Inspection - Summary Of Experience Flashcards
What do you consider when you go on Inspection?
1) I would consider my personal safety.
2) Inspection of the local area
3) External Inspection
4) Internal Inspection.
What should you take on an inspection?
- Mobile phone
- Camera
- Tape measure/laser
- File, plans and other supporting information.
- PPE
- Pen & Paper
What considerations would you take in of the immediate area?
Location / Local Facilities / Public Transport / Business Vibrancy
Contamination / Environmental Hazards / Flooding
Comparable Evidence / Local Market Conditions / Agent’s Boards
What are the different purposes that one may need to inspect?
Valuation - understand the factors that can influence the valuation of a property such as location, tenure, aspect, construction, defects, current condition.
Property Management - Check lease compliance, statutory compliance, state of building, requirements for repairs. If unoccupied, security arrangements, damage to the building / vandalism.
Agency (Marketing Issues)
What are the FOUR Common Forms of Foundation?
1) Trench and Strip Footings - Generally used for Residential Buildings.
2) Raft - A slab foundation that spreads the load of the property over the whole site.
3) Piled - Long and slender reinforced concrete cylinders into the ground vertically.
4) Pad - A slab foundation system, under individual columns or units so column load is spread evenly.
Can you name some types of brickwork/terminologies to do with brickwork?
1) Solid Wall
2) Cavity Wall
3) Stretcher
4) Header
5) Efflorescence
6) Spalling
Describe an Institutional Shop Building?
- Either steel or concrete frame
- Services capped off
- Concrete floor and no suspended ceilings
- Let in shell condition with no shop front, ready for retailers fitting out works.
Describe an Institutional Office Building?
As described by the British Council for Offices Guide to Office Specification, 2019:
- Steel or Concrete frame.
- Floor to ceiling height of 2.6-2.8m
- Raised floors, 150mm
- Suspended ceilings, 350mm
- Air Conditioning
- Double glazed
- 1 cycle space for every 10 staff
- 1 shower for every 100 staff
- 8-10m2 space for every worker.
What are the different types of air conditioning systems & their benefits?
VAV - Variable Air Volume (high capital cost but most flexible)
Fan Coil - 4 pipe is the most common (low initial cost and high flexibility but expensive to maintain)
VRV - Variable refrigerant volume (low capital cost but expensive to maintain)
What would be the noticeable difference between a steel framed office and concrete framed office building?
A steel framed building would have less columns and larger/wider floorplates.
What are the different types of fit out?
- CatA is to grade A as above and to the highest spec.
- CatB is to complete the fit out to the occupiers specific requirements. Some landlords do this to reduce the void periods between lettings becoming more common.
- Shell and Core - Common parts of the building are completed, and the office floors areas are left as a shell ready for fit out by the occupier.
- Typical space allowance for normal office use is approx 1 person for 7.5-9.25 sq. m
Can you describe an Institutional Spec Industrial Asset?
- 30KN/Sq.M minimum loading capacity.
- Steel Portal Frame Structure
- Insulated profiled Steel cladding (Plastic Insulated Good)
- Brick or blockwork walls to 2m height.
- Minimum 8m clear heights (now more likely 12m)
- 10% lighting panels in the roof
- 5-10% office space
- Full height loadings doors, electric operated
- Access level loading door always included.
- Approximate site cover of 40%
What are the three common causes of defects?
Water, Movement and Deteriorating Materials
What are some common building defects for period residential/shop/office properties?
- Dry Rot
- Wet Rot
- Tile Slippage on roof.
- Damp penetration from the roof.
- Water ingress (Doors and Windows)
- Settlement
If you identify any building defects during your inspection, what FOUR steps should you take?
1) Take Photographs of the defect.
2) Try to establish the cause of the damage whilst on site.
3) Inform your client of your investigations.
4) Recommend advice from a building surveyor or in the case of movement, a structural engineer.
What are some common defects of modern industrial buildings?
Roof leaks around roof lights, damaged cladding.
Cut edge corrosion.
Blocked valley gutters
When you inspect a property, what is on your checklist?
My checklist varies depending on the purpose of the inspection however, for all inspections I will have the site contact details on my checklist, including access codes if needed and site contact details.
For property management purposes:
- I will be looking at defects, both externally and internally.
- The condition of the common areas, cleaning etc.
- Vacant unit inspections, ensuring security is in place and obtain meter readings.
For Valuation purposes:
- My checklist will include, nature of the area, location, footfall and whether other agency boards are up in the surrounding area.
How did you ensure the safety of others and yourself in your Scrutton Street Example (Leaking Basement) ?
