Inspection Flashcards
What are the common reasons for inspecting a property?
Valuation
Purchase and sale
Leasing and letting
Condition survey
Business rates
Estate management
What things do you consider prior to an inspection?
Reason for the inspection
Am I competent to inspect
Do I have the appropriate PII
Undertake a risk assessment
Check the access arrangements
Any equipment required?
TOE - What have I agreed to do and not do
Other RICS standards and guidance
What are the steps for a risk assessment?
1 identify the hazards
2 decide who might be harmed and how
3 evaluate the risks and decide on precautions
4 record the findings and implement them
5 review the assessment and update if necessary
6 advise all those affected of the outcome of the assessment and methods of work, or
other control measures necessary, to minimise or eliminate risk.
What is the hierarchy of risk control?
Risks should be reduced to the lowest reasonably practicable level by taking preventative
measures, in order of priority.
1 Elimination
2 Substitution
3 Engineering controls
4 Administrative controls
5 Personal protective clothes and equipment
How do you identify a Victorian house?
Patterned brick, steep roofs, bay windows, barge board, high ceiling, good sized rooms
What is a barge board?
Board attached to the roof of a house at the gable end.
What defects might you expect in a Victorian property?
Penetrating damp, rising damp, condensation
What differences do you make for inspecting medical centres?
GN60 floor differences - additional WCs, clinical waste storage, baby change
Fitout - vinyl floors, IPMS sinks
Can you name 3 positives of a pitched roof?
Efficient water run off, gives loft space, low maintenance
Can you name 3 negatives of a pitched roof?
Expensive compared to flat roofs, longer to build, larger burden
Function of a roof?
Provide protection from weather, insulation
What is a warm roof?
Roof that includes insulation in its structure
What is a cold roof?
Roof that does not include insulation in its structure
What is a flat roof?
Not completely flat, generally have a pitch of less than 15 degrees
What is a pitched roof?
Pitch of at least 15 degrees. Usually 40-50 can be 70 degrees.
What can be used to cover a pitched roof?
Clay tile, slate, thatch
What is a hipped roof?
A roof where all four sides slope downwards from the peak
Where two sides of a roof meet is called what?
The ridge
Positives of a flat roof?
Cheaper than a pitched roof, quicker to build
Negatives of a flat roof?
More likely to hold water, more maintenance required
What is brick render?
Type of cladding for the exterior of brick buildings
Purpose of rendered brick?
Attractive appearance, protect bricks from weather
Common examples of hazardous materials
Asbestos
Radon Gas
What regulations cover asbestos in the UK?
The Control of Asbestos Regulations 2012
What would you if you were advised a property contained asbestos?
Do my own due diligence and check asbestos register
Ask occupier for their asbestos management plan and if it has been disturbed
Dynamic risk assessment whilst on site.
What types of asbestos are there?
White - most used, found in roofs, ceilings, walls and floors
Brown - Used in cement sheets and pipe insulation
Blue - most dangerous due to extremely small fibres, used to insulate steam engines, ceiling tiles, cement products
What is asbestos?
A naturally occurring material
Potentially fatal if fibres are inhaled. Causes a cancer called asbestosis
Commonly used and versatile material
When was asbestos used?
In buildings from the early 20th century, peaking in the 1960s/1970s
Name three types of asbestos
Crocidolite (Blue)
Amosite (Brown)
Chrysotile (White) - banned in the UK 1999
Blue and brown the most dangerous - banned in 1985
Common uses of asbestos
Roofs and exterior walls
Boilers, vessels and pipework insulation
Ceilings
Interior walls and panels
Flooring
What is Radon gas?
Naturally occurring gas
Colourless and odourless
radioactive and cancer-inducing
can only be detected using specialist equipment
Properties in high radon areas require additional underfloor ventilation
Devon, Cornwall, Somerset, Derbyshire
What is a deleterious material?
A material which breaks down causing properties to experience problems
What are common examples of deleterious materials?
High Alumina Cement (HAC)
Brick slips
Cavity wall ties
Composite panels
Wood wool slabs
What RICS standards and guidance are there relating to inspection?
Professional standard - Surveying Safely -2018
Guidance Note - environmental risks and global real estate 2018
Red Book - VPS 4 (was VPS 2) and VPGA 8
What is the safe person concept?
each individual assumes individual behavioural responsibility for their own, their colleagues’ and others’ health and safety while at work
What are RICS-regulated firms obliged to ensure?
a safe working environment
safe work equipment
safe systems of work
competent staff.
What is Japanese Knotweed?
a fast-growing clump-forming invasive perennial weed that can cause damage to structures and property.
How is Japanese Knotweed identified?
zig-zag stem structure, ‘shovel’ shaped leaves and white flowers that emerge in summer. The stems can grow up to 7ft high. In winter it looks completely different with only dark brownish red stems being visible above ground. Knotweed spreads via underground root system
Is there any guidance for Japanese Knotweed?
