Brainscape's Knowledge GenomeTM

Browse over 1 million classes created by top students, professors, publishers, and experts.


See full index

APC refresh > Inspection and Health & Safety > Flashcards

Inspection and Health & Safety Flashcards

1
Q

How do you ensure you make appropriate access arrangements for inspections?

A

I contact the property manager/site manager if there is one based on site. I ask them to let the occupiers know I will be attending site and ensure I arrive at the specified time carrying my ID.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
2
Q

What things do you check before attending a site for inspection?

A
  • Age of the building (asbestos)
  • Any hazards (building or area)
  • Due diligence - surveys etc.
  • Ask property manager if any hazards or anything to be aware of and ask if I will need PPE.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
3
Q

Briefly explain the construction of a recent building you have inspected.

A

I inspected a building being used for people with mental health difficulty in Lewisham.

  • It was brick built building, constructed in 1990, had a pitched tiled roof, cavity brick wall UPV-C windows and strip foundations.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
Q

How could you tell if a building was of cavity brick wall construction?

A

No headers used, also evidence of a cavity tray.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
Q

How could you tell if a building was of solid brick wall construction?

A

There would be headers used.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

How could you tell the age of a building?

A

Certificate of completion from the architect.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
Q

How can you tell if a building has strip foundations?

A

It is common for cavity brick walls to have strip foundations.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

What is the size of a brick?

A

215x102.5x65mm

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
Q

What us the usual size of floor and ceiling void in a new office building?

A

Raised floor void: 150mm

Ceiling void 350mm

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

What is the British Council for offices? & When was their guidance last updated (2019).

A

The BCO was established in 1990 and is Britain’s leading forum for discussion and debate about the issues of the office sector. Its mission is to research, develop and communicate best practice in all aspects of the office sector.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
Q

What is the optimum depth of an office to allow for natural light?

A

12m to 15m (shallow plan) or 15m to 21m (deep plan)

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
12
Q

What eaves height is desirable for an office building?

A

2.6m - 2.8m

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
13
Q

What is the normal floor loading for an office building?

A

2.5 - 3.00 kN/sqm with an allowance of up to 1.2kN/sqm for partitioning.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
14
Q

What is an easement & how might you find out about the existence of one.

A

A right to cross or otherwise use someones land for a specific purpose.

May find out by looking at title register or may have been made apparent by seeing someone walking/trodden down grass

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
15
Q

What type of air conditioning would you find in a modern office building

A

Likely VAV - Variable air volume.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
16
Q

What is a hidden valley gutter and what problems can arise because of one?

A

Where two main roofs meet or where there is a change in roof direction.

Can be easily blocked especially where nearby trees.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
17
Q

Where does surface water drain into and how does this compare to foul water?

A

Surface water drains into the water course, such as soak away or storm drain.

Foul water drains from soil pipes into a sewerage system (private or public)

Statutory undertakers own a private sewer from the boundary of a property

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
18
Q

What is a deleterious material and how might you identify it? Can you name me some?

A

Deleterious materials can degrade with age causing structural problems.

Tell tale signs include brown staining on concrete, concrete frame building, 1960s and 1970’s buildings as well as modern buildings.

Deleterious materials include;

  • High alumina cement
  • Woodwool shuttering
  • Calcium chloride
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
19
Q

What is a hazardous material? Can you name me some? How would you deal with this?

A

A hazardous material is one which is harmful to health.

Hazardous materials include;

  • Asbestos
  • Lead piping/lead paint
  • Radon gas

I would always recommend a specialist report and make appropriate assumptions.

I would always check the contents of an asbestos report/register.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
20
Q

What do wet and dry rot look like?

A

Cracks in brickwork - for subsidence
Wet rot - wet, soft timer or high reading on damp meter
Dry rot - fungus, strong smell, cracked paintwork.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
21
Q

What is rising damp?

A

In short, rising damp in buildings occurs when water from the ground rises up through the bricks and mortar of a building by capillary action.

Usually stops 1.5m up

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
22
Q

Can you tell me about any RICS guidance on contamination?

