Inspection Flashcards
What is a key issue raised by RICS Surveying Safely?
Surveyors must take responsibility for their own safety and consider hazards such as working at height, lone working, and hazardous materials.
How do you ensure appropriate access arrangements for inspections?
Contact the occupier in advance to confirm access, check security, keys, and any restrictions, and ensure health and safety considerations are in place.
What things would you check before attending a site for an inspection?
Site history and planning records, access arrangements and hazards, weather conditions affecting the inspection, and relevant PPE requirements.
Briefly explain the construction of a recent building you have inspected.
Modern steel-framed office with curtain walling, reinforced concrete floors, and aluminium-framed double glazing.
What is the size of a standard UK brick?
215mm x 102.5mm x 65mm.
How do you take good inspection notes when on-site?
Use a structured format (external, internal, M&E, risks), include photographs with descriptions, and make sketches and annotations where necessary.
How would you ensure safe working at height/on a site with working machinery?
Use scaffold or cherry pickers instead of ladders where necessary, follow risk assessments and method statements (RAMS), and maintain a safe distance from moving machinery.
What building characteristics do you look for when inspecting a property?
Construction type, layout, condition, services, defects, compliance with regulations.
What are the usual sizes of floor and ceiling voids in a new office building?
Ceiling void: 150-450mm for air conditioning and cabling. Floor void: 100-300mm for underfloor services.
What does Grade A specification mean for an office?
High-quality finishes, air conditioning, raised floors, LED lighting, BREEAM certification.
How do office Grade and Category differ?
Grade classifies overall quality of a building, while Category (Cat A, Cat B) defines level of fit-out.
How do Cat A, Cat A+ and Cat B differ?
Cat A: Basic landlord fit-out, including floors, ceilings, M&E services. Cat A+: Pre-installed furniture and partitions for immediate occupation. Cat B: Fully tenant-fitted with branding, workspaces, meeting rooms.
What does turnkey mean?
A fully fitted and operational space ready for immediate occupation.
What is the British Council for Offices (BCO)?
Industry body setting best practice for office design and fit-out.
When was the BCO office guidance last updated and what changes were made?
Last updated in 2019, with greater focus on flexible working, wellness, and sustainability.
What is the optimum depth of an office to allow for natural light?
8-15m, allowing sufficient daylight penetration.
What eaves height is desirable for an office building?
Typically 2.6-3.0m for offices, 6-10m for industrial units.
What is the normal floor loading for an office building?
2.5-4 kN/m². Industrial units: 15-50 kN/m².
What is an easement?
Legal right to use another property for a specific purpose (e.g., right of way, drainage).
How would you find out about the existence of an easement?
Land Registry title deeds and legal documents.
What types of air conditioning would you find in a modern office building?
VRF/VRV, chilled beams, fan coil units, split systems.
How can you tell if a wall is of solid or cavity construction?
Brick pattern (Flemish bond = solid, stretcher bond = cavity) and drilling or using a borescope.
What is a hidden valley gutter?
Internal gutter between roof slopes.
What problems can arise because of a hidden valley gutter?
Blockage, overflow, leaks into roof structure.
Where does surface water drain into?
Sustainable Drainage Systems (SuDS), soakaways, main drainage.
What is a deleterious/hazardous material?
Deleterious: Materials causing deterioration (e.g., High Alumina Cement). Hazardous: Harmful to health (e.g., asbestos).
What do dry and wet rot look like?
Dry rot: Brittle, cracked timber, orange spore dust. Wet rot: Dark, softened wood with fungal growth.
What is rising damp?
Moisture rising from the ground due to failed DPC.
What is Japanese Knotweed?
Invasive plant species causing structural damage.
What does the RICS say about Japanese Knotweed?
Latest guidance (2022) introduced a risk-based approach rather than an automatic red flag.
How can you treat Japanese Knotweed?
Herbicide treatment, excavation, root barriers.
What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?
Confirmed liability for encroachment of Knotweed onto neighbouring land.
What is an Environmental Impact Assessment (EIA)?
Identifies environmental impacts of a development. Required for large-scale projects.
What is radon and where is it typically found?
Naturally occurring radioactive gas, common in granite areas (Cornwall, Derbyshire, Wales).
What are inherent/latent defects?
Construction defects not immediately visible. Covered by building warranties (e.g., NHBC, BLP, Premier Guarantee).
What is subsidence/heave?
Subsidence: Downward movement of the ground. Heave: Upward swelling of clay-based soils.
What precedent was set in the Ryb v Conways case regarding site notes?
Emphasised the importance of accurate and retained site notes in legal disputes.
How would you keep accurate site notes in wet weather?
