Inspection

Question 1

INSPECTION: How do you identify risks when undertaking an element of works on a site/ building?

Answer 1

• Prior to carrying out an inspection I would carryout a risk assessment which should:
  1. Identify potential hazards on-site.
  2. Decide who might be harmed.
  3. Evaluate the risks.
  4. Record and implement findings.
  5. Review the assessment and update as necessary.
• Examples of risks that may be found include:
  1. Working at height
  2. Asbestos
  3. Slips, trips and falls
  4. Structural damage
• If a building is in a worse condition than expected or, is believed to pose a more significant risk than is anticipated then a dynamic risk assessment should be undertaken prior to commencing with the item of work. This should question?
  1. Is the activity safe to continue?
  2. Is the environment still safe for work to continue?
  3. Are those involved within their limit of consequence?
  4. Are control measures in place?
  5. Can everyone get to a place of safety?

Question 2

INSPECTION: What are personal & organisational responsibilities for RICS Regulated Firms in terms of RICS Surveying Safely Guidance Note?

Answer 2

Organisational responsibility include:
- SELECTION: everyone should have appropriate skills and compare to meet the demands of their activities.
- TRAINING: providing information to staff in regard to identifying / managing risks.
- INFORMATION: Providing staff with information about risks.
- EQUIPTMENT: Providing staff with suitable equipment.
- SAFE SYSTEMS OF WORKS: These ensure that works activities are done safely.
- INSTRUCTION: Individuals must be given clear lines of communication.
- SUPERVISION: Supporting staff with clear lines of communication.
- PPE: Provide appropriate PPE.

Individuals Responsibilities include:
- PERFORMANCE: Being competent to perform their work safely.
- CONTROL: Being able and being prepared to carryout work.
- ADAPTABILITY: Being able to recognise and adapt to changing circumstances at all times.
- VIGILANCE: Remaining vigilant at all times.
- AWARENESS: Being able to recognise personal abilities and limitations.
- TEAMWORK: Being an effective member of a team.

Question 3

INSPECTION: How do you carryout an inspection?

Answer 3

I carryout an inspection in a methodical way, I like to inspect the surrounding area first, followed by the external and then internal areas of a property. I also like to work from the roof downwards.

Question 4

Inspection: What should I be looking for externally?

Answer 4

Building age

Construction method of the building and specific elements

Site access

Car parking

Repair and condition

Contamination

Asbestos

Site boundaries, which could be checked using a Title Plan or lease plan

Defects, e.g. structural movement, subsidence, heave, cracking, cladding

Question 5

What should I be looking for internally?

Answer 5

Layout

Specification - you’ll need to consider flexibility and obsolescence, together with specific requirements for the type of building you are inspecting

Services - age and condition

Fixtures and fittings

Improvements

Compliance with lease obligations, e.g. repair and maintenance

Defects, e.g. wet and dry rot, damp, death watch beetle, water ingress, condensation

Deleterious materials, e.g. High Alumina Cement (HAC) and calcium chloride

Hazardous materials, e.g. lead piping, wood wool slabs, asbestos

Statutory compliance

Question 6

What should you do if you identify a defect?

Answer 6

Photograph it

Try to identify cause of damage

Inform and advise your client

Recommend specialist advice

Question 7

INSPECTION: How would your approach differ if you are carrying out an inspection for the purposes of:
1. Dilapidations
2. Schedule of Condition
3. PPM

Answer 7

PPM :-
- The PPM survey has the dual objective of capturing both the present-day condition of the property and the ongoing maintenance requirements over the reporting period.
- The specification of materials, condition and repairs needs of materials need to be identified and measurements are required to be taken to quantify costs for the recommended repairs over the reporting period.

Schedule of Condition:-
- The purpose of a Schedule of Condition is to record the condition of a leased premises as it is at the commencement of the lease to provide evidence for future reference should a dispute arise.
- Therefor it is important to undertake a detailed and systematic survey including extensive photographs of all elements in the full leased premises and record every defect, the location of various fixtures, fixtures and services and note the operation of such fixtures fittings and services.

Dilapidations
- A survey to assess if a tenant is or has undertaking maintenance and repair in accordance with the lease. Need to understand the extent of removal works, reinstatement works, breaches of the repairing obligation, redecoration works, statutory compliance issues.

Question 8

INSPECTION: What is a PPM and how would you carryout a PPM inspection?

Answer 8

• The PPM survey has the dual objective of capturing both the present-day condition of the property and the ongoing maintenance requirements over the reporting period.