A

RICS guidance note ‘Contamination, the Environment and Sustainability, 2010 (3rd edition).

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
23
Q

What is the general principle relating to contamination?

A

The principle is that the polluter or the landowner pays the remediation.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
24
Q

What signs would indicate that a site is contaminated?

A

Evidence of chemical, oils, oil drums, subsidence and underground tanks, bare ground etc.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
25
Q

What is an environmental impact assessment?

A

The purpose of an EIA process is to inform decision makers and the public of the environmental consequences of implementing a proposed project. the EIA document itself is a technical tool that identifies, predicts and analyses impacts on the physical environment, as well as social, cultural and health impacts.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
26
Q

Why and when would you need an EIA?

A

Large development - This enables planning authorities to be fully aware of the broader environmental picture when they decide to grant planning permission.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
27
Q

What is radon?

A

Radon is a colourless, odourless radioactive gas. It is formed by the radioactive decay of the small amounts of uranium that occur naturally in all rocks and soil.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
28
Q

How can you reduce the risk of radon?

A

Positive ventilation - a small quiet fan blows fresh air, usually from the roof space, into the building.

Natural under-floor ventilation - many homes and some workplaces have a suspended ground floor with space underneath. Good ventilation of this space can reduce radon concentrations.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
29
Q

Tell me what an inherent/latent defect is.

A

An inherent defect is a defect in the design or a material which has always been present

A latent defect is a fault to the property that could not have been discovered by a reasonably thorough inspection of the property.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
30
Q

Why are building warranties important?

A

Form of insurance policy that the building has been constructed to a high standard – covers defects and structural damage.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
31
Q

What does your desktop risk assessment involve?

A
  • Read asbestos register
  • Liaise with FM and PM colleagues as to whether PPE is required or what potential hazards there may be.
  • Double check myself where possible (google maps)
  • Read the internal files - ascertain if any works or surveys been carried out
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
32
Q

What is NHS PS lone working policy?

A

1) lone working assessment - determines whether further support is required.
2) If deemed further support required 1:1 session organised with line manager to discuss the risk in more detail
3) Mitigating the risk by implementing one or more of the following
> Text messages, arrival to site leaving to site etc.
> Phone calls, keeping in touch whilst working alone
> Agree a buddy system
> Known issues: reasonable adjustments may be considered in the interim.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
33
Q

How do you assess whether you need PPE?

A

My own desktop risk assessment/review of the plans/area on google maps and discussion with property manager and FM colleagues.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
34
Q

How would you go about inspecting an office in Mayfair?

A
  1. Safety - whether any PPE required/any other hazards to be aware of
  2. Area - Location/aspect/proximity to transport/business vibrancy
    > Contamination/environmental hazards/flooding/high voltage power lines
    > Comparable evidence/local market conditions/agents boards
  3. External - Method of construction
    > Repair and condition of the building
    > Car parking/access/loading arrangements
    > Defects/structural movement
    > Check boundaries with OS map/title plan
  4. Internal - layout and specification (flexibility and obsolescence)
    > Repair and maintenance
    > Defects
    > Services - age and condition
    > Statutory compliance (asbestos, building regs, health and safety, equality act, fire safety and planning
    > Fixtures and fittings and improvements
    > Compliance with lease obligations
  5. Return to office (file photos and notes).
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
35
Q

What would be include in a category A fitout?

A
  • Raised floors and suspended ceilings
  • Basic mechanical and electrical services
  • Fire detection services and smoke alarms
  • Air conditioning and ventilation (HVAC)
  • Basic internal finishes

Cat B

  • Fully fitted kitchens and non-communal office amenities
  • Partitioning; including meeting rooms, offices and breakout spaces
  • Workstations and furniture
  • Reconfiguring air-conditioning and power points
  • IT installation and infrastructure
  • Design and brand detailing
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
36
Q

What are different construction methods? How might you identify these (to be amended).

