Inspection - Level 3 Flashcards
1
Q
What does it mean to be ‘safe’ on an inspection? Why is it important?
A
Take steps to minimise the risk of harm on an inspection.
Important for ensuring the health and wellbeing of yourself and others who may be affected.
2
Q
How do you ensure your safety on an inspection?
A
- Phone
- Plan route
- Call back system
- Calendar available
- Be aware of aggressive occupants and dogs
3
Q
What is the guidance of RICS Surveying Safely 2nd Ed
A
- 2019
- Basic good practice principles.
- Corporate responsibilities:
- Line management structure, staff training, company policies & procedures, clear accountability, insurance, adequate resources. Investigate incidents.
- Personal responsibilities:
- Responsible for own H&S and anyone under your care. Duty to comply with company policies & procedures. Report breaches in good time, personal risk assessment, wear PPE, do staff training.
4
Q
What is NBS’ Lone Working Policy
A
- Charged phone
- Notify on arrival at site and on departure
- Stay Safe app
- Outlook calendar
5
Q
RICS VPS 2 ‘Inspections, investigations and record’ in Red Book
A
- INSPECTIONS AND INVESTIGATIONS: Inspections must be carried out to the extent necessary to produce a valuation that is professionally adequate for its purpose.
- TOE – must agree the extent of inspection
- REVALUATION WITHOUT REINSPECTION: only if valuer is satisfied no material changes since last assignment. TOE must state this assumption has been made. Interval for professional judgment. Regular vas, re-inspection not necessary every time.
- VALUATION RECORDS: details of inspections must be clearly and accurately recorded under VPS2.
6
Q
What is a ‘proper record’ of an inspection?
A
Required under VPS2 of Red Book
- Audit trail; legible, unambiguous notes that allow an effective response to any future enquiries
- Retained in appropriate business format
- Photographs.
7
Q
What would you find in the ToE about an inspection? What requirements do they include?
A
VPS 1 ‘Terms of engagement (scope of work)’ in Red Book:
- When settling the terms of engagement, must agree the extent to which the subject asset is to be inspected and any investigation to be made
- Record any limitations or restrictions
VPS 2 ‘Inspections, investigations and records’ in Red Book
- extent necessary to produce a professionally adequate valuation
8
Q
What sort of property characteristics might you note?
A
EXTERNAL: Type of construction, condition, site boundaries, access, car parking, no. of storeys, situation, roof type, defects, contamination
INTERNAL: specification, fit-out, layout, current use, condition, no. of cores, defects, contamination
9
Q
What due diligence do you carry out prior to an inspection?
A
Desk top review; situation, location, plan route, arrange access via client.
Risk assessment.
Prepare items to take; print plans, inspection proforma, charged camera, disto and spare battery, pen and paper, charged mobile phone, PPE (if required).
10
Q
What are the signs of contamination? How would you account for the existence of contamination whilst determining the value of a development site?
A
DESKTOP: radon (.gov map of radon affected areas), consider site’s previous uses
VISIBLE SIGNS: evidence of chemicals, oil spill, presence of tanks.
VALUE: Deduct the cost to remediate from the gross site value. Don’t provide advice until specialist report is commissioned. Caveat the advice citing reliance on reports and special assumption.
11
Q
When carrying out an external inspection, what should you take note of?
A
- Method of construction
- Repair and condition of the exterior
- Car parking/access/loading arrangements
- Defects/structural movement
- Check site boundaries with OS map and/or Title Plan
12
Q
When carrying out an internal inspection, what should you take note of?
A
- Layout and specification -
- Repair and maintenance
- Defects
- Services – age and condition
- Statutory compliance – asbestos, building regulations, H&S, Equality Act, Fire and planning
- Fixtures and fittings and improvements made
- Compliance with lease obligations
13
Q
How would you check the age of a property? How do you know it is Victorian? Was it Listed?
