Inspection - Level 1 Flashcards

Question

How can Japanese Knotweed impact upon value in your experience?

Answer 1

Blight via public perception/misconception of possible risk/knowledge that some lenders have a risk adverse approach to it.

Answer 2

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

Answer 3

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.

Answer 4

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.

Answer 5

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

Answer 6

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.

Answer 7

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.

Answer 8

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.

Answer 9

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.

Answer 10

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.

Answer 11

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

Answer 12

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.

Answer 13

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.

Answer 14

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.

Answer 15

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.

Answer 16

Properties situated within conservation areas historic centre designation, whether listed or not, are subject to a stricter planning regime than those lying outside the boundary, including the removal of permitted development rights via the Article 4 Directions within the Town and Country Planning (General Permitted Development) Order 1995 (‘the Article 4 Directions’).

Answer 17

Pre inspection checks. Irregular topography, vegetation cutback, previous use, nearby use (brownfield?), flood zone, history of flooding, etc. Client dependent.

Answer 18

The Cornish word mundic is now used to describe a cause of deterioration in concrete due to the decomposition of mineral constituents within the aggregate. A typical source of such aggregates is metalliferous mine waste. RICS Professional guidance describes all of Cornwall and an area within 15 km of Tavistock as being areas where routine testing for mundic is required. The notes go on to state that testing should be confined to buildings which contain concrete elements (blocks or in situ) and that were built in or prior to 1950.

Answer 19

RICS standards and guidance - Flooding: issues of concern to RICS surveyors and valuers (Residential property)

Answer 20

Should be covered if built before 2009 in private ownership * note there is additional detail in https://www.floodre.co.uk/can-flood-re-help-me/eligibility-criteria/

Answer 21

Tidal - sea/river defences beached Fluvial - floodplains Ground water - Low lying areas over aquifers may flood as ground water levels rise Pluvial - Surface water rainwater run off Sewers - May flood when combined storm and foul overflow due to surface water run off Flooding from man made infrastructure (dams, canals etc)

Answer 22

The Water Act enshrined Flood Re as a replacement for the statement of principles. For residential surveyors, the salient issue is the provision of flood insurance from 2015 through a mechanism expected to be called Flood Re whereby insurance companies will have access to a pooled fund to enable risk to be equitably shared. In place till 2039. Residential private properties built before 1st Jan 2009 and insured on an individual basis, or flats no more than 3 separate resi units insured by the freeholder.

Answer 23

Although detailed commentary on their effects will normally be outside the realm of the valuer’s expertise, their presence, or potential presence, is something that can often be established in the course of a valuation inspection through normal enquiries or by local knowledge. The valuer should state the limits that will apply to the extent of the investigations and the assumptions that will be made in relation to environmental matters Inspections and investigations must always be carried out to the extent necessary to produce a valuation that is professionally adequate for its purpose. Flood risk is important as one of a number of locational factors, to be recorded and reported appropriately. The valuer must consider both the inherent risk to the property and the possible implications if that risk is realised

Answer 24

A mortgage retention is where the lender holds back some of the funds until you've completed essential work

Answer 25

Essential work to protect the security for the lender, duty of care scenario, remedy issues that affect value.

Answer 26

If if doesn't meet the lenders requirements? Saleability and marketability? Some lenders won't want some construction types, projects, buy to lets in poor condition, poor position, limited demand etc.

Answer 27

Whilst a property valuation determines the value of a property for the benefit of your mortgage provider to ensure their investment is worth it before they approve your mortgage, a survey is a detailed and thorough assessment of the condition of your property which highlights defects, cost of repairs, and offers advice

Answer 28

Inspection of properties should be in accordance with the Red Book Global Standards, VPS 2 Inspections, investigations and records and RICS Valuation - Global Standards: UK national supplement, UK VPGA 11, section 11.3, where the property has been purchased singularly as a buy-to-let investment Market rent should be the figure that is attainable on the date of inspection reflecting the condition of the property on that date with no assumptions regarding repairs or improvements for instance, to the kitchen or bathroom, unless otherwise instructed by the lender. See also Red Book Global Standards, VPS 4, sections 5 and 8.

