Inspection

Question 1

What are the purposes of inspection? What do you look for during each?

Answer 1

1) Valuation
- Factors impacting value = location, tenure, aspect, form of construction, defects, condition, lease terms
2) Property management
- Lease compliance, statutory compliance, requirement for repairs, tenant matches lease
If unoccupied -> need for repair, risk of vandalism, landscaping
3) Agency
- Current condition, repair, maintenance issues, presentation, marketability

Question 2

Which foundations are used for Residential dwellings?

Answer 2

Trench/strip footings (houses)

Piled (developments)

Question 3

What are the 4 types of foundation

Answer 3

Trench
Slap
Pile
Pad

Question 4

How can you identify a cavity wall? What is it? Why is it used?

Answer 4

two brick walls tied together with insulation in between, no ‘headers’
Can reduce damp,
Has bricks with holes in to vent

Question 5

What are the white marks on brickwork called? What causes them?

Answer 5

Efflorescence, caused by natural salts in brick

Question 6

What are the types of defect?

Answer 6

Inherent defect = one there since construction (not deterioration or damage)
Latent defect = fault that could not have reasonably been found on inspection

Question 7

What do you do if you find a defect on site?

Answer 7

1) Take photos
2) Try to establish cause
3) Inform client of your findings
4) Recommend specialist advice from a building surveyor (or structural engineer if movement)

Question 8

What are the most common defects?

Answer 8

Movement
Water/damp
Deterioration of building materials

Question 9

What is snagging? Why is it done?

Answer 9

Final checks of a property
Ensure contractual compliance
H&S of occupier
Get contractor to remedy then and there

Question 10

What are the three types of damp?

Answer 10

Rising
Penetrative
Condensation

Question 11

What causes rising damp? How can you identify it?

Answer 11

Causes: ‘free’ water in soil, broken pipes, underground watercourse
Usually stops 1.5m up walls and doesn’t cause mould

Question 12

What causes penetrative damp, how can you identify it?

Answer 12

Caused by rain, plumbing leaks, other above ground sources
Common issue is plumbing (e.g. long term leaking of cistern overflows)
Identified by wet brickwork, large internal water damage

Question 13

What causes condensation? When does it normally occur?

Answer 13

Surface temperature is below the dew point
Lack of heating often connect to poor insulation, poor ventilation, lifestyle (drying laundry over radiators, cooking)
September - May is ‘condensation season’

Question 14

What are the types of condensation? How can you identify them?

Answer 14

1) Surface (most common) -> moistens corners where mould can grow
2) Interstitial condensation -> within walls/floors
3) Reverse condensation -> outside, wet wall exposed to sun drives water vapour into the brick
4) Radiation condensation -> rapid cooling of atmosphere at night = condensation inside roof sheeting

Question 15

What else do you need to be aware of if you notice damp?

Answer 15

There can be a link between damp sources e.g. penetrative damp soaks thermal insulation, reduces heat retention making condensation more likely

Question 16

What are the types of rot? How can you identify them? How are they different?

Answer 16

Wet rot -> fungal decay of timber in moist conditions.
Timber is soft/spongy, damp/musty smell, paint stained. Localised
Dry rot -> More serious but less common, fungus that dries out timber.
Has yellow colour, wood crumbles with cracks along it -> can spread rapidly away from the source

Question 17

What happens if a site has contamination? What is the investigation process?

Answer 17

1) Review of site history, desktop study and site inspection
2) Detailed investigation to identify nature and extent of contamination – intrusive testing (boreholes)
3) Remediation report – sets out options and requirements, how to monitor

Question 18

What are the types of asbestos and when did they become illegal?
Where is it commonly found?

Answer 18

White (1999) Chrysotile
Blue (1985) Crocidolite
Brown (1985) Amosite

• Roof sheets
• Wall cladding
• Lagging on boiler/pipework/boiler flue
• Spray coating to ceilings
• Inside partition walls
• any panelling

Question 19

What are the types of Asbestos Survey?

