Inspection

Question 1

What equipment would you take with you during a survey?

Answer 1

• Pen and paper to takes notes with
• camera
• disto or tape measure
• damp meter
• ladder

Question 2

What do you need to consider before going to site to carry out an inspection?

Answer 2

• 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

Question 3

How do you undertake an inspection?

Answer 3

• 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

Question 4

What kind of risks do you consider?

Answer 4

• lone working
• asbestos
• accessing roofs and roof spaces at height
• hazards associated with with derelict and empty properties
• confined spaces

Question 5

How does a disto work?

Answer 5

A disto emits a laser beam and measures the time taken for it to reflect, which is then converted into a distance

Question 6

How can you check a disto’s accuracy?

Answer 6

Using a known measured distance in the office

Question 7

When does a disto become less accurate?

Answer 7

• as the distance increases
• difficult to use outside over long distances due to issues with identifying the laser (see where it is pointing)

Question 8

Have you heard of a theodolite and how does it work?

Answer 8

• 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

Question 9

What precautions would you take if you were inspecting a flat roof with a stepped ladder on your own?

Answer 9

• 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?

Question 10

What would you look for when inspecting a slated pitched roof covering and what would you look for within the roof space?

Answer 10

• 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

Question 11

What advice would you give if slates were to be replaced by concrete tiles?

Answer 11

• 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

Question 12

What would the statutory implications be when replacing slates with concrete tiles?

Answer 12

• 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

Question 13

How would you ascertain the condition of electrical installations without employing a specialist?

Answer 13

• 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

Question 14

What are the requirements of the different types of inspection e.g. acquisition surveys?

Answer 14

• 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

Question 15

What are the different types of inspection e.g. fire reinstatement reports

Answer 15

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

Question 16

What are the different levels of residential survey?

Answer 16

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

Question 17

What are the main RICS guidance docs regarding inspection?

Answer 17

• 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

Question 18

What are the main stages of the contracting process for surveys?

Answer 18

1. Invitation to tender
2. Client brief
3. Consultants fee proposal
4. Appointment
5. Pre contract meeting (scope of service)
6. Survey
7. Deliverables/reporting

Question 19

What is the purpose of an Reinstatement Cost Assessment survey?

Answer 19

• used to calculate the potential cost to rebuild a structure and provide a ‘day one reinstatement’ figure - also known as the declared value

Question 20

What is a technical due diligence survey?

Answer 20

• carried out by an RICS member or RICS registered firm
• systematic review analysis, discovery and gathering of information about the physics, characteristics of a property and/or land (the property).
• RICS member/registered firm undertakes an impartial and professional assessment of the property and provides a balanced and professional opinion of the condition of the property in the form of a technical due diligence report
• enables retrospective purchaser, occupier or financier of the property to make an informed assessment of the risks associated with the transaction from a technical perspective.

Question 21

What are the main stages in a property life cycle when a TDD survey may be instructed by a client?

Answer 21

• Acquisition - a purchasers survey
• Occupation and operation
• Disposal - Vendors’ survey
• for refurbishment and development

Question 22

Why might a client require a purchaser’s TDD survey undertaking? What would the associated report include/consider?

Answer 22

When the investor wishes to purchase the whole or part of a property.

The report will include:

1. Whether significant defects exist in the structure, fabric and services installations (the latter if instructed to be undertaken by a specialist) of the property.
2. Whether there are legal implications of the defects or other deficiencies such that the property does not comply with statutory obligations or if there are any illegal works present.
3. Risk associated with the tenancies in relation to recovery of capital expenditure and operational expenditure and future reinstatement liabilities.
4. Whether the property is suitable for the client’s intended use (if known).
5. Whether there are any apparent life safety issues.

Question 23

Why may a seller require a vendors’ TDD survey undertaking?

What would the associated report include/consider?

Answer 23

• Before a sale.
• Identify significant physical defects or any statutory non-compliances that may affect the value of the property on the open market.
• Vendors TDD survey may precede (come before) a valuation. The valuation can then provide an opinion on the value if the property having regard to its condition.
• Vendor may also undertake technical due diligence survey so information on the physical condition of the property can be made available to prospective purchasers on an attempt to make the sale process quicker.
• Typical for client to request that a vendors report to be assignable to the purchaser. RICS member or registered firm should ensure their firm (and any sub consultants) professional indemnity insurance provide is satisfied with the arrangement, and any conditions are stated clearly in the instruction.

Vendors TDD report includes:

1. Significant physical defects in the structure, fabrics and services components and associated costs for remedial works
2. Issues relating to statutory and legal non compliance that may prevent occupation or affect the value of the property
3. Costs relating to shortfall in tenancy repair, decoration and reinstatement obligations.
4. Review of documentation with the intention to identify relevant data, location obvious missing information

Question 24

What are the key stages to undertaking a TDD survey according to the RICS guidance note - Technical Due Diligence of Commercial Property?

