Inspection Flashcards
Name some purposes for an inspection
Valuation
Checking lease compliance
Checking statutory compliance
Assessing repair + condition
Assessing marketability
How do you take good inspection notes when on site?
Ensure notes are as detailed as possible but use shorthand (more practicable)
Use phone to make notes (automatically backed up)
Support notes with photos
Is there any guidance regarding inspections?
RICS Surveying Safely, 2018
VPS 4 (Inspections, investigations + records)
RICS Professional Standard ‘Environmental risks + global real estate’ (1st edn), 2018
How do you ensure you make appropriate access arrangements for inspections?
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
What would you need to consider before undertaking an inspection?
Assess whether I am competent
Are there any risks
What PPE do I need?
Is it safe to go alone?
What documents might you review before going out to site?
Lease
Access arrangements
Site plans
Google maps
Risk assessments
What due diligence do you carry out prior to an inspection?
Access arrangements
Parking arrangements
How to get there/distance calculations
Prepare items - PPE, floor plans, charged phone, disto, batteries
Briefly explain the construction of a recent building you have inspected
Tell me about how you would ensure safe working at height / on a site with working machinery
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
What building characteristics do you look for when inspecting a property?
Give me an example of where you have recognised a limitation of your knowledge + sought external specialist advice?
On one inspection of a residential property, noticed structural cracking
Acknowledged this was outside my scope of knowledge + referred it onto a building surveyor
What do you look for on a valuation inspection?
Location + surrounding area
Condition
Specification
Tenure
Defects
What do you look for internally (valuation)?
Layout
Specification
Defects
Fixtures + fittings
Size
Room size
Sustainable features
What do you look for externally (valuation)?
Method of construction
Condition
Access
Parking
Defects
Location
Site boundaries
Building age
What would you look for in the immediate area?
Surroundings - location, situation, amenities
Hazards - environmental hazards, contamination, flooding
Comparables - agents boards, local market
What is the most important thing to do prior to inspection?
H&S risk assessment
How would you check access requirements/obligations for an occupied property (and make sure you get it right first time)?
Check the lease
Which would be the most logical inspection methodology?
Surrounding area, external, internal
Where would you look in the Red Book Global (2025 Edition) for information on inspection?
VPS 4
What is a ‘proper record’ of an inspection?
Required under VPS 4 of Red Book
Audit trail of notes
Notes that allow an effective response to any future enquiries
What factors might you observe on an inspection that affect value?
Age
Design
Specification
Location
Construction
Repair/condition
How would you check the age of a property?
Architect’s plans
Planning history
Building regulations history
Lease
Speak to client or landlord
Land registry information
How might you recognise a Victorian property?
Constructed in 1837-1901
Bay windows
Single glazed sash windows
Solid wall brickwork
Iron railings
No damp course
Chimney breasts
Fireplaces in each room
What are the characteristics of a Georgian property?
Constructed in 1714-1830
Solid walls of brick or stone
Single glazed sash windows (6x6 panes)
Stone parapets
Slate roofs
Cellar
Symmetrical
What are the characteristics of a new build property?
Cavity walls
UPVC double glazed windows
Damp course
Open plan rooms
Carpeted / laminate flooring
What is the purpose of snagging a newly built property?
To identify defects
Can raise to developer to fix issues
What type of foundations might be used on unstable ground /land with poor load bearing capacity?
Raft
Piled
Pad
What are the four common types of foundations? (SRPP)
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)
What determines the type of foundations used?
Building age
Ground conditions
Building size + loadings required
When would you use piled foundations?
If ground conditions aren’t great
For residential
E.g. remediated land
What are the dimensions of a brick?
215mm x 102.5mm x 65mm
What is a cavity wall construction?
Two layers of brickwork tied together with metal ties, with a cavity that may be filled with insulation
How would you recognise a brick cavity wall?
Stretcher bond
Evidence of cavity
Evidence of weep holes
What is horizontal brickwork cracking usually a sign of?
Cavity wall tie failure
What is vertical cracking usually a sign of?
Thermal expansion
Describe a solid wall
One layer brick thick
Usually in stretcher/header formation
What is a stretcher?
Brick laid horizontally with long side of brick exposed on outer face of wall
What is a header?
Brick laid flat with short end of brick exposed on outer face of wall
What is spalling?
Damaged/flaking brickwork
Due to freeze/thaw action (in winter months)
What is efflorescence?