A
  • Steel frame
  • Concrete frame
  • Solid brick wall (headers)
  • Cavity brick wall (no headers and cavity tray)
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
37
Q

Common defects in residential property?

A
  • Subsidence
  • Dry rot
  • Wet rot
  • Tile slippage on the roof
  • Damp
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
38
Q

Common defects in office property?

A
  • Damp (roof or ground)
  • Water damage from faulty A/C units
  • Damaged cladding
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
39
Q

Common defects in an industrial property?

A
  • Roof leaks
  • Water damage from poor guttering
  • Damaged cladding panels
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
40
Q

What is a common building defect for a 1990’s building?

A

“Cold bridging” - where there is a gap in the cavity wall insulation and which creates a greater risk of condensation forming.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
41
Q

What are some of the key points in Surveying Safely, 2018.

A

Guidance note - sets out basic good practice principles for the management of health and safety for property professionals.

RICS regulated firms must ensure they provide:

  • A safe working environment
  • Safe work equipment
  • Safe systems of work
  • Competent staff
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
42
Q

What are some of the changes from 1st edition of Surveying Safely?

A
  • Safe person concept - each individual assumes individual responsibility for their own, their colleagues and others health and safety whilst at work.
  • There is also greater emphasis on ensuring the competence of individuals including their responsibility to ensure the use of safe work equipment and safe systems of work.
    Updated advice on fire safety.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
43
Q

What are some of the key points in the Health and Safety at Work Act 1974 (as amended)?

A
  • Duty to every employer to ensure, so far as reasonably practicable, the health, safety and welfare at work of all employees
  • Policed by the Health and Safety Executive (HSE) as a criminal offence with fines and/or imprisonment.
  • Must report injuries and dangerous occurrences (1995 regulations)
  • Must undertake, record and regularly review risk assessment (1999 regulations)
  • A hazard refers to anything that has the potential to cause harm (such as a wet floor).
  • The probability/likelihood that someone will be harmed is called a risk (such as the risk of falling on the wet floor).
  • Detailed H&S information to be held on site, usually in the operations and maintenance manual
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
44
Q

What duties does the Health and Safety at Work Act 1974 impose?

A
  • Duty to every employer to ensure, so far as reasonably practicable, the health, safety and welfare at work of all employees.
  • Must report injuries and dangerous occurrences (1995 regulations)
  • Must undertake, record and regularly review a risk assessment (1999 regulations)
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
45
Q

What else was covered by your “Safety First” CPD?

A

I Increased my understanding of Surveying Safely, 2018 and its changes from the first edition.

46
Q

What are some of the obligations from the Control of Asbestos Regulations 2012?

A
  • 2 separate obligations to the “duty holder” and an “employer”
  • Duty holder is the owner of the premises if vacant or a tenant if holding a repairing lease.
  • Anyone with responsibility for a building containing asbestos has a duty to manage.
47
Q

What specific duties do employers have under CAR12 Regulations?

A

Under CAR12, employers have specific duties to:

  • Issue the correct personal protective equipment when it is required
  • Protect employees from asbestos exposure.
  • Provide company procedures for employees to follow for incidents and decontamination.
48
Q

What specific duties do employees have under CAR 12 Regulations?

A
  • Correctly follow employer’s instructions and use personal protective gear and other provided equipment.
  • Follow company procedures with regards to incidents and decontamination (not to take home any contaminated PPE, work clothes or any other equipment.
  • Report and incident to the correct authorities.
49
Q

What are some of the key points from the Regulatory Reform (Fire Safety) Order 2005?

A
  • Based on a risk assessment with the emphasis on fire prevention
  • Applies to non-domestic property in England and Wales
  • The ‘responsible person’ is the employer, or occupier who controls the property, or if property vacant, the owner.
  • Must be fire precautions in place following the risk assessment
  • Reasonable fire precaution measures could include a fire detection system, safe exit routes, emergency exits, emergency lighting, signage, fire doors.
  • Need for good record keeping-risk assessment, fire policy and fire procedures and staff training.
  • Regular review of the assessment required and recorded.
50
Q

What do you know about the Hackitt Review?

