Inspection Flashcards
Explain your understanding of the RICS Professional Standard Technical Due Diligence of Commercial Property 1st Edition.
https://www.rics.org/content/dam/ricsglobal/documents/standards/Technical%20due%20diligence%20of%20commercial%20property.pdf
What is technical due diligence (TDD)?
How does your TDD change when inspecting at different points of the property lifecycle?
How would you deal with any practical limitations on an inspection?
What factors or issues might you report on during a TDD inspection?
What enquiries might you make on site?
How would you breakdown your inspection of the building fabric elements
How would you inspect the building services?
When would you recommend specialist advice?
What environmental considerations would you make when inspecting for TDD?
What would you include in a TDD report?
What timeframes would you set out in a TDD report?
What risk ratings would you use in a TDD report?
How would you inspect for party wall purposes?
What RICS guidance would you follow for party wall issues?
For a party wall award explain the role and structure of the pre-works inspection.
What needs to be inspected as part of the pre-works inspection?
Explain how you would carry out an interim or final inspection for a party wall award.
How would you inspect for a reinstatement cost assessment?
What RICS guidance relates to reinstatement cost assessments?
What information would you gather during a reinstatement cost assessment
How would you assess the age of a building?
What other considerations would you make during a reinstatement cost assessment
Explain your understanding of the RICS Professional Standard Surveying Assets in the Built Environment.
What would a desktop study include?
Why would you undertake a desktop study?
How would you inspect for a Fire Risk Assessment?
How would you inspect a large portfolio of assets?
Would you need to inspect all assets if not – what would you inspect and why
Explain when and why you would test concrete.
How would you inspect to prepare a schedule of condition?
How does a schedule of condition report differ to a reinstatement cost assessment report?
How would you inspect in relation to dilapidations?
How would the lease influence your advice on dilapidations?
What types of dilapidations schedule are you aware of?
When and why would you use a Scott schedule?
What diagnosis techniques have you used when inspecting?
Explain the use and limitations of a borescope.
Explain the use and limitations of thermography in leak detection.
Explain a key issue raised by RICS Surveying Safely.
How do you ensure you make appropriate access arrangements for inspections
What things would you check before attending site for an inspection?
Briefly explain the construction of a recent building you have inspected.
What is the size of a brick?
How do you take good inspection notes when on site?
Tell me about how you would ensure safe working at height / on a site with working machinery.
What building characteristics do you look for when inspecting a property?
Tell me about the basic construction of a building you have recently inspected
What are the usual sizes of floor and ceiling void in a new office building?
What does Grade A specification mean for an office?
What features would you expect to find in a Grade A specification office?
How do office Grade and Category differ?
How do Cat A plus Cat A and Cat B differ?
What does turnkey mean?
What is the British Council for Offices?
When was their office guidance last updated?
What changes were made?
What is the optimum depth of an office to allow for natural light?
What eaves height is desirable for an office building?
What is the normal floor loading for an office building?
How would this differ to an industrial / warehouse unit?
What is an easement?
How would you find out about the existence of an easement?
What types of air conditioning would you find in a modern office building?
How can you tell if a wall is of solid or cavity construction?
Tell me about how you collect store and retrieve information for different purposes when carrying out property inspections.
What is a hidden valley gutter?
What problems can arise because of one?
Where does surface water drain into?
a surface water sewer or a soakaway which should be set a minim of 5m away from a building.
How does this compare to foul water?
What is a deleterious/hazardous material?
Give an example of each.
What do dry and wet rot look like?
What is rising damp?
What is Japanese Knotweed?
How would you identify it?
Why is it a problem?
What does the RICS say about Japanese Knotweed?
When was the latest RICS guidance relating to Japanese Knotweed published?
What are the key principles mentioned in this Professional Standard?
What does the law say about Japanese Knotweed?
What are your duties in relation to Japanese Knotweed?
How can you treat Japanese Knotweed?
What is the worst case scenario for Japanese Knotweed damage?
What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?
Can you tell me about any RICS guidance on contamination or environmental risk?
What is the general principle relating to contamination?
What signs would indicate that a site is contaminated?
What do you understand by Government guidance Land Contamination:
Risk Management (LCRM)?
Who published the LCRM?
What is an Environmental Impact Assessment?
Why and when would you need one?
What is radon?
Where is radon typically found?
How can you reduce radon risk?
Tell me about what an inherent/latent defect is.
Why are building warranties important?
Tell me about your understanding of structural movement.
What is subsidence/heave?
Tell me about any risks relating to air conditioning.
Explain the potential implications of the Hart v Large case.
Explain your understanding of the inspection principles established in
McGlinn v Waltham Contractors.
Tell me about social issues relating to residential property (and inspection
Tell me about housing policy and law relating to maintenance and repair.
What does Section 11 of the LTA 1985 say about repairs?
What does the Defective Premises Act 1972 say about duties of care?
How could a conservation area/historic centre designation impact upon your inspection and advice?
How would you identify general environmental issues and how would this impact upon your advice?
What is the mundic problem?
What does the RICS guidance say about mundic?
