Inspection (Level 2 and Level 3) Flashcards
What are the eaves heights for an office and industrial unit
2.6-2.8 metres for offices
8 metres for industrial
What are some typical elements of an industrial unit?
Steel portal frame building with clear eaves height with 10% roof lights
Full height loading doors (electrically operated)
Main services capped off
LED lighting
Plastic coated steel profiled cladding with brick walls to approximately 2m
30 Newtons per square millimetre concrete slab
What would a retail unit fit out look like
Steel or concrete frame
Services capped off
Concrete floor and no suspended ceiling
In shell condition with no shop front, ready for the retailers fitting out works
What are deleterious materials?
Can you name some?
They are materials that can degrade over time causing structural problems
Reinforced autoclaved aerated concrete (RAAC)
High alumina cement
Woodwool shuttering
Calcium chloride
What RICS guidance are you aware of in relation to your companies lone working policy/inspection
RICS Professional Standard Surveying Safely 2nd ed 2018
What is the Hart v Large Case
The Hart v Large case emphasises the importance for surveyors of:
Being transparent, open and honest for defects
Being clear and advising clients on the survey level and scope of inspection, limitations and caveats
Recommending justifiable further investigation
Considering whether any new information provided after inspecting or reporting affects their original advice, and updating their advice if it is justified to do so
What are the typical map scales for
A room plan?
A building plan?
Street/location plan?
Location Plan?
Road/Walking Map?
1:50 A room plan
1:100 A building plan?
1:1250 Street/location plan?
1:2500 Location Plan?
1:5000 Road/Walking Map?
In your Sevenoaks Inspection example you noted that the Landlord was responsible for these works. If the tenant was responsible, how would you proceed?
LL can undertake works Jarvis v Harris
Could forfeit the lease
LL can serve a Section 146 Notice Under Law of Property Act 1925
LL could serve an interim schedule of dilapidations
Occupiers Liability Act 1957
Occupiers Liability Act 1984
1957 - Duty of care to visitors
1984 - Duty of care to trespassers
Key principles of Surveying Safely?
RICS Regulated firms must ensure they provide:
A safe working environment
Safe working equipment
Safe systems of work
Competent staff
‘Safe person Concept’
Risk Assessments
Structure of Surveying Safely?
Personal responsibilities for RICS members and firms
Assessing hazards and risks
Workplace health and safety
Occupational hygiene and health
Visiting premises and sites
Fire Safety
Procurement and management of contractors
Structure of Surveying Safely?
Personal responsibilities for RICS members and firms
Assessing hazards and risks
Workplace health and safety
Occupational hygiene and health
Visiting premises and sites
Fire Safety
Procurement and management of contractors
What is a hazardous material? Could you name some examples?
A hazardous material is harmful to health.
Asbestos
Lead piping/paint
Radon Gas
What is Japanese Knotweed?
RICS Guidance?
Fines?
Case Law?
Other invasive Plants?
An invasive plant that can damage hard surfaces such as foundations and tarmac. Not easy to Control
RICS Professional Standard - Japanese Knotweed and Residential Property 2022
Fines - Criminal Offence under Wildlife and Countryside Act 1981 - Magistrates Court - £5,000 fine or 6 months prison or Crown Court - Unlimited fine or 2 years prison.
Giant Hogweed and Himalayan Balsam
What are the different ground movements?
Subsidence = Downward movement of ground.
Caused by soil shrinking or washing away, often due to drought, leaking drains, or nearby trees sucking moisture.
Heave = Ground moves up
Caused by soil (especially clay) expanding, usually after trees are removed and moisture returns to the ground.
Types of damp?
Wet rot - timber decay
Dry rot - fungal attack
Rising damp (usually stops 1.5 metres above ground)
Condensation - lack of ventilation/mould
Damp - leaking plumbing/air conditioning/ pipework
List some of the specification for offices
Full access raised floors with floor boxes
Approximate ceiling height of 2.6-2.8 metres
Raised floor void of 150 mm
Approximate floor loading of 2.5 to 3 N/sq metre
Air conditioning and double glazed windows
Passenger lifts
1 Cycle space per 10 staff
What would you do if you if you identified a potential defect on site?
