Inspection - Level 1 Flashcards
Explain a key issue raised by RICS Surveying Safely.
Guidance note - so a recommendation for accepted good practice.
How do you ensure you make appropriate access arrangements for inspections?
The National Operations centre book the appointments following an approved script in advance. Any special access arrangements are to be organised with me to see if they are feasible. Closer to the date, typically the night before I will contact the vendor/tenant/occupant and organise an ETA and run through some Covid questions.
What things would you check before attending site for an inspection?
How long it will take to travel so that I am not rushing to get to site and putting myself at risk.
Is parking available?
Lone working options - eg. What to do if things go wrong. Stay safe, who knows where I am?
Site Condition - Are we visiting a building site/new build development? Different PPE requirement.
Does the vendor/tenant know when we are coming if occupied. Do they know we are going if a key job. Tenant given 24 hours notice.
Who are we meeting on site? For example an adult (above 18).
Do they have animals and how will they be secured?
Is the vendor vulnerable? For example health conditions, think COVID.
Weather conditions - eg snow, ice.
Tell me about how you collect, store and retrieve information for different purposes when carrying out property inspections.
Collect site notes and photographs using industry specific software - Q-Mobile which is then transferred and stored in another industry specific software - Dataweb.
Briefly explain the construction of a recent building you have inspected.
Victorian terrace built circa 1900. Pitched and slated roof, rafter and purlin roof structure, internally masonry walls/lath and plaster (as built), timber suspended floors).
What is the size of a brick?
Metric - 215mm(l) x 102.5mm(w) x 65mm(h)
Imperial - 225-230mm(l) x 110mm(w) x 68mm(h)
225mm - 9inch which is why solid walls are sometimes refer to as a 9 inch wall as headers are 9 inch.
How do you take good inspection notes when on site?
Tailor according to level of inspection, but tend to follow a consistent inspection methodology and capture data using standardised field sheets. Detail on site plans and floor plans vary according to inspection requirements.
Tell me about how you would ensure safe working at height / on a site
with working machinery.
Limited application in current role, but think safe use of ladders. Assessing risk on site. E.g. Loft inspection to loft hatches above stairwell. Inspection of flat roof from flat roof (think balcony) without guardrails.
What building characteristics do you look for when inspecting a property?
Depends on the building?
Is this a question about ageing of the property, identification of the construction, identification of defects?
What is an easement?
An easement is a right enjoyed by one property over another property. The property enjoying the right is normally referred to as ‘the dominant land’ or ‘the benefited land’. The other property is normally called ‘the servient land’ or ‘the burdened land’.
How would you find out about the existence of an easement?
In theory against the land registry record of the title deeds.
Could ask the owner?
Ask the solicitor to investigate.
How can you tell if a wall is of solid or cavity construction?
Solid wall should have headers and stretcher bond not present in cavity wall. In stone walls key/thru stones are present along with possible random courses. Age, cavity wall popular from the late 20’s/30’s onwards.
What is a hidden valley gutter?
What problems can arise because of one?
Where two main roofs meet or a change in roof direction. Hidden behind paraphet, sometimes called butterfly/london/inverted pitched roof.
Can easily become blocked by leaves from surrounding trees etc.
Where does surface water drain into?
How does this compare to foul water?
Highway drain or road gulley then into sewers. Alternatively, a soakaway in the garden where rainwater from gutters, driveways, conservatories etc diverted to hole in ground when it seeps into the ground.
The foul sewer carries used wastewater to a sewage works for treatment. The surface water sewer carries uncontaminated rainwater directly to a local river, stream or soak away.
Only rainwater run off should be connected to a surface water sewer. All other waste water from sinks/toilets/baths/showers/washing machines/dishwashers/process water should be connected to a foul sewer.
What is a deleterious/hazardous material?
Give an example of each.
Deleterious - materials dangerous to health or which are the causes of failures in buildings.