RICS Professional Standard - Japanese knotweed and
residential property 2022
Can it affect building structures?
Japanese knotweed rarely causes structural damage to substantial buildings such as
dwellings. Large stands or growths of Japanese knotweed, if left uncontrolled, can
damage lightweight structures, freestanding walls, retaining walls, paths, hardstandings,
drains and other ancillary features but, even in immediate proximity to significant
structures, Japanese knotweed is not typically associated with major issues such as
subsidence, heave or impact damage.
What is RAAC and why it is dangerous?
Reinforced autoclaved aerated concrete - bubbly form which has life span of around 30 years. water can get into bubble holes and cause it to degrade and rebar within to rust. Used between 1950 and 2000.
What sources of contamination are there?
Tanks/Pipes - leaks and spillage
Runoff and flooding
Raw/waste materials
Contaminated building materials
Emissions
Toxic gases from underground - Radon
What should you consider before visiting a property or site?
Travelling to and from site
Lone Working
Condition of the property
Occupation
Activity
Site rules and welfare
Roofs
High Structures
Dangerous substances
Diseases
Special Access
Special Risks
Access equipment
Other equipment
Environmental matters
Personal matters
What historical building uses can cause land contamination?
Heavy industry - Steelworks, chemical plant, oil refinery
Subterranean activities - Fuel stations, mining, landfill site
Other - Vehicle maintenance premises, scrapyard, paintworks
Where can you find out the historical use of a site?
Environmental agency
Maps - ordnance survey
Local authorities - planning website
Google maps
What should you record on an inspection?
Address
Names
Weather conditions
Risk Assessment
Location
Description of the property
Site description
Car parking
Environmental hazards
State of repair
Occupiers
Any changes to the property
What information would you record for an industrial property?
Eaves height
Yard area
Site density
Power supply
Drainage
Loading access to the unit
Heating
Ventilation
Lighting
Mezzanine
Usual site coverage for an industrial property compared to land?
Around 40-50% depending on its use.
Typical eaves height for industrial?
Typical is between 4 and 6m. Height have increased in recent time to an average height of 10-14m
What information would you record for a retail property?
Location
Car parking
Frontage
Upper floors
What are the different grades of offices?
Grade A - High specification city centre office with all new technology (modern aircon, roof terrace, health rooms, gym)
Grade B - Further from centre older office maybe refurbed in business areas.
Grade C - Out of city centre locations low quality may need refurbishment.
Different categories of office?
Category A - Basic fit out so that it can be used - lighting, air con, toilets
Category B - Fit out to be fully operational includes partitions, kitchen, floor finishes, decor
Standard ceiling height for an office?
around 3m
What should you do if you identify a common property defect?
Take photographs
Place something next to the defect so the photo has some scale
Make notes about what you see, smell, experience
Can you name some common property defects?
Rot
Movement
Decay
Damp
Infestation
What is rot?
Caused due to damp and ventilation problems.
Dry rot - spores which are airborne come into contact with dampened timber which is unprotected by a fungicide and has a moisture content of more than 20%
Wet rot - excess moisture is present in timber over long periods of time. This type of decay affects wet timber by causing it to soften
Signs of dry rot?
Smell of mushrooms
White fungal growth
Deep cuboidal cracking
Signs of wet rot?
Loss of timber strength
Damp and musty smell
Distortion, softness, discoloration
What is damp?
Damp refers to excess moisture in a property that can lead to structural and cosmetic damage and health concerns if not addressed.
What is rising damp?
Upward movement of moisture into the house
How can you prevent rising damp?
Ensure soil does not rise higher than damp proof course
Ensure rainwater goods are well maintained
What is penetrating damp?
Water that penetrates through walls, roof or ceiling of a house
What can cause penetrative damp?
Leaking roof
Defective gutters
damaged exterior walls
How would you spot damp?
Musty smell
Mould or mildew on the walls
Staining of wall/wallpaper
Blistering paintwork
Fragmenting plasterwork
Sign of salts coming from the plaster
Timer decay
What is condensation?
Typically this happens in buildings when warm, moist air comes into contact with cooler surfaces that are at or below the dew point (such as windows) and water condenses on those surfaces.
How can you prevent condensation?
Limiting sources of moisture
Dehumidifier
Ventilation - open windows, extractor fan
What are the types of movement?
Subsidence
Heave
What is subsidence?
Subsidence is when the ground beneath a property sinks, pulling the property’s foundations down with it. This process can cause the walls and floors to shift.
What are the signs of subsidence?
Cracks in walls.
Sinking floors.
Windows and doors sticking.
Noticeable leaning of property.
Extension moving away from property.
What is heave?
Ground & soil heave is when the soil beneath a property expands & pushes the ground upwards, which can cause structural damage.
Not as common as subsidence
What can cause subsidence?
