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RICS APC - EVIE > Inspection > Flashcards

Inspection Flashcards

Inspection

1
Q

What is dry rot caused by?

A

Caused by a fungal attack

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2
Q

What are the three common causes of defects ?

A

“1. Movement
2. Water
3. Defective / non-performance / Deterioraction of building materials”

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3
Q

What are 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
(Snagging is the process of identifying and correcting minor issues in a new build property)”

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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

What are the penalties for Japanese Knotweed?

A

A criminal offence under the Wildlife and Countryside Act 1981

1) Local authorities can grant Common 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.
2) Magistrates Court can impose a £5000 fine or 6 months in prison.
3) Crown court can impose an unlimited fine or 2 years in prison

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6
Q

What does RICS Professional Standard Japanese Knotweed and residential property March 2022 outline?

A

“1. Provide best practice guidance based on market information and recent research of Japanese Knotweed.
2. Ensuring RICS members provide the best advice to users of valuation and condition reports.
3. Provides a decision tree - based on risk level to help valuers determine the most app management approach needed for JK.”

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7
Q

What is the RICS guiance on Japanese Knotweed?

A

“RICS Professional Standard Japanese Knotweed and Residential Property 1st January 2022
(effective 23rd March 2022)”

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8
Q

What are the four common forms of foundation ?

A

“Choice depends on the ground conditions and building loadings
1) Trench or strip footings - residential dwellings for walls and closely spaced columns.
2) Raft - slab foundation over the whole site to spread the load for the lightweight structures on remediated land/ sandy soil conidtions.
3) Piled - long and slener reinforced concrete cylinders (piles) in the ground to deeper strata when less good load-bearng ground conditions - high loads
4) Pad - slab foundation systems under individual systems under individual or groups of columns to that the column load is spread evenly “

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9
Q

How can a desktop study consider contamination?

A

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

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10
Q

What is horizontal cracking? What might it indicate?

A

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

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11
Q

What is shrinkage cracking?

A

“Shrinkage cracking often occurs in new plasterwork during the drying out process.
Also can be the consequence of excess water evapourating while the concrete dries.”

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12
Q

Other reasons for cracking ?

A

“Other cracks may be due to differential movement such as settlement cracks.
Thermal expansion/movement can also cause cracks”

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13
Q

What are the three phases 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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14
Q

What is the penalty for allowing the spread of Japanese Knotweed?

A

“Magistrates court can impose a maximum fine of £5,000 or max prison sentence of six months or both!
Crown court - can impose unlimited fine or max prison sentence of two years or both!”

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15
Q

What is solid wall construction ?

A

“The simplist 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.
Headers and stretchers.”

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16
Q

If you are instructed to value a site with contamination, approaches to be considered are?

A

“1. Wouldn’t provide any advice until a specialist report is commissioned.
2. Caveat the advice provided with an app disclamer highlight the issue use of a special assumption
3. Deduct the remediation costs from the Gross Site Value.”

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17
Q

What are the different inspection purposes?

A

“Valuation
Property Management
Agency “

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18
Q

What have RICS said on Contamination?

A

RICS Guidance Note: Contamination the environment and sustainability 2010

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19
Q

What is cavity wall construction?

A

“In a cavity wall, two layers of brickwork are tied together with metal ties
With a cavity that may be filled with insulation
No headers used
Evidence of cavity tray, air brick or weep holes may have been seen.”

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20
Q

What are some sign to potential problems with deleterious materials?

A

Brown staining on: concrete, concrete frame buildings and 1960s and 1970s buildings as well as in modern buildings

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21
Q

Please can you provide some examples of hazardous materials?

A

“Asbestos
Lead piping/paint
Raidon gas”

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22
Q

What is the key legislation on Contamination ?

A

Environmental Protection Act 1990 as amended

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23
Q

What is your role as a surveyor with hazardous materials?

A

“Recommend specialist reports and make appropriate assumptions in your advice.
Always check contents of an asbestos report/register.”

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24
Q

How can contamination exist?

A

“Comes from particular industrial, agricultural or commercial activities.
For example chemical or waste spills and leakes
The reasons for contamination can include poor waste management.
Issues relating to heavy metals, radon and methane gas and diesel/oil/chemicals.”

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25
Q

What is the four step process for inspections?

A

“Desktop - consider your own personal safety.
Inspection of local area
External Inspection
Internal Inspection.”

26
Q

What to take on inspection ?

A

“Mobile phone
Camera
Tape measure / laser
Files, plans and other supporting materials
PPE
Pen and paper/pad”

27
Q

What is an inherent defect ?

A

A defect in the design material which has been present.

28
Q

What is the four step process to follow when you have identified a building has a defect ?

A

“1. Take photo
2. Establish the cause of the damage while onsite.
3. Inform client of your investigations
4. Recommend advice from a building surveyor or in the case of movement a structural engineer.”

29
Q

What is outlined in RICS Guidance Note: Contamination the Environment and Sustainability 2010?

