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Alice’s APC > Inspection > Flashcards

Inspection Flashcards

1
Q

Name some purposes for an inspection

A

Valuation
Checking lease compliance
Checking statutory compliance
Assessing repair + condition
Assessing marketability

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2
Q

How do you take good inspection notes when on site?

A

Ensure notes are as detailed as possible but use shorthand (more practicable)

Use phone to make notes (automatically backed up)

Support notes with photos

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3
Q

Is there any guidance regarding inspections?

A

RICS Surveying Safely, 2018

VPS 4 (Inspections, investigations + records)

RICS Professional Standard ‘Environmental risks + global real estate’ (1st edn), 2018

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4
Q

Explain a key issue raised by RICS Surveying Safely

A
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5
Q

How do you ensure you make appropriate access arrangements for inspections?

A

Property management inspection - would contact tenant at least 24hrs before if tenanted. If vacant, would ensure I have relevant key code

Valuation inspection - would make sure occupier is aware + available. Would have this confirmed in writing

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6
Q

What would you need to consider before undertaking an inspection?

A

Assess whether I am competent

Are there any risks

What PPE do I need?

Is it safe to go alone?

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7
Q

What documents might you review before going out to site?

A

Lease
Access arrangements
Site plans
Google maps
Risk assessments

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8
Q

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

A

Access arrangements
Parking arrangements
How to get there/distance calculations
Prepare items - PPE, floor plans, charged phone, disto, batteries

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9
Q

Briefly explain the construction of a recent building you have inspected

A
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10
Q

Tell me about how you would ensure safe working at height / on a site with working machinery

A

I personally do not work at height / with any machinery as I am not trained to do so + don’t have insurance

However, if instructing a contractor to work at height, will review RAMS/CPP. Ensure they are an approved contractor + have received appropriate training

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11
Q

What building characteristics do you look for when inspecting a property?

A
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12
Q

Give me an example of where you have recognised a limitation of your knowledge + sought external specialist advice?

A

On one inspection of a residential property, noticed structural cracking

Acknowledged this was outside my scope of knowledge + referred it onto a building surveyor

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13
Q

What do you look for on a valuation inspection?

A

Location + surrounding area
Condition
Specification
Tenure
Defects

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14
Q

What do you look for internally (valuation)?

A

Layout
Specification
Defects
Fixtures + fittings
Size
Room size
Sustainable features

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15
Q

What do you look for externally (valuation)?

A

Method of construction
Condition
Access
Parking
Defects
Location
Site boundaries
Building age

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16
Q

What would you look for in the immediate area?

A

Surroundings - location, situation, amenities

Hazards - environmental hazards, contamination, flooding

Comparables - agents boards, local market

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17
Q

What is the most important thing to do prior to inspection?

A

H&S risk assessment

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18
Q

How would you check access requirements/obligations for an occupied property (and make sure you get it right first time)?

A

Check the lease

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19
Q

Which would be the most logical inspection methodology?

A

Surrounding area, external, internal

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20
Q

Where would you look in the Red Book Global (2025 Edition) for information on inspection?

A

VPS 4

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21
Q

What is a ‘proper record’ of an inspection?

A

Required under VPS 4 of Red Book

Audit trail of notes

Notes that allow an effective response to any future enquiries

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22
Q

What factors might you observe on an inspection that affect value?

A

Age
Design
Specification
Location
Construction
Repair/condition

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23
Q

How would you check the age of a property?

A

Architect’s plans
Planning history
Building regulations history
Lease
Speak to client or landlord
Land registry information

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24
Q

How might you recognise a Victorian property?

A

Constructed in 1837-1901
Bay windows
Single glazed sash windows
Solid wall brickwork
Iron railings
No damp course
Chimney breasts
Fireplaces in each room

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25
Q

What are the characteristics of a Georgian property?

A

Constructed in 1714-1830
Solid walls of brick or stone
Single glazed sash windows (6x6 panes)
Stone parapets
Slate roofs
Cellar
Symmetrical

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26
Q

What are the characteristics of a new build property?

