INSPECTION Flashcards
What equipment would you take with you during a survey?
- Typically I would take the following equipment however this would depend on the
nature of the inspection:-
o Pen and paper or tablet to take notes with.
o Camera.
o Disto or tape measure.
o Damp meter.
o Ladder.
What do you need to consider before going to site to carry
out an inspection?
- I would firstly consider whether I am competent to undertake the inspection depending
on the scope of service being provided. - I would also need to ensure that I am properly insured to carry out the inspection.
- I would check that a formal appointment has been agreed and signed.
- A risk assessment and method statement should also be carried out to determine what
risks are involved. - I would ensure I know the kind of survey that is being provided and review all relevant
existing building information available.
How do you undertake an inspection?
- Personally I prefer to undertake an inspection of a building from the top down.
- I would normally walk around the building externally a couple of times to get my
bearings and get an initial understanding of:-
o An indication of the building’s age.
o Its form of Construction.
o Any additions or abnormal factors. - I would then start the inspection externally and inspect each elevation in turn looking at
the roof, elevations, windows, doors, drainage and rainwater goods. - Then I would move inside and again start from the roof space and move down through
the floors.
What kinds of risks do you consider?
- Lone working.
- Asbestos.
- Accessing roofs and roof spaces at height.
- Hazards associated with derelict & empty properties.
- Confined spaces.
How does a disto work?
- A disto emits a laser beam and measures the time taken for it to reflect which is then
converted into a distance.
How can you check its accuracy?
- This can be checked by using a known measured distance in the office.
When does a disto becomes less accurate?
- It become less accurate as the distance increases.
- It is also very difficult to use outside over long distances due to issues with identifying the
laser.
Have you heard of a theodolite and how does this work?
- A theodolite is an optical instrument consisting of a small mounted telescope that is
rotatable in horizontal and vertical planes. - They are mounted on a tripod with adjustable legs, the theodolite is used in the field to
obtain precise angular measurements for triangulation. - Leveling is accomplished with the aid of a spirit level where crosshairs in the telescope
permit accurate alignment with the object sighted.
What precautions would you take if you were inspecting a
flat roof with a stepped ladder on your own?
- I would prepare risk and method statements before undertaking the survey.
- I would consider the height of the roof if it was more than a single storey and look to
arrange alternative access. - The type of ladder being used should also be considered to ensure it is capable of being
placed against the wall at an angle of 70 degrees and allows the surveyor to be able to
inspect the roof without standing on the last four rungs of the ladder. - Consideration would also be given to the condition of the roof in terms of whether it is
fragile or suitable to be walked on.
What would you look for when inspecting a slated pitched
roof covering and what would you look for within the roof
space?
- I would consider:-
o The age of the property and roof.
o Whether the roofing materials are original.
o Whether the ridge is straight.
o Identify and consider any deflections or distortions.
o Identify any slipped or missing slates.
o Determine if previous repairs have been undertaken and consider specifically if
repairs are numerous and to what standard they have been carried out.
o Identify if the leadwork to valley gutters, chimneys and other penetrations is in
good condition.
o Identify if the chimneys are in good condition or whether they are leaning or
require repointing.
o Visually inspect whether any light is identifiable from the outside when it is dark
inside.
What advice would you give if slates were to be replace by concrete
tiles?
- Firstly concrete tiles are heavier than slates and may therefore impose a significant additional load that
the roof structure, structure and foundations of the building have not been designed to take. - It would therefore require a structural engineer to confirm if the existing roof structure, structure and
foundations could accept this additional weight as it could lead to deflections in the roof, roof spread or
settlement.
What would the statutory implications be when replacing slates with
concrete tiles?
- If you are replacing the roof covering then you will be required to undertake thermal improvements to
the roof under Part L of the Building regulations. - This requires you to meet current guidelines as long as it is feasible and will provide pay back over a 15
year period. - The change in roof covering could require consent from the local council if it is within a conservation
area or it is a listed building.
How would you ascertain the condition of electrical installations
without employing a specialist?
- I would consider the age of the equipment and whether any service history or electrical inspections are
accessible. - I would also look at whether the installation is in good working order at the time of inspection, its
general condition and speak to the owner, occupier or maintenance team to see if they can provide any
input.
What are the requirements of the differing types of inspection for
example acquisition and fire reinstatement cost assessments?
- Acquisition of properties
o The RICS provide a practice note ‘RICS Building Survey Practice Note’ advising on the
mandatory components for undertaking a Survey.
o This practice note is written to reflect the property law in England and Wales.
o It describes and defines the service, in particular specifying those elements that are mandatory
to be surveyed.
o It applies without exception where any surveyor enters into a contract with a client to provide
the service.
o It is mandatory to use the specified format, without variation, and no departure is permitted.
o Guidance on the practical application of the practice note is given in section 4, Compiling the
report – commentary and guidance.
o The surveyor must ensure that he or she has the particular technical skills and experience
relevant to the property before accepting an instruction.
o The surveyor is responsible for carefully and thoroughly inspecting the property and recording
the construction and defects that are evident.
o The surveyor is advised not to limit the time for inspection and should take the time required
for the property in question.
o The surveyor should carry out the inspection in a logical sequence, and it is essential that all
relevant parts of the property are closely inspected.
o For example:-
▪ The interdependence of the different parts of the structure should be assessed.
▪ Especially the way in which the roof, walls (internal and external) and floors interact,
so that each part is not considered in isolation.