A

It was led by Dame Judith Hackitt, reported in May 2018.

  • It was an independent Review of Building Regulation called ‘Building a Safer Future’ made over 50 recommendations for changes to the current system to ensure a more robust regulatory system.
  • There is now a ban on the use of combustible cladding on residential buildings of 18m tall since September 2018.
  • New legislation is anticipated in due course following the Grenfell Tower Fire Inquiry.
51
Q

What do you know about the IFSS?

A

The International Fire Safety Standards, which are supported by RICS provide globally consistent, high-level principles for fire safety in the design, construction and management of buildings.

Read an article written by the IFSS coalition in the June edition of Modus which highlighted the problem with carrying standards (e.g. green and red signs).
- Also highlighted standards need to be thought about holistically i.e. sustainability drive is reason behind the Grenfell cladding in the first place.

52
Q

For the Clapham site how did you stay safe on site?

A
  1. Desktop risk assessment – inspected site and local area from photos for any potential hazards.
  2. Identified this was an active development site so I contacted the site manager who provided me a safety introduction and PPE.
  3. I listened intently to the health and safety introduction for the site which highlighted hazards
  4. I was careful when walking around the site mindful of potential hazards
53
Q

What PPE was required for Clapham and why?

A

Steel toe capped boots - because there were various trip hazards including loose bricks.
High visibility jacket - to mitigate the risk of going undetected by any staff on the site who may be working.
Hard hat - To mitigate the risk of damaging head in the event of something falling from above

54
Q

Talk me through you desktop Inspection for Southwark.

A
  1. I reviewed the site on google maps to try and establish if there were any hazards which I should be aware of.
  2. Looked on files and spoke to property manager, identified that the building was built prior to 1999.
  3. Sought the asbestos management report
  4. Was mindful of the areas asbestos was present when inspecting, so not to disturb them as risk was low/very low.
55
Q

What advice or action did you take in relation to the asbestos at Southwark?

A

The report stated not to disturb the asbestos but I was still able to inspect the building as the risk was low/very low and did not require specialist removal.

56
Q

How did this affect your disposal advice?

A

I advised that the impact on such a large site will be minimal, though I did advise that asbestos removal would need to be reflected in the development appraisal or residual valuation. I also advised that a separate refurbishment/demolition asbestos survey should be undertaken.

57
Q

What is a demolition/refurbishment asbestos survey?

A

One which aims to ensure that:

  • Nobody will be harmed by work on ACM in the premises or equipment.
  • Such work will be done by the right contractor in the right way.
58
Q

When was asbestos banned from construction?

A
  • Blue (crocidolite) and brown (amosite) asbestos banned in 1985.
  • White (chrysotile) - 1999
59
Q

Where did you source the asbestos register from?

A

From FM if they have an electronic copy or on site.

60
Q

What is included on an asbestos register?

A

1) Introduction
2) Responsible person
3) Summary of location
4) Risk management (location, element, asbestos type, condition, risk level, action, inspection, frequency).
5) Action plan

61
Q

What are the different types of asbestos?

A
  • Brown (amosite) (BA) banned in 1985 (corrugated roofing)
    Blue (crocidolite) (BC) - Banned in 1985 most dangerous (insulating material)
    White (chrysotile) (WC) - 1999 insulating material.
62
Q

What type of asbestos was present in Southwark?

A

Chrysotile in the roof sheets and amosite in the boarding.

63
Q

What was the risk level of the asbestos in Southwark?

A

Low and very low

64
Q

What would you do if you identified a potential defect on site?

A
  1. Take photographs of the defect
  2. Try to establish the cause of the damage whilst on site
  3. Inform your client of your investigations
  4. Recommend specialist advice from a building surveyor or in the case of movement a structural engineer.
65
Q

Talk me through your Hayes inspection.

A

DOH disposal (C2 - easily converted internally).