Health/Hazardous examples
Asbestos or asbestos containing materials (ACM’S)
Lead
Damaging to buildings
Mundic (West Country-made from quarry shale), lose integrity in the damp.
Calcium silicate bricks(shrinkage).
High Alumina Cement - Strength can reduce in high temps/high humidity.
What do dry and wet rot look like?
Wet Rot - Coniophora puteana
Surface damage - Cracks follow the line of the grain. Minor cracks only across the grain. Less pronounced cracking than dry rot.
Identification - Thread like strands (hyphae extend as opposed to mycelium), yellowish becoming darker brown with age. Fruiting body rarely found. Surface of any fruiting body is knobbly.
Rate of Growth - Can cause 40% weight loss in four months.
Light - No recorded reaction.
Dampness - Death after 94 days at 49%, so lower levels show it can survive for a limited period. 50-60% - very wet.
Temperature - -30-+40 degree C. Optimum 23degree C.
Dry Rot - Serpula lacrymans.
Surface damage - Cuboidal cracking and darkening of wood. Deep cross cracking.
Identification - strands (mycelium) grey, become brittle when dried. Silver grey growth similar to cottonwool, slight yellow tinges to edges. Fruiting body, white edged, rusty middle.
Rate of growth - Typically a metre a year. Flash growth of mycelium can be greater.
Light - Reactive to light. Required for growth of fruiting body.
Dampness - 20-35%(damp not wet)
Temperature - 0>26 degrees C. Optimum growth at 22 degree C. Will die if exposed to short periods of 40 degree C.
What is rising damp?
The process by which moisture rises vertically up a wall as a result of capillary action.
What is Japanese Knotweed?
How would you identify it?
Why is it a problem?
Invasive plant species not native to the UK which has no natural predators in our eco systems.
1 the leaf - Shield like with flattened basde
2 the zigzag leaf stems or ‘petioles’
3 the bamboo main stems, start green, develop purple specs, in clumps
4 the flowers - creamy white towards end of growing season (Sep-Oct)
Included in the Wildlife and Countryside Act 1981 which made it an offence to plant or otherwise cause it to grow in the wild. Also classified as controlled waste under the Environmental Protection Act 1990.
Public perception of it’s ability to damage properties skewed through damage it can cause to lightweight structure and hard standings. Effects marketability and saleability.
What does the RICS say about Japanese Knotweed?
Japanese knotweed and residential property- RICS GUIDANCE NOTE
UK- 1st edition, January 2022- Effective from March 23rd 2022.
Five points for valuers to consider;
Five factors are listed in a 2017 paper titled Assessing diminution in value of residential properties
affected by Japanese knotweed. The world of Japanese knotweed has moved on since 2017 but
the principles outlined in the paper are still relevant. The five factors are:
• impact in the market prior to remediation
• restrictions on use of the property
• impact during remediation
• impact of infestation present on adjoining land
• post-remediation impact on future saleability.
When was the latest RICS guidance relating to Japanese Knotweed published?
What are the key principles mentioned in this Guidance Note?
Japanese knotweed and residential property- RICS GUIDANCE NOTE
UK- 1st edition, January 2022- Effective from March 2022
Update of the 2012 guidance to reflect a more current understanding of the risk of JK.
Increased focus on management as opposed to eradication which is difficult to achieve.
Thinking now seems to be that structural damage to structures on sound foundations unlikely.
New Assessment Framework -
ONSITE
Management Category A - JK seen. On site. Causing damage. Significant impact so seek advice from independent specialist. Recommend retention, pending report. ACTION.
Management Category B - JK seen. On site. Not causing damage. Likely to prevent use of or restrict access to amenity space. Significant impact so seek advice from independent specialist. Recommend retention, pending report. ACTION.
Management Category C - JK seen. On site. Not causing damage. Unlikely to prevent use of or restrict access to amenity space. Low impact so no action and no mortgage retention for lending purposes. MANAGE. When advising for non lending purposes recommend advice from independent specialist about management.
