to hold water
49
Q

what new building space was constructed in the Smethwick surgery?

A

260m2 of space on ground and first floor consisting of:

  • New reception and waiting area (ground)
  • Consultant room (ground)
  • Office, storage and training room (ground)
  • Increased waiting area size
  • 2 consultants rooms
  • Treatment room
  • Staff room
50
Q

what external features did you make note of at smethwick medical centre?

A
  • Roof – slate pitch tiled roof
  • Render – Grey and gold cement render strips, vertically on sides, and horizontal under and above windows, for appearance purposes.
  • Brickwork – stretcher bond
  • Chimney flashing – aluminium flashing, prefabricated chimney – no chimney breast saves internal space
  • Windows – UPVC DG windows

RRBCW

51
Q

What is brick render?

A

Type of cladding for the exterior of a brick building.

52
Q

purpose of rendered brick

A
  • Protect house walls from bad weather

- Attractive appearance

53
Q

Did you exclude anything in your inspection of the Smethwick centre?

A

Yes

Lift area
Stairwells
Patient toilets and staff toilet
Store with height less than 1.5m

54
Q

tell me about the inspection you did in for the shop in Great barr?

A

1, Property type
2, address
3, purpose of inspection
4, construction
5, age
6, Potential problems (defects, contamination, asbestos)
7, notes taken
8, valuation impact
1, Property was an end terrace unit in row of shops on a roundabout
2, located in residential area of Great barr located 4.5 miles north of birmingham
3, I inspected for rating purposes as there was an extension and building layout change from our previous inspection. I completed full inspection and measurement. Zone A areas had increased from prior.
4, brick and tile cons, hipped roof, flat roof section also, with full heigh glass frontage, air con and consisted of main shop area, staff room, staff wcs, office, storage rooms and an external loading bay.
5, 1919 - 1939
6, Asbestos, condensation, rising damp, settlement, subsidence
7, Composite hereditament
8, I advised a senior surveyor of my updated RV which was a significant increase, following approval I completed VO report to updated BA of updated RV. Increasing from 10k to 20k DOS. Two zones – Zone A 97m2 compared to 31m2 before.

55
Q

How can you check if a mezzanine is a mezzanine and not a floor part of the structure?

A

Check if there are pillars/columns underneath it
Is it bolted to the wall on the side or the floor?
Is there give in the floor if I jump up and down
Ask the occupier / building manager

56
Q

what do you know following the CPD event you attended on Defects, specifically in relation to damp.

A

Dampness is most common problem in housing
Well insulated, heated and ventilated houses less likely to have a problem

Condensation, Rising damp, penetrating damp

Damp can be caused when there is no damp proof course (DPC) or it is defective

Damp can be resolved using: DPC Injection silicon, Dry rods or physical insertion

57
Q

what is condensation

A

The inside air condenses and forms droplets which are often seen on walls and/or windows.
occurs when the air outside is colder than the air inside.

58
Q

how can you prevent condensation

A

Ensure adequate ventilation using windows and extractor fans

59
Q

how can homeowners prevent rising damp

A

Before purchasing a house find out if it has a damp proof course and membrane. If it doesn’t have one or is defective build a new one.

Ensure that the level of garden soil directly next to the house does not rise higher than the level of the damp-proof barriers.

Ensure that rainwater goods are well designed and maintained.

60
Q

what are rainwater goods

A

Gutters and downpipes

carry water away from a building to prevent it from entering the building or running down the walls

61
Q

what is a damp proof course?

A

Physical barrier that prevents water moving up a wall, protecting against rising damp.

Plastic DPCs are installed into the wall in the construction phase.

62
Q

What is penetrating damp?

A

Any water that leaks through the wall, roof or ceiling; this type of damp spreads horizontally.

63
Q

What can cause penetrative damp?

A 
Leaking roof (loose/broken tiles, damaged flashing)
Defective gutters (loose or blocked)
Leaking downpipes
Damaged exterior walls (cracks to pointing, cladding, render or pebbledash)
Poorly fit doors or windows
Leaking interior pipes
64
Q

how can you spot penetrating damp

A

Damp brown stain patches internally on the wall or ceiling

Large bubbles appearing in the plaster

65
Q

Resolution tips for penetrating damp?

A

Seek out a RICS accredited building surveyor
Ask neighbours if experiencing similar problems
Regularly check roof
Ensure exterior pointing and paintwork is applied properly.

66
Q

What is pointing

A

The process of finishing mortar joints in a brick or stone masonry construction

67
Q

What types of asbestos are there? Full names? Tell me a bit about them.

A

White – Chrysotile
Most used form of asbestos. It can be found in the roofs, ceilings, walls and floors of homes and businesses.
Manufacturers also used for insulation for pipes, ducts and appliances.

Brown – Amosite
Used in cement sheets and pipe insulation. It can also be found in insulating board and ceiling tiles.

Blue – Crocidolite
Most dangerous due to extremely small fibres
Used to insulate steam engines. It was also used in some spray-on coatings, ceiling tiles, pipe insulation, plastics and cement products.

