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2021 > Inspection (L3O) > Flashcards

Inspection (L3O) Flashcards

1
Q

Name some reasons for inspection

A
  1. Valuation - factors that influence value: location, tenure, specification, occupation details
  2. Agency - factors that influence marketability: specification, condition, statutory compliance
  3. Management - lease compliance, statutory compliance, repairs
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2
Q

Outline the inspection process

A
  1. Consider personal safety
  2. Inspection of local area
  3. External inspection
  4. Internal inspection
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3
Q

What should be done prior to inspection?

A
  • Organise inspection with client
  • Undertake a risk assessment
  • PPE
  • Download Land Registry title plan & register, take with you, ensure boundaries are in accordance with title plan
  • Charge equipment
  • Risk assessment
  • Input to shared calendar
  • Inform colleagues
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4
Q

What equipment would you take with you for an inspection?

A
  • Risk assessment
  • Mobile phone and camera
  • Distometer/tape measure
  • Relevant documents
  • PPE
  • Pen & paper
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5
Q

What PPE would you take with you for an inspection?

A

It would depend, but typically this could include:

  • Risk assessment
  • Fluorescent jacket
  • Steel toed boots
  • Safety helmet
  • Gloves
  • Goggles
  • Ear muffs
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6
Q

What would you look for in external inspections?

A
  • Construction methods
  • Condition
  • Parking
  • Access
  • Drainage
  • Electricity
  • Services
  • Building defects
  • Structural defects
  • Age
  • Contamination
  • Check site boundary with OS/title plans
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7
Q

What would you look for in internal inspections?

A
  • Layout
  • Specification
  • Condition
  • Structural defects
  • Services
  • Fixtures/fittings
  • Lease arrangements

Compliance with statute:

  • Asbestos
  • Building regulations
  • Health & Safety
  • Equality Act
  • Fire
  • Planning
  • EPC
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8
Q

What are the CDM Regulations 2015?

A

Construction Design & Management Regulations 2015:

  • Client must notify (F10 form) the relevant enforcing authority if work will last over 30 days and have over 20 workers - or exceeds 500 person days.
  • Policed by Health and Safety Executive (HSE)
  • Improves management and coordination of H&S for construction

3 main duty holders:

  1. Client
  2. Principal designer
  3. Principal contractor
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9
Q

Outline what is in the Surveying Safely 2019 Guidance Note

A
  1. Personal & Corporate Responsibilities
  2. Legal Considerations
  3. Hazards and risks
  4. Places of work (‘Safe Person’ concept)
  5. Occupational health (mental health)
  6. Site inspections
  7. Fire safety
  8. Residential Property Surveying
  9. Construction Work
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10
Q

What is the Health and Safety at Work Act? Who is it policed by?

A

Health and Safety at Work Act 1974:
- Duty of care on employer to ensure health, safety and welfare
- Policed by HSE:
Hazard = something potential to cause harm
Risk = likelihood of harm being realised

  • Hazard, people, risk, report, review - risk assessment - action plan
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11
Q

What is the 6 pack of Health & Safety Regulations?

A

6 most commonly quoted health and safety regulations:

  1. Management of Health & Safety at work
  2. Display screen equipment
  3. Manual handling operations
  4. PPE
  5. Provision and use of work equipment
  6. Workplace H&S at work
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12
Q

Describe the Equality Act

A

The Equality Act 2010:
Provides anti-discrimination framework:
- Unlawful to discriminate, harass or victimise
- Service providers are controllers of let premises

Obstacles for disabled people must be:

  • Removed, altered or alternative access
  • Must be reasonable to do so: effective, practical, cost
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13
Q

What is contamination?

A
  • Usually the result of industrial activity that has resulted in spillage, leaks or deposits from air emissions and waste
  • Can also occur naturally in soil, in the form of heavy metals, high levels of chemicals, radon gas and methane gas
  • Can spread through air, water and animals
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14
Q

Name some causes of contamination

A
  • Heavy metals
  • Radon
  • Methane
  • Diesel and chemicals
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15
Q

Name some evidence of contamination

A
  • Oil drums
  • Evidence of chemicals
  • Bare ground
  • Subsidence
  • Underground tanks
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16
Q

List some types of contamination

A
  • Asbestos
  • Invasive species
  • Flooding
  • Radon gas
  • High voltage overhead lines
  • Ozone depleting substances
  • Lead
  • Oils
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17
Q

Describe japanese knotweed and name some control measures

A

Japanese knotweed is an invasive plant that can damage hard surfaces such as foundations and tarmac.

