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Ethan APC Summary of Experience Mock Questions > Inspection - Summary of Experience > Flashcards

Inspection - Summary of Experience Flashcards

1
Q

When did RICS Surveying Safely come into effect?

A

1st February 2019

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2
Q

What are the risks of radon exposure?

A

long term exposure - cancer risk

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3
Q

What is radon?

A

Natural gas
- radioactive
- odourless
- tasteless

Low levels in outside air - collects in buildings

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4
Q

How is radon mitigated?

A

Works - Ventilation and sealing hatches

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5
Q

What are the procedures necessary when undertaking inspections?

A
  • Pre-assessment of hazards and risks likely
  • PPE requirement
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6
Q

Examples of common Asbestos Containing Materials (ACMs)?

A
  • Corrugated roofing
  • Insulation
  • Asbestos cement
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7
Q

How much notice is ‘good time’ when undertaking an inspection?

A

At least 2 days

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8
Q

What needs to be considered before visiting site?

A
  • Lone working
  • Property condition
  • Occupation
  • Dangerous substances
  • Access equipment
  • Documentation (TS, arrears report)
  • Weather conditions
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9
Q

What H+S matters should be considered during an inspection?

A
  • Structural stability
  • Sharp objects
  • Slip/trip hazards
  • Hidden traps/openings
  • Contamination
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10
Q

What is mundic?

A

Deterioration of concrete - due to decomposition of mineral constituents within aggregate

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10
Q

What is high alumina cement?

A

Rapid strength used in precast beams (1950s-1970s)
- Building collapses 1970s and resultant ban

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11
Q

What is calcium chloride cement?

A

Accelerating admixture in concrete until 1970s
- Caused corrosion in embedded materials and outlawed in 1977

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12
Q

Tell me the key signs of structural instability?

A
  • Leaning walls
  • Rotton beams/columns
  • Corroded metal fire escapes
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13
Q

What is Workman’s lone working policy?

A

in accordance with surveying safely
- Charged phone
- Diarise
- Inform colleagues
- Risk assessments

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14
Q

Which objects should be looked out for on inspection?

A
  • Rotten/broken floors
  • Sharp objects
  • Broken windows
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15
Q

What other items apart from PPE and your phone do you take with your on your inspection?

A
  • Measuring device
  • Property files (lease, title plan)
  • Pen/paper
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16
Q

What is efflorescence?

A

White marks on brick - caused by reaction between salts used in bricks and water

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17
Q

What is spalling?

A

Damaged bricks - bricks starts to crumble from freeze/thaw

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18
Q

What are the encountered risks associated with people/animals ?

A
  • Squatters/trespassers
  • Aggressive tenants
  • Dogs
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19
Q

Are there any contamination risks within properties?

A
  • Asbestos
  • Chemicals
  • Legionella (A/C / water)
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20
Q

Can you give me an example of PPE that may be necessary on site?

A
  • Steel toe cap boots
  • Safety goggle
  • ## Hard hat
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21
Q

Can you provide examples of unsafe environments or atmospheres?

A
  • Confined spaces (lack of oxygen)
  • Rotting vegetation
  • Flammable material stores
  • Excessive mould/fungi
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22
Q

What is English bond brickwork?

A

Brick formation - each bond consists of either headers or stretchers (NOT BOTH ON SAME BOND)

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22
Q

What would you do if you noted unauthorised occupation or alteration within the tenant’s demise?

A

1) Take photos
2) Check the lease
4) Inform tenant
3) Inform client / solicitors (If necessary) - Serve notice on breach

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23
Q

What is flemish bond brickwork?

A

Brick formation - headers and stretchers alternate each time

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24
Q

What is a solid wall?

A

External walls of a building that have no gaps (flemish) - two bricks wide

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25
Q

How can you tell if brick is solid or cavity from external inspection?

A

Solid wall = presence of headers
Cavity wall = absence of headers

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26
Q

What is a cavity wall?

A

Two layers of bricks with gaps in between of between 50-70cm

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27
Q

What is a rafter?

A

wooden roof beams angled upwards from the ground that meet at top of gable at ridge beam

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27
Q

Can you tell me the standard brick size?

