Inspection - KT Qs Flashcards
You say you always adhere to RICS Surveying Safely (2018) - tell me how.
Can you give me 3 or 4 takeaways?
- The ‘SAFE PERSON’ concept = placing the emphasis on the individual to assume responsibility for their own, their colleagues and third parties health & safety.
- RISK ASSESSMENTS = Carry out risk assessments before each inspection (“Identify the HAZARD, mitigate the RISK”).
- Ensure appropriate PPE is work when required (Hard hat, steel capped boots, fluorescent jacket, gloves, eyewear).
- Ensure I am up-to-date and have appropriate TRAINING for health & safety.
Looking at your Level 3 inspection example in Fitzrovia - there was a problem with damp in the building.
Can you talk me through how that manifested itself and what the likely cause was please?
(BASEMENT = Failed tanking membrane).
Having spoken to a Building Surveyor:
The type of damp was PENETRATING DAMP (aka water ingress).
This was caused by a FAILED WATERPROOF TANKING MEMBRANE to the walls (failed damp proof membrane).
Why was there a failure in the tanking membrane?
Incorrect / uneven application
As it was a basement, it was prone to ground vibrations and groundwater pressure
What is penetrating damp?
Also known as WATER INGRESS
Water infiltration through an external wall to the interior (caused by excess ground water).
What did the damp look like?
Localised circles (patches) of dampness on the wall
Discoloured tidemarks
Flaking / blistering wallpaper
What did YOU do once you identified this damp?
- Took PHOTOS of the defect
- Tried to establish the CAUSE of the damage whilst on site.
- INFORMED the client of the investigation.
- Recommended professional advice from our BUILDING SURVEYING team.
It’s a Level 3 example - what advice did you give your client?
What remediation works do you think would be needed?
The advice was to:
Seek specialist advice from a Building Surveyor
Stripping the wall back to brick and apply a new waterproofing tanking membrane to the wall.
I advised that marketing should not take place until fully remediated.
Have you seen any Dry Rot in your training? What does it look like – was there any in the retail unit?
Dry Rot is caused by FUNGAL ATTACK.
Signs include:
Fungus (Mycellium) spread across the wood in fine and fluffy white strands
Large, orange mushroom-like fruiting bodies
A strong smell
Cuboidal cracking / cracking paintwork
In your Level 2 example is an acquisition - a viewing tour of various offices. How did you establish your clients objectives and how did you relate that to the tour of the offices?
I arranged a meeting with the client to understand the key drivers behind their move.
I used a scoring matrix to benchmark their most important objectives and had regard to this when producing a shortlist for their review.
You say some of the buildings were under construction. Talk me through how you identify approaching a construction site with your clients?
I call the BUILDING MANAGER in good time prior to the inspection to find out what PPE was necessary and what was available on site.
I ensure all attenddes SIGN IN AND OUT of the building register at the site.
I ensure I allocate extra time in between viewings to account for SAFETY BRIEFINGS and identify the location of FIRE ESCAPES.
What did you have to be aware of when taking photographs during the acquisition tour?
Careful of breaching privacy laws:
e.g. taking photographs with people or sensitive information in the background without informed consent.
What are the different types of office construction you have come across during your training?
CONCRETE or STEEL frame construction
How can you tell the difference between a Steel Frame construction office and a Concrete Frame?
Steel Frame = Less columns, and a wider span between the columns
Concrete Frame = More columns, shorter span between the columns, lower floor-to-ceiling height.
What sort of cladding was it?
Grey brickwork with reconstituted white stone cladding
Looking at your Level 2 example - you’ve done a Schedule of Condition.
What is a Schedule of Condition? How did you do this?
A Schedule of Condition is used by an acquiring agent to REDUCE a tenant’s repairing obligation (for items in disrepair) at the end of the lease.
I arranged access via the Landlord’s agent and requested floor plans of the current condition.
I took detailed photographs of the condition of the property, noting any damages and surface markings, and the direction of each photo.
I ensured the images were appropriately labelled and included a written set of inventory notes.
I formally reported to the Landlord’s agent. This would help protect the client with regards to their re-instatement provisions at the end of the lease.
