SoE Inspection

Question 1

What are the main RICS guidance docs regarding inspection ?

Answer 1

• Home Survey Standard - PS - 1st Ed 2019

* Surveying assets in the building environment - GN - 1st Ed 2017

Question 2

Explain how you carried out your inspection.

Answer 2

Carried out a site hazard checklist (risk assessment). If lone working I let my director/colleagues know where I was and when I left.

I inspected the property both externally and internally to understand the scale and construction. I then inspect the adjacent area to the report defects and inspect the sub floor via an access hatch to review the sub floor arrangements.

Question 3

What do you understand by the phrase “plaster wicking’ in respect to low level damp in masonry walls ?

Answer 3

The same term used for rising damp - The unwanted ingress of water that rising through capillary action

Question 4

What is the RICS Home Survey standard ?

Answer 4

The resulting RICS Home Survey Standard is a fit for purpose standard for RICS members and regulated firms and delivers to current market needs. It is designed to significantly increase consistency, transparency and competency across all residential surveying in the UK and will be the single standard for condition-based home surveys. The concise mandatory requirements establish ‘benchmarks’ around which firms can design and deliver services that not only meet their clients’ needs but that the public can recognise and trust.

Question 5

What is the commercial equivalent (RICS Home Survey standard) ?

Answer 5

Surveying Assets in the Built Environment, 1st edition 2017

Technical due diligence of commercial property 1st edition,

Question 6

How would you identify Japanese knotweed ?

Answer 6

• Shield or heart flat shape leaf
• Small red/purple spears
• Leaves on zig zag stems

Question 7

What are Dilapidations ?

Answer 7

Dilapidations are breaches of leases due to the condition of the property being leased. This may result from mistreatment of the property or poor or absent maintenance or repairs that are required by the lease. Further work may also be required at the end of a lease to reinstate alterations that have been made to the property by the tenant.
Interim schedule – claims during the term (uncosted to tenant, costed to landlord to show rights to claim).
Terminal schedule – claims near or at the end of the term.
Final Schedule - issued after expiry of the lease.

Question 8

What information/documents should be reviewed prior to the creation of a schedule of dilapidations claim?

Answer 8

Check lease, lease plan (including all areas in the tenant’s demise they are responsible for the maintenance of e.g. store room, external areas), license of alterations (if alterations have not been approved, fee for the obtaining of warrant where not obtained previously) and print out drawings of fit-out if available.

Other elements to check might be:
* assignations of lease
* minutes of variation or extension to lease
* any agreement for lease (if intended to survive the grant of the lease)
* side/back letters or other written agreements
* schedules of condition annexed/referred to in the lease together with all relevant photographs, reference drawings, etc.
* schedules of landlord’s fixtures and fittings
* any planning or other notices attached to the property

Looking at the lease I would check for clauses relevant to the serving of the dilaps schedule:
* Premises description & if landlord has obligations to repair
* Obligations of repair (FRI/Internal only) - good & substantial or tenantable - differs in extent of claim
* Decoration - specific requirements stated, and usually included at intervals and a period before the end of the lease
* Alterations and reinstatement - express provision required in lease for lawful alterations
* Yielding up - comply with vacant possession, remove fixtures and fittings, reinstate etc up to wording in lease
* Statutory obligations - specific to use of premises, carry out works required by statute/law
* Recovery of fees - express provision for fees of preparing and issuing schedule as well as neogiotiation.
* Schedule of condition: a benchmark to assess tenant’s repairing obligation

Inspection:
1. Arrange access - comply with lease requirements and asbestos regulations for inspection
2. Take notes:
* removal works
* reinstatement works
* breaches of the repairing obligation covering ceilings, cornices, walls, skirtings, floor and floor coverings (if relevant), windows, doors, lighting, heating, power,
ventilation, fixtures and fittings, etc.
* redecoration works
* statutory compliance issues
3. Take photographcs of items relating to claim i.e. wants of repair
4. Take measurements
5. Specialist input/further investigation

Question 9

What are dilapidations?

Answer 9

In the context of property, ‘dilapidations’ might be defined as:

‘The breach of a non-monetary obligation under the terms of a lease such as an obligation to repair, reinstate, redecorate or to comply with statute.’

‘Wants of repair’ might be defined as:

‘The remedial action reasonably required to correct a breach of a non-monetary obligation.’

Question 10

Can you name some common clauses you may come across with leases?