A

“Surveyors must understand their obligations and comply with the law

General principle is that the polluter or the landowner pays for remediation”

30
Q

What is subsidence?

A

The vertical downward movement of a building foundation when the ground beneath a building sinks

31
Q

What causes rising damp?

A

Caused by ground water which moves up the walls through direct contact with the brickwork
Usually stops around 1.5m above ground level”

32
Q

What/why consideration do you need to make for the immediate area/locality ?

A

“Understand the context of the property:

Location / aspect / local facilities / public transport / business vibrancy
Contamination / environmental hazards / flooding / high voltage
Comps / local market conditions / agent boards.”

33
Q

What can damp also be caused by?

A

Leaking plumbing/air conditioning units/pipework

34
Q

What can deleterious materials include?

A

“High alumina cement
Woodwool shuttering
Calcium chloride”

35
Q

What factors do you need to consider for valuation inspections?

A

“Location
Tenure
Aspect
Form of construction
Defects
Current condition/specification”

36
Q

What is Japanese Knotweed?

A

“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”

37
Q

What are some common building defects in period resi/office/shop buildings?

A

“Dry rot
Wet rot
Slippage on the roof
Death watch beetle (infests the structural timbers of old buildings)
Penetrating damp (cause by water leaking through the walls rather than rising up from ground level. This type of damp is usually caused by structural problems in a building such defective roofing, guttering or brickwork.)
Water ingress around door and window openings (caused by insufficient flashing or caulking around the door)
Structural movement / settlement (exterior walls appear to be cracked, whether they are brick or gaps in your window frames or doors from the outside)
Rising damp from the ground”

38
Q

What is penetrating damp caused by?

A

Caused by water leaking through the walls rather than rising up from ground level. This type of damp is usually caused by structural problems in a building such defective roofing, guttering or brickwork

39
Q

What is water ingress caused by?

A

Insufficient flashing or caulking around the door

40
Q

How can JK be disposed of?

A

“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.”

41
Q

When inspecting a building what should you look out for?

A

“Any defects
Start from the roof and work down in a logical sequence”

42
Q

What does Japanese Knotweed look like?

A

“Purple/green hollow bamboo like stem with green leaves. White bell shaped flowers. Easier to identify in the summer, as in the winter it dies back and you cannot see the flowers or leaves.

Purple/green hollow stemmed
Green leaves (shield shaped)
Bamboo-like stems
Clusters of cream creamy white flowers, that appear in late summer and autumn in the winter it dies back and you cannot see the flowers or leaves.
Rhizome crown at base of plant”

43
Q

What are Deleterious Materials?

A

Can degrade with age causing structural problems.

44
Q

What is the relevant case law for JK

A

”
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.”

45
Q

What is included in an internal inspection?

A

“Layout and specification - flexibility and obsolescence
Repair and maintenance
Defects
Services - age and condition
Fixtures and fitting
Compliance with lease obligations”

46
Q

What is wet rot?

A

“Caused by damp (excess moisture)
Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell”

47
Q

What is included in an 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”

48
Q

What is a latent defect?

A

“A fault to the property that could not have been discovered by a reasonably thorough inspection of the property

RAAC”

49
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-up in the soil”

50
Q

What are the signs of Dry Rot?

A

“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”

51
Q

What is condensation caused by?

A

Lack of ventilation and background heating

52
Q

What are signs of condensation?

A

“Mould
Streaming water on the inside of windows or walls”

53
Q

What is a hazardous material?

A

It is harmful to health

54
Q

What are some other invasive plants?

A

“Hogweed
Himalayan Balsam”

55
Q

What offence is allowing the spread of JK?

A

Criminal Offence under the Wildlife and Countryside Act 1981

56
Q

What does the RICS Guidance Note Surveying Safely set out?

A

“Basic, good practice for the management of health and safety for RICS regulated firms + RICS members
Principles for those engaged in the built environment as property professionals and includes health and safety responsibilities:”

57
Q

What is the structure of the RICS Guidance Note Surveying Safely?

A

“Personal responsibilities for RICS members + firms
Assessing Hazards & Risks
Workplace health and safety
Occupational health and safety
Visiting premises and sites
Fire Safety
Residential property surveying
Procurement and management of contracts”

58
Q

What is Ays Lone Working Policy ?

A

“Buddy system
Charged phone
Diary
PPE”

59
Q

What is outlined in a risk assessment?

A

“Identify the hazards
Identify the people at risk from the hazards
Evaluate the risk
Record findings
Review risk assessment regularly
Advise all those affected of the outcome of the risk assessment”

60
Q

Talk me through how you arranged site access?

A

“Contact the client make arrangements for times and dates that suit them best
Asked the client whether there will be someone to meet us at the property to let us in or whether we need to collect keys from an agent
Asked the client whether we would need to bring any PPE or anything else we would need to be aware of prior to inspecting”

RICS APC - EVIE (20 decks)

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