  1. Carried out a desk top pre-assessment
  2. Printed of floor plans/planned journey
  3. Informed my manager and put details in my calendar.
  4. Considered the location (factors affecting value - proximity to transport, amenities, agents boards, planning)
  5. Considered external (condition, defects, aspect etc)
  6. Considered internal (condition, specification, defects, layout, utilities).
  7. Filed inspection report and photos in clearly labelled folders.
66
Q

What key factors affected marketability/rental value (hayes)?

A
  • Building condition
  • Specification
  • Proximity to transport/amenities
  • local planning policy (for change of use, also extension etc).
67
Q

How would you have advised your client as a result of the inspection (hayes)?

A

I would have advised that the property would require minimal works before marketing. Given the timeframe objectives auction would be an appropriate method of sale and a pre-application meeting with he council should be sought to establish change of use principle.

68
Q

Talk me through your inspection at Merton

A
  1. Carried out desk top pre-assessment
  2. Printed of floorplans/planned journey
  3. Told manager and put details in calendar
  4. Considered location
  5. Considered external of the property
  6. Considered internal of the property
  7. Filed inspection report and clearly labelled photos.

On external inspection identified low hanging wire from telephone pole.

  • Took photos and tried to establish cause of damage.
  • Informed site manager and oversaw barriers being put around the area to protect staff and patients.
  • Informed BT of the issue, as only their employees are allowed to touch the wires/pole.
  • Issue resolved following day.
69
Q

What legislation related to the issue in Merton? (to be updated)

A
  • Health and Safety at Work Act 1974

- Occupiers liability Act 1957

70
Q

Explain a factor identified during an inspection which impacted upon value.

A

Knotweed.

I advised the impact could be quantified if it is investigated and the remedial works quantified.

71
Q

Talk me through your North London inspection

A

KNOTWEED.

Inspection for disposal purposes (mindful of factors affecting value).

  1. Carried out desktop pre-assessment
  2. Printed of floorplans and site plans/planned journey
  3. Told my manager and put details in my calendar
  4. Considered the location
  5. Considered the external
  6. Considered the internal
  • When inspecting the external noticed a plant that looked like Japanese Knotweed
  • As the site was next to a riverbank likelihood of it being knotweed increased.
  • Advised my client of their duties as landowner and allowing it to spread is a criminal offence under the Wildlife and Countryside Act 1981.
  • Advised the impact it could have on sale.
  • Advised to instruct a specially licenced contractor for treatment/removal.
  • Advised that under the Environmental Protection Act 1990 it could only be removed by a specially licenced contractor to a special licenced plant
72
Q

Any case law relating to knotweed spreading?

A

Williams v Network Rail 2018

73
Q

What risk category was the Knotweed in North London?

A
    • Although Japanese Knotweed is present within the boundaries of the property, it is more than 7 metres from a habitable space, conservatory and/or garage. if there is damage to outbuildings, associated structures, paths and boundary walls and fences, it is minor.
      - Further investigations by an appropriately qualified/and or experienced person are required.
74
Q

How did the knotweed affect your advice in terms of sale/value?

A
  • I advised that it may put some purchaser’s off unless the extent can be verified and treatment works quantified.
  • I advised some lenders may refuse a loan without investigation to the extent of the knotweed and thus best price may not be achieved.
  • I advised that the valuation could reflect the knotweed by quantifying the likely cost of treatment and necessary repairs. The impact of the Japanese Knotweed can be taken into account the same way any other defect or item of disrepair but it would first need to be investigated.
75
Q

What action was taken and by whom in relation to the knotweed in North London?

A

My client had the Knotweed investigated and chemical treatment works were implemented.

76
Q

Talk me through your Hackney Inspection

A
  1. Carried out desktop pre-assessment
  2. Printed of plans and planned journey
  3. Told manager and put full details in outlook calendar
  4. Considered location
  5. Considered external
  6. Considered internal
  • Noticed diagonal crack to internal load bearing wall of an outbuilding, rarely used.
  • I advised my client that is was their responsibility as this part of the building was vacant.
  • I advised that measures should be put in place from anyone entering the building until it is investigated by a structural engineer.
77
Q

What was the advice from the structural engineer (Hackney)?