White marks caused by salts in brickwork
Formed when water reacts with natural salts contained within construction material + mortar
What is a hidden valley gutter?
Drainage channel between two roof extensions
What issues could arise due to a hidden valley gutter?
Blockages from debris, leaks + water overflow
Can lead to structural damage
Where does surface water drain into?
Water course, e.g. soak away or storm drain
Where does foul water drain into?
Drains from soil pipes into sewerage system
Can you tell me about any RICS guidance on contamination or environmental risk?
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
What might you note observations of in the surrounding area?
Location
Local facilities
Public transport
Contamination/environmental hazards
Flooding
Comparables/agent’s boards
Market conditions
How might you check a site boundary?
OS map
Title plan
Lease plan
What is a deleterious material?
Substance that can cause harm or damage to buildings (they degrade with age)
Name some examples of deleterious materials?
Cladding
High Alumina Cement
Calcium chloride
Mundie
Regent Street disease
What is the mundic problem?
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
What does the RICS guidance say about mundic?
Provides a framework for classifying concrete samples to help determine mortgageability of affected properties
Outlines testing procedures + criteria for identifying problematic materials
What is High Alumina Cement?
Material banned in 1970s with poor strength + vulnerability to chemical attack
What is Calcium chloride?
Material used until 1970s, used to accelerate hardening of concrete but corroded steel reinforcement
What is Regent Street disease?
Corrosion of steel frame leading to expansion + cracking
Common from 1905
What is a hazardous material?
Material harmful to health
Name some examples of hazardous materials
Asbestos
Wood wool slabs
Lead piping
Radon gas
What is Radon and where might it be found?
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
How can you reduce radon risk?
Seal cracks + openings in floors/walls
Increase ventilation - open windows
Install radon mitigation system
When were the Control of Asbestos Regulations last updated?
2012
Tell me about the Control of Asbestos Regulations
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
What are the surveyor’s responsibilities regarding asbestos?
If identify or suspect during inspection, report to client
Advice client to seek specialist advice
How do you identify asbestos
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
What is the current RICS guidance relating to asbestos?
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
Does the RICS provide any guidance on contamination?
RICS Professional Standard ‘Environmental risks + global real estate’, 2018 (1st edn)
Generally, what should you do as a surveyor in relation to contamination?
Understand obligations
Comply with the law
Recommend specialist advice where appropriate
What key legislation relates to contamination?
Environmental Protection Act 1990
What is the key principle relating to contamination?
Polluter pays, but if not possible to identify then owner is responsible
Who will pay for the remediation of a contaminated site?
Polluter or landowner
Name some signs of contamination
Evidence of chemicals
Oils
Subsidence
Underground tanks
Bare ground
Vegetation
Landfill
What causes contamination?
Heavy metals
Radon
Methane gas
Oil spills
Chemicals
What would you do if you found contamination during a site inspection?
Recommend specialist advice
Deduct remediation costs
May consider agreeing special assumption with client
What is the key piece of legislation on contamination?
Environmental Protection Act 1990
What is an EIA?
Environmental Impact Assessment
Assesses impacts of a project on the environment, together with social, economic + environment aspects
Why and when would you need an EIA?
Required when a project is likely to have significant environmental impacts, e.g. large-scale construction or infrastructure developments
What is Japanese Knotweed?
Invasive plant which can damage hard surfaces, e.g. foundations + tarmac
How would you identify Japanese Knotweed?
How would you identify Japanese Knotweed during the summer?
Why is Japanese Knotweed problematic?
Hard to control
Damages surfaces
Costly to eradicate
Offence to grow in wild
Tell me about the RICS Professional Standard Japanese Knotweed + Residential Property, 2022
What does the law say about Japanese Knotweed?
Under the Wildlife and Countryside Act 1981, allowing it to spread is a legal offence
What should you do if you find Japanese Knotweed?
Take photos + record location
Inform client
Advise specialist investigation
If valuation, deduct remediation costs or agree specialist assumption with client
If you came across Japanese Knotweed on an inspection, how would you record it?
Note its presence on a site plan
Record details, e.g. location, proximity to built structures, height + characteristics
Take photos
How would you report Japanese Knotweed to a client?
Would carry out a Management Category assessment, as per the RICS Professional Standard Japanese Knotweed + Residential Property, 2022
What are your duties in relation to Japanese Knotweed?
Identify + assess impact using categorisation assessment
Report to client impacts on value
Seek professional advice on management + remediation options
How can you treat Japanese Knotweed?