Soil shrinkage
In-filled sites
Removal of support
Mining
Vibration
Landslip
Types of infestation
Woodworm
Japanese Knotweed
Insects - cockroaches, bed bugs
What is woodworm?
Wood-boring beetle
Deathwatch beetle, powder post beetle
Signs of woodworm?
Fresh exit holes
Tunnels caused by larvae
Dust
Weak or damaged floorboards
Larvae
What are 4 steps to an inspection?
- Consider personal safety
- Inspection of local area
- External inspection – start with roof and work downwards
- Internal inspection
What should be considered during the inspection of the local area?
• Location, amenities
• Contamination, environmental hazards, flooding, high voltage power lines, electricity substations
• Comparable evidence, local market conditions, agent’s boards
What should be included in an external inspection?
• Method of construction
• Repair and condition – describe from roof downwards
• Car parking, access, loading arrangements
• Defects – structural movement
• Check site boundaries – using OS map / title plan
• Age the building – ask client, research date of planning consent, Grade Listing at Historic England, Land Registry, local historical records, architectural style, or the architect’s certificate of practical completion
What should be included in an internal inspection?
• Layout and specification – flexibility and obsolescence
• Repair and maintenance
• Defects – structural movement
• Services – age and condition
• Statutory compliance – e.g. asbestos, building regulations, health and safety, Equality Act 2010, fire safety and planning
• Fixtures and fittings and improvements
• Compliance with lease obligations
For what purposes do we inspect properties?
- Valuation
- Property management
- Agency
What factors influence property valuation?
• Location
• Tenure
• Aspect
• Construction
• Defects
• Condition
• Occupation
How do you prepare for inspection?
• Desk research
• Make an appointment and update outlook with relevant information
• Ensure safety device is fully charged and switched on
• Take all necessary equipment e.g. camera, phone, measuring device, files/plans, PPE, pen and paper
What type of construction specification would you expect to see in shops?
• Most new shops constructed of steel / concrete frame
• Services capped off
• Concrete floor and no suspended ceiling
• Let in shell condition with no shop front for retailer’s specification
What type of construction specification would you expect to see in offices?
• Most new offices constructed of steel / concrete frame
• Steel frame offices usually have larger span floor plans and less columns
• Concrete frame offices usually have more columns, lower floor heights and a shorter span between columns
What type of construction specification would you expect to see in warehouses?
• Minimum 8m clear eaves height with 10% roof lights
• Minimum 30 kN/sq. m floor loading
• Plastic coated steel profiled cladding with brick or blockwork walls to approximately 2m
• Full height loading doors (electrically operated)
• 3 phase electricity power
• 5-10% office content with WCs
• Main services capped off
• Approximate site cover of 40%
What types of fit out do you know?
• Shell and core
• Category A
• Category B
• Grade A
• Grade B
• Grade C
What air conditioning systems do you know?
• VAV – variable air volume
• Fan coil
• VRV – variable refrigerant volume
• Static cooling
• Mechanical ventilation
• Comfort cooling
What are 4 common types of foundations?
- Trench/strip footings
- Raft
- Piled
- Pad
What are 4 common types of brickwork?
• Solid wall construction
• Cavity wall construction
• Efflorescence
• Spalling
What is the size of a brick?
215mm x 102.5mm x 65mm
What are building defects?
• Inherent defect
• Latent defect
What are the most common causes for defects?
Movement: Subsidence, Heave, Horizontal cracking, Shrinkage cracks, Thermal expansion
Damp: Wet rot, Dry rot, Rising damp, Condensation
How to deal with any defects?
• Take photographs
• Try to establish cause
• Inform client of your investigations
• Recommend specialist advice from building surveyor or structural engineer
What is contamination?
The process of making something dirty or poisonous, or the state of containing unwanted or dangerous substances
What is a key legislation for contamination?
Environmental Protection Act 1990, as amended
RICS Guidance Note – Environmental Risks and Global Real Estate (2018)
What are deleterious materials? Examples.
• Deleterious materials can degrade with age causing structural problems
• Examples: High alumina cement, Woodwool shuttering, Calcium chloride in cement
What are hazardous materials? Examples.
• Hazardous material is harmful to health
• Examples: Asbestos, Silica dust, Lead piping/paint, Radon gas
What does Japanese Knotweed look like?
Invasive plant with purple stems, green leaves, and white flowers
Can damage foundations/surfaces
How can you tell when a property was built?
Refer to Ages of houses document
4 types of foundation
Pile, trench,
pad large distribution warehouse
raft - workshop or conservatory
What headings would you find in VPGA 8?
Characteristics of the locality
Dimensions , areas and uses
Age, construction of the property
Accessibility
Installations, amenities and services
Fixtures, fittings and improvements
P&M
state of repair
hazardous materials
Characteristics of the site
natural hazards, mining, flood risk
potential for development