Answer 29

Via positive covenants in the title deeds that agree access for repairs. If one doesn't exist, then create a mutual agreement with the neighbouring property when purchasing to document reciprocal obligations and rights. Could change the flying freehold to a leasehold structure which would have positive covenants etc included.

Answer 30

Under the Neighbouring Land Act 2002, property owners are given the right to access neighbouring land in order to carry out repairs to their own property. However, the 1992 Act does not enable a property owner to carry out works to their neighbour’s property. If such repairs are required, it may be possible to obtain a court order under the 1992 Act. As a prerequisite of the order, the court may request the person carrying out the work to indemnify the other owner against any loss, damage or injury.

Answer 31

On a lender by lender basis.

Answer 32

Q-Mobile data capture. Has the ability to draw site plans, floor plans and hand written notes. Also standardised site notes which much be completed prior to report sign off.

Answer 33

Protimeter - Electrical capacitance tester measuring moisture between two points to give a WME%. Can take surface readings or sub surface readings using probs, but unlikely owner will grant permission to dril into the wall.

Answer 34

Take several readings to establish a profile. Rising damp for example, will usually have a series of very high readings towards the base of the wall with a sudden drop off at the point of evaporation. Condensation will often have high readings only upon the surface of the plaster but very low readings beneath.

Answer 35

Calibrated for timber. Wood moisture equivalent. Can pick up on salts, foil back plasterboard, electrical conduit in the wall.

Answer 36

Protimeter pin type meters are sold standard with a calibration check device. This device is placed across the pins and should give a reading of 18.1+ or -1%. The check device can also be used to test the hammer electrode and other plug-in accessories for WME pin mode.

Answer 37

A number of materials, including wood, plaster, brick, wallpaper as long as we understand that we are establishing a profile of readings.

Answer 38

Dependent upon scenario.

Answer 39

Damp profiling to see if pattern of rising damp -high at base, reducing up the wall, damp spots (high readings to middle of "spot" and low to edge) indicative of penetrating damp. Rising damp not typical above 1.2m high.

Answer 40

Identify the source of damp first and eradicate if possible. Dry the damp affected areas first. Could involve removal of inappropriate materials (think impermeable sand cement pointing externally, new 2 coat sand cement backing coat) and repointing in lime pointing, limelite renovating plasters). If appropriate and not debonded, dry in place. Reduce ground levels for rising damp. Reduce moisture content of ground for rising damp. Replace rainwater goods etc for penetrating. Stormdry in prevailing conditions Retroinstall new dpc; electro osmosis plastic DPC chemical injection damp proof injection with silicane based liquids(cream).

Answer 41

Thermal imaging. Taking samples of mortar and of bricks and or blocks to get an accurate measure of moisture content and hygroscopic salts that may be present. - Qualitative - an indication of moisture content - WME. Gravimetric methods - Quantitative - indicative of free water content by measuring difference between total weight of sample and dried sample with only hygroscopic salts remaining. Calcium Carbide Test/Speedy meter - Measures actual moisture content of the entire sample.

Answer 42

Various lenders don't require loft inspections, although will still follow the trail. Not really.

Answer 43

Data capture for a variety of reasons; Measures Construction elements Service elements Grounds Valuation issues (location, structure, JK etc). BCIS Accurate information recording supports our findings, conclusion and decision making.

Answer 44

The service applies to houses, bungalows and flats that are conventional in type and construction. This would typically include property conversions and properties that: • use conventional building materials and construction methods; and • have service systems commonly used in domestic residential properties. Although there is no restriction on the type of property, because the CR is objective and concise, it is better suited to more modern properties. Does not include valuation, inspection of drains, head and shoulders inspection only.

Answer 45

A valuation inspection is focused on identifying the key attributes and factors that affect the value of the subject property. It is necessarily much more superficial than a survey, which involves an assessment of the physical structure of a property and factors that may affect its condition. Where the surveyor is also providing a valuation of the property, they have the skills, knowledge and experience to provide such a valuation and are a member of the RICS Valuer Registration Scheme. Where RICS members or RICS regulated firms wish to incorporate a property valuation into their service, the valuation must be in accordance with the current edition of RICS Valuation – Global Standards and RICS Valuation – Global Standards: UK national supplement.