A

215mm x 102.5mm x 65mm

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28
Q

Can you tell me the standard block size?

A

440mm X 215mm X 100mm

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29
Q

What is a purlin?

A

Horizontal beams in a roof used for structural support

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30
Q

Where does brickwork typically crack?

A

Along mortar joints as this is the weakest point

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30
Q

What is a roof truss?

A

Structure that consists of pieces of straight wood or steel joined together in triangular shapes to support the weight of the roof

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31
Q

What does horizontal line cracking indicate?

A

Cavity wall tie failure

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31
Q

What are the 4 types of cracking?

A
  • Horizontal line
  • Triangular
  • Stair step
  • Cracking running down to floor level
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32
Q

What does triangular cracking indicate?

A

Lintel failure

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32
Q

What does cracking to ground level indicate?

A

Below ground movement (foundations0

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33
Q

What does stair stepped cracking indicate?

A

Structural failure

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34
Q

What is in your inspection report?

A
  • Date/address/purpose
  • Photos
  • Condition of property
  • Tenant compliance with lease
  • Any maintenance issues
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35
Q

What is the floor loading requirement for industrial buildings?

A

30kn/m2

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36
Q

What is the spec of a grade A office?

A
  • Desirable area
  • Steel/reinforced concrete frame
  • Raised floor - 150mm void
  • Suspended ceiling - 350mm void
  • HVAC, LED lighting
  • High EPC
  • Car parking / Cycle rack
  • Shower
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37
Q

What is the spec of a grade B office?

A

Was Grade A 20 years ago
- Well maintained
- Partitions
- Kitchen area
- Systems functional but no longer industry leading

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38
Q

What is the spec of a grade C office?

A
  • located in less desirable area
  • Older than grade A and B
  • Out of date furnishings
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39
Q

What is a portal frame? - What are they used for?

A

Structural frame whereby beams are supported by columns at either end
- Joints between beam and column rigid so bending movement is transferred to columns

USE FOR LOW RIS/INDUSTRIAL-WAREHOUSE BUILDINGS

40
Q

What are benefits of using a portal frame?

A

Can enclose large spaces with little use of material (therefore lower costs)

41
Q

What is the typical industrial fit out?

A
  • Concrete screed floor - office may have carpet
  • Roller shutter doors
  • Dock levellers
  • Landscaping to site perimeter
42
Q

What are the four common forms of foundation?

A
  • Trench/strip footings
  • Raft
  • Piled
  • Pad
43
Q

I can see at 148-170 Ilford High Road there was an issue with damp. Please can you take me through the 4 types of damp?

A
  • Penetrating damp
  • Rising damp
  • Condensation damp
  • Plumbing failure
44
Q

Please can you confirm what caused the damp at 148-170 Ilford High Road and also name the 3 other causes of damp?

A

Penetrative damp caused this (gutter had failed)
- No damp proof course
- Failed damp proof course
- Bridged damp proof course

45
Q

How is damp measured?

A

Using a moisture/damp meter

46
Q

How did you identify the damp at 148-170 Ilford High Road?

A

Visibly the wall was moist. This was confirmed by the use of a moisture meter

47
Q

How do you prevent penetrative damp?

A

Regular guttering, downpipe, roof and window maintenance

48
Q

What was considered during (upon arrival) these property management inspections? (examples of Ilford, Horsham and Lea Bridge)

A
  • Risks and hazards
  • Working from height
  • Working conditions
  • Impact of people and animals
  • Unsafe atmospheres
49
Q

What is considered during a valuation inspection?

A

Aspects that impact value
- Area
- Age/construction
- Environ risks
- Sustainability
- Occupation/tenure

50
Q

What was the risk of having fading zebra crossings at Lea Bridge Road?

A

Can lead to accidents
- H+S risks as road users unaware of crossing areas
- Property can’t be used properly - Chaos

51
Q

What do you do if you discover asbestos?

A

No need to remove if undisturbed
- Check asbestos register
- Advise client and instruct inspection survey

52
Q

What is japanese knotweed?

A

Fast growing, clump-forming dense plant
- Deeply penetrating underground stems
- Invasive non-native species

53
Q

What are the issues that japanese knotweed can bring?