  • Has a purple/green bamboo-like hollow stem and green leaves
  • Creamy white flowers that bloom as clusters between late Aug-mid Sep.
  • Not easy to control, costly to eradicate and a specialist company must remove and dispose of it
  • Allowing it to spread is a criminal offence under Wildlife and Countryside Act 1981.
  • ‘I suspected it was Japanese Knotweed, but I advised the client to get an ecology survey undertaken.
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18
Q

List some other invasive plant species

A

Other than japanese knotweed:

  • Giant Hogweed (toxic) - umbrella shape cluster of white flowers, along roadsides, ditches and streams
  • Himalayan Balsam (bright pink-purple flowers)
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19
Q

How do you dispose of Japanese knotweed?

A
  • Needs to be disposed of legally eg using chemical treatment, digging it out and removing it from the site to a licensed landfill site in accordance with the Environmental Protection Act 1990.
  • Herbicide
  • Stockpiling (relocating)
  • Screening/sifting
  • Burial on site
  • Membrane barrier
  • Removal to landfill
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20
Q

Name the different types of contamination investigations

A

Phase 1:

  • Desktop and site inspection
  • Review site history

Phase 2:

  • Identify nature and extent of contamination
  • Take soil samples using bore holes

Phase 3:

  • Write a remediation report
  • Remedial options with design requirements and monitoring standards
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21
Q

Tell me about cracks

A
  • 3mm+ is concerning (£1 coin)
  • 5mm+ is serious
  • If dirty, it is old
  • If stepped, it is getting worse
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22
Q

What are the different types of asbestos?

A
  • Brown - Amosite (banned 1985)
  • Blue - Crocidolite (banned 1985)
  • White - Chrysotile (banned 1999) - most common
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23
Q

What are the types of asbestos surveys?

A
  • Management survey - locate and advise on management

- Demolition survey: samples to be taken and analysed

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24
Q

What do the Control of Asbestos Regulations 2012 state?

A
  • The person in charge of the building repair must locate and manage the asbestos
  • Architects must confirm no asbestos is present in new buildings
  • Asbestos register must be readily available
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25
Q

What is Radon Gas?

A
  • Radioactive gas that causes lung cancer
  • Public Health England provide Radon Risk Report, based on address (£3.90)
  • Accurate Radon Measuring Pack (£51.60):
    Tests for 3 months
    Return to Public Health England
    Receive remediation advice
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26
Q

What are deleterious materials?

A
  • Materials that can degrade with age
  • Cause structural issues

Examples:

  • High Alumina Cement (HAC) - steel rods corrode as concrete is more porous
  • Woodwool shuttering
  • Mundic
  • Calcium Chloride
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27
Q

How would you identify deleterious materials?

A
  • HAC: look for brown stains
  • Presence of concrete frames (particularly from 1970s/80s
  • Crumbling concrete
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28
Q

What are the different types of damp?

A
  • Wet rot (damp and timber decay)
  • Dry rot (fungal attack)
  • Condensation (lack of ventilation/heating
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29
Q

How is damp detected?

A
  • Staining/sight
  • Smell
  • Moisture detecting meter
  • Black mould = condensation
  • Green algae = wet damp
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30
Q

List some property defects

A
  • Damp
  • Cracks
  • Condensation
  • Leaks
  • Subsidence

Movement:

  • Subsidence - vertical downward
  • Heave-expansion (trees)
  • Horizontal - indicates cavity wall tie failure
  • Shrinkage - new plasterwork while drying
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31
Q

What is the difference between patent and latent defects?

A

Patent defects = apparent/visible

Latent defects = hidden/may not be discovered

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32
Q

What are some causes of defects?