A

Cavity walls
UPVC double glazed windows
Damp course
Open plan rooms
Carpeted / laminate flooring

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27
Q

What is the purpose of snagging a newly built property?

A

To identify defects
Can raise to developer to fix issues

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28
Q

What type of foundations might be used on unstable ground /land with poor load bearing capacity?

A

Raft

Piled

Pad

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29
Q

What are the four common types of foundations? (SRPP)

A

Strip (shallow foundations that distribute weight of structure along a continuous strip of concrete. Suitable for soils with good bearing capacity + uniform ground conditions

Raft (large thick concrete slabs that spread load of a building over a wide area. used when soil has a low bearing capacity)

Piled (deep foundations that consist of long, slender columns made of concrete or steel. Used when surface soil is not strong enough o support structure load)

Pad (support columns) (shallow foundations that support individual columns or posts. Used often in conjunction with other foundation types to provide additional stability)

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30
Q

What determines the type of foundations used?

A

Building age
Ground conditions
Building size + loadings required

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31
Q

When would you use piled foundations?

A

If ground conditions aren’t great
For residential
E.g. remediated land

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32
Q

What are the dimensions of a brick?

A

215mm x 102.5mm x 65mm

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33
Q

What is a cavity wall construction?

A

Two layers of brickwork tied together with metal ties, with a cavity that may be filled with insulation

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34
Q

How would you recognise a brick cavity wall?

A

Stretcher bond
Evidence of cavity
Evidence of weep holes

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35
Q

What is horizontal brickwork cracking usually a sign of?

A

Cavity wall tie failure

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36
Q

What is vertical cracking usually a sign of?

A

Thermal expansion

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37
Q

Describe a solid wall

A

One layer brick thick

Usually in stretcher/header formation

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38
Q

What is a stretcher?

A

Brick laid horizontally with long side of brick exposed on outer face of wall

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39
Q

What is a header?

A

Brick laid flat with short end of brick exposed on outer face of wall

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40
Q

What is spalling?

A

Damaged/flaking brickwork
Due to freeze/thaw action (in winter months)

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41
Q

What is efflorescence?

A

White marks caused by salts in brickwork

Formed when water reacts with natural salts contained within construction material + mortar

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42
Q

What is a hidden valley gutter?

A

Drainage channel between two roof extensions

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43
Q

What issues could arise due to a hidden valley gutter?

A

Blockages from debris, leaks + water overflow

Can lead to structural damage

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44
Q

Where does surface water drain into?

A

Water course, e.g. soak away or storm drain

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45
Q

Where does foul water drain into?

A

Drains from soil pipes into sewerage system

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46
Q

Can you tell me about any RICS guidance on contamination or environmental risk?

A

RICS Professional Standard ‘Environmental risks + global real estate’, 2018 (1st edn)

Aim - to provide guidance to surveyors who are not specialists in environmental considerations + management or preparation of environmental reports

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47
Q

What might you note observations of in the surrounding area?

A

Location
Local facilities
Public transport
Contamination/environmental hazards
Flooding
Comparables/agent’s boards
Market conditions

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48
Q

How might you check a site boundary?

A

OS map
Title plan
Lease plan

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49
Q

What is a deleterious material?

A

Substance that can cause harm or damage to buildings (they degrade with age)

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50
Q

Name some examples of deleterious materials?

A

Cladding
High Alumina Cement
Calcium chloride
Mundie
Regent Street disease

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51
Q

What is the mundic problem?

A

Deterioration of concrete walls made with certain aggregates, commonly found in properties in Cornwall + parts of Devon

Leads to structural issues + affects mortgageability of affected properties

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52
Q

What does the RICS guidance say about mundic?

A

Provides a framework for classifying concrete samples to help determine mortgageability of affected properties

Outlines testing procedures + criteria for identifying problematic materials

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53
Q

What is High Alumina Cement?

A

Material banned in 1970s with poor strength + vulnerability to chemical attack

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54
Q

What is Calcium chloride?

A

Material used until 1970s, used to accelerate hardening of concrete but corroded steel reinforcement

55
Q

What is Regent Street disease?