A
Age plaque
Checked historical records
Checked previous reports
Historical features
14
Q
You note of brick construction. What else did you notice about the brickwork construction?
A
Flemish Bond, likely solid wall as a result.
15
Q
How have you adopted the recommendations contained within the RICS Surveying Safely in your work?
A
Risk assessment prior to inspection.
Dynamic risk assessment on the day of.
Checked in with occupier on arrival, and on leaving.
16
Q
What are the types of damp?
A
- Condensation; REMEDY: ventilation and heating.
- Wet rot; timber decay, slimy and soft/wet timber
- Dry rot; fungal attack, to masonry and timber
- Rising damp; damp patches start at base of wall and move up. Typically up to 1.5m from ground level. Floor/wall coverings wet/lifting. REMEDY: replace plaster, inject a DPC.
- Penetrating; through e.g. a wall. Re-point, cut off water source.
17
Q
Which areas of the Red Book relate to inspections?
A
VPS 2 and VPGA 8
18
Q
When were the Control of Asbestos Regulations last updated? What do they say?
A
2012
- Good condition ACMs can be left in place
- Duty to manage ACMs in commercial buildings if you’re responsible for its maintenance
- Works to ACMs must be by a licensed contractor, and some works are notifiable
19
Q
Under the asbestos regulations, who is the duty holder?
A
Owner of the premises if vacant, or the tenant if holding a REPAIRING LEASE
20
Q
What are the requirements for asbestos?
A
A commercial property must have an asbestos management plan if asbestos is present
Asbestos Register required and must be checked against known materials once per year
21
Q
What are the 3 types of asbestos?
A
Chrysotile (white) – Banned 1999
Amosite (brown) – Banned 1985
Crocidolite (blue) – Banned 1985; MOST DANGEROUS
22
Q
What are the health risks of asbestos?
A
Asbestosis, which can lead to lung cancer. Breather in fibres when Asbestos Containing Materials (ACMs) disturbed.
23
Q
How do you identify Japanese Knotweed? What is it?
A
Invasive plant, damages foundations.
Not easy to control, specialist contractor required to remove.
Purple/green hollow stem similar to bamboo, green shield-shaped leaves, small white flowers in late summer.
24
Q
What are the requirements in relation to Japanese knotweed?
A
Environmental Protection Act 1990
Only properly licensed contractors can remove and dispose.
If landowner ignores and allows to spread – ASBO and fines up to £2,500
25
What legislation is there on contamination?
Environmental Protection Act 1990: Part 2A, which sets out the system for identifying and remediating contamination.
Must carry out a risk assessment.
Must assess POSSIBILITY of harm to human health and pollution of controlled waters.
A Remediation Notice can be served to force landowner to remediate, but not necessary if they take steps on their own.
General principle: polluter pays for remediation
26
How do you identify contamination?
1. Desktop study on previous use, radon, local history, planning register. During inspection; oil spills, subsidence, chemicals, tanks.
2. Environmental assessment; identify nature and extent
3. Environmental assessment; Remediation options and monitoring
27
What RICS guidance is there on contamination?
RICS Guidance Note, ‘Contamination, the Environment and Sustainability’ 2010
Reiterates legal duties under Environmental Protection Act and lays guidance on identifying contamination on inspections, and recommending further investigations to the client.
PII – surveyors must ensure claims arising from contamination are covered by their PII policy OR include a caveat OR decline the work.
28
What is Land remediation relief?
A form of tax relief from corporation tax. Allows a claim up to 150% corporation tax for qualifying expenses incurred by companies cleaning up land acquired from a third party in a contaminated state.
29
High alumina cement
Typically used in pre-cast concrete in the 1950s and 1960s.
Undergoes a process called conversion when it gets damp. Leads to a loss of strength in the concrete.
30
What legislation and RICS guidance is there for asbestos?