68
Q

What were you looking out for in your inspection of the nursery for DRC valuation in comparison to an inspection for another valuation method.

A

We inspect and value on a regular cycle
Made enquiries as to building changes/updates/problems since our last visit

I was inspecting to ascertain the physical condition, material and wear of features such as structure, roof, windows and external doors, external walls, internal walls and partitions, and ceiling finishes.

I was checking that the age of the property feature matched up with our records and making a comment as to the condition of it.

I noted that UPVC double glazing had a dated look whilst still very much functionable. Remaining life of 20 years.

Confirmed site boundary as land is valued separately, important that we have correct area.

69
Q

What findings did your Smethwick medical report have?

A

Market rent – £48,000

£/sqm applied – £125 for original building, £130 for newer sections

Increased areas –

2017: 113m2
2019: 255m2
2020: 370m2

I advised GP that store with restricted height was not included in my area calculation based on NIA.

70
Q

did you include the external loading bay in your area / valuation for the shop in Great Barr?

A

Yes, measured electronically using VOA digital mapping software

83 square metres – hard surfaced land valued at £5/sqm as an ‘other addition’

71
Q

Why did the rateable value increase for the shop you inspected in Great Barr?

A

Increase in building area – particularly Zone A

£/sqm remained at £150.

72
Q

What inspection advice did you provide for Smethwick medical centre?

A

I advised GP that store with restricted height was not included in my area calculation based on NIA.

I advised that market rent would increase due to increased building area and that the new buildings were likely to have a higher value applied due to level of specialised fit out.

73
Q

How do you decide what PPE you need?

A

Risk assessment
Ask occupier / building manager
Speak with experienced colleagues
Common sense approach – be prepared

74
Q

What advice have you given from an inspection?

A

Doctors – Smethwick – Rent increase following increase building area, restricted head height areas not included

Retail – Great Barr – RV increase following increase building area

Retail – Case study – New hereditament found

75
Q

Size of Smethwick medical centre

A

370 m2 – at date of inspection (full building)

2017- 113.5 m2
2019 – 256.3 m2
2020 – 370.2 m2

76
Q

what would you expect from a CAT A office

A 
New or comprehensive refurbishment
Good location
Good access
Welcoming, open, bright lobby/reception
Air con – fresh air supply
Full access raised floors with floor boxes
Suspended ceilings
2 passenger lifts
2.5Kn – 3.0 floor loading (kilo newton)
Excellent BREEAM rating
8-10 square metres per person (general workspace density)
Good natural light (300-500 lux average)
Cat A lighting
Well-being features (e.g. plants)
Appropriate ceiling hight of 2.6m – 2.8m
Ceiling void of 350mm and a raised floor void of 150mm
Double glazed windows
77
Q

What different types of fit out are there?

A

Shell and core – where the common parts of the building are completed, office floor area/retail areas are left as a shell ready for fit out by the occupier

Category A fit out – where the interior basics are installed grade A spec including new/refurbished building, Full access raised floors, Suspended ceilings, DG windows, lighting

Category B fit out – leaves the space tailor-made to suit the occupant, from custom features to branded finishes
Includes partitions and doors, IT infrastructure, power points and air con, floor finishes, cafes, kitchen areas, furniture, branded material and décor.

78
Q

what do you mean by shell?

A

Area has not been fit out by occupier.
It will have a floor, walls, windows and roof but no interior improvements

It may have heating, ventilation, air con, basic plumbing and electrics (may be called warm shell – be aware and careful)

79
Q

difference between Cat A and Cat B fit out?

A

Cat A fit out results in a space that’s fully functional, but empty.

Cat B fit outs leave the space tailor-made to suit the occupant, from custom features to branded finishes – down to the flowers at reception.

80
Q

What is an easement?

A

Having an easement on your property means that a third party (an individual or a utility company for example) has a right to use your property for a particular purpose. This could be passing by foot or with vehicles over your property

81
Q

how can you tell if a wall is solid?

A

Solid walls will be very hard, if you tap on the wall whilst moving your hand around it is unlikely that you will see any flex or hear any hollow areas or voids

82
Q

What does the British Council for Offices (BCO) spec address in the industry?

A

It addresses the current drivers for change in the industry, identifying value, changing occupier requirements, sustainability and integrated design as the key factors at this time.

83
Q

What do you know about Portal Frame buildings

A

first developed during the Second World War and became popular in the 1960s.
Used to create wide-span enclosures such as; warehouses, agricultural buildings, entertainment and sport venues, factories, large retail units

They were originally used because of their structural efficiency, meaning that large spaces could be enclosed with little use of materials and for a low cost.

Portal frames are a type of structural frame, that, in their simplest form, are characterised by a beam (or rafter) supported at either end by columns, however, the joints between the beam and columns are ‘rigid’ so that the bending moment in the beam is transferred to the columns.

Inspection, Meas and H&S (4 decks)

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