Waterproof notebook, dictaphone, digital tablet under cover.
Why might you inspect the external parts of a building last?
To avoid spreading dirt into the internal spaces.
How can you safely use a ladder during an inspection?
Three points of contact, level ground, stabilisation.
When would you not physically inspect a property?
Dangerous conditions, legal restrictions, or client request.
What is in your company’s lone working policy?
Check-in system, emergency contacts, risk assessments.
When and why might you use a drone for inspection?
Hard-to-reach areas (e.g., roofs, tall structures).
What RICS guidance relates to the use of drones?
RICS Drones & Property Professionals Guidance Note.
What is RAAC concrete and what issues relate to its use?
Reinforced Autoclaved Aerated Concrete (RAAC) used from the 1950s-1990s, now failing due to structural degradation.
How do you ensure inspections comply with the RICS Practice Alert on APC candidate supervision?
Work under supervision of an RICS-qualified professional, follow RICS Surveying Safely and inspection best practices, maintain accurate site notes in line with RICS guidance, use appropriate PPE and follow risk assessments, seek guidance on complex inspections where necessary, and adhere to ethical and professional standards in all inspections.
How do you ensure your safety when on site?
Conduct a pre-site risk assessment (check hazards, PPE requirements), follow RICS Surveying Safely guidance and adhere to site health & safety protocols, use appropriate PPE (hard hat, gloves, safety boots, high-vis vest), and remain aware of surroundings (e.g., working at height, unstable surfaces).
How do you ensure your safety when lone working?
Notify a colleague of my location and expected return time, carry a personal alarm and mobile phone, and assess site risks beforehand (e.g., unsafe structures, crime risk).
Give an example of where you have recognised a limitation of your knowledge and sought external specialist advice.
On an older building inspection, I identified possible asbestos-containing materials (ACMs) but lacked expertise. Engaged a specialist asbestos surveyor to assess and confirm risk.
Explain your inspection methodology when inspecting a property.
- Pre-inspection – Desktop research (title, planning, previous reports). 2. External inspection – Roof, façade, drainage, structural defects. 3. Internal inspection – Walls, floors, ceilings, services, fire safety. 4. Mechanical & Electrical (M&E) – HVAC, lighting, compliance checks. 5. Documentation review – Leases, warranties, asbestos register.
What information do you gather when inspecting buildings?
Condition, structural integrity, defects, compliance, services performance, lease obligations.
What would you do if you identified a potential defect on site?
Document and photograph the issue, assess severity and risk (immediate vs. long-term), seek expert opinion if necessary (e.g., structural engineer for cracks), and report findings clearly in the inspection report.
Provide examples of concessions outside Gear Menswear’s demise.
Displays, signage, seating, kiosks, or storage extending beyond the leased area.
What key areas should you focus on during the inspection of Gear Menswear to ensure compliance with lease agreements?
Check demised area vs lease plan, inspect signage and external displays for compliance, and assess repairing obligations (internal/external maintenance).
Talk me through your desktop review for the Royal Hotel.
Review lease agreements, planning permissions, EPC, compliance certificates (asbestos, fire safety), check past surveys for defects, and assess local market conditions for benchmarking.
What is included in the asbestos management report for the Royal Hotel?
Location, type, and condition of ACMs, risk assessment for disturbance, and recommended actions (monitor, encapsulate, remove).
What is the lone working policy for the Royal Hotel and why is it important?
Ensures personal safety through check-in systems, emergency contacts, and risk assessments. Reduces risks of accidents, violence, or getting trapped in hazardous areas.
What was included in your risk assessment for the Royal Hotel?
Fire safety, trip hazards, unstable structures, hazardous materials, lone working risks.
What is a dynamic risk assessment?
A real-time, on-site assessment of unforeseen risks that adapts to changing conditions (e.g., structural instability, unsafe access).
Explain a factor identified during an inspection which impacted upon value.
Roof defects requiring major repairs reduced the capital value due to increased liability for a purchaser.
What do you think caused the leak in the roof of Tedder House?
Poor maintenance of roof coverings or blocked drainage, defective flashing or broken tiles allowing water ingress.
Are there any immediate safety or damage concerns related to the leak in Tedder House?
Risk of ceiling collapse, mould growth, and electrical hazards.
What impact is the leak having on the use and condition of the communal areas in Tedder House?
Disruption to tenants, potential structural deterioration, slip hazards.
What specific areas of Unit 29 are in poor condition?
The finish of the property.
What is the potential impact on the property’s marketability without repairs in Unit 29?
Lower rental values, reduced investor confidence, longer void periods.
What are the different levels of reporting defects that require further investigation?
