Inspection Flashcards
What was the purpose of your inspection at F. House?
To identify necessary external decoration works + advise client accordingly
Please describe the residential property F. House
2000s 4 bedroom detached property
Cavity brick construction under pitch tiled roof
How did you undertake your inspection at F. House?
Inspection was external only however inspected all areas including internal to check for any other issues
Inspected surrounding area, external area then internal area
Started from roof + worked downwards
What did you observe at F. House?
Observed that paintwork on windows + doors was peeling + would benefit from redecoration
How did you capture notes during your inspection at F. House?
Took digital notes and supported these with photographs
You noted that the windows were in a state of disrepair. Why did you advise to repair rather than to replace?
Because the windows were not in a bad condition - no signs of rot. It was only the paintwork that needed refreshing
Regarding F. House, if this was a landlord with multiple properties what would be your advice with regard to routine inspections to prevent damage occurring?
Would recommend that regular inspections be undertaken
Talk me through your advice at F. House
Recommended that all timber windows + doors be redecorated
To support advice, highlighted to client that works had not been undertaken since property came into management in 2011
Recommended that the works be undertaken immediately whilst weather was warm to ensure fast drying time of paint + higher standard of finish
Why was this valuable advice?
Works were well overdue + was an easy fix to make property more appealing
Advice was timely - took advantage of warmer weather to ensure highest standard of finish + minimise threat weather could pose
What justification did you provide for the need of decoration works?
Highlighted that property had not been externally redecorated since coming into management in 2011
How did you present your findings + recommendations to your client?
Presented findings + recommendations to client in a detailed report. Included details of works, photographs, quotes + proposed costs
What would have been your advice if the weather was poor?
I would advise my client to still undertake the works in warmer weather to avoid jeopardising their quality
How does window decoration impact on rental values?
Would result in less interest from prospective tenants + consequently a lower value
Can you describe the outcome after your client proceeded with your advice?
The property was successfully put on the market with another team
Describe the property L. House?
1980s detached 4 bedroom house
Cavity brick construction under pitched tiled roof
What did you observe during your inspection at L. House?
Observed that the timber shed was in poor condition, showing signs of wet rot in multiple areas
Why could the shed not be left in its current state at L. House?
Would pose a health + safety risk
How did you identify the wet rot at L. House?
Timber appeared darker in areas, was falling apart + smelt damp
Confirmed suspicions with a building surveyor
How did you obtain competitive quotes for the works at L. House?
Searched on firm’s internal list of approved contractors
Narrowed search within 10 miles
Ensured specifications were clear + that there would be no misinterpretations
Who did you obtain quotes from for the works at L. House? What do you mean when you say competitive?
Contractors within 10 miles of the property
Ensured specification was clear + that there would be no room for misinterpretation
Why did you consult with a building surveyor regarding the wet rot at L. House? Could you not see that this was wet rot?
Felt more confident giving my advice having consulting a building surveyor before providing recommendations
Was the shed a substantial structure? Was it appropriate to consult a building surveyor?
It was a substantial structure and did not want to give my client inaccurate advice
What conversations did you have with the tenant during this process?
Kept them informed throughout the process + communicated what I had recommended to my client
Were the tenants given a decision in the removal of the shed?
They were not
If the tenant had objected would your advice have changed? Especially given that the shed comes under their tenancy agreement
My advice would not have changed as I was acting on behalf of the landlord + considered this aligned with their objectives
If tenant argued otherwise, I could consider discussing with my client the option of the tenant putting up their own shed outside of the lease agreement
What factors did you consider when compiling your report regarding the shed at L. House?
Cost of options, client’s objectives, contractor
What factors do you consider when recommending a contractor?
Would typically recommend the most cost-effective contractor however would also look at lead times, duration of proposed works, overall reputation + standard of works they have completed in the past
What would be considered a good standard of works?
Standard that would be reasonably acceptable + expected from an occupier
Why did you advise against repairing the shed at L. House?
This was more expensive than disposing of the shed + would be more costly to maintain in the future than having no shed at all
Talk me through your advice at L. House
Recommended to dismantle + dispose of the timber shed
Cheapest option for client in the short term + would reduce maintenance related issues in the future
Also considered that it was wasted space as the tenant was not using it
Why was your advice regarding the shed at L. House valuable?
Rather than repairing or replacing the shed, recognised that there was a better solution for my client that aligned with their objective of cost-effective asset management
How often would you advise properties are inspected when let on traditional ASTs?
Would recommend that occupied properties are inspected every 6 months
Vacant properties should be inspected more regularly due to elevated risks
Explain a factor identified during an inspection which impacted on value
During my inspection of the residential property in Rugeley, I considered the property’s recent internal refurbishments to impact positively on value
Also noted that the property had a spacious driveway + double garage which could enhance its appeal to prospective tenants
How do you ascertain who is responsible for a repair when a property is let?