A

Corrosion of steel frame leading to expansion + cracking

Common from 1905

56
Q

What is a hazardous material?

A

Material harmful to health

57
Q

Name some examples of hazardous materials

A

Asbestos
Wood wool slabs
Lead piping
Radon gas

58
Q

What is Radon and where might it be found?

A

Naturally occurring colourless, odourless + radioactive gas

Found in soil, bedrock + groundwater

Can enter buildings through cracks + gaps

Can lead to cancer through long-term exposure

59
Q

How can you reduce radon risk?

A

Seal cracks + openings in floors/walls

Increase ventilation - open windows

Install radon mitigation system

60
Q

When were the Control of Asbestos Regulations last updated?

A

2012

61
Q

Tell me about the Control of Asbestos Regulations

A

Legislation relating to management of asbestos

Good condition ACMs can be left in place

Works to ACMs must be done by a licensed contractor + some works are notifiable

62
Q

What are the surveyor’s responsibilities regarding asbestos?

A

If identify or suspect during inspection, report to client

Advice client to seek specialist advice

63
Q

How do you identify asbestos

A

Can get a rough idea from property’s age

However, am not an asbestos surveyor so cannot comment on status

Would recommend to client that they seek specialist advice + instruct a management survey

64
Q

What is the current RICS guidance relating to asbestos?

A

RICS Professional Standard Asbestos legal requirements and best practice for property professionals and clients UK (4th edition), 2022

Aims to ensure surveyors + clients comply with legislation

Also aims to ensure no one is put at risk of exposure to asbestos

65
Q

Does the RICS provide any guidance on contamination?

A

RICS Professional Standard ‘Environmental risks + global real estate’, 2018 (1st edn)

66
Q

Generally, what should you do as a surveyor in relation to contamination?

A

Understand obligations
Comply with the law
Recommend specialist advice where appropriate

67
Q

What key legislation relates to contamination?

A

Environmental Protection Act 1990

68
Q

What is the key principle relating to contamination?

A

Polluter pays, but if not possible to identify then owner is responsible

69
Q

Who will pay for the remediation of a contaminated site?

A

Polluter or landowner

70
Q

Name some signs of contamination

A

Evidence of chemicals
Oils
Subsidence
Underground tanks
Bare ground
Vegetation
Landfill

71
Q

What causes contamination?

A

Heavy metals
Radon
Methane gas
Oil spills
Chemicals

72
Q

What would you do if you found contamination during a site inspection?

A

Recommend specialist advice

Deduct remediation costs

May consider agreeing special assumption with client

73
Q

What is the key piece of legislation on contamination?

A

Environmental Protection Act 1990

74
Q

What is an EIA?

A

Environmental Impact Assessment

Assesses impacts of a project on the environment, together with social, economic + environment aspects

75
Q

Why and when would you need an EIA?

A

Required when a project is likely to have significant environmental impacts, e.g. large-scale construction or infrastructure developments

76
Q

What is Japanese Knotweed?

A

Invasive plant which can damage hard surfaces, e.g. foundations + tarmac

77
Q

How would you identify Japanese Knotweed?

A
78
Q

How would you identify Japanese Knotweed during the summer?

A
79
Q

Why is Japanese Knotweed problematic?

A

Hard to control

Damages surfaces

Costly to eradicate

Offence to grow in wild

80
Q

Tell me about the RICS Professional Standard Japanese Knotweed + Residential Property, 2022

A
81
Q

What does the law say about Japanese Knotweed?

A

Under the Wildlife and Countryside Act 1981, allowing it to spread is a legal offence

82
Q

What should you do if you find Japanese Knotweed?

A

Take photos + record location

Inform client

Advise specialist investigation

If valuation, deduct remediation costs or agree specialist assumption with client

83
Q

If you came across Japanese Knotweed on an inspection, how would you record it?

A

Note its presence on a site plan

Record details, e.g. location, proximity to built structures, height + characteristics

Take photos

84
Q

How would you report Japanese Knotweed to a client?