A
  • Difficult to control
  • Expensive to eradicate - need specialist
  • Damages foundations
  • Lenders may refuse loan if evident at prop
54
Q

Is there any RICS publications relating to Japanese knotweed?

A

Japanese Knotweed and Residential Property 1st Edition 2022 (guidance note)

55
Q

What is wet/dry rot and the difference between them?

A

Wet rot = caused by damp and timber decay (visible fungal growth and musty smell)
Dry rot = caused inside by fungal attack - cracks paintwork and can destroy timber and masonry

56
Q

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

A

Steel frame = less columns + wider frame
Concrete frame = more columns, less height

57
Q

What are the types of AC systems?

A

HVAC - Heating ventilation air con
VAV - variable air volume
VRV - variable refrigerant volume
fan coil - use coil and fan to heal cool room

58
Q

What is R22 refrigerant?

A

A low temperature refrigerant
- Odourless
- Use and replacement illegal from 01/01/2015
- Existing R22 must be modified to become more efficient

59
Q

What considerations did you take into account prior to undertaking an external/internal inspection like at Unit D/Lea Bridge Road/Ilford High Road?

A
  • Travel to site
  • Purpose of my visit (general internal/external inspection
  • Working alone
  • That is was occupied
  • Wearing PPE
  • Prior access granted to demise
  • Dangerous substances - T building supplies wholesaler
60
Q

Can you take me through what you did when you found the issue during the inspection at Unit D, Foundry Lane?

A

1) Took photos
2) Assessed the title plan - No confirmation on this so enlisted the assistance of solicitor
3) Solicitor confirmed LL responsibility
4) Undertook repair - Confirmed with client and neighbouring property owner

61
Q

What are the different types of building movement?

A
  • Subsidence
  • Heave
  • Cracking
  • Thermal expansion
61
Q

According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact a valuation?

A
  • Contamination
  • Flooding
  • Asbestos
  • EPCs
  • Radon affected areas
  • Natural subsidence risk
  • Invasive non-native species
  • Solar and wind farms
61
Q

What is an inherent defect?

A

Defect in design or material that has always been present

62
Q

What is a latent defect?

A

A fault in the property that could not have been discovered through a reasonably thorough inspection

62
Q

Three common types of defect?

A
  • Movement
  • Water
  • Defective materials
63
Q

What are the different types of building movement?

A
  • Subsidence
  • Heave
  • Cracking
  • Thermal Expansion
64
Q

How should the risk of falls from height be assessed when working on site?

A
  • Using ladders / step-ups
  • Avoid working near unprotected areas
65
Q

What are the different types of roof truss?

A
  • Monopitch
  • Asymmetrical
  • Attic
66
Q

What is a building frame?

A

Structure which weight is carried by a skeleton or framework rather than being supported by walls (steel/concrete)

67
Q

What is the construction of Lea Bridge Road?

A

Retail supermarket - Modern industrial building
- Steel portal frame
- Surround glass windows - double glazed
- Metal sheet cladding
- Loading door to the exterior
- Minimal/no partitions

68
Q

What is heave?

A

Expansion of the ground beneath part or the whole of the building - opposite of subsidence

69
Q

What is subsidence?

A

Vertical downwards movement of the ground under a property

70
Q

What is land remediation relief?

A

Form of tax relief applying to contaminated or derelict land in the UK

71
Q

What would you do if you discovered hazardous materials on an inspection?

A

Recommend specialist report and make assumptions where required

72
Q

Why do you need to inspect properties for valuation purposes?

A

Required under the Red Book

73
Q

What do you look for when inspecting for management purposes?

A
  • If occupied - Any lease breach
  • Condition of building
  • H&S compliance (unoccupied)
  • Ready to let procedure (unoccupied)
  • Maintenace (unoccupied)
74
Q

What due diligence do you undertake prior to inspection?

A
  • Desktop inspection then external inspection
  • Adhere to RICS surveying safely
75
Q

How do you prevent damp penetration?

A

Ensure gutters are cleared of leaves

76
Q

How did your inspections at example properties differ from your management inspection?

