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Harry Penman APC > Inspection L1 > Flashcards

Inspection L1 Flashcards

1
Q

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

A

Check with landlord and tenant. Ask whether there are any specifics I should be aware of re H&S, alarms, neighbors, timings etc.

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2
Q

Explain a key issue raised by RICS Surveying Safely.

A

Lone Working.
Dairy
Make others aware.
How long you will be and when you ar expected back.
Take a mobile phone.
Stay in contact throughout.

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3
Q

What things would you check before attending site for an inspection?

A

Access arrangments
Health and Safety (inc asbestos)
Tenancy details
Planning and any floor plans or history
Locality other buildings
Other local occupiers
Market evidence

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4
Q

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

A

Pine House, cotswold stone elevations, wooden single pane sash windows, stone lintels, cotswold stone roof with dormers.

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5
Q

What is the size of a brick?

A

Designed to fit in palm of hand and have a 2:1 ratio.

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6
Q

How do you take good inspection notes when on site?

A

On graph paper, or on floor plans, I use a check list as a prompt to make sure I capture everything.

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7
Q

What building characteristics do you look for when inspecting a property?

A

Multi let/mixed use
Obvious signs of defects or
Styles that lead to defects (flat roof etc)
Materials
Layout
Age, and general condition.
Energy efficiency
Modifications or extensions.
Services

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8
Q

What are the usual sizes of floor and ceiling void in a new office building?

A

150mm floor void
200mm Ceiling Void
???????????

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9
Q

What does Grade A specification mean for an office?

A

Prime position in good location
Good transport links
New or recently built
High Quality materials
Excellent IT infrastructure
Raise floor and ceiling void
High speed internet
Professionally managed
Parking
Good EPC and Green Credentials

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10
Q

How do office Grade and Category differ?

A

One is office specification and the other is fit out level.

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11
Q

How do Cat A plus, Cat A and Cat B differ?

A

Shell and Core: Basic structure and services of a building without interior finishes.
Category A (Cat A): Basic interior finishes providing a functional workspace.
Category A Plus (Cat A+): Enhanced finishes and amenities beyond standard Cat A.
Category B (Cat B): Customized fit-out to meet tenant’s specific requirements.

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12
Q

What does turnkey mean?

A

Ready for tenant occupation, like Cat B

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13
Q

What is the British Council for Offices?

A

The British Council for Offices’ (BCO) mission is to research, develop and communicate best practice in all aspects of the office sector. It delivers this by providing a forum for the discussion and debate of relevant issues.

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14
Q

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

A

1.5 x window head height can be up to 2x using light shelves and other daylight systems.

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15
Q

What eaves height is desirable for an office building?

A

?????????????

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16
Q

What is the normal floor loading for an office building?

A

Floor loading - 4 + 1kN/m2. (4 dead and 1 live load kilonewton per sqm)

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17
Q

How would this differ to an industrial / warehouse unit?

A

Industrial would typically be much higher can be upwards of 40kn/m2

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18
Q

What is an easement?

A

A right granted to a party in the title deeds of property or land.

Right of access or right of light or drainage as examples or drainage

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19
Q

How would you find out about the existence of an easement?

A

Title documents land registry

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20
Q

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

A

Ducted Heating + cooling air source heat pump

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21
Q

How can you tell if a wall is of solid or cavity construction?

A

Age of construction, thickness, brick bond, internal face, EPC comments.

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22
Q

What is a hidden valley gutter?

A

Concealed gutter behind parapet, or modern roofing which might be achieved with cladding system.

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23
Q

What problems can arise because of one?

A

Tricky to identify and remedy blockages or leaks.

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24
Q

Where does surface water drain into?

A

Ideally surface water drains but in older areas these are not always separate from foul drains.

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25
Q

How does this compare to foul water?

A

Foul usually goes into separate drainage.

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26
Q

What is a deleterious/hazardous material?

A

A material that would be harmful to human, animal or environmental health from exposure.

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27
Q

Give an example of each.

A

Hazard presents hazard - eg flamable substance or corrosive substance.
Deleterious are prevented from use on a site eg asbestos

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28
Q

What do dry and wet rot look like?

A
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29
Q

What is rising damp?

A

Damp that penetrates a building vertically from wet substructre often in walls not protected by DPC.

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30
Q

What is Japanese Knotweed?

A

Highly invasive plant species that can penetrate and undermine building structure.

31
Q

How would you identify it?

A

Spade shaped leaves and purple tinted stems solid and often zig zag.