A

Would carry out a Management Category assessment, as per the RICS Professional Standard Japanese Knotweed + Residential Property, 2022

85
Q

What are your duties in relation to Japanese Knotweed?

A

Identify + assess impact using categorisation assessment

Report to client impacts on value

Seek professional advice on management + remediation options

86
Q

How can you treat Japanese Knotweed?

A

Chemical treatment

Dig it out (including roots)

Remove from site to licensed landfill site in accordance with EPA 1990

87
Q

What is the worse case scenario for Japanese Knotweed damage?

A

Structural damage to building

Reduction in property value

If spreads to neighbouring properties, could lead to financial liabilities + legal disputes

88
Q

How can Japanese Knotweed impact upon value?

A
89
Q

What invasive species are present in the UK (other than Japanese Knotweed)?

A

Hogweed - thick stems, bunches of small white flowers

Himalayan Balsam - small purple like flowers, look like orchid flowers

90
Q

What invasive species are present in the UK (other than Japanese Knotweed)?

A

Hogweed - thick stems, bunches of small white flowers

Himalayan Balsam - small purple like flowers, look like orchid flowers

91
Q

What is a latent defect?

A

Fault to property that could not have been discovered by a reasonably thorough inspection

92
Q

What is an inherent defect?

A

Defect in design or material which has always been present

93
Q

Why are building warranties important?

A

Provide financial protection against defects in construction

Gives buyers + lenders confidence in quality + durability of building

Ensure construction meets standards + regulations

Properties with building warranties are more attractive to buyers

94
Q

What does the Defective Premises Act 1972 say?

A

Landlord owes a duty of care, as is reasonable in the circumstances, to all people who might be reasonably be expected to be affected by defects in the premises

95
Q

How could a conservation area/historic centre designation impact upon your inspection + advice?

A
96
Q

How would you identify general environmental issues + how would this impact upon your advice?

A
97
Q

What is subsidence?

A

Vertical downward movement of foundations due to reduced ground support

98
Q

What could cause subsidence?

A

Caused by reduced ground support

Due to changes in underlying ground conditions

99
Q

What is heave?

A

Ground beneath a building moves upwards

Opposite of subsidence

100
Q

What are the causes of heave?

A

Expansion of ground

Clay soils swell when wet

When mature tree near property is removed or dies

Frost

101
Q

What defect is caused by fungal attack?

A

Dry rot

102
Q

What are wood boring insects?

A

Insects which attack timber

103
Q

What defects might you find in a period building?

A

Rot
Tile slippage
Death beetle watch
Damp penetration at roof + ground level
Water ingress around openings
Structural movement

104
Q

Tell me about your understanding of structural movement

A

Refers to shifting or settling of buildings nature
Can be caused by several factors (subsidence, heave, settlement, thermal movement)

Subsidence - downward movement of ground supporting building
Heave - upward movement of ground, often due to soil expansion
Settlement - gradual sinking of building as ground compresses under weight
Thermal movement - expansion + contraction of building materials due to temperature changes

105
Q

What does dry rot look like?

A

Covered in white, fluffy mycelium (fungus)

Mushroom-like, rusty red or brown

Crumbling of dry timber

106
Q

What are the different forms of damp?

A

Rising damp
Condensation
Penetrating damp
Wet rot
Dry rot
Leaking plumbing/pipework

107
Q

What is rising damp?

A

Form of moisture that travels up through ground

Usually stops around 1.5m above ground level/up wall

108
Q

How can you identify rising damp?

A

Musty smells
Rotten skirting boards
Brown or discoloured stains on walls
Peeling wallpaper
Black mould
Usually stops around 1.5m above ground level

109
Q

Tell me about a tool you have used during an inspection

A
110
Q

How do you use a moisture meter to identify damp?

A
111
Q

What are the limitations of a damp meter?

A

Only measures surface moisture - can be misleading if damp is deeper within structure

Temperature + humidity can affect readings

112
Q

What materials can you use a moisture meter on?

A

Wood (to check for dampness + rot)
Plaster (to identify moisture in walls)
Concrete (to assess moisture levels in floors + foundations)
Brick (to detect damp in masonry)

113
Q

What advice would you provide if you took a high moisture meter reading?