Answer 10

• Premises description & if landlord has obligations to repair
• Obligations of repair (FRI/Internal only) - good & substantial or tenantable - differs in extent of claim
• Decoration - specific requirements stated, and usually included at intervals and a period before the end of the lease
• Alterations and reinstatement - express provision required in lease for lawful alterations
• Yielding up - comply with vacant possession, remove fixtures and fittings, reinstate etc up to wording in lease
• Statutory obligations - specific to use of premises, carry out works required by statute/law
• Recovery of fees - express provision for fees of preparing and issuing schedule as well as neogiotiation.
• Schedule of condition: a benchmark to assess tenant’s repairing obligation

Question 11

What is an interim schedule?

Answer 11

A interim schedule is served during the term of the lease relating to the current condition and not the end of terms schedule.

It is served uncosted, and is a method of envoking the tenant to comply with their repairing obligations where it is apparent they have not been and there is a risk that the value of the property might be reduced or further damage caused if they do not carry out their obligations when served the schedule.

Question 12

What is the title of the RICS document relating to dilapidations ?

Answer 12

Dilapidations in England and Wales, 7th Edition, September 2016 - Guidance Note - Blue

https://www.rics.org/globalassets/rics-website/media/upholding-professional-standards/sector-standards/building-surveying/dilapidations-7th-edition-rics.pdf

Question 13

What is the difference between a schedule of condition and a schedule of dilapidations ?

Answer 13

A schedule of condition review the current condition of the property at a certain point in time (the survey day), a schedule of dilapidations records the damages and breaches the tenant has made to the property during the tenancy linked to the terms of a lease, with remedial repairs and applicable costs.

Question 14

What is Scott schedule?

Answer 14

A Scott Schedule is an extended version of the Schedule of Dilapidations which enables the tenant (or their surveyor) to respond to the content of the Schedule of Dilapidations.

Question 15

What is the status of a schedule of condition?

Answer 15

Legal Document

Question 16

What other information is important to consider when assessing a claim?

Answer 16

The proposed future of the building. For example is the building is going to be demolished the claim will have no affect on the value of the building, with the exception of hazardous materials that will be required to be disposed of accordingly.

Question 17

What is a schedule of works?

Answer 17

A SOW is a single document that concisely lists what is to be done, where, how and to what quality.

Question 18

The main differences between a condition report and a schedule of condition?

Answer 18

• Schedule of Condition is purely a record of the condition of the building to be appended to an agreement.
• Condition report shows the condition of the building but identify works required, usually with costs to assist in planning maintenance.

Question 19

On carrying out a survey, how do you structure your report?

Answer 19

• Label items in traffic light system
• Urgent repairs
• Repair non urgent
• Maintain building as normal
• Outside, Chimney, roof coverings, RWG, walls, windows
• Inside, roof structure, ceiling
• Services, Gas/oil, water, heating
• Grounds, garage, boundaries

Question 20

What is a protometer ?

Answer 20

Protimeter is a premium range of professional moisture measuring instruments.

Question 21

What are the limitation of a protometer ?

Answer 21

An electronic moisture meter is suitable to detect moisture in timber by sending electrical waves between the two prongs. The sonar is used to detect the depth. which in turn can pick up hidden services behind the surface finish material. The tool may also give false reading base don foil backed plasterboard and black ash mortar.

Question 22

What else could you use to test for dampness ?

Answer 22

Speedy Carbide test

Question 23

What is the safe person concept?

Answer 23

The person assumes personal responsibility for their own and colleagues and others health and safety while at work. This is contained within the RICS Surveying Safely Document.

Question 24

What qualification do you need to take asbestos samples?

Answer 24

P402 Surveying and sampling for asbestos in buildings

Question 25

What is the most important thing to do prior to inspection ?

Answer 25

Health and Safety Risk Assessment

Question 26

What is the most logical inspection methodology ?

Answer 26

• Surrounding area
• External
• Internal
• Top down

Question 27

How would you check the age of a property ?

Answer 27

• Architects plans
• Historic maps
• Planning or building regulations history
• Record of practical completion
• Lease
• Speak to landlord etc.
• Date plaque or similar

Question 28

What is a latent defect ?

Answer 28

Something that could not have been discovered by a reasonable inspection

Question 29

What is a patent defect ?

