Inspection

Question 1

Explain a key issue raised in surveying safely

Answer 1

It’s a set of guidance notes and principles that outline health and safety requirements for members and firms

It mentions that firms must prove a safe working environment safe work equipment and safe working systems with competent staff

Question 2

How do you ensure appropriate access arrangements are made for inspections?

Answer 2

By carrying out due diligence. Check:
Weather
Environmental issues
Neighbouring occupiers
Risk assessment
Site boundaries
If there’s is a lease in place, if so lease terms
With client to arrange appropriate time and a date

Question 3

What does it mean to be safe on an inspection?

Answer 3

Take steps to minimise the risk of harm. It is important for ensuring the health and wellbeing of yourself and others who may be affected

Question 4

How do you ensure your safety while on site?

Answer 4

Charged mobile
Plan a commute and escape route
Use workbuddy- check in system
Sign in with reception
Share calendar with colleagues
Make sure you know your contact
Follow your instinct

Question 5

How do you undertake an inspection?

Answer 5

By using a top down approach
Walk around external building to:
Observe the surroundings
Understand the construction
Check for external defects

External inspection
Check site boundaries using land reg/google maps
Method of construction
Repair and condition
Car parking/access/loading
Defects/structural movement
Roof, windows, doors, drainages etc

Internal inspection
Layout and specification
Repair and maintenance
Defects
Services: age and condition
Statutory compliance- asbestos register, building regs, H&S, Equality Act, fire safety
Fixtures and fittings
Compliance with lease obligations

Question 6

What risks should be considered when undertaking an inspection?

Answer 6

Lone working
Asbestos
Hazards associated with derelict and empty properties

Question 7

What does the Red Book say about inspections?

Answer 7

VPS2: inspections, Investigations and Records

Inspection must be carried out to produce a professionally adequate valuation for its purpose
TOE: must agree the extent of the inspection
Revaluation without reinspection: only if the valuer is certain nothing has changed since. TOE must state this
Records: details of the inspection must be clearly and accurately recorded

Question 8

How do you take good inspection notes?

Answer 8

As required per VPS2 of the Red Book

Audit trail: legible, unambiguous notes that allow an effective response to any future enquiries
Retain them in an appropriate business format
Photographs taken and stored

Question 9

What characteristics do you look for during an inspection?

Answer 9

External:
Site boundaries
Construction type
Access
Repair and condition
Defects

Internal:
Specification
No. of storeys
Use
Fit out
Layout
Condition

Question 10

What due diligence do you carry out prior to an inspection?

Answer 10

Desktop analysis: site plan/location and arrange access with client

Risk assessment

Prepare items to take: floor plans, charged phone, disto with spare batteries, pen and paper, PPE

Question 11

How do you ensure safe working at a height/around machinery?

Answer 11

Ensure machinery is operating correctly
Wear the right PPE
Avoid distractions
Avoid loose clothing, hair, jewellery

Question 12

What are the different type of office fit outs?

Answer 12

Shell and Core: bare shell ready for tenant fit out- no lighting or facilities

Category A: similar to Grade A spec. Functioning space that could be leased. Usually includes Grade A fit out (raised floors, fire detection, a/c, basic internal finishes)

Category B: fit out for tenants specific need

Question 13

What does Grade A mean for an office?

Answer 13

High spec. New or recently refurbished.
High quality construction and design
Heating, ventilation and a/c of highest efficiency
High quality and a variety of amenities
Business and professional services e.g. security, concierge, reception

Question 14

What types of air conditioning would you find in an office?

Answer 14

VAV- variable air volume: high capital cost but more flexible

VRV- variable refrigerant volume: low capital cost but higher running and maintenance cost

Comfort cooling: simple form of air cooling system

R22 has been illegal in UK since Jan 2015

Question 15

What is an easement? How do you find out if one exists?

Answer 15

It’s the non-possessory right to use and/or enter into the land/property of another without possessing it. E.g. right of way of foot/vehicle, right of light/access

Can be found by obtaining the Title Deed on Land Registry in charges Part C

Question 16

What are the different types of walls?

Answer 16

Solid wall: one brick thick with different bricklaying patterns incorporating headers

Cavity wall: two layers of brick tied together with metal ties. May be filled with insulation (if 260mm thick most likely)

Bricks: stretcher and header (normal walls where the bricks are laid horizontally exposing both the long and short ends)

Question 17

What are the different purposes for carrying out an inspection?