A

No they were management inspections
- I inspected properties both internally and externally looking for breaches of tenant covenants

77
Q

How do you inspect externally?

A
  • Method of construction
  • Age of building
  • Car parking
  • Defects
  • Site boundary
  • Repair and condition of exterior
78
Q

How do you inspect internally?

A
  • Repairs
  • Defects
  • Age/quality of services
  • Tenant activity - use, alterations
79
Q

What common defects are you aware of in old industrial buildings?

A
  • Structural movement
  • Asbestos or lead paint?
  • Roof leaks
  • Damp/moisture
80
Q

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

A
  • Leaking gutters
  • Damaged cladding
  • Cracking in brickwork
81
Q

What legislation covers inspection?

A

Health and Safety at Work Act 1974

82
Q

What should be considered in an inspection for vacant purposes?

A

Factors that can influence value
- Location
- Tenure
- Construction
- Defects
- Occupation details - previous

83
Q

How can you assess the age of a building?

A
  • Speak with the client
  • Look at the building type
  • Look at planning history
84
Q

Can you talk me through any key issues raised in Surveying Safely?

A
  • Risk assessments - before visits to identify hazards
  • Absestos awareness - alert surveyors dangers of asbestos
  • Lone working - guidance on safety precautions
  • PPE - Stresses importance of wearing appropriate PPE
85
Q

When was asbestos outlawed?

A

1999

86
Q

What do you look for in a dilapidations inspection?

A
  • Conditions of ceiling/walls/window/floor/fixtures
  • Look for damp/structural damage
  • Attend with BS for competency
87
Q

What are cavity wall ties?

A

Ties bringing together the two layers of the wall
- Butterfly
- Vertical twist
- Double triangular

88
Q

What is an apex?

A

Highest point of building or top of pitched roof

89
Q

What are the fit out types for an office?

A

Grade A/B/C

90
Q

What is shell and core?

A

State of a building after completion - area left as shell before fit out (no lighting/AC etc)

91
Q

What is an appropriate floor loading for an office?

A

2.5-3kn/m plus 1 for partitioning

92
Q

What is a dock leveller?

A

A platform used to bridge difference in height and distance between warehouse floor and vehicle

93
Q

What are the consequences for allowing Japanese knotweed to grow?

A

Criminal offence - Wildlife and Countryside Act 1981
- Fines and prison sentence if severe enough

94
Q

Tell me about the construction of one of your building examples?

A

Unit D, Foundry Lane
- Metal sheet roofing - Plastic roof windows
- Ancillary office space - Plasterboard walls
- Aluminium cladding
- Solid breezeblock and brick cavity wall the bottom 1.75m

95
Q

How do you identify rising damp?

A

It doesn’t go above 1.5m

96
Q

What is RICS surveying safely?

A

Guidance note
- Layouts out H&S principles for firms and individuals
- Introduced safe person concept

97
Q

What is the safe person concept?

A

Each individual assumes behavioural responsibility for their own, their colleagues and others health and safety while at work

98
Q

What does RICS Surveying Safely say about lone inspections?

A
  • Not ideal to be alone going to vacant props
  • Inspection date to be put in diary with prop address and ETA
  • Confirm when leave and when they come back
99
Q

What does retail construction look like Ilford High Road?

A

Traditional brick construction
- Early to mid 1900s
- Solid wall formation
- Asbestos roofing was previously removed in 2010s

100
Q

What is thermal expansion?

A

Variations in temperature of a structure can result in thermal movements of its parts

101
Q

What other RICS guidance is there on inspection?

A
  • Asbestos: legal requirements and best practice for property professionals and clients (4th Edition) 2021
  • Environmental risks and global real estate (1st Edition) November 2018
  • Dilapidations in England and Wales (7th Edition) 2016

ALREADY NOTED SURVEYING SAFELY BUT THE GUIDANCE NOTE…

102
Q

What does the case of Jervis v Harris mean to you?

A

Clause in a lease which permits the LL to undertake works at the expiry of a lease regarding dilaps, and charge this back to the previous tenant
- Can usually do this during the lease but has to be accompanied with a S.146

Ethan APC Summary of Experience Mock Questions (16 decks)

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