A
  • Movement
  • Water
  • Defective and deteriorating building materials
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33
Q

What are the different types of foundations?

A
  1. Trench/strip footings: used below residential walls/columns (common on pre-war properties) (strip of concrete placed in a trench)
  2. Raft (slabs over whole site to spread load) - used for light/sandy soil structures
  3. Piled (long thin reinforced concrete cylinders dug deep) - worse load bearing conditions/high building loads
  4. Pad (slab under columns to spread evenly)

Foundation inspection = not as part of normal survey

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34
Q

What is the dimension of a brick?

A
  • Stretcher (length): 9 inches
  • Header (width): 4 inches
  • Height: 3 inches
35
Q

Name some different types of brick bonds

A
  • Stretcher (laid with only stretcher showing)
  • English (joins between stretchers are centred on the headers in the course below)
  • Flemish (alternately laying headers and stretchers in a single course of brick) - solid wall.
36
Q

What are different types of wall construction?

A

1) Solid Wall
• Simplest type of construction
• Headers at least one brick thick
• Different bricklaying patterns, e.g. Flemish bond (bricks alternate between a mixture of header and stretcher bricks)

2) Cavity Wall
• Two layers of brickwork tied together (with metal ties) to create a cavity
• Cavity may be filled with insulation
• No headers are used (all stretchers visible)
• A cavity tray, air bricks or weep holes may be evident

37
Q

What documents should be read in relation to asbestos?

A

RICS 4th Edition Guidance Note Asbestos (took effect Aug 2021) (aims to ensure surveyors and their clients comply with UK legislation relating to asbestos and ensure no one is put at exposure risk)
- This replaces the former 3rd edition Guidance Note, which was published before the Control of Asbestos regulations 2012 came into force.

38
Q

Tell me about the inspection of Trinity School, Hartford.

A
  • PPE
  • Met client onsite
  • Considered immediate area - location, access
  • Mindful of asbestos report detailing remaining asbestos (Control of Asbestos Regulations 2012)
  • Noticed telegraph pole, asked client whether any plans to move it to the corner of the site. He said there weren’t, but that was something the purchaser could look to do
  • Inspected inside of building.
39
Q

Name two parts of RICS Guidance Note Surveying Safely (2018) you had regard to in this instruction

A
  • ‘Safe person’ concept – means each individual assumes individual behavioural responsibility for their own, their colleagues and others health and safety whilst at work.
  • Traveling to site
  • PPE
40
Q

How did you conduct a risk assessment in accordance with RICS Surveying Safely?

A
  • Identified the hazards – active development site, the drive to the inspection
  • People at risk from the hazards – me and supervisor
  • Evaluation of risk – low risk, wear appropriate PPE
  • Record findings
  • Review
41
Q

What do you look for in a commercial inspection/in your inspection of the office units at Harpenden?

A

Internal:

  • Layout - open planned
  • Specification - Class A
  • Condition - good
  • Structural defects - none
  • Services
  • Fixtures/fittings
  • Lease arrangements (5 years unexpired)

External:

  • Construction methods (steel-framed, brick)
  • Condition
  • Parking (undercroft parking)
  • Access
  • Drainage
  • Electricity
  • Services
  • Building defects
  • Structural defects
  • Age (2016)
  • Contamination
42
Q

What should you consider on brownfield vs greenfield inspections?

A

Brownfield:
• Consider previous uses
• If any buildings on site – demolition costs
• Remediation costs if need ground works – potential contamination issues

Greenfield:

  • Flood zone/greenbelt?
  • Is it too remote in planning terms?
43
Q

What sort of defects might you find in cavity wall?

A
  • Cavity wall tie failure

* Horizontal cracking

44
Q

What is the difference between a wayleave and an easement?

A 
Wayleave = granted to person who owns land, terminable
Easement = relates to land itself, permanent.
45
Q

What are the four main categories of easements (or rights) over an adjoining parcel of land?

A
  1. Rights of way
  2. Rights of light and rights of air
  3. Rights of support
  4. Rights relating to artificial waterways
46
Q

What do all easements have in common?