With this property, we have on site porter staff who first informed me of the leak and where is was coming from, which was a section of pipework in a large meeting /screening room on Basement Level (away from any cabling/electrics.) I inspected with a hard hat in the first instance and instructed the contractor to do the same as well as steel toed footwear in case of standing water. Once we assessed the risks, we reduced the leak by reducing the water pressure and eventually turning the water off to ensure repairs could be made.
Why did you instruct the contractor to turn off the water supply? (Scrutton Street Example)
Turning off the water supply was the only way to repair the section of pipework safely as advised by the contractor. The water was turned off outside of working hours however I still notified the client and the occupiers and it was uncertain how long the repair works would take.
Explain some of the measures you undertake to ensure your own safety on inspections?
First and foremost, I will ensure that I record all inspections in our office calendar, notify a colleague when I am leaving and make sure my mobile phone is fully charged in line with our lone working policy.
If I am inspecting an office site, I will ensure I carry the necessary PPE if required and ensure all visitors / contractors joining me to the same.
If it is an industrial site / development land that I have not inspected before, I will undertake a desktop risk assessment and ensure I view the property / area on Google Maps to see if I can assess any risks before inspecting. When on site I would carry out a dynamic risk assessment.
What does a Dynamic Risk Assessment involve?
In accordance with the RICS Professional Standard: Surveying Safely 2018.
When inspecting, the risks may have changed from the last time I inspected previously or I may not have inspected the property before. Therefore, I continually re-evaluate:
- Is the activity still safe to continue?
- Is the working environment still safe for the activity to continue?
- Am I or those still working within their limit of competence.
- Are there appropriate control measures in place?
Who reported to you that unauthorised vehicles were being parked in the rear car park? (Archway Example)
The tenant’s notified me of the unauthorised vehicles stating one car and one van had not moved for a period of 10 days.
How did you notice the Japanese Knotweed and what time of year did you notice it?
I noticed a green hollow stemmed weed with green leaves in a zig-zag formation growing in the rear car, I noticed this plant whilst on an inspection in June (Summer)
What is the RICS Paper that was published on Japanese Knotweed?
RICS Professional Standard - Japanese Knotweed and Residential Property, 2022.
The purpose of the updated document is to address both the findings and provide guidance based on market informed industry best practice.
How would you assess the damage to the building structure and how would you advise your client on the impact on value of the property resulting from JK?
In accordance with the RICS Professional Standard - Japanese Knotweed, 2022.
Substantial structures on sound foundations are unlikely to suffer structural damage due to Japanese Knotweed. However, in this case, the root of the plant was growing below the flashing of the external wall to the property causing cracking in the brickwork. In this case, as we implemented a Japanese Knotweed Management Plan there was no impact on the value of the property and my client was not willing to sell the property. However the cost of the management was in fact the cost to the client.
SEEK SPECIALIST ADVICE
What are surveyors recommended to do if Japanese Knotweed is encountered during an inspection?
In accordance with the RICS Professional Standard on Japanese Knotweed, surveyors are recommended to note its location on a site plan and record details such as:
- Proximity to built structures.
- The location, height and area.
- Whether stands are on or off site, or crossing boundaries.
- Any evidence of previous management.
- Photographic records.
Why did Japanese Knotweed come into the UK mainly?
Railway Companies used it to sure up the banks of railway cuttings as it is incredibly effective at making soil not slip.
Can you tell me any recent case law for damages relating to the spread of Japanese Knotweed?
Williams vs Network Rail Infrastructure Ltd. 2018.
The court held that network rail were liable for the cost of treating the invasive plant plus damages for the loss of use of the neighbours property (but not the reduced value of the property) even after the knotweed at gone.
Can you tell me under what Act is it a Criminal Offence to allow the spread of Japanese Knotweed?
The Wildlife and Countryside Act 1981.
Maximum fine of £5,000 or prison sentence of 6 months.
Tell me a little bit about The Japanese Knotweed Management Category Assessment?
In accordance with the RICS Professional Standard (Effective March 2022)
A member should make the decision whether the JK is on-site or off-site and assess whether it is causing visible material damage to a structure.
- Management Category A - Significant impact, action required.
- Management Category B - Potentially significant impact, action required.
- Management Category C - Manage, Limited Impact.
- Management Category D - Report
Why did you engage a building surveyor, couldn’t you have just employed a roofer to make good the damage? (Birmingham Example)
This was a recent management that I became involved in, there had been previous issues with the flat roof concerned and a building surveyor had been involved prior to my involvement. I thought it necessary to get the firm back on board and notify them that the issue had not been resolved.