A

Structural engineer advised that the issue was not structural. It was cause by a leaking roof which had damaged the building materials.

Type 3 crack according to BRE digest - ‘cracks that require some opening and can be patched by a mason’. Did not cause concern of the structural integrity of the wall.

Advised my client to instruct the works in line with the report and maintain safety measures until then.

78
Q

What was the repairing clause in the lease (Hackney?) What about if it was an FRI lease?

A

The damage was to a vacant part of the building outside the tenants demise.

If it was within their demise it would have been likely that it would be landlord responsibility for FM and maintenance of the building.

If it was an FRI lease it would state that the landlord will carry out the repair and maintenance and charge the tenant the reasonable costs of doing the works through a service charge.

79
Q

What was the planning history for the property you inspected in Hayes?

A

No planning applications has been submitted in the last 5 years. Neighbouring properties were granted extensions/conversion of roof space to habitable rooms.

  • The building next door was granted permission for a 2 story side extension.
80
Q

What did you look out for when reviewing the title for Hayes?

A

Anything which may impact the sale value, include title restriction/development restriction/use restriction.

81
Q

What are the different purposes for an inspection?

A
  1. Valuation (valuation influencers)
  2. Property management (police the lease)
  3. Agency (marketability issues).
82
Q

What would you look out for on a valuation inspection?

A

Valuation influencers

  • Location
  • Tenure
  • Aspect
  • Form of construction
  • Defects
  • Current condition
  • Occupation details
  • Layout
  • Specification
  • Proximity to amenities/transport
83
Q

What would you look our for in particular on a management inspection?

A

Police the lease

If occupied:

  • Lease compliance
  • Statutory compliance
  • State of the building
  • Requirement for repairs/redecoration
  • User and details of the actual occupier

If unoccupied:

  • Statutory compliance
  • State of the building
  • Repair and maintenance issues
  • Security arrangements
  • Landscaping
  • Risk of vandalism/damage to the building
84
Q

What would you look out for in particular on an agency inspection?

A
  • Current condition
  • Repair and maintenance issues
  • Statutory compliance
  • EPC, flood risk, conservation area etc.
  • Services
  • Proximity to amenities/transport
  • Agents boards
  • Flexibility of the accommodation and its marketability.
85
Q

Who’s responsibility is it to keep the site safe? (Merton)

A

Landlord and occupier.

Health and Safety at Work Act 1974 - “Duty to every employer to ensure, so far as reasonably practicable, the health, safety and welfare at work of all employees”.

Occupiers Liability Act 1957 - The Act regulates the liability of occupiers and others for injuries caused by lawful visitors, as well as for damage to any good, as a result of “dangers due to the state of the property or (due) to things done or omitted to be done there”.
- Not only occupiers who may be liable to lawful visitors, but also those who have control over premises such as landlords.

86
Q

Who’s cost to keep a site safe?

A

Landlord at their cost or the tenant if holding a repairing lease.

87
Q

How did you identify the Japanese Knotweed?

A
  • Purple/green hollow steam and green leaves
  • Leaves fairly smooth, mid-green colour, with characteristic of straight back edge giving the overall leave a shield/shovel/heart shape.
  • Knotweed flowers are small creamy-white and form in loose clusters (panicles) in late summer/early autumn.
88
Q

Why do you think Knotweed may cause a reduction in value?

A

Lenders may refuse a loan

89
Q

How might you deal with Knotweed in a valuation of a property?

A

By quantifying the likely cost of treatment and any necessary repairs, the impact of Japanese Knotweed can be taken into account in the valuation process and reflected in the same way as any other disrepair.

90
Q

What options are there for treating/removing knotweed?

A

Excavation - Can be excavated and removed to an off-site appropriately ;licensed, waste management facility. Volume of excavated soil can extend from 3m vertically to 7m horizontally.

On site burial and/or encapsulation with membranes - Japanese Knotweed can be excavated and then buried on-site, but unless it can be covered with 5m or more of overburden, a specialist root barrier membrane should be installed to fully or partially encapsulate the Japanese Knotweed bound soil, to prevent any regrowth.

