Inspection - Summary of Experience

Question 1

What RICS guidance is there on inspection?

Answer 1

RICS SUrveying Safely, 2018 -> guidance note

Question 2

Explain a key issue raised by RICS Surveying Safely

Answer 2

• Ensure risks are covered by ToE
• Identifies areas to be considered in relation to insurance
• Large focus on risk assessments

Question 3

Outling the recommendations contained within RICS Surveying Safely which you have adopted in your work

Answer 3

• Carry out RA before attending site
• Check is PPE is required
• Take charged phone
• Diarise inspection and notify colleagues

Question 4

What building characteristics would you look for when inspecting a property?

Answer 4

• Compliance with lease obligations
• Defects -> leaks, damp, structural movement
• Hazardous materials
• Building construction -> age, specification

Question 5

When looking at buildings, how would you assess any defects?

Answer 5

• Take photos and note any details
• Notify Client and make recommendation to investigate further using specialist

Question 6

Name types of building defects and their impact?

Answer 6

Water - dry and wet rot, leaks, condensation

Structural movement - subsidence, heave, horizontal cracking, shrinkage

Question 7

How do you inspect the area/location?

Answer 7

• investigate the local market
• Investigate local letting boards/vacancies
• Availability of local services
• Environmental factors
• Check site boundaries against OS plan

Question 8

How do you inspect externally?

Answer 8

• Repair and decoration of external envelope
• Method of construction / age of building
• Defects
• Surface run off water

Question 9

How do you inspect internally?

Answer 9

• COndition, repir, defect
• Interior finishes
• H&S Compliance
• Lease obligation compliance
• Compliance with EA 2010, planning & building regs
• Services

Question 10

WHat common defects are you aware of in a period office / shops?

Answer 10

• Dry / wet rot
• Roof tile slippage
• Death watch beetle
• Damp
• Structural movement

Question 11

What common defects are you aware of in modern offices?

Answer 11

• Damp
• Water lakage from burst pipes / AC
• Roof leaks
• Structural movement

Question 12

What common defects are you aware of in modern industrial units?

Answer 12

• Leaks around roof lights
• Damaged cladding panels
• Water damage from poor guttering / burst pipes
• Structural movement

Question 13

According to RICS Environmental Risks and Global Real Estate 2018, what factors can negatively impact a valuation?

Answer 13

• Asbestos
• Invasive non-native psecies
• Radon affected areas
• Subsidence / heave risk
• EPCs
• Contamination
• Flooding risk

Question 14

What legislation covers inspection?

Answer 14

Health & Safety at Work 1974

Question 15

How would you carry out an inspection?

Answer 15

1. Prepare
2. Inspect area
3. Inspect externally
4. Inspect internally

Question 16

How would you prepare for an inspection?

Answer 16

• Read lease
• H&S desktop assessment
• Plan journey

Question 17

What hazards might you find in vacant properties?

Answer 17

• Asbestos
• Structural issues
• Leaks
• Gas/electric faults

-> needs regular inspections / H&S assessments

Question 18

What is an inherent defect?

Answer 18

Defect in the design that has always been present

Question 19

What is a latent defect?

Answer 19

Fault in the property which could not have been discovered by a resaonably thorough inspection

Question 20

What equipment do you take out on a property inspection?

Answer 20

• phone
• Disto
• PPE
• Pen
• Paper
• Rules
• Property files (e.g tenancy schedule, arrears list etc)

Question 21

What would you look for on an inspection?

Answer 21

• H&S / Fire Safety
• Unoccupied areas
• Maintenance work
• Building condition / repair
• Roof areas
• Landscaping
• Common areas
• Signage
• Leaks
• M&E

Question 22

How can you minimuse the potential danger of an accident during a site inspection?

Answer 22

• inspect in line with RICS Surveying Safely 2018
• Carry out risk assessment and wear PPE

Question 23

What matters should be considered when arriving and during site inspection?

Answer 23

• Risk and hazards
• Weather conditions
• Unsafe atmospheres
• Impact of people and animals
• Structural stability
• Inspecting / working from height

Question 24

What are ley signs of structural stability / instability that should be looked for on inspection?

Answer 24

• Leaning, bulged or unrestrained walls
• Cracking
• Rotton or corroded beams and columns
• Roofs and floors

Question 25

What are ley signs of structural stability / instability that should be looked for on inspection?

Answer 25

• Leaning, bulged or unrestrained walls
• Cracking
• Rotton or corroded beams and columns
• Roofs and floors

Question 26

What should be considered specifically in a property management inspection?

Answer 26

occupied:
- Compliance with lease obligations
- Common areas

Unoccupied:
- EPC
- Condition
- H&S compliance
- Ready to let
- Maintenance

Question 27

What should be considered in an inspection for vacant purposes?

Answer 27

• Factors that can influence value: location, defects, construction
• H&S compliance
• Hazardous materials

Question 28

What things would you check before attending site for an inspection?

Answer 28

• Travel
• Charged phone
• Condition of property (is PPE required)
• Occupation
• Purpose of visit
• RA
• Dangers and risks / hazards

Question 29

How do you take good inspection note when on site?

Answer 29

• Bring inspection checklist
• take photos