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RICS FINAL INTERVIEW > Inspection - Level 3 (Ready) > Flashcards

Inspection - Level 3 (Ready) Flashcards

1
Q

What do you look for during inspections?

A
  • Look at the local area
  • Amenities
  • Vibrancy of local business
  • Local transport nodes
  • Condition of the building
  • Security
  • Access arrangements
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2
Q

Talk me through common hazards in older buildings?

A
  • Asbestos
  • Lead piping
  • Radon gas
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3
Q

What would you do if you thought you had identified asbestos?

A
  • If it was disturbed, I would get out as quickly as possible
  • If not, I would take a picture
  • In either case, I would report it to my client
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4
Q

What are the key local factors to look out for for PBSA?

A
  • Local amenities
  • Colleges / Universities
  • Transport nodes
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5
Q

Were there any particular hazards on the Seven Sisters site? How did you deal with those?

A
  • Potential for hazardous materials in the ground

- Commission a desktop survey and seek an estimate for remediation works to include in valuation

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6
Q

Why was the aspect of particular importance for residential?

A
  • Outlook of a site has a significant impact on value

- Preference for south facing units

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7
Q

Why was Willesden unlikely to create a Party Wall issue? Are you qualified to confirm this?

A
  • There were no building walls on the site boundary

- The site had no neighbouring properties

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8
Q

How did you confirm that no rights of way were present over the site?

A
  • By conducting due diligence on the title register
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9
Q

How could the car wash have contaminated the site?

A
  • By the use of oil in vehicles

- Could also have caused subsidence relative to the weight of the vehicles

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10
Q

How would rights of light impact on future development?

A
  • The Court may impose a injunction on development

- In some cases can restrict development where it infringes on light enjoyed by neighbouring properties

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11
Q

What are the four steps when carrying out an inspection?

A
  • Consider personal safety
  • Inspection of the area
  • External inspection
  • Internal inspection
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12
Q

What should you take on an inspection with you?

A
  • Charged mobile phone
  • Site or floor plans
  • Relevant PPE
  • Measuring equipment
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13
Q

What aspects of the immediate area would you consider?

A
  • Location
  • Aspect
  • Local facilities
  • Transport nodes
  • Business vibrancy
  • Contamination
  • Environmental hazards
  • Flood risk
  • Comparable schemes
  • Local market conditions
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14
Q

What factors would you consider in an external inspection?

A
  • Method of construction
  • Specification
  • Condition
  • Age
  • Check site boundary
  • Defects
  • Access arrangements
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15
Q

What would you consider when conducting an internal inspection?

A
  • Statutory compliance with regulations
  • Compliance with lease obligations
  • Condition
  • Specification
  • Layout
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16
Q

How could you date a building?

A
  • Architects certificate
  • Building regulations
  • Historic maps
  • Ask the client
  • Date of planning consent
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17
Q

What are the different purposes of inspection?

A
  • Management
  • Valuation
  • Agency
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18
Q

What are the four common forms of foundation?

A
  • Raft (slab foundation over whole site)
  • Strip (usually used for resi)
  • Piled (Long slender reinforced concrete cylinders(
  • Pad (slab foundation under individual or groups of columns to spread load)
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19
Q

How would you determine the type of foundation used?

A
  • Type / Age of building
  • Loading requirements
  • Ground conditions
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20
Q

What are the two types of wall construction and how would you tell them apart?

A

Solid wall - Solid brick wall with headers and stretchers visible
Cavity wall - Two layers of brickwork tied together with metal ties - Usually no headers visible

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21
Q

What is a header?

A

Brick laid so that short side is visible

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22
Q

What is a stretcher?

A

Brick laid horizontally, with long side exposed on outer face

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23
Q

What is efflorescence?

A
  • White marks on brickwork
  • Caused by salts in bricks
  • Caused when water reacts with natural salts
24
Q

What is spalling?

A
  • Damaged brickwork where bricks start to crumble due to freeze/thaw
25
Q

What are the two main methods of construction for new office buildings?

A

Steel frame

Concrete frame

26
Q

What can you refer to if you’re unsure about the type of construction?

A

Architects drawings and building manual

27
Q

What are the different types of air conditioning system?