By referring back to the lease
What risks might there be with inspecting a vacant property?
Vandalism
Theft
Fire hazards
Water damage
Other H&S risks
For the property in Rugeley, can you describe the property construction (mentioned this as traditional). What year was it built?
1900s semi-detached three bedroom property
Part rendered + part solid wall brick
Pitched timber roof with natural slates
Timber windows
How did you know it was built then?
Confirmed with client + checked title document
Did you inspect the roof (Rugeley)?
No
What sort of limitations or restrictions do you incur on inspections?
I am not insured or trained to inspect the roof so my inspection is
Why were your notes for the residential property in Rugeley important for your market rent assessment?
Provided a reference + written evidence for my observations I noted about the factors affecting value
When inspecting the vacant property (Rugeley), did your approach change?
Carried out additional due diligence - e.g. requested access code from security team
Also looked for signs of vandalism, theft or damage + checked it was safe before carrying out my inspection
How do you complete your site notes?
Took digital notes + supported these with photographs
Are photographs protected by GDPR?
Yes if they identify a person
What risks might you encounter for an occupied property?
Aggressive tenant or dogs
How might you undertake a dynamic risk assessment? Give me three things you would do and how would you record your findings?
When I undertake dynamic risk assessments, I continuously observe my environment to identify + manage risks in real time
- Identify hazards
- Evaluate risks
- Implement control measures
I rely on my observations in real time + follow up with detailed written notes when I return to the office
How did you identify the property’s age as 1860s at M. Cottage?
Confirmed with the client + checked title document
How else could you confirm the age?
Can look at planning history or at old historic OS maps - can identify when property was roughly built
How did you record your observations of the minor cracking?
Took photos of cracking + sent them to a building surveyor
What are signs of structural issues?
Visual cracking on brickwork + internal walls + ceilings
What can cause structural issues?
- Subsidence (downward vertical movement of building foundation caused by loss of support)
- Heave (expansion of ground beneath building, could be caused by tree removal)
- Cavity wall tie failure (causes horizontal cracking)
- Shrinkage (occurs in new plasterwork during drying out process)
- Thermal expansion (causes vertical cracking)
How can structural issues be resolved?
Crack injection to fill them in + stabilise surrounding area, surface repairs + sealing, structural reinforcement
Why do you carry out inspections?
Valuation purposes - Red Book or market appraisals
For property management reasons, e.g. inspecting vacant + occupied properties
How do you undertake an inspection?
- Inspect surrounding area
- Inspect external area
- Inspect internal area
What do you do before an inspection?
Arrange access, undertake a risk assessment + carry out due diligence
What due diligence do you carry out?
Travel arrangements, parking arrangements, review lease, obtain access codes, conduct desktop review of site on google maps, risk assessment
What do you do during an inspection?
Adopt a logical approach
- Surrounding area
- External area
- Internal area
What do you do after an inspection?
Upload all notes + photos to shared file
Inform client of findings
Recommend specialist advice if necessary
What sort of defects would you expect to see in a residential property?
- Damp
- Rot
- Structural cracking
- Slipped roof tiles
- Damaged brickwork
- Water ingress around window/door openings
- Leaking guttering
What sort of defects would you expect to see in an office?
- Signs of historic leaks
- Damp
- Structural cracking
- Water damage from air conditioning units
What sort of defects would you expect to see in an industrial property?
- Cracking across concrete floor
- Signs of historic leaks
-Damp - Leaking pipes
- Blocked valley gutters
What is the difference between latent + inherent defects?
Latent = defect which is not immediately apparent through reasonable inspection. Becomes apparent later, e.g. inadequate foundations causing subsidence
Inherent = defect in design, construction or materials which has always been present, e.g. design flaws or poor workmanship
How do you record the risks associated with property inspections?
Note when inspection was undertaken + record exact location + risk identified
Take photos to support observations
Note further actions required or recommendations
How would you check what risks/hazards would be at a property you are to inspect?
I review the risk assessment beforehand + check with the asset manager if there are any risks or hazards I should be aware of
What about if it was for a valuation?
Would check with the lender or borrower or whoever I am meeting
What is the difference between a risk + hazard?
Risk = potential to cause harm
Hazard = likelihood of harm being realised
What is asbestos?
Naturally occurring hazardous material which is harmful to health
How can asbestos cause harm to health?
If its disturbed, it releases fibres into atmo
If inhaled, can lead to asbestosis (form of cancer)
What are the different types of asbestos?
Brown
Blue
White
When was asbestos banned?
Blue & brown - 1985
White - 1999
What is the key legislation relating to asbestos?