Answer 46

The new RICS Home survey standard came into effect on 1 March 2021. Mandatory from September 1st. Establish a clear framework that sets minimum expectations at each level, provide mandatory requirements for RICS members and regulated firms, replace and harmonise previous RICS publications.

Answer 47

Level 1, 2 and 3. Level 1 - For each element of the building, the RICS member should:• describe the part or element in enough detail so it can be properly identified by the client• describe the condition of the part or element that justifies the RICS member’s judgement and• provide a clear and concise expression of the RICS member’s professional assessment of each part or element. Level 2 - Although it will provide more information, it should still be short and to the point, avoiding irrelevant or unhelpful details and jargon. Material defects should be described and the identifiable risk of those that may be hidden should be stated. A level two report will have the following additional characteristics:• it should include comments where the design or materials used in the construction of a building element may result in more frequent and/or more costly maintenance and repairs than would normally be expected• the likely remedial work should be broadly outlined and what needs to be done by whom and by when should be identified• concise explanations of the implications of not addressing the identified problems should be given and• cross-references to the RICS member’s overall assessment should be included. Survey level two reports should also make it clear that the client should obtain any further advice and quotations recommended by the RICS member before they enter into a legal commitment. Level 3 - should reflect the thoroughness and detail of the investigation. It should address the following matters: • the form of construction and materials used for each part of the building should be described in detail, outlining any performance characteristics. This is especially important for older and historic buildings where the movement of moisture through building materials can be critical to how the building performs• obvious defects should be described and the identifiable risk of those that may be hidden should be stated• remedial options should be outlined along with, if considered to be serious, the likely consequences if the repairs are not done• a timescale for the necessary work should be proposed, including (where appropriate and necessary) recommendations for further investigation • future maintenance of the property should be discussed, identifying those elements that may result in more frequent and/or more costly maintenance and repairs than would normally be expected• the nature of risks of the parts that have not been inspected should be identified and• prioritisation of issues should be outlined.

Answer 48

Advise on costs if the member has the level of competence and technical knowledge to deliver it. Usually level 3. Where costings are included this must be reflected in level 3.

Answer 49

Recommended upgrade on Listed Building, older building when significantly altered from a previous use. Also, advised on suitable level of survey for vendors on their next purchase.

Answer 50

Level 1 - Economic price report - less extensive as a result. Visual inspection. No test of building fabric or services are undertaken. Level 2 - Another economic report, but more intensive than the level 1. Still no tests. Concealed areas opened or used by owners inspected if safe to do so. Level 3 - Detailed assessment, therefore more intensive than Level 1 and 2. Services not tested, but observed in operation if occupier has given permission. Turned on and off. Water run, toilets flushed and drains observed.

Answer 51

No. A survey level one report does not include advice on repairs or ongoing maintenance and this, combined with the less extensive inspection, usually means it is better suited to conventionally built, modern dwellings in satisfactory condition. It will not suit older or complex properties, or those in a neglected condition.

Answer 52

Level 1 - better suited to conventionally built, modern dwellings in satisfactory condition. It will not suit older or complex properties, or those in a neglected condition. Level 2 - This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member. Won't suit; complex buildings, for example those that have been extensively extended and altered• unique or older historic properties – although survey level two services may be appropriate for some older buildings, the decision will depend on the RICS member’s proven competence and knowledge and the nature of the building itself. For example, a survey level two report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client or • properties in neglected condition. Level 3 - This level of service will suit any domestic residential property in any condition depending on the competence and experience of the RICS member.

Answer 53

Level 2 - Inspected if used by the occupiers and safe to do so. Roof spaces/cellars. Level 3 - Inspected if used by the occupiers and safe to do so. Roof spaces/cellars.

Answer 54

Provide an accurate summary and overall opinion of the property.