Answer 17

• Valuation
• Agency
• Property management

Question 18

What is the general specification for an industrial unit?

Answer 18

Steel portal frame
Insulated profile steel cladding on walls and roof
Aluminium roof with 10% translucent panels
Plastic coated steel profile cladding with brick/blockwork
Approx. 8m clear eaves height
5-10% office content and toilet facilities

Question 19

What are the types of building defects and what should be done if any are found?

Answer 19

Inherent defect: one in the design or material that has always been there e.g. misplaced reinforcement

Patent: a defect that could have been found on an inspection e.g. rising damp

Latent defect: fault to the property that can’t have been found on an inspection e.g. foundation problems

If found:
Take photos
Try to establish the cause
Inform your client
Recommend advice from a building surveyor

Question 20

What are common defects and their causes?

Answer 20

Movement: causes subsidence (downward movement of a buildings foundation) and heave (expansion of the ground between all or part of the ground beneath the building

Water: causes damp and rot

Deterioration of building materials: causes structural issues

Question 21

What are deleterious/hazardous materials?

Answer 21

Deleterious materials: can degrade with age causing structural problems.
Signs: brown staining in concrete
e.g. high alumina cement (undergoes conversion when it gets damp causing loss of strength)

Hazardous materials: substances that can cause harm to health/environment
e.g. asbestos, radon gas

Question 22

What is the difference between a defect and a repair?

Answer 22

Defect: something is faulty
Repair: results from failure to maintain

Question 23

What is Japanese knotweed? How is it identified?

Answer 23

An invasive plant that damages foundations. Not easy to control and expensive to eradicate

Has a purple/green hollow stem with green shield shaped leaves. It gets small white flowers in late summer

Question 24

What are the legal requirements in relation to Japanese knotweed?

Answer 24

Environment Protection Act 1990.

Specialist company needs to remove and dispose of it. Legal disposal using: chemical treatment
Dig it out
Remove it from site to a licences landfill

Allowing it to spread is a criminal office under Wildlife and Countryside Act 1981 with a maximum fine of £5k and/or 6 months imprisonment

Landowners ignoring it can get up to £2.5k fine per person from a Local Authority granting a Communjty Protection Notice

Question 25

Tell me about contamination

Answer 25

Legislation: Environmental Protection Act (1990)- Part 2A sets out systems for identifying and remediating contamination. Polluter pays for remediation

RICS Guidance: Contamination, the environment and sustainability (2010)- surveyors must understand their obligations, know their responsibilities and comply with the law

Question 26

How do you identify contamination?

Answer 26

Exists due to issues such as; heavy metals, radon gas, diesel/oil/chemical spills

Stages of investigation:
Phase 1: Desktop analysis- review site history
Phase 2: Environmental assessment (physical)- identify nature and extent and take soil samples
Phase 3: Remediation report- set out remedial options

Question 27

What is Land Remediation Relief?

Answer 27

Tax relief that applies to contaminated or derelict land

Companies can claim up to 150% corporate tax deductions for expenses incurred by cleaning up contaminated land acquired from third parties

Question 28

What is radon gas and where can it be found?

Answer 28

Natural radioactive gas that comes from the decay of uranium in rocks and soil. It is colourless, odourless and tasteless

It can collect in enclosed places such as in building materials

Risk can be reduced by increasing natural ventilation

Question 29

What desktop data would you (look to) obtain prior to an inspection?

Answer 29

*Floor plans/Estate agent particulars/Land registry plan
*Relevant site information- any risks/hazards to be aware of
*Lease details

Question 30

What is dilapidations?

Answer 30

Breaches of a lease covenant that relates to condition of a property during or when the lease ends.

Check lease for:
terms of repairing responsibility (FRI/IRI)
schedule of condition

Question 31

What are the types of schedules associated with dilapidations?

Answer 31

Interim: served by the landlord during tenancy with at least 3 years to go
Terminal: normally served in the last 3 years of the lease
Final: served at or after lease expiry

Question 32

What is a Scott Schedule?

Answer 32

Used in dilapidation claims.
Landlords surveyor prepares a schedule to set out allegations that are in dispute.