32
Q

What is the RICS Standard on JKW

A

Japanese knotweed and residential property RICS PROFESSIONAL STANDARD 1st edition 2022

33
Q

What are the key principles mentioned in this Professional Standard?

A

Latest guidance promotes a 3 rather than the historically over cautious 7m rule.
Recommends impact not amenity assessment:
Cat A - Causing damage to property
CAT B - Impacting amenity space and effecting value
Cat C - No impact on amenity but nonetheless infested.

In all cases specialist remediation should be advised.

34
Q

When was the latest RICS guidance relating to Japanese Knotweed published?

A

2022

35
Q

What are your duties in relation to Japanese Knotweed?

A

Identify - confirm its definitly JKW
Assess - Cat A B C D
Report - To client
Recommend - specialist intervention

36
Q

How can you treat Japanese Knotweed?

A

Chemical Treatment
Physical Removal
Root Barrier
Combination

37
Q

What is the worst case scenario for Japanese Knotweed damage?

A

It can undermine the structure of buildings, and other solid structures. It can reduce amenity, sale-ability and limit value and it can make a property unmortgageable .

38
Q

How can Japanese Knotweed impact upon value in your experience?

A

Restrict use and amenity
High cost to remediate
Negative impact on marketing
Damage to buildings

39
Q

What precedent was set in the Downing v Henderson case?

A

Parties: Jonathan Downing (buyer) bought a £700,000 London house from Jeremy Henderson (seller).

Issue: Japanese Knotweed found in the garden post-purchase.
Claim: Downing sued Henderson for misrepresentation.

Defense: Henderson claimed he believed there was no Knotweed as he couldn’t see it.

Evidence: Experts confirmed previous Knotweed growth.

Verdict: Court ruled in Downing’s favor, finding Henderson did not genuinely believe the property was Knotweed-free.

40
Q

What precedent was set in the Davies v Bridgend CBC cases?

A

Davies v Bridgend County Borough Council (2023)

Issue: Japanese Knotweed encroachment devalued neighbour’s property.
Decision: Damages awarded for nuisance affecting quiet enjoyment or amenity.
Breach: Local Authority failed to treat Knotweed, allowing spread.
District Judge: Initially dismissed claim citing precedent.
Court of Appeal: Allowed appeal, recognizing property devaluation.
Rejection: Dismissed need for threat to structures.
Award: Neighbour received £4,900 for property devaluation.

41
Q

Can you tell me about any RICS guidance on contamination or environmental risk?

A

RICS Guidance Note Environmental risks and global real estate (1st Edition, November 2018).

42
Q

What is the general principle relating to contamination?

A

The Polluter Pays

43
Q

What signs would indicate that a site is contaminated?

A

Waste management abuses
Asbestos-containing material (in-situ, discarded, or risk to health)
Fly tipping
Fuel tanks (above or below ground and/or oil staining)
Other tanks or containers
Chemical odours and incineration areas
Discoloured or smelly water/liquids leaks and discharges
Invasive non-native species
Irregular topography
Vegetation dieback
Utilities

44
Q

What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)?

A

Land Contamination: Risk Management (LCRM)” refers to government guidance designed to help manage the risks associated with land contamination.

Systematic Approach:

Identifying potential sources
Assessing the risks posed
Implementing appropriate measures to manage and mitigate
Establishing criteria and standards for acceptable levels

45
Q

Who published the LCRM?

A

The Environment Agency

46
Q

What is an Environmental Impact Assessment?

A

Environmental Impact Assessment (EIA) is designed to safeguard the environment by providing local planning authorities with a detailed evaluation of a project that is likely to have a major effect on the environment.

47
Q

Why and when would you need one?

A

Two categories
Schedule 1 - Large infrastructure schemes
Schedule 2 - Development of significant size, activity, location, typically turbines, business parks, housing developments.

48
Q

What is Radon

A

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

49
Q

Where is radon typically found?

A

Basements from the underlying soil.

50
Q

How can you reduce radon risk?

A

Check if you are in an effected area.
Check for the presence
Install mitigating measures, typically around ventilating passively or mechanically.

51
Q

Tell me about what an inherent/latent defect is.

A

Latent/Inherent - Would not have been picked up by reasonably competent professional

52
Q

Why are building warranties important?

A

The provide occupiers with a protection against poor workmanship or materials in a newly built or refurbished property.

53
Q

Tell me about your understanding of structural movement.

A

Structural movement is the the movement associated with buildings where the substrate swells or shrinks or is compromised.