Biological control - Introduction of ‘pest’ species that will attack and control the target ‘host’ species. It is effectively a grazing system, whereby the growth of the Japanese Knotweed is controlled to a level that keeps it in check.

Chemical control - application of specialised herbicides to Japanese Knotweed plants over a period of several growing seasons. Most economical treatment (£2,000 - £5,000 in total for a typical three-bedroom semi-detached house, however can take 3 years to be effective.

91
Q

Talk me through the Japanese Knotweed growth cycle

A

March-April: At this time if year early stage of annual life cycle, some of the classic visual characteristics will not yet have developed. Appearance can still be distinctive.

May-October: Growth will be most vigorous, easily identifiable from its 4 characteristics;

1) The leaf
2) The zigzag leaf stems or ‘petioles’
3) The main stems
4) The flowers

October-February: - Plant will shed its leaves and die back. Because the stems are robust, still possible to identify.

92
Q

What duties did your client have as landowner?

A

1) Whilst there is no statutory requirement to control/eradicate this invasive plant, nor is it necessary to report its presence as its not listed in he Weeds Act 1959, it is advisable to take action quickly to control its spread.
2) Allowing it to spread to adjacent land is a criminal offence under the Wildlife and Countryside Act 1981 (Williams V Network Rail - NR liable for diminution in vale resulting from spread of knotweed)
3) In 2013 the UK government decreed that anyone failing to control Japanese Knotweed (and other invasive plants) could receive an anti-social behaviour order. It will be seen as committing a criminal offence, If prosecuted fines of up to £2,500 for an individual or £20,000 for a company.

93
Q

What Acts are relevant to Japanese Knotweed?

A

Wildlife and Countryside Act 1981 - Criminal offence to allow Knotweed to grow onto adjacent land.

Environmental Protection Act 1990 - Japanese Knotweed to be disposed of legally such as chemical treatment, digging it out and removing it from the site to a licensed landfill site.

Section 33 (1a) and (1b) - creates an offence to do with the depositing, treating, keeping or disposing of controlled waste without a licence.

94
Q

Why did you suspect the crack in Hackney was caused by Ground Heave?

A

From review of the file I noted a tree had been removed the year before. I was also aware of the period of heavy rain in the month prior which increased the likelihood (November inspection)

95
Q

What is ground heave?

A

Ground heave is the upward movement of the ground, when a tree is removed from the soil, water is no longer being absorbed by the tree roots, meaning the soil will swell as it gets wet. The swelling can cause the soil to uplift, sometimes to a greater volume than when the property was built, leading to displacement of the foundations.

96
Q

How could you rectify and issue caused by ground heave?

A
  • Remove as much of the clay from around the foundation as possible and replace it with hardcore.
97
Q

How may the issue caused by Ground Heave have been avoided?

A

Where heave is likely to be a problem cellular structures should be installed against foundations and beneath floor slabs to reduce the upward force of heave transmitting to the structure above.

  • Products such as Claymaster, Clayboard and Heaveguard are all designed to create a compressible void that allows the ground to ‘swell’ without damaging the building structure.
  • A beam and block suspended floor may be a more -cost-effective solution compared to the cost of accommodating heave movement.
  • Instruct a structural engineer to oversee soil testing prior to removal of the tree. Trial pit/borehole with Atterberg soil moisture testing to allow a heave calculation
98
Q

Do you know of any other movement related structural defects?

A

Subsidence - Vertical downward movement of a building foundation. This could be as a result of changes in the underlying ground conditions.

99
Q

What other caused of cracking are you aware of?

A
  • Horizontal cracking may indicate cavity wall tie failure.
  • Shrinkage cracking often occurs in new plasterwork during the drying out process.
  • Other cracks may be due to differential movement such as settlement cracks.
  • Thermal expansion can also cause cracks
100
Q

Talk me through the construction of Hayes?