A

They have similar properties in that:

  • There must be two adjoining properties; one of which has the benefit of the right, known as the dominant tenement (this is a positive easement) and one which has the burden of the right, known as the serviant tenement (this is a negative easement).
  • The owners of the two properties must be different from each other
  • The right must be recorded by deed and in the case of registered land, should be recorded on the Title Register for each property affected.
47
Q

What are squatters rights in relation to an easement over land?

A

Squatters rights, also known as adverse possession claims, are based on the idea that if an owner of land fails to evict occupiers who are on the land without consent, or fails to interrupt their use of the land, then the legal ownership can pass from the rightful owner to the squatter.

48
Q

Is Land Registry accurate in the boundaries they show?

A

Older plans - pen - boundary line thicker - pen can make the boundary wider.
In general, Land Registry plans can never be 100% accurate, as the boundaries are noted by HM Land Registry as ‘general boundaries’ only.

49
Q

What due diligence did you carry out before undertaking your inspection at Trinity School?

A

Desktop due diligence
Detailed planning consent
Checked title plan matches up with planning application boundary- with a planning application they don’t have to do that - check when onsite.
Check title register

50
Q

When you went onsite at Trinity School and inspected the building, how did you inspect the building?

A

Walked boundaries outside, worked from bottom up. Whilst I was inspecting, I ensured that I was writing detailed notes and taking photographs of the property.

51
Q

How could you identify subsidence?

A
  • Advise building surveyor/structural survey
52
Q

How could subsidence affect value?

A
  • Take a view - appoint expert for advice for indication on costs then use in appraisal.
53
Q

How can you ensure your own personal safety when visiting a site?

A
  • Tell somewhere where you are going and when you leave the building / site
  • Wear appropriate protective clothing where necessary (e.g. hard coat, high visibility jacket, steel toe boots, gloves, etc.)
  • Consider whether it is safe to inspect the building / site alone – have regard to C&W’s guidelines for lone working
  • Sign in and out of a building / site
54
Q

What additional risks would you associate with visiting a vacant property?

A

• A vacant building is likely to present more hazards than an occupied building -> it may be dilapidated or in disrepair:

o	Access arrangements must be considered
o	Some areas may be unsafe to access
o	PPE may be required
o	Vermin
o	Squatters
o	Risk of contamination
o	Risk of hazardous materials
o	Structural instability, broken glass, sharp objects, protruding nails
o	Slippery surfaces
o	Obstacles
55
Q

How do you go about dating a building?

A
  • Ask the client
  • Research the date of planning consent
  • Check the Land Registry
  • Check local historical records
  • Identify the architectural style
  • Check the date of the certificate of Practical Completion
56
Q

What would you be looking to identify when inspecting a property for property management purposes?

A
  • Policing the Lease
  • Occupied -> check for lease compliance, statutory compliance, building condition, requirement for redecoration / repairs, details of the user
  • Unoccupied -> Check the statutory compliance, state of the building, repair and maintenance issues, security issues, landscaping, and risk of vandalism to the building
57
Q

What is a header?

A

A brick laid flat with the short end of the brick exposed

58
Q

What is a stretcher?

A

A brick laid flat with the long end of the brick exposed

59
Q

What additional risks would you associate with visiting a vacant property?

A

Breach of building - vermin, people etc

60
Q

Your example Dower House in Long Melford was part of a residential investment valuation. Could you describe the construction and age of the property?

A

Modern (7 years old) Timber framed, brick facing, slate roof tiles, double glazed windows, solar panels.

61
Q

Can you go into more detail of the construction of the external walls? What would you expect to see in terms of modern new builds?

A

g

62
Q

For your level 3 example in Greenstead Green, you inspected the pig farm and timber business. You mention it could be classed as brownfield. Assuming it would have redevelopment potential, what were you looking for on inspection?

A

g

63
Q

What types of contamination would you normally see on a brownfield site?

A

g

64
Q

You identified a potential defect in your example in Sudbury. Why did you think the cracking could indicate subsidence?

A

g

65
Q

Any other reasons why you though it might be subsidence? What do you think might have caused subsidence?

A

g

66
Q

You mentioned it was stepped, diagonal cracking, what would horizontal cracking indicate?

A

Cavity wall tie failure?

