Inspection L1-3 Flashcards
WHAT EQUIPMENT WOULD YOU TAKE WITH YOU DURING A SURVEY?
Typcially, I would take pen, paper, camera, disto, damp meter and a ladder if necessary, all dependent on the nature of the survey.
WHAT DO YOU CONSIDER BEFORE GOING TO SITE TO CARRY OUT AN INSPECTION?
Firstly, consider whether I am competent to undertake the inspection dependent on scope of works, and ensure I am properly insured to carry out the inspection.
I would confirm a formal appointment is agreed and signed.
Draft a risk assessment and method statement to determine risks involved.
Ensure I am aware of the survey required and review all relevant building information available.
HOW DOES A THEODOLITE WORK?
Optical instrument with a small mounted telescope, rotatable in horizontal and vertical planes, mounted on a tripod with adjustable legs.
Theodolite is using in the field to obtain precise angular measurements for triangulation.
Levelling is achieved with a spirit level where crosshairs in the telescope permite accurate alignment with the object sighted.
WHAT KINDS OF RISKS SHOULD BE CONSIDERED DURING INSPECTIONS?
Lone working
Asbestos
Accessing roofs and spaces at height
Hazards associated with derelict and empty properties
Confined spaces
HOW DO YOU UNDERTAKE AN INSPECTION?
Personally, I start by walking the building perimeter to note the external envelope, getting an initial understanding of the building’s age, construction form, and any additions or abnormal features.
I am also looking at windows, doors, drainage and rainwater goods.
Once inside, inspect top down from roof space to ground floor, walking each floor.
HOW DOES A DISTO WORK?
Emits a laser beam, measuring the time taken for it to reflect and converts to distance.
Disto accuracy can be checked by using a known measured distance in the office.
A disto becomes less accurate as the distance increases, and is challenging to use outside due to issues with identifying the laser.
WHAT PRECAUTIONS WOULD YOU TAKE IF YOU INSPECTED A FLAT ROOF WITH A STEPPED LADDER ON YOUR OWN?
Prepare a risk and method statement before undertaking the survey.
Consider the roof height, if over a storey, consider other means of access.
The type of ladder should be capable of standing at a 70 degree angle against the wall, and have the height to allow inspection without standing on the last 4 rungs of the ladder.
Consideration given to the roof condition, is it suitable or fragile to walk on?
WHAT WOULD YOU LOOK FOR WHEN INSPECTING A SLATE PITCHED ROOF COVERING, AND WHAT WOULD YOU LOOK FOR WITHIN THE ROOF SPACE?
Consider:
- Age of property and roof
- Whether the roof materials are original
- Whether the ridge is straight
- Identify deflections or distortions
- Identify missing or slipped tiles
- Determine previous repairs and whether they are numerous, what standard have they been carried out?
- Identify if leadworks / flashing to valley gutters, chimneys and penetrations are in good condition
- Identify chimney condition, is it leaning or require re-pointing?
- Visually inspect interally, looking for any light identifiable from outside
WHAT ADVICE WOULD YOU GIVE IF SLATES WERE TO BE REPLACED BY CONCRETE?
Concrete tiles are heavier than slate, therefore impose a significant additional load the roof, structure and foundations were not designed to accommodate.
A structural engineer would be required to confirm the existing structure could accept the additional load as it could lead to deflections in the roof, roof spread or settlement.
WHAT WOULD THE STATUTORY IMPLICATIONS BE WHEN REPLACING SLATE WITH CONCRETE TILES?
If replacing the roof covering, you will be required to undertake thermal improvements to the roof under Part L of the Building Regulations, requiring you meet current guidelines where feasible and will provide payback over a 15 year period.
Change in roof covering would be a material change and may require consent from the LPA if it is a listed building or within a conservation area.
HOW WOULD YOU ASCERTAIN THE CONDITION OF ELECTRICAL INSTALLATIONS WITHOUT EMPLOYING A SPECIALIST?
Consider the age of equipment, check for service history or electrical inspections.
To the best of my ability, check the installation is in good working order, 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 AN ACQUISITION SURVEY?
RICS Guidance Note ‘Building Survey Practice Note’ advises on mandatory components for undertaking surveys, reflecting laws in England and Wales, including:
- Describes and defines the service, specifying mandatory elements to be surveyed
- Applies without exception where any surveyor enters a contract with a client
- Mandatory to use specified format without variation
- Surveyor to ensure they have the technical skills and experience relevant before accepting instruction
- Surveyor responsible for carefully and thoroughly inspecting the property, recording construction and evident defects
- Surveyor advised not to limit time for inspection and take time to complete, inspecting in a logical sequence, for example:
- Assess interdependence of different structural elements
- Particular attention to roof, walls (internal & external) and floors interaction
Key elements to report on:
- Roof space
- Condition of floors
- Furniture and occupiers possessions
- Services
- Limitations to the inspection
The surveyor shoud keep a permanent record of the report, photos, drawings, and site limitations for future use.
WHAT ARE THE REQUIREMENTS OF A FIRE REINSTATEMENT REPORT?
RICS ‘Reinstatement Cost Assessment of Buildings’ guides surveyors on undertaking the inspections, includes advice:
- All assessment made on the basis of a total loss requiring entire demolition and re-build
- RCA reports drafted as ‘day one reinstatement’ figure known as the declared value, this should be confirmed in the instruction
- No inflation should be allowed for within the declared value, as inflation is dealt with separately under inflation provision
- Declared value should be equivalent of a lump sum figure
- Valuation should include the net rebuilding cost, appropriate allowances for demolition and associated professional and statutory fees
- Most commercial properties are insured on a reinstatement (new for old) basis, the most popular insurance where a Landlord leases to a Tenant
- Prudent to include that the client should reassess the sum on a regular basis to reflect inflation and a major review every 3 years, or earlier if significant alterations are made to the property
WHAT ARE THE DIFFERENT LEVELS OF RESIDENTIAL SURVEY?
Outlined by the RICS Guidance Note ‘Surveys of Residential Property’:
Level One:
- Visual only, no opening up or testing of fabric or services
- Survey describes the condition of the building, services and exterior including outdoor areas
- Covers importance of any defects, however, does not advise repairs / ongoing maintenance
- Suited to modern dwellings of standard construction, rather than older or complex properties in poor condition
Level Two:
- More extensive visual survey, but still excludes opening up and testing
- Accessible areas such as roof or underfloor space are inspected visually
- Covers importance of any defects AND advises on remediation
- Suited to traditionally constructed properties, not suited to complex, unique or historic properties in poor condition
Level Three:
- Extensive visual survey, services are not tested but are observed in operation
- Report outlines remedial works and explains likely consequences of non-repair with priority of repairs outlined
- Indication of likely costs provided
- Suited to any domestic residential property in any condition
WHAT DOES ‘DAY ONE REINSTATEMENT’ MEAN?
As noted in the RICS ‘Reinstatement Cost Assessment of Buildings’ 2018:
Insurance cover allowing claims to be settled on a ‘old for new’ basis if the repairs are carried out, no matter the age of the building.
If insurers have agreed indemnity by reinstatement cover, the damage is to be repaired substantially the same as, but not better than its condition when new.
‘Day one reinstatement’ is dervied from two elements - a declared value and an inflation provision.
Declared value - Cost of rebuilding and associated on-costs
Inflation provision - Percentage uplift selected by insured, estimated on future building costs only. Surveyors may be asked to comment on a suitable inflation rate for the policy period, usually between 15-50%.
