Inspection Flashcards
INSPECTION: How do you identify risks when undertaking an element of works on a site/ building?
- 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?
INSPECTION: What are personal & organisational responsibilities for RICS Regulated Firms in terms of RICS Surveying Safely Guidance Note?
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.
INSPECTION: How do you carryout an inspection?
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.
Inspection: What should I be looking for externally?
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
What should I be looking for internally?
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
What should you do if you identify a defect?
Photograph it
Try to identify cause of damage
Inform and advise your client
Recommend specialist advice
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
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.
INSPECTION: What is a PPM and how would you carryout a PPM inspection?
- 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.
INSPECTION: What is a deleterious material? Can you provide some examples?
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.
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?
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.
What is RAAC? How is it identified? What are the common defects? How is it repaired?
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.
- Take the loading from the panels by the addition of new timber or lightweight structures to support the panels directly.
- Removal of individual panels and replacement with an
alternative lightweight solution. - Entire roof replacement
What is included within the Technical Due Diligence of Commercial Property Professional Standard?
- Introduction.
- 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. - Types of inspections
a. acquisition.
b. occupation and operation.
c. disposal (vendor due diligence).
d. refurbishment or development. - Taking instructions
a. Competence
b. Conflicts of Interest
c. Countering bribery and corruption, money laundering and terrorist financing. - The Inspection
- Building Fabric
- Services
- External areas
- Fire
- Accessibility
- Deleterious Materials
- Health and Safety
What is included within the Surveying Safely Professional Standard?
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.
- Relevance to RICS professional groups
- Outlines the different professional groups regulated by the RICS and why its relevant to all. - Assessing hazards and risks
- Outlines the steps to carrying out a risk assessment, the risk management hierarchy and the requirement for dynamic risk assessments. - 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. - 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. - Visiting premises or sites
- Outlines a checklist for matters to consider such as lone working, condition of the building, presence of dangerous substances. - Fire safety
- Outlines the elements required for a fire to start (Oxygen, fuel, igniting source). - Residential property surveying
- Requires reviewing the RICS’ Health and safety for residential property managers. - General procurement and management of contractors
- Outlines principles of good contractor procurement.
What are personal & organisational responsibilities for RICS Regulated Firms in terms of RICS Surveying Safely Guidance Note?
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.
INSPECTION: At 58 Waterloo Street, how did you carryout the inspection and what did you consider?
- Arranged access, review the lease documentation, SoC, O&M manuals, H&S File, Asbestos management
- 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
- Carried out measurements required.
Throughout I consider:
- Removal works.
- Reinstatement works.
- Breaches of the repairing obligation.
- Redecoration works.
- statutory compliance issues.
