Inspection Flashcards
What equipment would you take with you during a survey?
- Pen and paper to takes notes with
- camera
- disto or tape measure
- damp meter
- ladder
What do you need to consider before going to site to carry out an inspection?
- consider if I am competent to undertake the inspection depending on the scope of services provided
- ensure I’m properly ensured to carry out the inspection
- check a formal appointment has been agreed and signed
- risk assessment and method statement to determine what risks are involved
- ensure I know what type of survey that is being provided and review all relevant existing building information online
How do you undertake an inspection?
- from the top down
- walk around the building externally to get bearings and get an understanding of:
- indication of the buildings age
- it’s form of construction
- any additions or abnormal factors - then start the inspection externally and inspection each elevation in turn, looking at roof, elevations, windows, doors, drainage and rainwater goods
- then I would move inside and start from the roof space and move down through the floors
What kind of risks do you consider?
- lone working
- asbestos
- accessing roofs and roof spaces at height
- hazards associated with with derelict and empty properties
- confined spaces
How does a disto work?
A disto emits a laser beam and measures the time taken for it to reflect, which is then converted into a distance
How can you check a disto’s accuracy?
Using a known measured distance in the office
When does a disto become less accurate?
- as the distance increases
- difficult to use outside over long distances due to issues with identifying the laser (see where it is pointing)
Have you heard of a theodolite and how does it work?
- an optical instrument consisting of a small mounted telescope that is rotatable in horizontal and vertical planes
- they are mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation
- levelling is accomplished with the aid of a spirit level where crosshairs in the telescope permit accurate alignment with the object sighted
triangulation: process of determining the location of a point by measuring only angles to it from known points
What precautions would you take if you were inspecting a flat roof with a stepped ladder on your own?
- prepare risk and method statement before the survey
- consider the height of the roof: if it was more than single storey I would look to arrange alternative access
- consider the type of ladder being used:
ensure it is capable of being placed against the wall at an angle of 70 degrees and
allows the surveyor to be able to inspect the roof without standing on the last 4 rungs of the ladder - consider the condition of the roof, is it a fragile roof or suitable to be walked on?
What would you look for when inspecting a slated pitched roof covering and what would you look for within the roof space?
- age of the property and the flat roof
- whether the roofing materials are original
- whether the ridge is straight
- identify and consider ant deflections or distortions
- identify slipped or missing tiles
- determine if any repairs have been carried out:
are they numerous?
to what standard have they been carried out? - identify if the lead work to valley gutters, chimneys and other penetrations is in good condition
- visually inspect whether any light is identifiable from the outside when it is dark inside
What advice would you give if slates were to be replaced by concrete tiles?
- concrete tiles are heavier than slate, therefore may impose a significant additional load that the roof structure, structure and foundations of the building have not been designed to take
- a structural engineer would be required to confirm if the existing roof structure, structure and foundation of the building could accept the additional weight
- it could lead to roof spread, settlement or deflections within the roof
What would the statutory implications be when replacing slates with concrete tiles?
- if replacing the roof covering then thermal improvements to the roof will be required under part L building regulations
- Part L requires you to meet current guidelines as long as it’s feasible and will provide a pay back over a 15 year period
- change could require consent from local council if it’s within a conservation area or is a listed building
How would you ascertain the condition of electrical installations without employing a specialist?
- consider the age of the equipment and whether any service history or electrical inspections are accessible
- look at whether the installation is in good working order at the time of inspection, its general condition
- speak to occupier, owner or maintenance team to see if they can provide an input
What are the requirements of the different types of inspection e.g. acquisition surveys?
- RICS practice note RICS Building Survey Practice Note advising on the mandatory components for undertaking a Survey
- reflects property law in England and Wales
Describes and defines:
- service, specifying elements that are mandatory to be surveyed
- applies without exception where any surveyor enters into a contract with a client to provide the service
- mandatory to use the specified format, without variation and no departure is permitted
- guidance on the practical application of the practice note is given in section 4, compiling the report - commentary and guidance
- surveyor must ensure that he or she has the particular technical, skills and experience relevant to the property before accepting an instruction
- surveyor is responsible for carefully and thoroughly inspecting the property and recording the construction and defects that are evident
- surveyor advised to not limit time for inspection and should take time required for property in question
- surveyor should carry out inspection in logical sequence, essential that all relevant parts of the property are closely inspected
E.g. interdependence of different parts of the structure should be assessed
Especially the way roof, walls (internal and external) and floors interact, so each part isn’t considered in isolation
Key elements reported on include:
- Roof space
- Condition of floors
- Furniture and occupiers possessions
- Services
- Limitations to the inspection
- surveyor must keep a permanent record of the site notes made at the time of inspection
- any physical limitations present at the time of inspection should be noted on site notes
- surveyor should include sketch plans, diagrams and photographs
What are the different types of inspection e.g. fire reinstatement reports
Reinstatement Cost Assessment of Buildings, 3rd Edition - Guidance note
Most commercial buildings in UK are insured on a reinstatement basis (new for old)
- day one reinstatement basis is most popular form of this, particularly for buildings insured by a landlord and leased to a tenant
- if there is no intention to repair or reinstate a damaged building, then some other basis of settlement may be suitable
- All assessments are to be made in the basis of total loss or of such substantial damage that the entire building will require demolition and rebuilding
- usual requirement: prepared in the basis of a ‘day one reinstatement’ figure aka declared value - usually confirmed in instructions and referred to in final report
- calculating declared value: ignore effects of inflation during period of insurance policy - this is allowed for in inflation provision
Valuation includes:
- net rebuilding cost
- appropriate allowances for demolition
- other costs and all associated professional and statutory fees
- Wise to incorporate recommendations within the report;
- client needs to reassess the sum insured on a regular basis, with an annual adjustment to reflect inflation and
- amajor review and reassessment every 3 years, or
- earlier if alternations are made to the insured property
What are the different levels of residential survey?
3 different levels outlined in the RICS guidance note Surveys of Residential Property
Level One
- no opening up or testing of the building fabric or services
- survey describes the condition of the building, its services and exterior including ant outdoor areas
- covers the importance of any defects, but a Level One survey doesn’t include any advice on repairs or ongoing maintenance
- more suited to modern dwellings of standard construction rather than older/more complex properties in poor condition
Level Two
- excludes any tests or opening up of building fabric or services
- accessible areas e.g. roof or underfloor space are inspected visually
- report covers the the importance of any defects and give advice to remediate defects
- survey suited to a broader range of traditionally constructed properties, not suited to complex building/unique or historic properties in poor condition
Level Three
- services are not tested, observed in normal operation
- report outlines appropriate remedial work and explains the likely consequences of non repair along with the priority of repair works
- indication of likely repair costs provided
- level of service suits any domestic residential property in any condition
What are the main RICS guidance docs regarding inspection?
- Surveying assets in the building environment - GN - 1st Edition 2017
- Technical due diligence of commercial property 1st Edition
- Surveying safely; health and safety principles for property professionals - 2nd Edition
What are the main stages of the contracting process for surveys?
- Invitation to tender
- Client brief
- Consultants fee proposal
- Appointment
- Pre contract meeting (scope of service)
- Survey
- Deliverables/reporting
What is the purpose of an Reinstatement Cost Assessment survey?
- used to calculate the potential cost to rebuild a structure and provide a ‘day one reinstatement’ figure - also known as the declared value