OFFSITE
Management Category D - JK seen. Visible on adjoining land or with 3m of the boundary . Limited impact, so no action and no mortgage retention for lending purposes except in exceptional circumstances. REPORT. When advising for non lending purposes recommend advice from independent specialist about encroachment.
JK seen. Visible on adjoining land but not within 3m of the boundary. Record presence in site notes - but no action required for lending purposes. By exception, if loads and marketability affected then Management Category D. When advising for non lending purposes the detail of any reporting determined by level of inspection and nature of infestation.
What does the law say about Japanese Knotweed?
The Environmental Protection Act 1990 contains legal provisions that designate Japanese knotweed-contaminated soil as ‘controlled’ waste. Only properly licensed organisations may remove this waste from a property, and they must take it to appropriately licensed waste
facilities.
What are your duties in relation to Japanese Knotweed?
Judgments in recent court cases have confirmed that Japanese knotweed is an actionable nuisance, and neighbouring owners have been required to implement control and management measures to prevent spread of Japanese knotweed from their land onto that of neighbours (see Network Rail Infrastructure Limited v Stephen Williams and Robin Waistell [2018] EWCA Civ 1514 and Hardwicke (2018), Japanese knotweed nuisance in the light of Waistell and Smith v Line).
The presence of Japanese knotweed must be declared on the Law Society Property Information Form TA6.
A significant issue usually facing valuers considering the effect Japanese knotweed has had on the value of a property is the dearth of comparable evidence of similarly affected properties in the locality.
How can you treat Japanese Knotweed?
Root barriers - Could be expensive due to deep excavations, boundary issues, party wall etc. Will need to be supported by a monitoring/herbicide treatment.
JKMP (MP-Management Plan) - Accurate plan with location, photos, details of contractor and method use, treatment schedule, completion certificate with a 2 year no growth period.
Two main types are chemical control or excavation of contaminated soil.
What is the worst case scenario for Japanese Knotweed damage?
Damages typically to lightweight structures.
How can Japanese Knotweed impact upon value in your experience?
Blight via public perception/misconception of possible risk/knowledge that some lenders have a risk adverse approach to it.
Can you tell me about any RICS guidance on contamination or environmental risk?
What is the general principle relating to contamination?
What signs would indicate that a site is contaminated?
RICS GN - Environmental risks and global real estate - 1st edition, November 2018.
Contamination may affect value as affects remediation costs of a site before use.
Remove contaminants from
- subsurface strata
- soil
- sediment
- surface water
- groundwater and/or
- coastal waters.
It may also involve carrying out measures to control ground gas eg Radon.
Irregular topography, vegetation cutback, previous use, nearby use (brownfield?), flood zone, history of flooding, etc
What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)? Who published the LCRM?
Use land contamination risk management (LCRM) to:
identify and assess if there is an unacceptable risk
assess what remediation options are suitable to manage the risk plan and carry out remediation
verify that remediation has worked.
Environment agency.
What is an Environmental Impact Assessment?
Why and when would you need one?
The aim of Environmental Impact Assessment is to protect the environment by ensuring that a local planning authority when deciding whether to grant planning permission for a project, which is likely to have significant effects on the environment, does so in the full knowledge of the likely significant effects, and takes this into account in the decision making process.
Infrastructure projects, large projects (hotels/leisure), factory’s, minerals.
Not residential as a rule.
What is radon?
Where is radon typically found?
How can you reduce radon risk?
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 soils.
Radioactive elements decay and emit radiation. Any exposure to this type of radiation is a risk to health - radiation is a form of energy and can cause damage in living tissues increasing the risk of cancer.
BRE211
New Build - Radon resisting membrane across whole building footprint- Basic Protection. Sub floor ventilation and or/radon sump system.
Existing Buildings - Can get in through cracks and service ducts.
Radon Sump - Under building and radon fan extract via cowled duct.