Answer 24

1. Taking instructions

• Establish if there are any conflicts of interest. If so inform all parties to which the conflict of interest concerns, explain the repercussions and obtain informed consent that they wish for you to proceed with the instruction.
• Undertake appropriate anti-money laundering risk assessment.
• Issue services and terms of engagement (services to be provided, contracting parties, payment provisions and all limitations).
• Confirm standard terms of business: limitations and scope of the survey, level of liability including confirmation that the firm / surveyor has appropriate PII, involvement of other consultants, timescales for report turnaround, whether disbursements will be included in the fee, whether specialist means of access required (MEWP etc).
• Request access / location of data room.
• Prepare a risk assessment and ask the client if they are aware of any site specific risks.

2. The Inspection

• Note whether an area cannot be accessed and present worst / best scenarios for associated outcomes.
• If any on site health and safety risks are identified, confirm them to the client, building owner of property manager as soon as practical.
• Make enquiries on site: ask to see all documents held on site (asbestos register, fire risk assessment, statutory test certs O&Ms for as built drawing to confirm concealed construction).
• Undertake elemental breakdown of the building fabric: roofs, rainwater goods, walls and cladding, windows and doors, structural frame etc.
• Undertake visual inspection of building services (if specialist not appointed), but only note visual condition and age of installations and confirm that further investigation is required - this should be stated in the report.
• Description of external areas - determine accessibility, vehicular and pedestrian access, drainage provisions, external grounds (trees, invasive plants and boundaries etc), review property in context of surroundings - shared access roads, contamination issues, and access for third parties such as UKPN.
• Fire precautions - need to visually inspect and recommend whether specialist will need appointment, should comment on things such as combustible cladding etc.
• Deleterious materials.
• Legal and title issues - boundary issues etc.
• Review of leasehold and repairing liabilities - Unless otherwise agreed, the RICS member or RICS regulated firm is not expected to undertake a detailed review of the lease(s) or leasehold structure. However, the RICS member or RICS regulated firm should state any assumptions that have been made as to recoverability of costs or other relevant matters. It may also be appropriate to comment on the landlord’s or tenant’s compliance with repairing obligations and reinstatement provisions at lease-end, having regard to the client’s brief.

Question 25

What is the RICS guidance note Technical due diligence of commercial property?

Answer 25

A RICS professional guidance note that outlines the types of technical due diligence, why it is needed and also guidance on how to take instructions, complete the inspection and produce a TDD report to the professional standard expected of RICS members and firms.

Question 26

What is the safe person concept (surveying safely)?

Answer 26

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

Question 27

What are the responsibilities of a RICS related firm with regards to H&S?

Answer 27

RICS-regulated firms are obliged to ensure the health, safety and welfare of people at work by providing, monitoring and maintaining:

• a safe working environment
• safe work equipment
• safe systems of work
• competent staff

Question 28

What equipment may you take on site to aid an inspection?

Answer 28

• Borescope
• Protimeter
• Torch
• Speedy carbide test.
• Disto.
• Measuring tape.
• Camera
• Phone
• Portable charger

Question 29

If you identify movement in a building, what further investigations might you wish to undertake?

Answer 29

• Environmental matters, i.e. trees in close proximity
• Neighbouring dwellings
• Engineers structural survey
• CCTV Drainage survey

Question 30

What might you include in your desktop investigations?

Answer 30

Review of alterations carried out, check on planning authority, if the building is listed, check its listed status on historic England and English heritage. I will ask the client to provide me with any plans or brochures of the property and ask them generic safety questions to ensure that it is safe to survey.

Question 31

Are you qualified to use a cherry picker?

Answer 31

I am not qualified to use a cherry picker or harness myself up. When I made the enquiry to book the cherry picker, I informed the company that I would need a competent operator that was also able to safely harness me and secure me to the safety rails and that the machine was safe to use in the event of windy conditions. When I arrived to site, I checked that the ID of the operative matched the name given by the company and provided on the license.

Question 32

What are the key building elements you would look to survey?

Answer 32

• Roofs
• Walls & Cladding
• Rainwater Goods
• Windows, Doors and Joinery
• Structural Frame
• Substructure / basements
• Floors
• Finishes
• Internal Walls, Partitions
• Staircases
• Sanitary Fittings
• Building Services
• Out Buildings

Question 33

What does the RICS guidance note on surveying safely cover?

Answer 33

-Personal and corporate responsibility (safe person concept and corporate responsibilities)

-Legal considerations and duties

-Assessing hazards and risks

-Property professionals places of work

-Occupational health and hygiene

-Visiting premises and sites - how to prepare, considerations during an inspection, leaving and review of the visit.

• General procurement and management of contractors
• Residential property surveying
• Fire safety: risk of fire and fire safety management

Question 34

What is a hazard?

Answer 34

Something with the potential to cause harm to someone. The harm could be an injury or ill health.

Question 35

What is a risk?