Does RICS provide any guidance in relation to flooding (relating to residential property)?
Tell me about the insurability of property at risk of flooding.
What types of flooding exist?
What is the Flood Re scheme and the Water Act 2014?
What property is covered by Flood Re?
How do you assess flood risk in relation to survey instructions?
What is the difference between a lender’s valuation and a survey?
What additional responsibilities in relation to repair and inspection relate to HMOs?
What is a flying freehold?
Does the term flying freehold apply to leasehold property?
What are the issues associated with flying freeholds?
What legal rights do you need if you own a flying freehold?
How are repair issues most effectively dealt with in relation to a flying freehold?
Can you enter your neighbour’s property and recover the cost of works from them?
What does the Access to Neighbouring Land Act 1992 say?
How do you use IT systems to record accurate site inspection notes?
Tell me about a tool you have used during a site inspection.
How do you use a protimeter to identify damp?
What are the limitations of a protimeter?
How can you calibrate a protimeter?
How frequently should you calibrate a protimeter?
What materials can you use a protimeter on?
What guidance exists in relation to the use of protimeter?
What advice would you provide if you took a high protimeter reading?
How would you identify the cause of the 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?
Why is it important to record accurate information during a building inspection?
What is the primary purpose of a condition-based residential survey?
What other matters might be commented upon in a condition-based survey
Explain the key principles of the Home Survey Standard.
What are the three levels of service?
What are Survey Levels 1/2/3?
How do these differ in practice?
What is the scope of inspection for each?
When should you report / not repair on repair costs?
Tell me about the differing levels of inspection you would carry out between the survey levels.
Why do the levels of inspection differ?
What factors would you consider in a Survey Level 1/2/3?
In a level 1 survey would you advise on repairs or ongoing maintenance?
What type of properties would you use a Survey Level 1/2/3 for?
How do you recommend a particular survey level to a client?
Would you inspect concealed areas in a Survey Level 2 or 3?
What are your professional obligations when providing a Home Survey?
Who are the different types of report designed for?
What types of properties should each be used for?
How would you adjust your advice for a leasehold property?
What advice would you give to a prospective client about the RICS reports?
What would your scope of inspection include?
How would you assess services/equipment?
For a flat what would your inspection include/exclude?
What would you not make enquiries about in a Home Survey?
What are the key sections of your report?
How does energy impact upon your Home Surveys?
How might your advice be used by a legal advisor?
What maintenance tips might you give within a Home Survey?
For a Survey Level 1 what guidance does RICS provide?
What is a Survey Level 1?
How does it differ from a Survey Level 2?
What is included/excluded in a Survey Level 1?
Tell me about the RICS guidance for a Building Survey (BS) or Survey Level 3
What is a BS?
What is included/excluded within a BS?
What desk-top research/enquiries should you undertake?
What type of properties is a BS suitable for?
What is the scope of your inspection for a BS?
What are the condition ratings you would include?
How is a Survey Level 3 similar to a Survey Level 1 or 2?
How does it differ?
Would it include an estimate of costs for identified repairs?
No it does not need to include estimated costs for repairs this can be additional bur the terms of engagement and scope of service must be clear. in my last firm estimated costs were additional whereas my current employment includes costs.
What is a test under the RICS Home Survey guidance?
Is using a protimeter an example of a test?
What are the component stages of carrying out a condition-based survey?
How do you manage client’s expectations when carrying out a condition based survey?
What information would you ask the client for?
What would you include in your terms of engagement?
Would you undertake any additional due diligence for a leasehold inspection?
Would you take any different inspection equipment on a level 3 vs. level 1 inspection?
What is a trail of suspicion?
What are your duties in relation to following this?
How does this differ between survey levels?
How does your inspection of windows/roofs/floors/furniture/services /grounds differ between survey levels?
In relation to one of these aspects tell me about what you would do.
How would you ensure your H&S in doing so?
What would you include in a survey level one/two/three report following your inspection?
What level of opinion would you include in each type of report?
How would you deal with risks to occupants/legal matters/regulations/guarantees/other matters in your report?
How would you provide cost advice post inspection?
Under what survey level would you do this?
What actions would you take post-inspection?
What additional services have you provided in addition to a conditionbased survey?
What case law is there on when
what and how to inspect building work?
What surveys can you have done to detect a water penetration behind external cladding?
How would you inspect to determine the thickness of a liquid applied roof covering?
What would you use a magnet / plumb bob / spirit level for during an inspection?
Explain the requirements of the New Homes Quality Code.
Who can be a Pre-Completion Inspector?
What does a Pre-Completion Inspection include?
What format does a Pre-Completion Inspection take?
At what stage is a Pre-Completion Inspection carried out?
What tools would you use for ‘opening up’?
Why would you record protimeter readings on a sketch plan?
What precedent was set in the Ryb v Conways case regarding site notes?
What best practice would you follow when making site notes?
How would you keep accurate site notes in wet weather?
What would you ask the occupier at the beginning of an inspection?
Why might you inspect the external parts of a building last?
What is Bungaroosh and where might you typically find it?
What issues relate to the use of Bungaroosh?