- No immediate action or repair is needed
- Repairs or replacements requiring future attention
- Urgent repairs or replacements needed now.
What information would you typically look to obtain from a seller/occupier?
• How long the seller/occupier has been at the property
• Any structural alterations they have undertaken
• Any known defects and problems
What tools would you look to utilise when carrying out a survey?
• Measuring devices
• Torch
• Disposable masks
• Steel toe cap boots
• Latex gloves
• Mobile phone
What desktop information would you typically look to obtain prior to undertaking the inspection?
• Any relevant site information
• Lease details
• Conversation area or listed building status
What would be included within your terms of engagement for undertaking an inspection?
• The level of service being provided
• Terms of payment
• Liability
• Complaints handling procedure
What equipment would you take with you during a survey?
Pen and paper, camera, disto or tape measure, damp meter, ladder.
What do you need to consider before going to site to carry out an inspection?
Consider competence, insurance, formal appointment, risk assessment, and survey type.
How do you undertake an inspection?
Use a top-down approach, starting with external inspection and then moving inside.
What kind of risks do you consider when on an inspection?
Lone working, asbestos, accessing roofs, hazards of derelict properties, confined spaces.
How does a disto work?
A disto emits a laser beam and measures the time taken for it to reflect, converting it into distance.
How can you check a disto accuracy?
By using known measured distance in the office.
When does a disto become less accurate?
It becomes less accurate as distance increases and is also less accurate outside.
What is a theodolite?
An optical instrument with a small mounted telescope that is rotatable in horizontal and vertical planes.
What precautions would you take if you were inspecting a flat roof with a stepped ladder on your own?
Prepare a risk statement, consider roof height, ensure ladder height, and check ladder condition.
What would you look for when inspecting a slated pitched roof covering?
Age of the property and roof, originality, straightness, light penetration, missing or slipped slates.
What advice would you give if slates were to be replaced by concrete tiles?
Check if the roof can take the additional load; a structural engineer may be required.
What would the statutory implications be when replacing slates with concrete tiles?
Thermal improvements to the roof are required under part L of the building regulations.
How would you ascertain the condition of electrical installations without employing a specialist?
Consider the age of equipment and check service history and working order.
What are the requirements of an acquisition inspection?
Competence, recording construction and defects, no time limit, logical sequence, permanent record, noting limitations, including sketches and photographs.
What are the different levels of residential survey?
Level 1: basic visual inspection; Level 2: extensive visual inspection without tests; Level 3: most extensive with recommended remedial work.
How do you arrange the monthly inspections at Tedder House?
I schedule monthly inspections by coordinating with the onsite staff in advance to ensure access. I also review previous inspection reports to prioritise any recurring issues. Inspections are recorded consistently using our standard reporting template in line with RICS guidance.
How did you record the issue that you noted at Tedder House?
I recorded the issue using photographic evidence, annotated floor plans, and detailed site notes. These were logged in our property management system and shared with the Head of Maintenance for follow-up.
How did you determine responsibility for repair at Tedder House?
I reviewed the lease to determine the repair fell within the landlord’s retained obligations due to it being part of the building’s structure the roof and it was an internally repairing and insuring lease.
Why was it your client’s responsibility at Tedder House?
It was an internally repairing and insuring lease.
What was your advice to the client at Tedder House?
I advised immediate temporary repairs to mitigate risk, followed by a full contractor quotation for permanent works. I also recommended notifying tenants as a duty of care under health and safety regulations.
What was the purpose of your inspection at unit 29?
The purpose was to assess the unit’s condition prior to a letting and determine if any improvements were necessary to enhance its letting potential.
Why did you recommend redecoration at unit 29?
I noted tired internal finishes that could deter prospective tenants. Redecoration was a cost-effective way to improve presentation, maintain rental income, and support the renewal negotiations.
Explain the RICS ‘safe person’ concept.
The ‘safe person’ concept places responsibility on individuals to assess risks, follow safety protocols, and protect themselves and others during inspections, rather than relying solely on the site or employer to be safe.
What PPE would you expect to wear on a construction site?
Steel-toe boots, high-vis vest or jacket, hard hat, gloves, and eye protection as required. I would also bring a torch and ensure lone working protocols are followed if applicable.
Why is it important to inspect the area around a subject property?
External context can impact value and risks – including rights of access, boundary conditions, drainage issues, and neighbouring influences. It also ensures the full extent of the demise is understood.
When does a building require an asbestos survey?
Under the Control of Asbestos Regulations 2012, any non-domestic building constructed before 2000 requires an asbestos management survey if there are occupants, or a refurbishment/demolition survey if works are planned.