What are the typical defects of a flat roof? What are the remedies?
Crazing - surface crazing is caused where there is a lack of adequate protection from harmful effects of exposure to the sun for example. If widespread, the areas would have to be re roofed and specialist protection introduced.
Blistering - caused by water vapour pressure occurring below the roof covering. The blister should be cut and re-bonded.
What other sorts of cracks would you expect to see on a brick building and what might have caused them?
Subsidence - a movement down in the ground level. The cracks will be larger at the top and thinner at the bottom.
Heave - A movement upwards in the ground level. The cracks will be larger at the bottom and thinner at the top.
What is damp and how can you test for damp?
Damp is only to be considered if the moisture becomes visible through discoloration and staining of finishes or causes mould growth.
You can use a protimeter moisture meter to test for damp.
What are some purposes for inspection ?
Valuation
Checking lease compliance
Checking statutory compliance
Assessing repair & condition
Assessing marketability
Risk assessment
Professional advice
What is the most important thing to do prior to an inspection?
Health & Safety risk assessment
How would you check access requirements / obligations for an occupied property (and make sure you get it right first time)?
Check the Lease!
What would be the most logical inspection methodology?
Surrounding area, external, internal.
Where would you look in the Red Book Global (2025 Edition) for information on inspection?
VPS4
What factors might you observe on an inspection that affect value ?
Location
Design
Specification
Age
Construction
Repair / Condition
How would you check the age of a property?
Architects plans
Historic maps
Planning history
Building Regulations History
Record of Practical Completion
Lease (and historic deeds)
Speak to the landlord/tenant/local people
Date plague or similar on the building.
How might you recognise a Victorian property ?
Bay windows, iron railings, coloured solid wall brickwork, sash windows.
What type of foundations might be used on unstable ground / land with poor load bearing capacity?
Raft
Piled
Pad
What are the dimensions of a brick?
215mm x 102.5mm x 65mm
What type of foundations might be used on unstable ground / land with poor load bearing capacity?
Raft
Piled
Pad
How would you recognise a brick cavity wall?
Stretcher Bond
Evidence of Cavity ties etc
What is spalling?
Flaking brickwork
What might you note observations of in the surrounding area?
Location
Aspect
Local facilities
Public transport
Contamination / environmental hazards
Flooding
High voltage power lines
Comparables
Local market condition
Agents’ boards
How might you check a site boundary?
OS map
Title plan
Lease plan
What is deleterious material?
Degrade with age causing structural problems (and may also be harmful to health)
Which of these are examples of deleterious materials?
Cladding e.g. Grenfell Tower
High Alumina Cement
Calcium chloride
Mundic
Regent Street disease
What is High Alumina Cement?
Material banned in 1970s with poor strength and vulnerability to chemical attack.
What is Calcium Chloride?
Material used until 1970s, used to accelerate hardening of concrete but corroded steel reinforcement.
What is Regent Street disease?
Corrosion of steel frame leading to expansion and cracking, common from 1905.
What are examples of hazardous materials (i.e. harmful to health)?
Asbestos
Wool Wool Slabs
Lead Piping
Does the RICS provide any guidance on contamination?
Yes - RICS Guidance Note Environmental risks and global real estate.
What should you do as a surveyor in relation to contamination?
Understand obligations
Know responsibilities
Comply with the law
Recommend specialist advice where appropriate
What key legislation relates to contamination?
Environmental Protection Act 1990
What is the key principle relating to contamination?
Polluter pays, but if not possible to identify then owner responsible.
What are some signs of contamination?
Evidence of chemicals
Oils
Subsidence
Underground tanks
Bare ground
Vegetation
Landfill
What is an EIA?
Environmental Impact Assessment - assesses impacts of a project on the environment together with social, economic and environment aspects.
What is Radon and where might it be found?
Radioactive gas due to natural breakdown of uranium in soil, rock and water which can lead to cancer through long-term exposure.
Why is Japanese Knotweed problematic?
Hard to control
Damages surfaces
Costly to eradicate
Offence to grow in the wild
Could get an ASBO if found on neighbouring land.
What is a latent defect?
Something that could not have been discovered by a reasonably thorough inspection
What does the Defective Premises Act 1972 say?
Landlord owes a duty of care, as is reasonable in the circumstances, to all people who might reasonably be expected to be affected by defects in the premises.
What is subsidence?
Vertical downward movement of foundations due to reduced ground support?
What may be the cause by fungal attack?
Dry rot
What defects might you find in a period building?
Rot
Tile slippage
Death watch beetle
Damp penetration at roof and ground level
Water ingress around openings
Structural movement / settlement
What should you do if you identify a defect when inspecting?