A
  • VAV
  • VRV
  • Fan Coil
  • Mechanical ventillation
  • Comfort Cooling
  • Heat recovery
  • Static Cooling
28
Q

What became illegal to use in air conditioning systems in 2015?

A

The refrigerant R22

29
Q

What is a shell and core fit out?

A
  • Where common parts of the building are completed but office areas left as shell ready for occupiers fit out
30
Q

What is the difference between an inherent and a latent defect?

A
  • Inherent defect has been there since the beginning

- Latent defect is where it could not have been discovered by a reasonably thorough inspection

31
Q

What is the purpose of snagging?

A
  • Enables you to highlight any defects to developer and enables them to fix them
32
Q

What are the common causes of defects?

A
  • Movement
  • Water
  • Defective building materials
33
Q

What is subsidence?

A
  • Where the building foundation shifts downwards

- Usually caused by changes in the underlying ground conditions

34
Q

What is heave?

A
  • Expansion of ground beneath a building

- Usually caused by removal of trees and build up of water

35
Q

What are the common causes of cracks in a property?

A
  • Heave
  • Subsidence
  • Movement
  • Settlement Cracks
36
Q

What is wet rot? What are signs of it?

A
  • Where water damages wood such that it becomes soft and weak
37
Q

What is dry rot? What are signs of it?

A

Caused by fungal attack

- Usually see mushroom like growth on wood

38
Q

What is rising damp? What are the signs of it?

A
  • Where water moves upwards through a building
  • Usually caused by failure of DPC
  • Signs would include tide marks
  • Usually stop at 1.5m above ground level
39
Q

What can condensation be caused by?

A
  • Lack of sufficient ventilation
40
Q

What is the key legislation on contamination?

A

Environmental Protection Act 1990

41
Q

What Guidance has the RICS issued on contamination?

A

RICS Guidance Note Contamination, the environment and sustainability 2010

42
Q

Who will usually pay for the remediation of a site?

A

Either the land owner or the polluter

43
Q

What does a desktop contamination study comprise?

A
  • Assessment of the sites historic uses
44
Q

What materials usually caused contamintion?

A
  • Radon and methane
  • Oil / Gas
  • Heavy metals
45
Q

What are visual signs of contamination?

A
  • Oil drums
  • Evidence of chemicals
  • Subsidence
  • Bare ground
46
Q

What are the three phases of an investigation for contamination?

A
  • Desktop
  • Intrusive
  • Remediation
47
Q

What would you do if you were concerned that a site may be contaminated?

A
  • Suggest the client gets a specialist report
48
Q

What is the difference between deleterious and hazardous material?

A
  • Deleterious degrades over time to cause structural problems
  • Hazardous is harmful to health
49
Q

What are some examples of deleterious materials?

A
  • High alumina cement
  • Calcium chloride
  • Woodwool shuttering
50
Q

What are some examples of hazardous materials?

A
  • Asbestos
  • Lead piping
  • Radon gas
51
Q

What does Japanese Knotweed look like?

A
  • Purple & Green with a hollow stem
  • Heart shaped leaves
  • Clusters of white flowers
52
Q

Why is Japense Knotweed an issue?

A
  • Invasive plant that can damage hard surfaces
  • Difficult to control
  • Lenders may refuse loans
53
Q

What guidance has RICS issued on Japanese Knotweed?

A
  • RICS Information Paper on Japanese Knotweed and Residential Property 2015
54
Q

What are the penalties for ignoring japanese knotweed?

A
  • Prison sentence of six months or £5,000
55
Q

What documents would you request before going on an inspection?

A
  • Asbestos register
  • Floor plans
  • Title plans
56
Q

How would you ensure that you had regard to RICS Surveying Safely when on an inspection?

A
  • Carry out risk assessments
  • Never enter a building if it felt unsafe
  • Always trust my instinct
  • Wear appropriate PPE
  • Ensure my colleagues know where I am and details of inspection are in my diary
57
Q

Can you run me through how you would carry out a risk assessment?

A
  • Identify hazards
  • Identify who they might harm and how
  • Evaluate the risks and decide on precautions
  • Record findings and implement them
  • Review the assessment and update if necessary
  • Advise all those affected of the outcome

RICS FINAL INTERVIEW (21 decks)

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