54
Q

What is Heave/Subsidence

A

Rising or falling sub soil which causes structural issues.

55
Q

Tell me about any risks relating to air conditioning.

A

Poorly maintained systems can leak coolant which is extremely harmful.
Also can distribute bacteria which is also harmful.

56
Q

Explain the potential implications of the Hart v Large case.

A

Damages were not limited to cost of remediation but the difference in value between property sold with and without the defects. Ie taking into account market forces and consumer sentiment.

57
Q

What precedent was set in the Ryb v Conways case regarding site notes?

A

The surveyor took no photographs and therefore had no evidence to prove that Knotweed was not present.

The case stated that the difference between the market value of a property without Japanese Knotweed and that same property where Japanese Knotweed is present can be defined as ‘the sum representing the discount on the otherwise market value which the buyer could reasonably have sought and the vendor ought reasonably to have agreed’

58
Q

What best practice would you follow when making site notes?

A

Supplement your notes with lots of photos!

59
Q

How would you keep accurate site notes in wet weather?

A

Do it on mobile phone or ipad or water proof notebook.

60
Q

What would you ask the occupier at the beginning of an inspection?

A

Is the property safe to enter.
Are there any areas I should not go?

61
Q

Why might you inspect the external parts of a building last?

A

Once you have understood the interior of the property its easier to assess the external structure of the property.

Understanding internal use might inform defect either way, ie internal damp (defective gutters).

62
Q

How can you safely use a ladder during an inspection?

A

Don’t:
▲ overreaching
▲ overloading
▲ not maintaining three points of contact
▲ poor positioning of ladder
▲ not securing the ladder.

63
Q

When would you not use a ladder?

A

Uneven ground, long duration, poor weather, if you need to be on the top three rungs.

64
Q

Why are physical inspections of a property important?

A

Any other method is inherently less reliable.

65
Q

What might you identify on a physical inspection that could be missed without visiting site?

A

Defects, inappropriate use of the building, alterations,

66
Q

When would you not physically inspect a property?

A

When it is partially complete, or when there are multiple identical units that are being built to plan, or where it is simply not posible, in all circumstances heavily caveat your advice.

67
Q

What type of property is not suitable for a drive by inspection?

A

On occasion residential property for valuers. I dont get involved in this.

68
Q

What is in your company’s lone working policy?

A

Ensure you know the hazards of lone working, follow control measures.
Dynamic risk assessment
Communicate with supervisor regularly
Keep mobile phone on you at all times.

69
Q

How would your inspection of a period property differ to a modern one?

A

I would be far more alert to defects and building condition.
I might also be alert to alterations in the event of listed building.

70
Q

When and why might you use a drone for inspection?

A

Quite regularly. I use it to inspect the roof and exterior or for large parcels of land.

71
Q

What RICS guidance and/or legislation relates to the use of drones?

A

Drones: applications and compliance for surveyors

Sets out opportunities and benefits as well as the circumstances where they can be used and good practice while using.

72
Q

Do you need a licence to fly a drone?

A

Yes and no, depends on weight. 250g

In the UK, drones under 250 grams are regulated by the Civil Aviation Authority (CAA). Here’s a brief overview of the key rules for flying these drones:

Registration: Register as a drone operator with the CAA and display your Operator ID on your drone.

Competency: No theory test required for hobby use, but you must follow the Drone Code.

The Drone Code: Fly below 120 metres (400 feet), maintain at least 50 metres distance from people and properties, and 150 metres from crowds and built-up areas.

Visual Line of Sight: Keep the drone within your line of sight at all times.

No-Fly Zones: Avoid flying near airports, heliports, prisons, and sensitive sites.

Commercial Use: Requires additional authorization from the CAA.
Privacy: Respect people’s privacy and avoid flying over private property without permission.

Check the CAA website for the latest rules and updates.

73
Q

What is RAAC concrete and what issues relate to its use?

A

Reinforced autoclaved aerated concrete/

Less durable and has a lifespan of around 30 years.

Susceptible to structural failure when exposed to moisture. The bubbles can allow water to enter the material.

If that happens, any rebar reinforcing RAAC can also decay, rust and weaken.

Because of this, RAAC is often coated with another material, such as bitumen on roofing panels. But this material can also degrade.

74
Q

What are the key differences / observations on site between RAAC and standard concrete slabs

A

Bubbles in its composition which allow in moisture and pollutants.

Harry Penman APC (34 decks)

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