Active/passive ventilation - fans and ducts
Positive Input Ventilation (PIV) is a whole house air ventilation system that works by drawing in fresh, filtered air into a property from outside.
Air Bricks
Tell me about what an inherent/latent defect is.
Inherent defect - Problem arising from when property built (poor design, materials used, workmanship).
A Latent Defect (or Inherent Defect) is a fault in the property that could not have been discovered by a reasonably thorough inspection before the completion or sale of building structure. eg concealed plumbing, wiring.
Why are building warranties important?
Can provide deposit protection if your builder becomes insolvent, warranty cover from your builder and insurance cover until the end of the policy. Typically 6-10 years.
Tell me about your understanding of structural movement.
What is subsidence/heave?
Heave is the phenomenon of the soil beneath a property expanding and pushing the ground upwards, which can cause structural damage to a building.
Subsidence occurs when the ground underneath your house sinks. As the ground moves lower, the foundations of your house can become misaligned. It is particularly problematic when the ground under your property is sinking at different rates.
Whereas settlement is “downward movement as a result of the soil being compressed by the weight of the building.
Tell me about housing policy and law relating to maintenance and repair.
Housing Act - 1988
What is Section 11 of the Landlord and Tenant Act 1988?
Section 11 under the Landlord and Tenant Act 1985 provides an obligation on landlords to maintain the exterior and structure of the rentals property. This includes installations for the provision of water, heating systems, drainage, sanitary appliances and gas and electricity.
Tell me about any risks relating to air conditioning.
Air conditioning: building managers responsible for managing air conditioning systems need to be aware of the banned R22 refrigerant. Existing equipment containing the substance can still be used, but it can no longer be repaired or topped up.
Depletes the ozone.
Explain the potential implications of the Hart v Large case.
The key take-aways from this case are relevant to the requirements set out in the new RICS Home Survey Standard, coming into effect on 1st March 2021, namely:
Being clear on the report about the scope of inspection including limitations, caveats and actions available to the client;
Recommending justifiable further investigation;
Taking all reasonable steps to ensure clients understand the differences between the levels of service, including the extent and limitations of each option
How have you inspected safely during Covid-19?
Pre-inspection call to confirm if people are isolating/have Covid 19 or live with any who does, if they don’t are they shielding, vulnerable. Confirm we don’t have. Ask them to ventilate. Wear masks and gloves (disposable) on site and maintain a sensible distance.
Explain your understanding of the inspection principles established in
McGlinn v Waltham Contractors.
The inspections carried out need to stand the best chance they can of ensuring any defects are actually picked up and can be rectified. Not enought for the inspecting architect/building control inspection to say that important works were covered up between inspections.
Tell me about social issues relating to residential property (and inspection).
?
What does Section 11 of the LTA 1985 say about repairs?
Section 11 under the Landlord and Tenant Act 1985 provides an obligation on landlords to maintain the exterior and structure of the rentals property. This includes installations for the provision of water, heating systems, drainage, sanitary appliances and gas and electricity.
What does the Defective Premises Act 1972 say about duties of care?
Under section 4 of the Defective Premises Act 1972, a landlord who has an implied or express obligation to repair or maintain a property, or has a right to enter the property to carry out certain repairs, owes a duty of care to ensure that all people who could reasonably be affected by ‘relevant defects’ in the state of the premises are reasonably safe from personal injury or damage to their property resulting from the defects. This is a fact specific question which must be answered in the context of all the circumstances of the individual case.
The landlord’s duty is owed to:
the tenant
members of the tenant’s household, and
visitors to the property
It is uncertain whether an action arises only if personal injury or damage to the property has occurred, or if economic loss is sufficient.
When the duty of care is triggered
The duty is triggered if the landlord ‘knows or ought to know of the relevant defect’ regardless of whether or not the occupier had informed the landlord of it.[7] This is in contrast to section 11 of the Landlord and Tenant Act 1985 where the landlord is not liable to carry out a repair until they have been put on notice of the need for the repair.