Obtain relevant information before the inspection:
- O&M manuals and health and safety files.
- Guarantees or warranties (manufacturer and installer)
- The instructing party’s repairing obligations
- Access audits
- Asbestos Register / Management Survey
- Carryout a risk assessment.
- BCIS Life Expectancy of Building Materials

Inspection:
- The inspection of the property is visual. The inspection is to be carried out methodically with the surrounding area first, followed by the external and then internal areas of a property. I also like to work from the roof downwards.
- The specification of materials, condition and repairs needs of materials need to be identified.
- RICS members may inspect aspects of the building on a sample basis where this is sufficient to validate the general or overall condition such as Windows etc.
- RICS members may also extrapolate quantities with the use of drawings by either counting or measuring from them.
- Notes should be taken using notes and recording photographic evidence.

Question 9

INSPECTION: What is a deleterious material? Can you provide some examples?

Answer 9

The term ‘deleterious materials’ is a broad and includes materials that are
- Dangerous to health
- Causes of failures in buildings

These include:
- RAAC (Reinforced Autoclave Aerated Concrete)
- Hair plaster
- Wood wool
- Asbestos
- Lead and Lead Containing Materials.

Question 10

INSPECTION: When is it safe to carryout an inspection if you are alone and what measures should you put in place prior to carrying out an inspection alone?

Answer 10

Lone working should not be considered if:
- Confined spaces with insufficient oxygen including manholes, roof voids, cellars and vaults

• Stores containing flammable materials such as paint, adhesives, fuel and cleaning fluids
• Rooms/buildings that have excessive mould or fungi growth present within them
• Danger of exposed wires, gas leak etc.
• Lack of light anticipated during the inspection.

Controls to be in place:
- Carrying out a risk assessment prior to attending site.

• Putting safe system of work controls in place including clear lines of communication, updating colleagues regularly
• PPE as always.
• Following responsibilities that are set out in Surveying Safely.

Question 11

What is RAAC? How is it identified? What are the common defects? How is it repaired?

Answer 11

Identification:
- RAAC is Reinforced Autoclaved Aerated Concrete, it was a precast concrete material made in panels typically 600mm in width with ‘V-shaped’ grooves were panels meet.

• Behind the surface and within the material, it features air bubbles such as like an AERO chocolate bar.

Defects:
- Water ingress can saturate RAAC panels giving risk to a potential increase in panel weight. Water ingress has also been noted as adversely impacting on the material strength and is likely to lead to unseen corrosion to the reinforcement.

• Deflection of panels is a common defect, can result from the lack of a sufficient end bearing to a beam / wall and can result in the pooling of water if this forms a flat roof which increases the load bearing and likelihood of water ingress.
• Surface cracks as a result of the above.

Repairs:
- The required repair depends on the condition of the material and include:
1. The addition of secondary supports or beams at the end bearing to provide an increased effective bearing length.

2. Take the loading from the panels by the addition of new timber or lightweight structures to support the panels directly.
3. Removal of individual panels and replacement with an
   alternative lightweight solution.
4. Entire roof replacement

Question 12

What is included within the Technical Due Diligence of Commercial Property Professional Standard?

Answer 12

1. Introduction.
2. The need for technical due diligence
   - This enables a prospective purchaser, occupier or financier of the property to make an informed assessment of the risks associated with the transaction from a technical perspective.
3. Types of inspections
   a. acquisition.
   b. occupation and operation.
   c. disposal (vendor due diligence).
   d. refurbishment or development.
4. Taking instructions
   a. Competence
   b. Conflicts of Interest
   c. Countering bribery and corruption, money laundering and terrorist financing.
5. The Inspection
   - Building Fabric
   - Services
   - External areas
   - Fire
   - Accessibility
   - Deleterious Materials
   - Health and Safety

Question 13

What is included within the Surveying Safely Professional Standard?

Answer 13

I know the sections include:
1. Responsibilities for RICS members and RICS regulated firms.
- Members should implement the ‘Safe Person’ concept and the responsibilities of firms including managing staffs time pressures.