Health and Safety at Work Act 1974
Control of Asbestos Regs 2012
HSE Codes of Practice
Asbestos and its implications for surveyors and their clients 3rd Ed GN (CHECK NEW NAME)
31
What do you do if asbestos is present in the building?
Conduct risk assessment
Notify client and advise them of their duties. Advise that a that a survey is carried out, asbestos register made and asbestos management plan in place
Advise that they seek specialist advice and any works must be by specialist contractor
Consider impact on value / pricing
32
What are the surveyor’s responsibilities regarding asbestos?
Statutory; H&S at Work Act – reasonable care for themselves and others
If identified or suspected on inspection, report irrespective of scope of engagement
Advise that they seek specialist advice and that occupants are advised immediately (if significant risk)
33
What is the process for carrying out an inspection?
Consider my personal safety, and those for whom I have a duty of care
Inspect the local area
Inspect the property externally
Inspect the property internally
34
What are the different purposes you might carry out an inspection for?
Valuation
Agency
Property management
35
What are deleterious materials and what are some examples?
Materials that can degrade with age, causing structural problems. Signs include age of building & construction e.g. concrete frames from the 1960s, and brown staining on concrete.
Examples include High Alumina Cement.
36
What are hazardous material and what are some examples?
A material that is harmful to health.
Examples include; asbestos and lead piping.
37
What are the differences between an inherent, a patent and a latent defect? NEED TO FIND EXAMPLES
Inherent - always been present, a defect in the design or construction of the building, e.g. misplaced reinforcement.
Patent - a defect that could have reasonably been identified on an inspection, e.g. rising damp.
Latent - a defect that could not have reasonably been identified on an inspection; e.g. problems with the foundations that may not show signs for several years.
38
What are common defects and their causes?
Movement (causing subsidence, heave, shrinkage cracking in new plasterwork, settlement cracks)
Water (causing rot and damp)
Deterioration of building materials (causing structural issues)
In period buildings: typical to see spalling, wet and dry rot, tile slippage on the roof, damp at GF level, water ingress around door and window openings, cavity wall tie failure (bulging wall and horizontal cracks).
Modern buildings: roof leaks, cracking in brickwork from settlement
39
What’s the difference between a defect and repair?
Defect: something that is faulty in some way
Disrepair: is as a result of failure to maintain
40
What would you suspect from horizontal cracking? Vertical cracking?
Horizontal: wall tie failure (which also can cause bulging)
Vertical: caused by settlement, subsidence and heave
41
HSE guidance on asbestos?
Good condition ACMs can be left in place
Duty to manage ACMs in commercial buildings if you’re responsible for its maintenance
Works to ACMs must be by a licensed contractor, and some works are notifiable
42
Types of survey for asbestos?
Management Asbestos Survey
Refurbishment and Demolition Asbestos Survey
43
What is COSHH?
Control of Substances Hazardous to Health
44
What are the key principles of HWSA 1974?
1. This legislation covers occupational health and safety in GB.
2. It sets out the duties of 'responsible persons' in regarding to health and safety.
3. Duty to carry out a risk assessment in common parts.
4. Working at heights, electrical safety, legionella, COSHH, RIDDOR, Asbestos.
45
What are the key principles of Housing Act 2004?
Ensuring all landlords provide housing fit for human habitation. E.g. Repair, damp, water, ventilation, drainage.
46
What has been updated in the Housing Act 2018?
In the Housing Act 2004 an offence by a landlord was only committed if an Improvement Notice was issued by the local authority.
Under the 2018 Act, tenants can take direct legal action against their landlord if they do not comply.
47
What is the diffference between Occupiers Liability Act 1984 and 1957?
trespassers
48
Why do you need to carry out a FRA?
A duty under the RR (FS) Order 2005
49
What are your main duties under the RR (FS) Order 2005?
1. Carry out a FRA
2. Rid or reduce risk
3. take actions to reduce risk from flammable/explosive materials
50
Tell me about the Home Survey Standard
Effective March 2021
Sets minimum expectations and mandatory requirements
51
What is the key safety legislation?