Answer 55

The inspection is usually restricted to the subject property and the accessible common parts and grounds. Onerous repairing liabilities may exist independently from the property, for example where the lease imposes a liability on the property owner/occupier to pay a proportion of the total estate repair costs. The RICS member should set out the limitations of any advice given, such as stating that no due diligence has taken place in relation to the true legal effect of the lease – this is exclusively the responsibility of the client’s legal advisers. However, legal advisers will not have inspected the property and so the RICS member should: • be aware of issues that typically arise with leasehold tenures • identify any obvious and relevant matters that may affect the client’s responsibility for carrying out repairs and liability to pay towards their cost and • recommend that the client obtains independent legal advice on the terms and interpretation of the lease and any issues arising, particularly relating to ground rents and service charge obligations.

Answer 56

Level 1 - Visual inspection sample of different services that can be seen. Level 2 - Visual inspection all parts of the services that can be seen within normal course of inspection. Level 3 - As above and observed in normal operation including identified sample of lights, fans and asking occupier to operate the heating.

Answer 57

Includes inspection of general condition of the outside surfaces of the buildings, access areas and roof spaces accessible from the flat only. Don't inspect drains, lifts, fire alarms and security systems. External wall systems are not inspected.

Answer 58

Don't make enquiries about contamination or other environmental dangers unless suspect a problem and then can recommend further investigation.

Answer 59

A - About the inspection B - Overall opinion including CR's C - About the property - Type, location, facilities, EPC D - Outside the property E - Inside the property F - Services G - Grounds H - Issues for legal advisors I - Risks J - Valuation and reinstatements cost if agreed. K - Surveyors declaration L - What to do now M - Description and terms of engagement

Answer 60

Level 1 – where the EPC has not been made available by others, the RICS member should obtain the most recent certificate from the appropriate central registry where practicable. The relevant energy and environmental rating should be reviewed and stated.• Level 2 – in addition to that described for level 1, checks should be made for any obvious discrepancies between the EPC and the subject property and the implications explained to the client.• Level 3 – in addition to that described for levels 1 and 2, at this level the RICS member should give advice on the appropriateness of any energy improvements recommended by the EPC. Appropriately qualified and/or experienced RICS members and regulated firms may wish to offer more additional energy services and these must be reflected in the terms and conditions. Where additional energy services are offered for older and/or complex properties, historic buildings and those in a neglected condition, RICS members must have the level of competence and technical knowledge to deliver them.

Answer 61

Further investigation of legal matters relevant to the property and generally. And how these may affect ownership of the property. Check for leases, guarantees, planning permission, permitted development, conservation areas etc. ``` TPO Rights of way Flying freeholds Tenure Maintenance liabilities easements building insurance claims Green deal measures etc. ```

Answer 62

Level 1 - Not really. Level 2 - Areas that might need more cost maintenance - Retaining walls for example. Roof's getting to end of life span. Level 3 - As above. Plus if the access to repair is complex.

Answer 63

Been harmonised into the new Home Survey Standards. In line with the new Level 1. This service is designed for clients (buyers, sellers and owners) seeking a professional and objective report on the condition of the property at an economic price. As a result, it is less comprehensive than survey level two and survey level three. A survey level one report does not include advice on repairs or ongoing maintenance and this, combined with the less extensive inspection, usually means it is better suited to conventionally built, modern dwellings in satisfactory condition Level 2 - This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of the main elements of a property. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigations should be made. This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property. The service consists of a detailed visual inspection of the building, its services and the grounds and is more extensive than a survey level two.

Answer 64

Been harmonised into the new Home Survey Standards. In line with the new Level 3.

Answer 65

Measures to check the quality, performance or reliability of parts of the building. For example, taking samples of the building fabric (plaster, brick and concrete) or checking the performance of a service system (checking the safety and performance of heating appliances, electrical systems or underground drainage). The use of a moisture meter and the opening and closing of windows and doors are not tests.