Answer 19

1) Management Survey
Locate and assess ACMs and advise on their management during occupation
No samples taken
2) Demolition/refurbishment survey
Samples taken and tested to confirm ACMs / location
Recommendations are made regarding their management

Question 20

What is the RICS publication for asbestos?

Answer 20

Covered within RICS Guidance Note Surveying Safely 2018 but there is also:
RICS Guidance Note Asbestos and its implications for surveyors and their clients 2011

Question 21

Asbestos statutory legislation is?

Answer 21

Legislation: The control of asbestos regulations 2012

• Non-compliance is a criminal offence
• Work with ACMs needs a licenced contractor -> inform HSE of non-licenced work

Question 22

What is an asbestos register?

Answer 22

A collection of documents that outlines if there is asbestos, what surveys have been undertaken, has it been identified, and if so what procedures for management have been put in place

Question 23

How do you know if there is asbestos in a building?

Answer 23

Check a copy of the asbestos register

Question 24

What do you do if you find asbestos on site?

Answer 24

Take photos and detailed notes

Inform tenant, owner/manager, and client

Question 25

What must a duty holder do in relation to asbestos?

Answer 25

1) Assess if the premises contains ACM. If so, where and in what condition? Doubt = assumption it is there
2) Assess the risk and produce a management plan
3) Produce an asbestos register
4) Share register with parties who may disturb the asbestos
5) Review the register every 6 months

Question 26

How do new build premises deal with asbestos?

Answer 26

Need an architects signature to confirm no ACMs used

Question 27

What is the RICS paper on Japanese Knotweed?

Answer 27

RICS Information Paper Japanese Knotweed and Residential Property 2015

Question 28

Why is Japanese Knotweed an issue?

Answer 28

Lenders reluctant to lend on properties impacted -> need a full treatment plan
o Can prevent you getting a mortgage

Question 29

Where do you find Japanese Knotweed/where do they cause problems?

Answer 29

Drains -> goes into cracks and blocks them
Patios/paths/drives -> goes between slabs, uneven
Boundary and retaining walls -> undermine shallow foundations, collapsing walls
- Same to outbuildings/sheds/conservatories
Gardens -> kill off nice plans

Question 30

How can you identify japanese knotweed?

Answer 30

RICS Info Paper has identification guide -> Appendix C
Growing season:
- Broad, round leaves with a flat base. Red/purple turning green with summer
- Green stems with purple speckles
- Small white flowers like a stinging nettle
Winter
- Bare, straw/brown coloured stems
- Stems are hollow but tough and don’t die away

Question 31

What are the statutory rules around Japanese Knotweed?

Answer 31

Environmental Protection Act 1990:
- Need a licensed firm to treat and remove it
Wildlife and Country Act 1981
o Criminal offence to introduce it or allow it to spread
o Magistrates’ court punishment of £5,000 and/or 6 months in prison
o Crown court punishment of unlimited fine and/or 2 years in prison
o Local authority fines up to £2,500 per person / £20,000 per firm if you ignore it/do not treat it and it spreads to adjoining land

Question 32

Can you value a site with contamination?

Answer 32

1) Do not provide advice until specialist report is commissioned
2) Caveat advice -> special assumptions
3) Include remediation costs in appraisal + timings

Question 33

Under the control of asbestos regulations 2012, who is a duty holder?

Answer 33

Depends on the situation:

• In a rented flat, the landlord (L&T Act 1985: must keep structure in good repair). Breach of repairing obligations.
• Communal parts of multi-occupied building: building owner/freeholder
• If its an old house being developed, the employer (H&S Etc Act 1974)

Question 34

Is there any recent Japanese Knotweed cases in the press?

Answer 34

Williams vs Network Rail 2018

Network rail were aware of Jap Knotweed on their land, did nothing and it spread into Williams’ garden.

Question 35

What is a deleterious material? Examples?

Answer 35

Something which can compromise the structural integrity of a building
e.g. High alumina cement