67
Q

You mention having an understanding of hazardous and deleterious materials. Please could you list some?

A

a

68
Q

How might that affect your advice to your client if hazardous or deleterious materials were on the site?

A

a

69
Q

On your Greenstead Green example, you said you advised your client the site had potential to be classed as a brownfield site. How did that affect your opinion of value and your advice to your client?

A

a

70
Q

What sources of contamination did you think you may see at the farm buildings and redundant machinery?

A

ag

71
Q

Where can asbestos be found?

A

a

72
Q

You mentioned VPGA 8 in the Red Book, what does this relate to?

A

Valuation of Real Property Interests

73
Q

What are the three most common types of defect?

A
  • Movement
  • Water
  • Defective/non-performance/deterioration of building materials
74
Q

What are the different types of property movement?

A
  • Sudbsidence = vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation - could result from changes in the underlying ground conditions
  • Heave = expansion of ground beneath part or all of the building. Could be caused by tree removal and the subsequent moisture build up in the soil
  • Horizontal cracking in brickwork may indicate cavity wall tie failure in brick wall
  • Shrinkage cracking often occurs in new plasterwork during the drying out process
  • Thermal expansion/movement can also cause cracks
  • Recommend building surveyor
75
Q

What are the different types of damp in a property?

A
  • Damp:
    Wet rot = caused by damp and timber decay. Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell

Dry rot = caused inside by fungal attack. Signs nclude fungus, which spreads across wood in fine and fluffy white strands. Cracking paintwork, crumbling of dry timber. Can destroy timber and masonry.

Rising damp = usually stops around 1.5m above ground level

Condensation = caused by lack of ventilation and background heating. Signs = mould and streaming water on inside of window/walls

Damp can also be caused by leaking plumbing/air con units/pipework

*Recommend building surveyor

76
Q

What are the three types of contamination investigation?

A
  • Phase 1: review of site history with desktop study and site inspection and investigation
  • Phase 2: Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (intrusive)
  • Phase 3: Remediation report setting out remedial options with design requirements and monitoring standards
77
Q

What would you do if you suspected a site had contamination?

A

Suggest specialist report.

Approaches to consider:

a. Do not provide any advice until specialist report is commissioned
b. Caveat the advice provided with an appropriate disclaimer highlighting the issue/use of a special assumption
c. Deduct the remediation costs from the gross site value

78
Q

What are hazardous materials?

A
  • A material that is harmful to health

Materials include:

  • Asbestos
  • Lead piping/paint
  • Radon gas
  • Recommend specialist report and make appropriate assumptions
  • Always check contents of asbestos report/register
79
Q

What are the main characteristics of a Victorian building?

A

Victorian building refers to styles that emerged in the period between 1830 and 1910, during the reign of Queen Victoria.

  • Steeply pitched roofs.
  • Plain or colorfully painted brick.
  • Ornate gables.
  • Painted iron railings.
  • Churchlike rooftop finials.
  • Sliding sash and canted bay windows.
80
Q

How is water disposed of?

A
  • Surface water runs off into the water course, such as a soakaway or storm drain
  • Foul water drains from soil pipes into a sewerage system
  • Statutory undertakers own a private sewer from the boundary of a property
81
Q

What are the two main types of office construction?

A

Steel or concrete frame

82
Q

What is a cavity wall?

A

Cavity walls were developed in the first half of the 20th century as a way to alleviate damp. Instead of having a 9 inch thick brick wall between the inside and outside of the house, a cavity wall has two layers of brick, with a gap in between. The gap can be anything from 20 to 100mm wide and therefore means that cavity walls tend to be much wider than a solid brick wall.

83
Q

How can you tell if a property is a cavity wall?

A

By looking at any exposed brickwork. If all the bricks are of even length (i.e. they have all been laid lengthways) you probably have a cavity wall. You can also look at the width of the wall - if it is more than 270mm chances are you have a cavity wall.

84
Q

What is cavity wall insulation?

A
  • Fairly cheap to install and only takes a few hours on an average house
  • The gap between the bricks is filled with one of several different materials at a cost of £5-8 per sq m

2021 (22 decks)

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