Regulatory Reform (Fire Safety) Order 2005
Building Regulations 2010
52
Tell me about Fire Safety – Regulatory Reform (Fire Safety) Order 2005
Covers general fire safety relating to non-domestic property (includes the common areas of multi-occupied residential buildings).
Places emphasis on risk assessment and fire prevention, with a requirement for reasonable steps to be taken to reduce the risk from fire
53
Under the The Regulatory Reform (Fire Safety) Order 2005 who is the responsible person and what must they do?
The Order allocates responsibility for fire safety to the Responsible Person
- generally the employer or controller of the premises
They must:
- Complete Fire Risk Assessment
- Install and maintain appropriate fire safety measures
- Ensure emergency planning
54
What is a Fire Risk Assessment?
Identifies what is needed to prevent fire and to keep people safe in a building.
55
What are the steps in carrying out a Fire Risk Assessment?
Identify fire hazards
Identify people at risk
Evaluate, remove or reduce risks
Record findings, prepare an emergency plan and provide training
Review and regularly update the Assessment
56
What is the relevant section of the building regs for fire safety?
Approved Doc B
57
What does Approved Doc B cover?
The requirements B1 to B5 cover the provision of:
- means of giving warning in the event of a fire;
- means of escape;
- inhibiting the spread of fire across the internal linings;
- structural stability of the building in the event of a fire;
- the internal spread of fire through a building and between adjacent buildings;
- the external spread of fire across a building and between adjacent buildings;
- facilities to assist with the access for fire fighting up to and through a building.
58
Asbestos GN
59
Aim of Home Survey Standard?
- Sets clear framework and minimum expectations
- Mandatory requirements
- Replace and Harmonise previous publications
60
What are the considerations when setting up the Home Survey Standard service?
- Understand client needs
- Operate within experience and qualifications and local knowledge
- ToE before service
- CoI checks
- Transparency over referral fees
61
Considerations for client liaison in Home Survey Standard
Ensure client understands:
- Different levels of service
- Fees
- ToE
- Report format
- Intended future use of property
62
What is included in L1 Home Survey Standard
- Describe each element in sufficient detail
- Assessment of each element
- Objective view of the condition of the property
- Establish appropriate repair priorities
63
What is included in L2 Home Survey Standard?
- Describe material defects and risks
- Comment where inferior materials have been used - may result in more repairs etc
- Remedial works needed
- Implications of not addressing works
- May need further advice/quotes
64
L3 Home Survey Standard
- Form of construction and materials for each element
- Defects and risks described
- Remedial options outlined
- Timescale for works
- Future maintenance
65
Risk of occupants - different levels Home Survey Standard
```
L1
- Identify risks
L2
- Identify risks and explain nature
L3
- All above and explain how to resolve
```
66
Definition of levels Home Survey Standard L1
No test of fabric of services
Describes condition of the building, services and grounds
Recommendations for further investigation
No advice on repairs/maintenance
67
Definition of levels Home Survey Standard - L2
```
Assesses main elements of the property
Inspects concealed areas
Describes condition of the different elements
Advise about repairs/maintenance
May recommend further investigations
```
68
Definition of levels Home Survey Standard - L3
Detailed assessment of property
Detailed visual assessment of building, services and grounds
Services observed in normal operation
Describes form of construction and condition
Potential defects and cause
Recommend remedial works - priority and timescales
May provide indication of cost
69
RICS Guidance Note on Asbestos?
Asbestos: legal requirements and best practice for property professionals and clients 2021
70
Risk of Asbestos to Surveyors
1) Asbestos related diseases
- Health of surveyors and occupants
2) Commercial/economic loss
- Evacuation of building
- Loss of income
- Cost of remedial works
- Negligence claims
71
What is an Asbestos survey
The process of surveying a property for asbestos containing materials. Prime objective is to determine or assume the location, type and condition of materials containing asbestos.