Chemical treatment
Dig it out (including roots)
Remove from site to licensed landfill site in accordance with EPA 1990
What is the worse case scenario for Japanese Knotweed damage?
Structural damage to building
Reduction in property value
If spreads to neighbouring properties, could lead to financial liabilities + legal disputes
How can Japanese Knotweed impact upon value?
What invasive species are present in the UK (other than Japanese Knotweed)?
Hogweed - thick stems, bunches of small white flowers
Himalayan Balsam - small purple like flowers, look like orchid flowers
What invasive species are present in the UK (other than Japanese Knotweed)?
Hogweed - thick stems, bunches of small white flowers
Himalayan Balsam - small purple like flowers, look like orchid flowers
What is a latent defect?
Fault to property that could not have been discovered by a reasonably thorough inspection
What is an inherent defect?
Defect in design or material which has always been present
Why are building warranties important?
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
What does the Defective Premises Act 1972 say?
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
How could a conservation area/historic centre designation impact upon your inspection + advice?
How would you identify general environmental issues + how would this impact upon your advice?
What is subsidence?
Vertical downward movement of foundations due to reduced ground support
What could cause subsidence?
Caused by reduced ground support
Due to changes in underlying ground conditions
What is heave?
Ground beneath a building moves upwards
Opposite of subsidence
What are the causes of heave?
Expansion of ground
Clay soils swell when wet
When mature tree near property is removed or dies
Frost
What defect is caused by fungal attack?
Dry rot
What are wood boring insects?
Insects which attack timber
What defects might you find in a period building?
Rot
Tile slippage
Death beetle watch
Damp penetration at roof + ground level
Water ingress around openings
Structural movement
Tell me about your understanding of structural movement
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
What does dry rot look like?
Covered in white, fluffy mycelium (fungus)
Mushroom-like, rusty red or brown
Crumbling of dry timber
What are the different forms of damp?
Rising damp
Condensation
Penetrating damp
Wet rot
Dry rot
Leaking plumbing/pipework
What is rising damp?
Form of moisture that travels up through ground
Usually stops around 1.5m above ground level/up wall
How can you identify rising damp?
Musty smells
Rotten skirting boards
Brown or discoloured stains on walls
Peeling wallpaper
Black mould
Usually stops around 1.5m above ground level
Tell me about a tool you have used during an inspection
How do you use a moisture meter to identify damp?
What are the limitations of a damp meter?
Only measures surface moisture - can be misleading if damp is deeper within structure
Temperature + humidity can affect readings
What materials can you use a moisture meter on?
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)
What advice would you provide if you took a high moisture meter reading?
Would recommend that an approved contractor investigate the source of moisutre, e.g. leaks, condensation or rising damp
How would you identify the cause of damp + what advice might you provide as a result?
Tell me about a way you can remedy damp from your experience
How can you undertake further investigations into damp?
Instruct a damp survey
Explain to me your inspection methodology when inspecting a property
Before inspection, conduct due diligence + ensure I am prepared
Inspection of local area
External inspection
Internal inspection
Explain to me what information you gather when inspecting buildings
Tell me about how you ensure safety when on site
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
Tell me about how you ensure your safety when lone working
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
When would you carry out a risk assessment?
Before I undertake any site inspection
Undertake dynamic risk assessments throughout inspections
What should you do if you identify a defect when inspecting?
Note observations
Take photos
Try identify cause on site
Inform client
Recommend specialist advice
What statutory compliance issues might you look for when inspecting?
Asbestos
Building regulations
H&S
Fire regulations
Equality Act
Planning
What are the three types of obsolescence?
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)
Which sections of the Red Book Global relate to inspections?
VPS 4 + VPGA 8
Does the RICS provide any guidance in relation to flooding?
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
Tell me about the insurability of property at risk of flooding
What types of flooding exist?
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
How do you assess flood risks in relation to valuation?
Go on to EA website + download maps to show risk areas for surface water flooding + flooding from rivers/seas
What is the process of a mortgage valuation being processed by a lender from start to finish?
- Mortgage application submitted to lender
- Lender instructs qualified surveyor to conduct valuation
- Surveyor visits property to assess value + condition
- Surveyor prepares valuation report
- Lender reviews valuation report to ensure property is worth loan amount
- Lender decides whether to approve mortgage + may set conditions if necessary
What is retention on a mortgage valuation?
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
What is the difference between a lenders valuation + survey?
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
What additional responsibilities in relation to repair + inspection relate to HMOs?
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