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188 - Key elements that must be reported on include:
o Roof space.
o Condition of floors.
o Furniture and occupier’s possessions.
o Services.
o Limitations to the inspection. - The surveyor must keep a permanent record of the site notes made at the time of inspection.
- Any physical limitations present at the time of inspection should be noted on the site notes.
- In addition to written notes, the surveyor should include sketch plans, diagrams and photographs.
Fire Reinstatement Reports
- The RICS produce the Reinstatement Cost Assessment of Buildings, 3rd addition which is intended as a
guide for surveyors who carry out reinstatement of assessments of buildings. - All assessments are to be made on the basis of total loss or of such substantial damage that the entire
building will require demolition and rebuilding. - The usual requirement for a reinstatement cost assessment is that it is prepared on the basis of a ‘day
one reinstatement’ figure known as the declared value, though it is prudent for this to be confirmed in
the instructions and referred to in the final report. - In calculating the declared value, RICS members and RICS-regulated firms should ignore the effects of
inflation during the period of the insurance policy as this is allowed for in the inflation provision. - The declared value figure should be the equivalent of a fixed price lump sum, competitive tender
submitted by a suitable and competent contractor for works to commence on site on the first day of
the period of insurance. - The valuation should include:
o Net rebuilding cost.
o Appropriate allowances for demolition.
o Other costs and all associated professional and other statutory fees. - Most commercial buildings in the UK are insured on a reinstatement (new for old) basis.
- The day one reinstatement basis is the most popular form of this, particularly for buildings insured by a
landlord and leased to a tenant. - If there is no intention to repair or reinstate a damaged building, then some other basis of settlement
may be more suitable. - It is prudent to incorporate recommendations within the report to the effect that the client needs to
reassess the sum insured on a regular basis, with an annual adjustment to reflect inflationary effects and
a major review and reassessment every three years, or earlier should significant alterations be made to
the insured property.
What are the different levels of residential survey?
- The three different levels of residential survey as outlined by the RICS guidance note ‘Surveys of
Residential Property’ are:-
o Level One
▪ This level of Survey comprises a visual inspection that is less extensive than Levels
Two and Levels Three.
▪ No opening up or testing of the building fabric or services are undertaken.
▪ This survey describes the condition of the building, its services and exterior including
any outdoor areas.
▪ The report also covers the importance of any defects however a Level One survey
does not include any advice on repairs or ongoing maintenance.
▪ It is more suited to modern dwellings of standard construction rather than older or
complex properties in poor condition.
o Level Two
▪ The Level Two survey covers a more extensive visual inspection than Level One but
excludes any tests or opening up of the building fabric or services.
▪ Accessible areas such as the roof or underfloor space are inspected visually.
▪ The report also covers the importance of any defects and gives advice to remediate
these defects.
▪ This level of survey is suited to a broader range of traditionally constructed properties
however it is not suited to complex buildings or unique or historic properties in poor
condition.
o Level Three
▪ The Level Three survey covers a more extensive visual inspection than Level Two.
▪ Although the services are not tested, they are observed in normal operation.
▪ The report outlines appropriate remedial work and explain the likely consequences of
non repair along with the priority of repair works.
▪ An indication of likely costs of repair is also provided.
▪ This level of service will suit any domestic residential property in any condition.
What inspection techniques are you aware?
o Exposed timbers should be examined where possible.
o The surface of floors that are not covered with fixed floor coverings should also be inspected.
o In the case of timber floors, loose boards should be raised to enable the construction to be
identified and their condition to be checked.
o Where access is available, the surveyor should inspect the subfloor area.
o In all cases, the surveyor should judge whether it is practicable, permitted and safe to carry out
the inspection.
o If it is not possible then this should be clearly reported.
o The surveyor is responsible for carefully and thoroughly inspecting the property and recording
the construction and defects that are evident. It is therefore recommended that the surveyor
accepts responsibility, within the limits of the agreed instructions, to see as much of the
property as is physically accessible.
o The inspection should be carried out without the risk of causing injury to the surveyor or
damage to the property.
o It is advised that hot water installations, boilers, control equipment, space heating and other
service installations are inspected visually.
What equipment are you aware of that may support an inspection?
▪ Recording instruments, e.g. personal recorder, paper, pens or pencils.
▪ Tape measures and a measuring rod.
▪ Binoculars or a telescope.
▪ Compass.
▪ Surveyors’ 3m ladder.
▪ Hard hat and protective footwear.
▪ Spirit level.
▪ Plumb bob.
▪ Crack gauge or ruler.
▪ Boiler suit, latex gloves, mask (particularly for loft spaces and inspection chambers
where there is a greater likelihood of contaminants).
▪ Inclinometer (basic).
▪ Electronic moisture meter.
▪ Torches.
▪ Digital camera with flash.
▪ Claw hammer and bolster.
▪ Lifting equipment for standard inspection chamber covers.
▪ Screwdriver, bradawl or hand-held probe.
▪ Mirror.
▪ Meter cupboard key.
▪ First-aid kit.
▪ Personal identification.
o A variety of optional equipment should also be considered (e.g. where extra services are being
offered):
▪ Moisture meter accessories, such as a surface temperature probe, a humidity sensor or
an air temperature sensor.
▪ Thermal imaging camera.
▪ Deep insulated probes.
▪ Additional screwdrivers.
▪ Hand-held metal detector.
▪ Marble.
▪ Adjustable set square.
▪ Boroscope.
▪ Magnifying glass.
▪ Spare batteries/in-car charger and bulbs.