Answer 29

Patent defects are those which can be discovered by reasonable inspection

Question 30

What RICS document is relevant to inspections

Answer 30

• Surveying safely: health and safety principles for property professionals 2nd edition, November 2018
• Surveying assets in the built environment 1st edition, March 2017

Question 31

How might you assess a concrete defect?

Answer 31

• Visual first
• Tap test
• Phenolphthalein test
• Core sample

Question 32

If you identify movement in a building, what further investigations might you wish to undertake?

Answer 32

• Environmental matters, i.e. trees in close proximity
• Neighbouring dwellings
• Engineers structural survey
• CCTV Drainage survey

Question 33

Using an example where you have completed a snagging inspection, explain the methodology you followed during that inspection.

Answer 33

I follow the specification of works to the letter, I inspect each location and identify the works or remedy required, I identify omissions that require rectifying

Question 34

What might you include in your desktop investigations?

Answer 34

Review of alterations carried out, check on planning authority, if the building is listed, check its listed status on historic England and English heritage. I will ask the client to provide me with any plans or brochures of the property and ask them generic safety questions to ensure that it is safe to survey.

Question 35

What specialist investigation are you aware of?

Answer 35

• Speedy carbide test
• Thermographic testing
• Drone surveys
• Ground investigation
• Asbestos investigation

Question 36

What do you need to consider before going to site to carry out an inspection?

Answer 36

• Am I competent to undertake the inspection
• Am I properly insured
• Has an agreement been signed
• What are the risks involved
• What kind of survey is it,
• Review all relevant existing building information, leases.
• What equipment will be required to carry out the survey

Question 37

What kinds of risks do you consider?

Answer 37

• Lone working
• Asbestos
• Accessing roofs and roof spaces at height
• Hazards associated with derelict/empty properties
• Confined spaces

Question 38

How does a disto work? How can you check its accuracy? When is it least accurate?

Answer 38

• A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance.
• We check all distos before use by measuring a known distance in the office.
• It become less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser.

Question 39

Have you heard of a theodolite? How does this work?

Answer 39

• An optical instrument consisting of a small mounted telescope rotatable in horizontal and vertical planes, used to measure angles in the horizontal and vertical planes.
• Mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation.
• Levelling is accomplished with the aid of a spirit level; crosshairs in the telescope permit accurate alignment with the object sighted

Question 40

What is an Anemometer?

Answer 40

• This is used to measure the air movement within buildings to establish ventilation requirements where condensation is a problem.
• Air movement around ducts, grilles, windows and doors is checked.
• Wind speed to external faces of buildings can also be checked to establish higher levels of exposure to driving rain due to the location of a property

Question 41

What are the key building elements you would look to survey?

Answer 41

• Roofs
• Walls & Cladding
• Rainwater Goods
• Windows, Doors and Joinery
• Structural Frame
• Substructure / basements
• Floors
• Finishes
• Internal Walls, Partitions
• Staircases
• Sanitary Fittings
• Building Services
• Out Buildings

Question 42

What are some key valuable sources of occupiers information you would normally look to obtain prior to the survey?

Answer 42

• Structural alteration drawings
• Guarantees in respect of the premises or its services
• Flooding or boundary documentation
• Items of fixed equipment likely to be removed by the occupiers
• Records of service agreements on items of plant
• Records of testing of life safety systems
• Water Hygiene and legionella reports
• Planning and building control applications and approvals
• Operation and maintenance manuals
• Asbestos registers
• Radon tests and high alumina cement tests

Question 43

What precautions would you take say you were inspecting a flat roof with a stepped ladder on your own?

Answer 43

• I would prepare RAMS before I undertook the survey. I would consider the height of the roof if it was more than a single story I would arrange alternative access. I would consider the type of ladder being used.
• It must be capable of being placed against the wall at an angle of 70 degrees and allow the surveyor to be able to inspect the roof without standing on the last four rungs of the ladder. I would consider if the roof was fragile or suitable to be walked on and even if it was suitable to be walked on I would not suggest this was suitable from a ladder unless there was a fixed ladder.

Question 44

What would you look for when inspecting a slated pitched roof covering?

Answer 44

• Are these original coverings?
• What alterations have been carried out to the structure?
• What are the weatherproofing details like?
• What is the age?
• Flashing?
• Gutters?
• Is the underside lined?

Question 45

What advice would you give if slates were to be replaced by concrete tiles? What implications are there?