Note observations & take photos, try to identify cause, inform client and recommend specialist advice.
What might you find in a retail shell specification?
Concrete floor
Capped services
No suspended ceiling
No shop front
Reading to receive fit out works
How might you identify a concrete framed office?
More columns
Narrower span
Lower floor heights
What does Catergory B mean in terms of office space?
Completely fitted out to occupier’s requirements
What are some common characteristics found in Grade A office spaces?
Passenger lift
Double glazing
12-15m depth to allow for natural light
LG7 compliant lighting
Suspended ceilings
Fully access raised floors with floor boxes
Air conditioning
1 person to 80-100 sq ft
What is a risk relating to air conditioning?
R22 now banned - existing equipment can still be used but not repaired/topped up.
What might you find in a B8 distribution unit of institutional specification? (Industrial)
Clear rectangular space
Min 6m clear eaves height (up to 18m for modern racking)
Min 30KN psm floor loading, ideally 50KN psm
Plastic coated steel profiled cladding with brick/block walls.
Full height loading electrically operated doors
3 phase electricity (415V)
5-10% office content and WC facilities
Capped services
10% roof lights
45% site cover
What statutory compliance issues might you look for when inspecting?
Asbestos
Building regulations
H&S
Fire regulations
Equality Act 2010
Planning
What are three types of obsolescence?
Physical
Functional
Economic
Which section (s) of the Red Book Global (2025 Edition) relate to inspections?
VPS 4 and VPGA 8
When was the Control of Asbestos Regulations last updated?
2012
What is the current RICS guidance relating to asbestos?
Guidance Note Asbestos : legal requirements and best practice for property professionals and clients UK 4th edition.
Explain a key issue raised by RICS Surveying Safely, Guidance Note, 2nd edition, November 2018 ?
A key issue raised by RICS Surveying Safely is the ‘Safe Person Concept”
Surveying Safely considers the concept of a ‘safe person’ to mean that each individual assumes individual behavioural responsibility for their own, their colleagues and others health and safety at work.
How do you ensure you make appropriate access arrangements for inspections?
This varies for vacant and occupied properties.
For vacant properties, i would ensure, I have the necessary PPE equipment with me and if it is a property I haven’t been to before, i would check in with the Client and colleagues (assuming they have been to the property) for further information on the property.
For occupied properties, I would ensure I provide the occupier with substantial prior notice before attending and whether I need to bring any PPE equipment with me for the inspection.
For both vacant and occupied properties, I would inform my colleagues of my start time and expected time back in the office in line with my firms lone working policy.
What things would you check before attending a site inspection?
Travel Time
Time of day - if it is due to get dark whilst I am due on an inspection.
Whether there is a need for PPE equipment
Whether I need keys/access codes etc
Suitable parking
Lone working policies
Briefly explain the construction of a recent building you have inspected.
I inspected a property in East Ham and the property was built circa 1930, it is not listed by Historic England but it is locally listed by Newham Council.
The front of the property is shop frontage along the ground floor and predominately painted render to the first floor with decorative moulding in places. The rear is facing brickwork with metal cast iron railings to the balcony. The roof is flat with an asphalt covering.
What is a size of a brick?
215 x 102.5 x 65mm
How do you take good inspection notes when on site?
I either write my notes using an iPhone or iPad which is connected to our property management tool that has a specific inspection tool.
I tend not to use paper in the event it is raining and easily can be lost/misplaced compared to iPhone or iPad.
Tell me about how you would ensure safe working at height / on a site with working machinery?
I would ensure that the task at hand is properly planned, supervised and carried out by competent people with the skills, knowledge and experience to carry out the job.
I would ensure I have copies of contractors PI and PLI insurance, risk assessments and method statement.
If after receiving all the necessary documentation and I was still concerned, I would inform my client and consult the H&S Executive.
What building characteristics do you look for when inspecting a property?
I would ensure I inspect the internal and external elements of the property noting any defects, I would record the construction of the property as well.
What are the usual sizes of floor and ceiling void in a new office building?
Raised Floor Void - 150mm
Ceiling Void - 350mm
Junction Road - What did the Japanese Knotweed look like?
Green Stem
Shield like shaped leaf with zig zag white lines on leaf.
Why did you think the Japanese Knotweed was affecting the structure of the building?
Concrete had raised
In close proximity to the property.
Needed a specialist to confirm.
Why did you advise the neighbouring property that Japanese Knotweed was present?
Best practice
Avoid a claim for damages to state that we were aware of the issue & were looking to treat.
In close proximity to the boundary line.
