Inspection Flashcards

1
Q

Name some purposes for an inspection

A

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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
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?

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

What documents might you review before going out to site?

A

Lease
Access arrangements
Site plans
Google maps
Risk assessments

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

Briefly explain the construction of a recent building you have inspected

A
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

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

A
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
12
Q

What do you look for on a valuation inspection?

A

Location + surrounding area
Condition
Specification
Tenure
Defects

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
13
Q

What do you look for internally (valuation)?

A

Layout
Specification
Defects
Fixtures + fittings
Size
Room size
Sustainable features

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
14
Q

What do you look for externally (valuation)?

A

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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
15
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
16
Q

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

A

H&S risk assessment

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
17
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
18
Q

Which would be the most logical inspection methodology?

A

Surrounding area, external, internal

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
19
Q

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

A

VPS 4

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
20
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
21
Q

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

A

Age
Design
Specification
Location
Construction
Repair/condition

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
22
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
23
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
24
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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
25
What are the characteristics of a new build property?
Cavity walls UPVC double glazed windows Damp course Open plan rooms Carpeted / laminate flooring
26
What is the purpose of snagging a newly built property?
To identify defects Can raise to developer to fix issues
27
What type of foundations might be used on unstable ground /land with poor load bearing capacity?
Raft Piled Pad
28
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)
29
What determines the type of foundations used?
Building age Ground conditions Building size + loadings required
30
When would you use piled foundations?
If ground conditions aren't great For residential E.g. remediated land
31
What are the dimensions of a brick?
215mm x 102.5mm x 65mm
32
What is a cavity wall construction?
Two layers of brickwork tied together with metal ties, with a cavity that may be filled with insulation
33
How would you recognise a brick cavity wall?
Stretcher bond Evidence of cavity Evidence of weep holes
34
What is horizontal brickwork cracking usually a sign of?
Cavity wall tie failure
35
What is vertical cracking usually a sign of?
Thermal expansion
36
Describe a solid wall
One layer brick thick Usually in stretcher/header formation
37
What is a stretcher?
Brick laid horizontally with long side of brick exposed on outer face of wall
38
What is a header?
Brick laid flat with short end of brick exposed on outer face of wall
39
What is spalling?
Damaged/flaking brickwork Due to freeze/thaw action (in winter months)
40
What is efflorescence?
White marks caused by salts in brickwork Formed when water reacts with natural salts contained within construction material + mortar
41
What is a hidden valley gutter?
Drainage channel between two roof extensions
42
What issues could arise due to a hidden valley gutter?
Blockages from debris, leaks + water overflow Can lead to structural damage
43
Where does surface water drain into?
Water course, e.g. soak away or storm drain
44
Where does foul water drain into?
Drains from soil pipes into sewerage system
45
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
46
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
47
How might you check a site boundary?
OS map Title plan Lease plan
48
What is a deleterious material?
Substance that can cause harm or damage to buildings (they degrade with age)
49
Name some examples of deleterious materials?
Cladding High Alumina Cement Calcium chloride Mundie Regent Street disease
50
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
51
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
52
What is High Alumina Cement?
Material banned in 1970s with poor strength + vulnerability to chemical attack
53
What is Calcium chloride?
Material used until 1970s, used to accelerate hardening of concrete but corroded steel reinforcement
54
What is Regent Street disease?
Corrosion of steel frame leading to expansion + cracking Common from 1905
55
What is a hazardous material?
Material harmful to health
56
Name some examples of hazardous materials
Asbestos Wood wool slabs Lead piping Radon gas
57
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
58
How can you reduce radon risk?
Seal cracks + openings in floors/walls Increase ventilation - open windows Install radon mitigation system
59
When were the Control of Asbestos Regulations last updated?
2012
60
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
61
What are the surveyor’s responsibilities regarding asbestos?
If identify or suspect during inspection, report to client Advice client to seek specialist advice
62
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
63
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
64
Does the RICS provide any guidance on contamination?
RICS Professional Standard ‘Environmental risks + global real estate’, 2018 (1st edn)
65
Generally, what should you do as a surveyor in relation to contamination?
Understand obligations Comply with the law Recommend specialist advice where appropriate
66
What key legislation relates to contamination?
Environmental Protection Act 1990
67
What is the key principle relating to contamination?
Polluter pays, but if not possible to identify then owner is responsible
68
Who will pay for the remediation of a contaminated site?
Polluter or landowner
69
Name some signs of contamination
Evidence of chemicals Oils Subsidence Underground tanks Bare ground Vegetation Landfill
70
What causes contamination?
Heavy metals Radon Methane gas Oil spills Chemicals
71
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
72
What is the key piece of legislation on contamination?
Environmental Protection Act 1990
73
What is an EIA?
Environmental Impact Assessment Assesses impacts of a project on the environment, together with social, economic + environment aspects
74
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
75
What is Japanese Knotweed?
Invasive plant which can damage hard surfaces, e.g. foundations + tarmac
76
How would you identify Japanese Knotweed?
77
How would you identify Japanese Knotweed during the summer?
78
Why is Japanese Knotweed problematic?
Hard to control Damages surfaces Costly to eradicate Offence to grow in wild
79
Tell me about the RICS Professional Standard Japanese Knotweed + Residential Property, 2022
80
What does the law say about Japanese Knotweed?
Under the Wildlife and Countryside Act 1981, allowing it to spread is a legal offence
81
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
82
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
83
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
84
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
85
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
86
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
87
How can Japanese Knotweed impact upon value?
88
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
89
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
90
What is a latent defect?
Fault to property that could not have been discovered by a reasonably thorough inspection
91
What is an inherent defect?
Defect in design or material which has always been present
92
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
93
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
94
How could a conservation area/historic centre designation impact upon your inspection + advice?
95
How would you identify general environmental issues + how would this impact upon your advice?
96
What is subsidence?
Vertical downward movement of foundations due to reduced ground support
97
What could cause subsidence?
Caused by reduced ground support Due to changes in underlying ground conditions
98
What is heave?
Ground beneath a building moves upwards Opposite of subsidence
99
What are the causes of heave?
Expansion of ground Clay soils swell when wet When mature tree near property is removed or dies Frost
100
What defect is caused by fungal attack?
Dry rot
101
What are wood boring insects?
Insects which attack timber
102
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
103
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
104
What does dry rot look like?
Covered in white, fluffy mycelium (fungus) Mushroom-like, rusty red or brown Crumbling of dry timber
105
What are the different forms of damp?
Rising damp Condensation Penetrating damp Wet rot Dry rot Leaking plumbing/pipework
106
What is rising damp?
Form of moisture that travels up through ground Usually stops around 1.5m above ground level/up wall
107
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
108
Tell me about a tool you have used during an inspection
109
How do you use a moisture meter to identify damp?
110
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
111
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)
112
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
113
How would you identify the cause of damp + what advice might you provide as a result?
114
Tell me about a way you can remedy damp from your experience
115
How can you undertake further investigations into damp?
Instruct a damp survey
116
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
117
Explain to me what information you gather when inspecting buildings
118
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
119
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
120
When would you carry out a risk assessment?
Before I undertake any site inspection Undertake dynamic risk assessments throughout inspections
121
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
122
What statutory compliance issues might you look for when inspecting?
Asbestos Building regulations H&S Fire regulations Equality Act Planning
123
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)
124
Which sections of the Red Book Global relate to inspections?
VPS 4 + VPGA 8
125
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
126
Tell me about the insurability of property at risk of flooding
127
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
128
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
129
What is the process of a mortgage valuation being processed by a lender from start to finish?
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
130
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
131
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
132
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