A

Would recommend that an approved contractor investigate the source of moisutre, e.g. leaks, condensation or rising damp

114
Q

How would you identify the cause of damp + what advice might you provide as a result?

A
115
Q

Tell me about a way you can remedy damp from your experience

A
116
Q

How can you undertake further investigations into damp?

A

Instruct a damp survey

117
Q

Explain to me your inspection methodology when inspecting a property

A

Before inspection, conduct due diligence + ensure I am prepared

Inspection of local area

External inspection

Internal inspection

118
Q

Explain to me what information you gather when inspecting buildings

A
119
Q

Tell me about how you ensure safety when on site

A

Keep work calendar updated
Always let team know where I am at all times
Reverse park in case need to get away quickly
Carry mobile phone with me
Wear appropriate PPE

120
Q

Tell me about how you ensure your safety when lone working

A

Carry phone with me + ensure it is fully charged
Phone has app called ‘people safe’ - designed to turn phone into personal SOS alarm in emergency
Keep work calendar updated
Let team know where I am at all times
Reverse park in case need to get away quickly
Wear appropriate PPE

121
Q

When would you carry out a risk assessment?

A

Before I undertake any site inspection

Undertake dynamic risk assessments throughout inspections

122
Q

What should you do if you identify a defect when inspecting?

A

Note observations

Take photos

Try identify cause on site

Inform client

Recommend specialist advice

123
Q

What statutory compliance issues might you look for when inspecting?

A

Asbestos
Building regulations
H&S
Fire regulations
Equality Act
Planning

124
Q

What are the three types of obsolescence?

A

Physical (deterioration of property due to age, wear + tear, lack of maintenance)

Functional (where property becomes outdated due to changes in design, technology + user preference)

Economic (loss of value due to external factors, e.g. changes in market conditions)

125
Q

Which sections of the Red Book Global relate to inspections?

A

VPS 4 + VPGA 8

126
Q

Does the RICS provide any guidance in relation to flooding?

A

RICS Consumer Guide Flooding - A clear, impartial guide, 2022

Guidance helps homeowners understand flood risks, prepare for potential flooding + take appropriate action after a flood

127
Q

Tell me about the insurability of property at risk of flooding

A
128
Q

What types of flooding exist?

A

Surface water flooding - occurs when heavy rainfall overwhelms drainage systems

Groundwater flooding - happens when water levels rise from ground

River flooding - rivers overflowing banks

Coastal flooding - caused by high tides + storm surges=

Flash flooding - sudden, intense flooding due to heavy rain

129
Q

How do you assess flood risks in relation to valuation?

A

Go on to EA website + download maps to show risk areas for surface water flooding + flooding from rivers/seas

130
Q

What is the process of a mortgage valuation being processed by a lender from start to finish?

A
  1. Mortgage application submitted to lender
  2. Lender instructs qualified surveyor to conduct valuation
  3. Surveyor visits property to assess value + condition
  4. Surveyor prepares valuation report
  5. Lender reviews valuation report to ensure property is worth loan amount
  6. Lender decides whether to approve mortgage + may set conditions if necessary
131
Q

What is retention on a mortgage valuation?

A

When lender holds back part of mortgage loan until certain conditions are met

Usually happens if property needs repairs or improvements

Lender will release retained amount once work is completed + verified

132
Q

What is the difference between a lenders valuation + survey?

A

Lenders valuation - basic assessment to ensure property is worth loan amount, primarily for lender’s benefit. Brief inspection focusing on property’s value

Survey - detailed examination of property’s condition for buyer’s benefit. Identifies structural issues + necessary repairs + provides comprehensive report

133
Q

What additional responsibilities in relation to repair + inspection relate to HMOs?

A

Houses in Multiple Occupation (properties rented out by at least 3 people who are not from same household) - landlords have additional responsibilities

Annual gas safety check

EICR every 5 years

Annual legionella checks

Maintenance of shared areas, including water, gas pipes, heating systems

Alice’s APC (22 decks)

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