Control of Asbestos Regulations 2012
Tell me about the Control of Asbestos Regulations
Legislation relating to management of asbestos
Regulation 4 - imposes legal duty on duty holders (owners, occupiers) to manage asbestos if present/presumed to be present
Good condition ACMs can be left in place. Works to ACMs must be done by a licensed contractor
What are the penalties with non-compliance of Control of Asbestos Regs
Unlimited fine +/or up to 2 years imprisonment
What should you do if you locate asbestos during an inspection?
Would not disturb it, take photographs, inform client + recommend specialist advice
How can you identify asbestos?
Can get a rough idea from property’s age
What do you understand by the terms licensable + non licensable work regarding asbestos?
Licensable - higher risk work. HSE contractor must be used. Work must be notified
Non-licensable - lower risk work, i.e. maintenance work. Contractors need to be suitably trained. But do not need to be licensed contractors
Where might you find asbestos?
Roof
Gutters
In cupboards
Ceiling tiles + walls
Bath panels
Is there any RICS guidance on asbestos?
Professional Standard Asbestos, 2022
Aims to ensure surveyors + clients comply with legislation
Confirms all surveyors should have undertaken asbestos training (as per Regulation 10)
Why would you carry out an asbestos survey? What are the two types?
To make a materials assessment
- Management survey - to locate, assess & advise on management during occupation. No sampling
- Demolition survey - required where premises need upgrading, refurbishment or demolition. Samples of materials are taken
What are other types of hazardous materials?
Radon, lead piping/paint
What is the difference between hazardous + deleterious materials?
Hazardous - material harmful to health, e.g. asbestos, radon
Deleterious - materials that degrade with age causing structural problems, e.g. high alumina cement (material banned in 1970s - vulnerable to chemical attack)
What is Japanese Knotweed + how do you identify it?
Invasive plant which can damage hard surfaces, e.g. foundations + tarmac
Green shovel shape leaves, bamboo like purple stems, creamy white flowers. More difficult to identify in winter
Why is Japanese Knotweed problematic?
Hard to control
Damages surfaces
Costly to remove
Offence to grow in wild under Wildlife + Countryside Act 1981
What are the other types of invasive plants?
Giant hogweed - hollow stems with dark reddish purple blotches with coarse white hairs, large leaves, clusters of white flowers
What should you do if you note an invasive plant on an inspection?
Record location on site plan
Take photographs
Inform client
Recommend specialist advice
Are you aware of any RICS guidance in relation to Japanese Knotweed? Please summarise this
Professional Standard Japanese Knotweed + Residential Property 2022
Provides decision tree + framework for RICS members to categorise Japanese Knotweed
Category A - significant impact, action required, recommend specialist report
Category B - potentially significant impact, action required, recommend specialist report
Category C - low impact, no action + no mortgage retention
Category D - limited impact, no action + no mortgage retention required
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
If you came across Japanese Knotweed on an inspection, how would you record it?
Note presence on a site plan
Record details, e.g. location, proximity to property, height + characteristics
Take photos
Make an assessment based on Professional Standard assessment process
What impact does Japanese Knotweed have on value?
What do you look for on a valuation inspection?
Why are building warranties important?
Gives lenders + buyers confidence
Provides financial protection against defects in construction
Properties are more attractive to buyers - offer peace of mind regarding future repairs
What is a ‘proper record’ of an inspection?
Required under VPS 4 of Red Book
Audit trail of notes to allow effective response to any future enquiries
How might you recognise a Victorian property?
- 1837-1901
- Bay windows
- Single glazed sash windows
- Solid brick wall
- Chimney breasts
- No DPC
- Fireplaces in each room
How might you recognise a Georgian property?
- 1714-1830
- Solid brick or stone walls
- Single glazed sash windows (6x6 panes)
- Stone parapets
- Slate roofs
- Cellar
- Symmetrical
What are the characteristics of a new build property?
- Cavity walls
- DPC
- Double glazed UPVC windows
- Open plan rooms
- Carpeted/laminate flooring
What is cavity wall construction + how can you identify it?
Two layers of brickwork tied together with metal ties, with a cavity that may be filled with insulation
Evidence of cavity, evidence of weep holes, stretcher bonds
What is a header + stretcher?
Header = brick laid flat with short end of brick exposed
Stretcher = brick laid horizontally with long side of brick exposed on outer face of wall
What is spalling?
Damaged/flaking brickwork
Due to freeze/thaw action - occurs 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
Name some foundation types
- Strip (shallow foundations that distribute weight of a 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 consistent of long, slender columns made of concrete or steel. Used when surface soil is not strong enough to 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)
Tell me the difference between wet + dry rot
Wet - wet & soft timber, timber may be darker in areas, damp small
Dry - caused by fungal attack. Covered in white, fluffy mycelium, crumbling, mushroom like, rusty red or brown