A
  • The house is of partially rendered solid brick construction with pitched and plain tiled roofs.
  • Vacant semi-detached 3 bedroom house (carehome).
  • Arranged over 2 floors
  • Central heating
  • Electricity all working order
  • Likely trench foundations
101
Q

Can you talk me through the construction of Merton?

A
  • Solid brick wall construction
  • Concrete frame
  • Flat felt roof

Internally;
HBN guidance and CQC regulation standards;

  • Clinical Vinyl Flooring which covers any skirting (HBN compliance - infection control)
  • Double glazed windows
  • Taps operated without hands
  • Central heating
  • Air conditioning
  • Concrete floors
  • Clinical rooms min size 16sqm
102
Q

Talk me through the construction of Hackney/North London?

A
  • Solid brick wall construction
  • Concrete frame
  • Flat felt roof

Internally;

  • Clinical Vinyl Flooring which covers any skirting (HBN compliance - infection control)
  • Double glazed windows
  • Taps operated without hands
  • Central heating
  • Air conditioning
  • Concrete floors
  • Clinical rooms min size 16sqm
103
Q

What were the utilities you recorded for Hayes?

A
  • Central heating
  • Gas
  • Electricity
  • Modern boiler serviced 6 months prior
104
Q

What was the proximity to transportation for Hayes?

A

0.9 miles from Hayes and Harlington station.
0.1 Miles from 140/90 bus with buses to station.
GWR trains take 20 mins to Paddington

105
Q

Which local agencies did you note down for Hayes?

A

Haart, Hunters and Barnard Marcus

106
Q

Proximity of transportation for North London?

A

0.3 miles from manor house station (piccadilly line)

141 bus stop opposite

107
Q

What is included in a risk assessment?

A
  1. Identify the hazards present
  2. Identify people at risk from the hazards e.g. employees, contractors, visitors etc.
  3. Evaluate the risk, considering the likelihood and severity of any accidents. Existing controls in place should be identified and evaluated.
  4. Record the findings in a suitable form
  5. Review the risk assessment regularly.
108
Q

What us included in a method statement?

A
  • This is a document that details the way a work task or process is to be completed to be prior approved.
  • It should outline the hazards involved and include a step by step guide on how to do the job safely
  • It must also detail which control measures have been introduced to ensure the safety of anyone who is affected by the task or process
109
Q

What do you know about CDM regs?

A

Construction (Design and Management) Regulations, 2015.

Covers H&S during the design and management of all commercial building projects.

Aim is to improve overall management and co-ordination of H&S at all stages of a construction project

  • All projects with more than 1 contractor working on site must have a Principal Designer and Principal Contractor and H&S file.
  • Onus on client and not the contractor to ensure CDM arrangements
  • Construction Phase Plan is required for all projects with safety considered at the design stage of a project by the Principal Contractor
  • Need for Risk Assessment and Principal Designer
110
Q

What statutory obligation are there for a commercial property owner?

A
  • Asbestos management
  • Contamination
  • Disability discrimination and equality
  • Energy performance certificates
  • Fire safety
  • Health and safety
  • Occupiers liability
  • Waste management
111
Q

What are some key principles from CAR 12 including the 5 steps for a duty holder to take?

A
  • Appropriate asbestos training for the type of work anticipated.
  • The Control of Asbestos Regulations 2012 require that every non-domestic property should have an Asbestos Management Plan that details how the person responsible for the maintenance of a building, the Duty Holder, will proceed to ensure that persons are not exposed to asbestos.
  1. Assess whether the premises contain asbestos, and, if so, where it is and what condition it is in.
  2. Assess the risk and produce a plan to manage the asbestos
  3. Produce an asbestos register
  4. Make the register available to all relevant parties who might disturb it
  5. Review the register regularly (HSE recommend 6 monthly)
112
Q

Can you give me an example of a latent defect?

A
  • Cavity ties that will later fail

- Inadequate foundations causing subsidence

APC refresh (20 decks)

Brainscape helps you reach your goals faster, through stronger study habits.
© 2024 Bold Learning Solutions. Terms and Conditions