What issues relate to pitch fibre drains?
What are Finlock gutters and what issues might you find in a building
relating to them?
What guidance relates to the inspection of car parks?
What RICS guidance would you look at in relation to moisture and
traditional buildings?
What are some of the key principles of this RICS Joint Position Statement?
When might you recommend further investigation of a defect following an inspection?
What does a head and shoulders inspection entail and when would you undertake one?
Explain how you would consider the Housing Defects Act 1984 when inspecting a property.
Under the 1984 Act what does repaired v unrepaired mean?
How would you check if a property designated as defective has been repaired to an adequate standard?
How can you safely use a ladder during an inspection?
When would you not use a ladder?
Why are physical inspections of a property important?
What might you identify on a physical inspection that could be missed without visiting site?
When would you not physically inspect a property?
What type of property is not suitable for a drive by inspection?
What is in your company’s lone working policy?
How do you determine an appropriate level of PPE for your inspection?
How would your inspection of a period property differ to a modern one?
When and why might you use a drone for inspection?
What RICS guidance and/or legislation relates to the use of drones?
Do you need a licence to fly a drone?
What is RAAC concrete and what issues relate to its use?
What are the key differences / observations on site between RAAC and standard concrete slabs?
How might your desktop research differ between an inspection for a RCA versus a dilapidations inspection?
There is a RICS Practice Alert relating to the supervision of APC candidates. How do you ensure that you inspect properties in line with this?
Talk me through your preparation of Schedules of Condition and dilapidations advice.
Tell me about when you have commissioned advanced inspection techniques testing.
St Catherines – Accompanied Level 2 inspection
I observed significant signs of settlement to the floor slab. I measured a gap between the slab and the skirting of 20-30mm. The walls had not been built directly on the floors, the doors and frames were reasonably square and undistorted indicating the settlement was localised to the slab. I confirmed that the observed movement was beyond acceptable tolerances as per BRE 251 and would need to be investigated by a structural engineer. I advised that rectification could involve breaking out the slab and replacing and that a thorough assessment to establish costs should be carried out prior to commitment to purchase
What were your observations on site?
What were the signs of settlement?
Why did you deem a structure engineer would be required?
How was their appointment documented?
As this was an accompanied level 2 pre acquisition survey I did not have any input into the appointment of a structural engineer.
What was the outcome of your advice?
St Columba’s – Church and hostel
I assisted with a 10-year PPM for a charity to allow them to set
maintenance budgets. I took detailed notes, photographs and
measurements and identified defects requiring urgent attention such as blocked and leaking rainwater goods as well as items which required works in the future including redecoration and repointing. I obtained cost data from BCIS and stated in the report that the costs were based on “day one” costs exclusive of professional fees, asbestos removal and VAT.
I Followed up with the Client after the report and they decided to withdraw from the sale.
How did you go about preparing for your PPM inspection?
Can you talk me through an item of urgent attention you identified?
How did you go about preparing your costs?
Why did you exclude asbestos removal?
How did you assess the cyclical works?
Tell me about when you have prepared a detailed Building Survey report for a client containing detailed information conclusions and recommendations
Tell me about when you have provided detailed reasoned advice to
clients relating to claims for dilapidations
including analysis of lease
Tell me about when you have prepared detailed Building Survey reports for example on a pre-acquisition basis
How have you interpreted and provided advice in relation to results of advanced inspections undertaken by others?
4b Crescent – Defect investigation
The client was concerned about cracks to the front (south) elevation. I noted that the house was built on Heavy London Clay with shrubs in close proximity. I did not observe diagonal or tapering cracking, which would have indicated subsidence. I used my level to test the floors and walls. These were level, which indicated no subsidence had occurred. I diagnosed several vertical cracks below the window openings to be thermal and recorded the cracking as category 2 as per the BRE Digest 251. I advised these could be filled, however, the only way to prevent future recurrence would be to introduce an expansion joint. Given the soil type was prone to seasonal movement, I advised the client that all trees and large shrubs close to the building should be suitably controlled. The removal should be completed over a period of 3 years to prevent problems associated with heave
How did you determine the house is built on heavy London clay?
I used the maps within our office and the maps online to establish the soil type.
What is a category to crack?
What is the purpose of an expansion joint?
How would trees and stripes be controlled?
They should be regularly pruned to control there growth and shrubs in close proximity to the walls should ensure they do not block air bricks.
What is heave?
Why did you advise over a three-year period?
Unit B37 – Accompanied Building survey
During the inspection, I used a drone to assess the condition of the
corrugated asbestos roof. I advised the client that the roof was in a poor condition with buddleia damage, heavy moss growth and leaks
throughout. In the report I included photographs and budget costings for the remedial works and advised that the extensive leaks and damage meant that the roof covering was beyond its life expectancy and should be replaced. The report allowed the client to fully understand the necessary works and potential costs, which enabled them to negotiate a rent-free period to undertake the repairs.
Why did you utilise a drone?
What was the implication of buddleia damage?
How did you prepare your budget cost?
Why was the roof beyond its life expectancy?
What consideration did you have to have for the roof replacement?