If I identified a potential defect on site, I would report it immediately to the relevant party (e.g. contractor, client, or project manager) and document it for further inspection or action.
Office building - Cannon Street
Did you undertake this inspection alone?
No - there were contractors on site and I adhered to PPE requirements and safety requirements.
How do you ensure your safety when lone working?
Comply with companies lone working policy
Ensure equipment is correct, phone charged and colleagues know of my whereabouts
Complete risk assessment
Wear PPE
How do you ensure your safety prior, and during a site inspection?
Prior to the Site Inspection:
Conduct a thorough risk assessment of the site.
Inform someone of my whereabouts and estimated return time.
Review the site’s safety procedures and identify potential hazards.
Ensure I am equipped with the appropriate PPE (Personal Protective Equipment) (e.g., hard hats, high-visibility clothing, safety boots).
Ensure any necessary site inductions or training have been completed.
During the Site Inspection:
Remain aware of my surroundings at all times.
Maintain clear communication with others on site and off site (e.g., via check-in systems or safety apps).
Use safety apps or other systems to provide regular updates or alerts.
Follow RICS guidelines on surveying safely, including safe access and working practices.
Avoid risky areas and alert others if any hazards are identified during the inspection.
Industrial Estate, Ashford
Do you have competence to identify major repair works or any health and safety risks?
Yes, as a property manager, I am responsible for identifying major repair works and health and safety risks by regularly conducting inspections, assessing the condition of the property, and ensuring compliance with health and safety regulations.
If I’m unsure about the extent of the issues, I always recommend seeking professional advice from qualified experts (e.g., surveyors, engineers, or contractors).
If any risks or repairs are identified, I would take appropriate action, such as notifying the relevant parties, arranging for expert assessments or repairs, and ensuring that the necessary precautions are taken to mitigate any risks.
I also follow established procedures and guidelines, including those set by RICS, to ensure both the safety and well-being of occupants and visitors.
What are common causes of defects?
Movement/Subsidence - heave/subsidence
Damp
Dry rot/wet rot
Rising damp/condensation
Cracking
Explain to me what information you gather when inspecting buildings
When inspecting buildings, I gather detailed information through photographs, notes, and measurements, documenting the condition of the structure, including walls, roofs, and foundations; mechanical and electrical systems (HVAC, lighting, etc.); health and safety risks (e.g., fire exits, asbestos); signs of damp, cracks, or wear and tear; and compliance with legal requirements (e.g., building codes or fire safety), security. Additionally, I note any recommended repairs, improvements, and maintenance schedules, and I may include sketches or floor plans to illustrate specific issues.
What are some common defects in a modern industrial building?
Roof leaks around roof lights
Damaged cladding panels
Cut edge corrosion
Blocked valley gutters
Poor guttering
What are some common defects in an office building?
Damp penetration
Water damage from burst pipes or A/C units
Structural movement
Damaged cladding
Poor mortar joints in brickwork
What are some common defects in a retail building?
Dry rot/wet rot
Tile slippage on roof
Structural movement/damp
Death watch beetle
What are the risks with an industrial park inspection?
Health and safety hazards (e.g., chemicals, machinery), structural issues, fire hazards, electrical risks, environmental contamination, slips and trips, vehicle safety, and lone working risks. Mitigation involves wearing PPE, performing risk assessments, and following safety procedures.
Office Building, Sevenoaks
What was the purpose of the inspection?
Quarterly Management Inspection
Office Building, Sevenoaks
How did you get the quotes to offer advice on costs?
I approached 3 separate building surveyors/experts
We have an approved list of contractors we use
Name some key legislation for contamination?
Environmental Protection Act 1990 (EPA)
RICS Professional Standard: Environmental Risk and Global Real Estate 2018
What is the optimal depth of an office to allow for natural light?
6-7 metres
Can you tell me about any RICS guidance on contamination or environmental risk?
RICS PS Environmental Risk and Global Real Estate 2018