What did the Japanese Knotweed Management Plan consist of and how effective has it been?
Consisted of 3 monthly treatments to go to monthly treatments during the spring months.
JKMP stated not to remove but to treat.
Been affective but awaiting to see what occurs over the coming months (spring)
5 year plan
How did you establish whether the structure of the building had been affected?
Took plenty of photos to review.
Advised my client to seek advice from a building surveyor and qualified, competent contractor who specialises in this area.
Birmingham - how did you establish the leak was coming from the flat section of roof?
I inspected with area with a location plan on iPad / Paper to see the exact location I was standing underneath.
Building Surveyor / Contractor advised who had previously knowledge of the area / flat roof.
Drone Survey
What repairs were required - Birmingham Flat Roof.
Still on going.
Asphalting, resurfacing the flat roof.
Tell me how you ensure your safety when on site?
Regularly review RICS Surveying Safely.
Carry out Risk Assessments
Inform colleagues of my whereabouts.
Wear necessary PPE.
How did you make sure the toilets were out of action - Birmingham?
Locked WC door.
Adequate Signage
Email to all tenants.
How did you ensure the repairs were undertaken satisfactorily - Birmingham Example.
Checked the works against the tender / specification of works.
Advise my client to engage a building surveyor to inspect and report to them.
Building Surveyor was appointed onto the works required.
Tell me about how you ensure your safety when lone working?
Inform my colleagues of my whereabouts.
Inform colleagues of what time my inspection is, how long I will be on site for and when I am due back in the office.
Code words if in danger.
Give me an example of where you have recognised a limitation of your knowledge and sought external specialist advice?
When inspecting an office property, I noticed signs of Dry Rot and Rising Damp.
Advised my client to seek specialist advice by means of a building surveyor to advise on remedial action.
Explain your inspection methodology when inspecting a property?
Will vary on the type of inspection I am carrying out.
Management Purposes - External of the property, internals, record any defects, attendance, communal areas, WC’s.
Valuation Purposes - Local area, look for agency boards, external, internal of the property.
What information do you gather when inspecting a property?
Defects
Number of occupiers
Common Parts Cleanliness
WC’s
Roof if safe to do so.
What would you do if you identified a potential defect?
Take photos of defect and mark location within the building.
Inform client
Seek specialist advice.
High Street North - what were you looking for in this inspection?
Defects
Tenant Occupancy - how many people were using the office space.
Common Part cleanliness.
WC materials.
Scrutton Street - what were your thoughts on what had caused the burst water pipe?
Initial thoughts were an increase in pressure.
Turned out to be a cracked pipe at the joinery.
What are the usual sizes of floor and ceiling void in a new office building?
Raised Floor Void - 150mm
Ceiling Void - 350mm
Approximate Ceiling Height - 2.6 - 2.8m
How do CAT A +, CAT A and CAT B differ in relation to office fit outs?
CAT A + - Plug & Play, step above CAT A, offered by LL to entice T to the space.
CAT A - includes essential infrastructure and finishes necessary for occupancy such as, electrical distribution, lighting, HVAC system and plumbing connections.
CAT B - customisation and interior fit out of the space to meet specific requirements of the tenant. Meeting rooms, break out rooms etc.
How do office Grade and Category differ?
Office Grade - refers to the quality, amenities and prestige of an office building.
Office Category - describes level of fit-out.
What does turnkey mean?
Property is fully renovated, often furnished and ready for immediate use or rental.
What is the optimum depth of an office to allow for natural light?
Maximum depth of 12m to 15m (shallow plan) or 15m to 21m (deep plan) to allow for natural light to the office area.
What eaves height is desirable for an office building?
2.6m - 2.8m
What is the normal floor loading for an office building?
2.5 to 3.0 kN/sq.m with an allowance of up to 1.2kN/sp m for partitioning.
What is the normal floor loading for an industrial warehouse unit?
Minimum 30kN/sq.m
What type of AC would you find in a modern office building?
VAV - Variable Air Volume
VRV - Variable Refrigerant Volume.
What is the structure of RICS PS Surveying Safely 2nd Edition 2018?
Glossary
Introduction
Personal responsibilities for RICS Members
Assessing hazards and risks
RICS places of work
Occupational hygiene and health
Visiting premises or sites
Fire safety
General procurement and management of contractors
What are the principles of RICS PS Surveying Safely 2nd Edition 2018?
Sets out good practice principles for the management for health and safety for RICS regulated firms and RICS members.
Sets out principles for heath and safety practices for those engaged in the built environment.
Do you know what a site plan is in real measurements?
Yes, it is 1cm - 1250 cm