2. Relevance to RICS professional groups
   - Outlines the different professional groups regulated by the RICS and why its relevant to all.
3. Assessing hazards and risks
   - Outlines the steps to carrying out a risk assessment, the risk management hierarchy and the requirement for dynamic risk assessments.
4. RICS members’ places of work
   - The requirement for adequate facilities in places of works such as access drinking water, clean and safe place to consume food.
5. Occupational hygiene and health
   - Outlines guidance such for identifying and managing asbestos asbestos risks prior to carrying our an on-site inspection as well as managing the stress of staff.
6. Visiting premises or sites
   - Outlines a checklist for matters to consider such as lone working, condition of the building, presence of dangerous substances.
7. Fire safety
   - Outlines the elements required for a fire to start (Oxygen, fuel, igniting source).
8. Residential property surveying
   - Requires reviewing the RICS’ Health and safety for residential property managers.
9. General procurement and management of contractors
   - Outlines principles of good contractor procurement.

Question 14

What are personal & organisational responsibilities for RICS Regulated Firms in terms of RICS Surveying Safely Guidance Note?

Answer 14

Organisational responsibility include:
- SELECTION: everyone should have appropriate skills and compare to meet the demands of their activities.
- TRAINING: providing information to staff in regard to identifying / managing risks.
- INFORMATION: Providing staff with information about risks.
- EQUIPTMENT: Providing staff with suitable equipment.
- SAFE SYSTEMS OF WORKS: These ensure that works activities are done safely.
- INSTRUCTION: Individuals must be given clear lines of communication.
- SUPERVISION: Supporting staff with clear lines of communication.
- PPE: Provide appropriate PPE.

Individuals Responsibilities include:
- PERFORMANCE: Being competent to perform their work safely.
- CONTROL: Being able and being prepared to carryout work.
- ADAPTABILITY: Being able to recognise and adapt to changing circumstances at all times.
- VIGILANCE: Remaining vigilant at all times.
- AWARENESS: Being able to recognise personal abilities and limitations.
- TEAMWORK: Being an effective member of a team.

Question 15

INSPECTION: At 58 Waterloo Street, how did you carryout the inspection and what did you consider?

Answer 15

1. Arranged access, review the lease documentation, SoC, O&M manuals, H&S File, Asbestos management
2. When on-site, carryout an inspection which is methodical in approach.
   - I like to inspect the surrounding area first, followed by the external including Roof, Walls (Incl windows and doors), fixtures and fittings - HOWEVER THE LEASE WAS INTERNAL REPAIR AND INSURE ONLY.

• Internal areas of a property including ceilings, cornices, walls, skirtings, floor and floor coverings (if relevant), windows, doors, lighting, heating, power, ventilation, fixtures
  and fittings, etc

3. Carried out measurements required.

Throughout I consider:
- Removal works.
- Reinstatement works.
- Breaches of the repairing obligation.
- Redecoration works.
- statutory compliance issues.

Question 16

INSPECTION: At 58 Waterloo Street, what did you find in carrying out your inspection?

Answer 16

1. Removal works - the tenant had installed:
   - Partitioning forming meeting rooms,
   - Tea prep inclusive of a sink/drier unit.
   - Floor boxes to raised floor areas to suit the layout
2. Reinstatement works.
   - Added additional fire detection to provide for meeting rooms which was required to be reinstated.
   - Plasterboard ceilings where a bespoke modular system ceiling tile system with metal perforated tiles had previously been in place.
   - Vinyl floor coverings were floor coverings had previously been.
3. Breaches of the repairing obligation.
   - Ceiling tiles had suffered service penetrations, had been dented and scratched.
   - Floor coverings were heavily soiled and required replacement throughout.
   - Damage in removal of the installed partitioning was required to be made good.
4. Redecoration works.
   - Previously decorated finishes were required to be decorated every 3 years and within the last 12 months of the tenancy. This was limited to walls and decorated plasterboard ceiling bulkhead details.
5. statutory compliance issues.
   - No asbestos management plan was provided as duty holder to the premises.
   - No electrical safety certificates had been provided.
   - No legionella testing had been provided.

Question 17

INSPECTION: At 18 Walker Street, Inverness how did you carryout the inspection and what information did you record?

Answer 17

Arranged access, review the lease documentation, SoC, O&M manuals, H&S File, asbestos management, carried out a risk assessment which included for cherry picker access at height.

When on-site, carryout an inspection which is methodical in approach of the state of repair, of:
1. The elements forming the internal and external building envelope - Roof, RWG, walls, doors, RS doors windows

2. The elements forming in internal fabric - Underside of P/filed metal clad panels forming the roof and the rooflights, B/Work walls at LL, P/filed metal clad panels HL, internal partitioning and ceilings
3. Services (lighting, heating, small power, DB Board) from a building surveyors perspective with testing limited to functionality when switches are turned on.

The information I collected while doing this was:
- Photographs fit for photographic schedule including general and defect specific photographs.
- Notes suitable in detail to fill out the table of text within the schedule of dilapidations.