1) Asbestos management survey
- A survey to ensure asbestos containing materials that may be disturbed during the normal day-to-day management of a property have been identified.
2) Refurbishment and demolition survey
- A survey that builds upon the management survey. The survey needs to be specifically designed to ensure that it is appropriate for the refurbishment and/or demolition of a building.
72
What is an Asbestos management plan?
A document, developed from the asbestos register, that details an organisation’s approach to managing asbestos
73
How to check person is qualified?
- check whether they have UKAS accreditation for asbestos inspections and ISO 9001 registration/certification.
- Also ensure PII and public liability policy covers asbestos related works.
74
What does the Asbestos management plan include?
where the asbestos is and its condition
what remedial actions are required and their priority
where and how the asbestos information can be accessed
roles and responsibilities of people managing asbestos in the building
levels of training required
how the asbestos register is used to plan building and maintenance work
how the asbestos information is provided to people that need it
who is authorised to carry out asbestos checks
the details of specialist companies that can undertake survey, testing and removal work and
how the AMP will be reviewed and updated.
75
What does the Control of Asbestos Regulations 2012 require?
All surveyors to have asbestos awareness training, and this should provide the more comprehensive knowledge expected of an RICS member.
Regulation 4: Duty to manage asbestos in non-domestic premises (applies to dutyholder of premises)
The duty applies to the ‘common parts’ of multi-occupancy domestic premises, such as purposebuilt flats or houses converted into flats.
Landlords have a duty to fulfil the same obligations under the Defective Premises Act 1972 and Homes (Fitness for Human Habitation) Act 2018.
Regulation 5: Identification of the presence of asbestos
Anyone carrying out any type of building work, whatever its size and nature, has a legal duty to take measures to identify whether asbestos is present in the work area.
Regulation 8: Licensing of work with asbestos
Anyone carrying out work on high-risk materials has a legal duty to obtain a licence to do this work.
Regulation 9: Notification of work with asbestos
Regulation 10: Information, instruction and training
Those involved in survey work: awareness training
Regulation 15: Arrangements to deal with accidents, incidents and emergencies
76
Non-licensable and licensable work
Non-licensed work:
Removing asbestos roof sheets that are whole and are in a good condition
Notifiable non-licensed work:
Removing asbestos roof sheets that are fire damaged or scraping up floor tiles
Licensable work:
Asbestos sprayed coatings
Asbestos insulation from boilers and pipes.
77
RICS member responsibility on Asbestos
As a minimum, members need to be aware of the health and other implications of asbestos, and the statutory obligations imposed on various parties with relation to asbestos. They also need to be familiar with the regulatory requirements and able to provide the necessary professional and impartial advice to enable competent expert assistance to be sought and given.
Statutory responsibility:
Health and Safety at Work, etc. Act 1974
Requirement to take reasonable care for the health and safety of themselves and other persons who may be affected by their acts or omissions at work.
If surveyor identifies or suspects asbestos containing materials and the risk to health is considered to be serious and immediate it should be reported irrespective of the scope and conditions of engagement (advise person in control of premises).
Should also provide advice on short-term emergency measures to be taken (extreme circumstances evacuation of area).
Where this could breach client confidentiality, it is suggested that this duty may be discharged by informing the client.
RICS Home Survey Standard
report should properly emphasise the suspected presence of asbestos-containing materials if the inspection identifies that possibility.
78
Methods of identifying and dealing with asbestos
Buildings built pre 2000 should be suspected as containing asbestos unless proven otherwise.
Sampling
Bulk sampling
Microscopic examination of the physical characteristics of a sample (fibre identification and counting).
Air sampling
involves the collection of fibres using a filter, which is then microscopically examined to count the number of fibres within a specified number of fields.
Swab sampling
Wipe tests used to obtain samples of dust/debris that is to small for bulk sampling and where air testing is not appropriate.
Removal
Encapsulation