Answer 66

Regardless of the level of service, the terms of engagement must address the following matters: • the client’s name, address and appropriate contact details • the RICS member’s name (where known at the time of instruction) and appropriate contact details • the subject property’s address and postcode• the nature and type of service required• the nature and the intended future use of the property • the details of any special instructions and/or additional services • the likely inspection date (if known) and the anticipated date the report will be published• the style and delivery format of the report • the agreed fee and the fees for any additional work (including VAT) • details of any referral fees, inducements and potential conflicts of interest• the payment arrangements, payment period• cancellation rights • forewarning of any restrictions due to health and safety implications that may arise on the day of inspection• evidence that the client has confirmed acceptance of the terms and conditions• confirm that as an RICS regulated firm their files may be subject to monitoring and will need to be provided to RICS upon request • confirm that any fees taken in advance are not client money and not subject to the RICS client money protection scheme and • the RICS regulated firm operates a complaints-handling procedure, details of which are available upon request. Must confirm that doesn't include asbestos survey which fall under the Control of asbestos regulations 2012 (CAR2012) but does identify asbestos.

Answer 67

The RICS member should set out the limitations of any advice given, such as stating that no due diligence has taken place in relation to the true legal effect of the lease – this is exclusively the responsibility of the client’s legal advisers.

Answer 68

Don't think so.

Answer 69

Trail of suspicion means the surveyor must take reasonable steps to follow this. Level 1 and 2 - However, where there is ‘a trail of suspicion’ the surveyor must take reasonable steps to follow the ‘trail’. These ‘reasonable steps’ may include increasing the extent of the inspection and/or recommending further investigation. Level 3 - Where there is ‘a trail of suspicion’, the surveyor must take reasonable steps to follow this. As level three services include a more extensive inspection, ‘reasonable steps’ will go further than those for levels one and two.

Answer 70

Windows - Level 1 - Inspect one on each elevation Level 2 - One on each elevation and one of each different type of window Level 3 - Open all windows where possible. All subject to safely doing, owner permission. Allowed to reposition items on level 3 to access the windows. Roof Space - Inspection of roof spaces not above three metres if safe to do so. Level 1 - Head and shoulders inspection only. Will not remove secured panels. Level 2 - Enter the roof space if safe and investigate parts vulnerable to deterioration and damage. Level 3 - As level 2 plus lifting of insulation to identify thickness, and underlying ceiling. With permission, items can be moved to aid investigation. Services - Level 1 - Visual inspection sample of different services that can be seen. Level 2 - Visual inspection all parts of the services that can be seen within normal course of inspection. Level 3 - As above and observed in normal operation including identified sample of lights, fans and asking occupier to operate the heating Floors - Level 1 - Surfaces of exposed boards, but will not lift carpets, move furniture. Will not lift hatches or carry out inverted head and shoulders inspection. Will heel-drop test floors for deflection. Level 2 - In addition to above will, where floors have unfixed hatches/panels/floorboards will carry out inverted head and shoulders inspection. Will heel-drop test floors for deflection. Will not enter subfloor area. Level 3 - In addition, will lift corners of loose or unfitted carpets where practicable. Will heel-drop test floors for deflection. Will measure significant slope deflection. Will enter subfloor area where possible. Inspection Chambers and underground drainage - Level 1 - Will not lift inspection chambers to drains or septic tanks Level 2 - Lift where safe to do so to septic tanks and drains Level 3 - Lift and observe the normal operation. The Grounds - All inspections from within boundaries of subject property and from adjoining public property. Level 1 - Cursory inspection of the grounds, all permanent outbuildings not attached to the property. Roofs not accessible from window or another part of the building inspected with a 3 metre ladder. Level 2 - More through inspection noting limitations. Level 3 - As level 2 but should be prepared follow trail of suspected to a greater level. Especially retaining walls, sunken paths, driveways etc.

Answer 71

In section H and I of the report which sums up contents of the report into risks and issues.

Answer 72

Level 3 mainly. Cost can be given if agreed with client. Limitations of advice to be clearly stated to the client and client should be advised to get formal quotations before legal commitment to buy. Various cost services such as BCIS (Housing Repair Cost Guide) can be used. Clear reference to likely scale of maintenance and a clear reference to cost advice with Overall Opinion. Summarise the main repair items, focusing the worst condition ratings and cross referenced against the main body of the report.

Answer 73

Use a mil gauge?

Answer 74

Spirit level and plumb bob used to indicate how perpendicular a surface is relative to earth,