Question 18

INSPECTION: At 18 Walker Street, Inverness, what did you find in carrying out your inspection?

Answer 18

• RWG were blocked with leaves and other debris
• Rooflights were heavily solar degraded and not fulfilling their function.
• Corroded fixings and impact damage to the external cladding and RS door.
• Pedestrian door was subject to decay.
• Isolated chain hung high bay light fittings were not operational internally.
• Walls (PLSTBRD & BWORK) were in poor decorative order.
• Concrete floor slab heavily soiled with ingrained oil / grease staining.

Question 19

INSPECTION: At 18 Walker Street, Inverness what was included within your risk assessment?

Answer 19

The risk assessment identified risks, the likelihood of these being carried out and the required control measures to mitigate that risk.

Cherry Picker:
Hazard - Risk of fall from basket, traffic at ground level, weather conditions, unlevel surface

Controls:
1. Wear safety harness and the appropriate PFPE, including helmets, gloves, and safety shoes.
2. The platform should be used on firm and level ground with outriggers must be extended and chocked before raising the platform.
3. Traffic management in place at ground level.
4. Do not operate in adverse weather conditions.

Question 20

At Wellgate Shopping Centre, Dundee, why did you advise that the Pre-Lease report may not have best served their interest?

Answer 20

• This was because the Client had stated that there intension was to enter into the lease and; part of the scope required the space to be measured up for the purposes of obtaining a building warrant for the tenant fit-out so they appeared to be already committed to lease the premises.
• However, I understood that they had instructed for the Pre-Acquisition to be carried out so I carried this out as well as the measured survey to produce existing drawings.

Question 21

At Wellgate Shopping Centre, Dundee, how did you carryout your Pre-Acquisition inspection and what were your considerations?

Answer 21

1. Arranged access, reviewed O&M manuals, H&S File, Asbestos management and other information provided within the data room.
2. When on-site, carryout an inspection which is methodical in approach reviewing common areas and the premises with the proposed lease to be on an IRI basis.
   - I like to inspect the common areas first, followed by the external including Roof, Walls (Incl windows and doors), fixtures and fittings.

• Internal areas of a property including ceilings, walls, skirtings, floor and floor coverings (if relevant), windows, doors, lighting, heating, power, ventilation, fixtures
  and fittings, etc.

3. I would be considering the following:

• whether significant defects exist in the structure, fabric and services installations (the latter if instructed to be undertaken by a specialist) of the property.
• 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.
• risk associated with the tenancies in relation to recovery of capital expenditure and operational expenditure and future reinstatement liabilities.
• whether the property is suitable for the client’s intended use (if known).
• whether there are any apparent life safety issues.

Question 22

At Wellgate Shopping Centre, Dundee, how did you carryout your Pre-Acquisition inspection and what were your findings?

Answer 22

Report Layout:
1. whether significant defects exist in the structure, fabric and services installations:
- No significant defects were identified - the property was generally in good condition.
- Some light fittings were not of LED.

2. does not comply with statutory obligations:
   - No electrical test certificates provided, fire alarm testing
   - Accessibility Audit not provided but no issues were anticipated.
   - No fire risk assessment / fire safety strategy.
3. risk associated with the tenancies in future reinstatement liabilities:
   - The existing ceiling layout was bespoke to the previous tenant and would be costly to reinstate at dilapidations stage (i.e, bulkhead ceiling areas at different heights, in unusual layout and od a combination of plasterboard and modular ceiling grid layout).

Question 23

At Chanory Road, Elgin what items did you provide to the Client as the more costly items and what was your argument in reducing the LLs claim?

Answer 23

1. Roof Sheets
   - The Landlord want cladding to be redecorated on the basis of solar degradation. I believe that, again roof sheets are in a good condition although grubby with vegetation noted – I have allowed to only clean.
   o LL Cost - £38,400
   o Our cost - £3,264
2. Metal Cladding Front Elevation (Solar Degradation)
   - The landlord wants the cladding to be redecorated on the basis of solar degradation. This defect is clear and effects the appearance of the building – we concede but will argue on the cost based on costs received within recent tenders.
   o LL Cost - £10,880.00
   o Our Cost - £6,181.82
3. Metal Cladding Front Elevation (Impact Damage)
   - They want 11 sheets replaced on the basis of impact damage. This defect is clear however I only counted 10 sheets to be affected so will argue with this item on that basis.
   o LL Cost - £5,440.00
   o Our Cost - £3,440.00