Answer 35

A combination of the likelihood of the harm being realized and the severity of the harm if realised.

Question 36

What is a Schedule of Condition?

Answer 36

A schedule of condition (SOC) is a factual record of the condition of a property, normally prepared for legal or contractual reasons.

Schedules of condition can be prepared for either residential or commercial buildings.

They create a complete record of the condition of the property on a particular date that can be used as a benchmark against which its condition can be assessed in the future and any changes identified.

Question 37

What is a risk assessment?

Answer 37

An assessment of identifying risks, determining their likelihood and severity and then eliminating or mitigating those risks to reduce their likelihood and severity if they do occur.

3 key processes:
1. Identify all risks.

2. Decide the likelihood and severity of each risk.
3. Take action to eliminate the hazard or if not possible put in procedures to control the risk.

Question 38

What is the risk control hierarchy in relation to risk assessments?

Answer 38

1._Elimination_
Redesign the activity or substitute so that the hazard is removed or eliminated e.g use drone for roof inspections to prevent need to work at height.

2._Substitution_
Replace the materials used or the proposed work process with a less hazardous one. For example, use pre-prepared components rather than fabricating/cutting on site.
Engineering controls: Use work equipment or other measures to prevent falls where you cannot avoid working at height. Install or use additional machinery such as local exhaust ventilation to control risks from dust or fumes.

3._Administrative controls_ Identifying and implement the procedures needed to work safely. For example, reducing the need for lone working or ensuring the work is completed in daylight; reducing the time workers are exposed to hazards (e.g. by job rotation); prohibiting use of mobile phones in hazardous areas.

4._Personal protective clothes and equipment_
After all the previous measures have been tried and found ineffective in controlling risks to a reasonably practicable level must personal protective equipment (PPE) be used. For example, where you cannot eliminate the risk of a fall, use work equipment or other measures to minimise the distance and consequences of a fall.

Question 39

What sections does a dilapidations schedule contain?

Answer 39

• The dilapidations schedule itself (format according to pre action protocol - reinstatement, repair, redecoration and statutory breaches, details on how the breaches should be rectified and associated cost).
• Confirmation of clauses referred to.
• Surveyor’s endorsement.
• Advise letter to the client explaining what items have been included in the schedule, items that may be contentious, estimated recovery and advise regarding next steps - how the schedule should be served (time period etc) and other documents that should be included when serving the schedule - reinstatement notice etc.

Question 40

What documents may you review prior to undertaking a dilapidations inspection?

Answer 40

• The current lease.
• The previous lease if this is referred to by the current lease.
• Any sub leases.
• Licences to Alter.
• Schedules of condition.
• Side letters - a short document that is ancillary to the main commercial lease, which is intended to vary, clarify or supplement the main lease terms.
• Deeds of variation - A deed of variation enables a landlord and tenant to change the terms of a property lease. It is a signed legal document that confirms in writing the changes that they have agreed – such as removing a restrictive covenant.

Question 41

What is a budget cost plan?

Answer 41

• Included costs for anticipated recoverable and non-recoverable maintenance costs for year 1, years 2-5 and years 6-10.
• Non-recoverable costs: if there were areas not demised to the tenant - common areas in multi-let premises.

Question 42

How would your report structure and advice alter between a vendor’s survey or a pre-acquisition survey?

Answer 42

• My advice for a purchaser’s survey would be slightly more tailored depending on their priorities and the scope of the instruction for example they may have certain ESG requirements or eaves heights for a warehouse for example.
• My core advise would remain the same for both a purchaser and a vendor’s survey as I am to provide impartial advise relating to the condition of the property to allow a prospective purchaser to make an informed decision as to whether they want to purchase a property or portfolio.

Question 43

Why is it important to understand a client’s requirements prior to undertaking an instruction?

Answer 43

• To ensure that you have the necessary knowledge, skills and expertise to take on the instruction - if this is not obtained there is a higher risk of a claim of professional negligence.

T-o ensure that the client is provided with good quality and diligent service.

Question 44

What general legislation should you consider when carrying out a survey?

Answer 44

• Trespass
• access to neighbouring land act 1992
• data protection act 1998

Question 45

When taking an instruction from a client to conduct a survey, what information would you require from them?

Answer 45

• The demise
• Any lease documentation
• The property area, extent/level of survey required
• Any exclusions or limitations
• Use of specialist consultants e.g. M&E

Question 46

What would you look for when carrying out a fire risk assessment on an office building?

Answer 46

• Blockage of fire exits
• Storage of flammable materials
• Provision of fire extinguishers
• Signage,
• Correct fire door locations
• Any breaches through compartmentation due to services etc

Question 47

What information would you include in a schedule of condition report for a client?

Answer 47

• Limitations of schedule, i.e. no screwed down items lifted, viewed from ground level
• Weather conditions
• Construction of the each element
• Condition of the element
• Agreement from the other party that they accept the schedule as an accurate description of the premises.