Inspection - lvl 2

Question 1

Tell me about how you ensure your safety when on site.

Answer 1

Personal Safety -
Mobile phone, camera, laser, supporting notes or plan, PPE, pen and paper and carry out inspection with GNSS2019

Question 2

Tell me about how you ensure your safety when lone working.

Answer 2

I followed my company’s lone working policy.

I diarised my inspection and recorded details including the location, time, client details. I ensured that my phone was charged and I was contactable at all times during my inspection. My colleagues had access to my contact details if they needed to reach me.

Question 3

Give me an example of where you had recognised a limitation of your knowledge and sought external specialist advice.

Answer 3

5 Avondale Pavement -

During my inspection I saw that the property was in breach of the leases repair obligation. I advised they consulted a management surveyor to have this breach corrected.

Question 4

Explain to me your inspection methodology when inspecting a property.

Answer 4

I ensure my personal safety.
Mobile phone, camera, laser, supporting notes or plan, PPE, pen and paper and carry out inspection with GNSS2019

Local area
Location, aspect, facilities, transport, business vibrancy, contamination, environmental hazards (flooding, high voltage power lines, electricity substations), comparable evidence, local market conditions, agent’s boards

External inspection
Method of construction, condition, access, defects, hazardous materials, deleterous materials, boundaries, dating

Internal inspection
Specification, condition, defects, services, statutory compliance, fixtures, lease compliance

Question 5

Explain to me what information you gather when inspecting buildings.

Answer 5

Local area
Location, aspect, facilities, transport, business vibrancy, contamination, environmental hazards (flooding, high voltage power lines, electricity substations), comparable evidence, local market conditions, agent’s boards

External inspection
Method of construction, condition, access, defeccts, hazardous materials, deleterous materials, boundaries, dating

Internal inspection
Specification, conditionm defects, services, statutory compliance, fixtures, lease compliance

Question 6

What would you do if you identified a potential defect on site?

Answer 6

Photograph, try to establish cause, inform client, recommend specialist advice.

Question 7

Club 338 - could the LL rentalise improvements?

Answer 7

The landlord could not had rentalised the improvements because the works had taken place after the tenant had taken a new lease. The works had also taken place within the last 21 years.

Question 8

Club 338 - does the lease have to state T improvements?

Answer 8

The lease does not have to state tenant’s improvements.

Question 9

Club 338 - what if the lease is silent on T improvements?

Answer 9

If the lease is silent the tenant is free to carry out improvement works.

Question 10

Club 338 - After how many years can tenant improvements be rentalised?

Answer 10

Tenant’s improvements can be rentalised 21 years after improvement works had been carried out.

Question 11

Club 338 - did the T get consent to alter the floor area?

Answer 11

The tenant informed the landlord verbally of their intention to carry out improvement works. The landlord had granted the tenant WCNUW.

Question 12

5 Avondale Pavement - what had the tenant failed to keep in repair?

Answer 12

Upon inspection the property had a poor condition and dated specification. It did not comply with the repair and decoration covenants within the lease.

The lease stated that the tenant was to keep the property in substantial repair and condition as stated in the lease. It was also supposed to be redecorated every number of years.

Question 13

5 Avondale Pavement - how did the LL inform the T of the breach?

Answer 13

The landlord issued the tenant with a repair notice.

Question 14

5 Avondale Pavement - what notice can be served for breach of repair?

Answer 14

Section 146 of the Law of Property Act 1925. The landlord serves this to the tenant, specifically in the event of the tenant breaching a covenant of the lease. The tenant must then remedy the breach, or risk their lease being terminated.

Some examples of covenant breaches that fall under section 146 include:
Unapproved alterations to the property.
Damages to the property.
Sub-letting parts of the property (without consent).
Noise complaints.
Parking on a neighbour’s drive.

Question 15

5 Avondale Pavement - did you notice anything else upon the inspection?

Answer 15

Upon inspection the property had a poor condition and dated specification.