Answer 45

• If the roof pitch is suitable.
• If the change is in keeping with planning guidelines?
• Is it a listed building?
• Can the existing joists support heavier concrete tiles?
• What thermal improvements need to be made in compliance with Part L whereby any refurbishment over 50% of the roof requires you to upgrade the roof as close as possible to current regs.

Question 46

How can you tell if timbers have been structurally affected by fire?

Answer 46

I am not a qualified engineer to determine if the sound timber that remains is suitable.

Question 47

After a fire, cracks can appear in brickwork, what could this be?

Answer 47

Cracks have appeared primarily because of thermal expansion and contraction. If the building is framed, the movement to the frame could have caused cracking.

Question 48

In respect to BRCAs, what is a day one assessment? Is there VAT?

Answer 48

Assessment from the date at which the figure has been calculated from. Throughout the year, costs may increase or decrease. An estimate needs to be calculated to accommodate potential inflation.

VAT is only included where owner is not VAT registered and therefore cannot claim VAT back. However, in order to avoid the risk of underinsurance, CILA advises that VAT liabilities need to be included in the calculation of rebuilding costs.

Question 49

A hedge on clay ground has been cut back recently, what would you expect to happen?

Answer 49

Potential for flooding and heave.

Question 50

What is Radon Gas?

Answer 50

Produced during the decay of Radium which occurs naturally through the presence of uranium in most rocks, soil, bricks and concrete.

Question 51

Is radon gas dangerous?

Answer 51

Not particularly if breathed in and immediately exhaled. The issue is when the decaying product attach themselves to dust and moisture which can get stuck in your lungs

Question 52

Why is radon gas an issue within buildings?

Answer 52

Radon disperses externally. Internally, it may potentially build up to harmful levels. The amount of gas released depends on the area in the UK but is more concentrated with areas of high concentrations of granite and limestone.

Question 53

What does the RICS guidance note on surveying safely cover?

Answer 53

• Personal and corporate responsibility
• Legal considerations and duties
• Assessing hazards and risks
• Property professionals places of work
• Occupational health
• Visiting premises and sites.

Question 54

What considerations and duties does the guidance note place on you and your employer?

Answer 54

Health and Safety at Work Act 1974 n the main legislation. Places duties on employers to ensure the safety of employees and visitors. The HSWA is underpinned by numerous regs including Management of Health and Safety at Work Regulations 1999 which impose the requirements to assess risks; ensure that the are safe systems in place for carrying out surveying activities, access to health and safety advice, emergency procedures.

Question 55

What is a hazard?

Answer 55

Something with the potential to cause harm to someone. The harm could be an injury or ill health.

Question 56

What is a risk?

Answer 56

A combination of the likelihood of the harm being realized and the severity of the harm if realised.

Question 57

What is a PPM Survey ?

Answer 57

• Planned Preventative Maintenance (PPM) surveys are an essential tool that enable building owners/occupiers to proactively maintain, manage and improve their properties over a period of years.
• Planned preventative maintenance (PPM) and stock condition surveys are an essential tool that enable clients to monitor and control costs, as well as optimise the value of their property portfolios over a determined timeframe.

Question 58

Can you expand on your knowledge of surveying assets in the built environment - RICS Guidance note ?

Answer 58

This is a 1st Edition Guidance Note
Including
Pre site survey preparations including desktop and health and safety
Survey and data collection
Survey content

Question 59

How might you inspect a cavity within an external cavity wall ?

Answer 59

Airbricks, borescope, in loft space

Question 60

What are the disadvantages/limitations of using a borescope to inspect wall ties compared with the removal of a brick ?

Answer 60

Limited inspection, not a full picture

Question 61

What would be the main elements of a building you would inspect ?

Answer 61

Chimney, roof, RWG, walls, window, doors, grounds, wall covering, internal joinery, floors, stairs etc.

Question 62

How did you carry out you site investigations for a schedule of condition ?

Answer 62

Pre survey reviewed lease and extents, survey methodical room by room element by element to record condition and photograph, this SOC was attached to the lease as a view at the start of tenancy

Question 63

What key information should be recorded on a site inspection report ?

Answer 63

• Date
• Time
• Weather
• Surveyor
• Defects
• Restrictions
• Not surveyed
• Conversation had on site
• Instruction and actions by whom
• H&S

Question 64

Have you any experience of preparing a building survey report on a pre-acquisition basis? If so, explain what advice you gave to your client.

Answer 64

• whether significant defects exist in the structure, fabric and services installations (the latter if instructed to be undertaken by a specialist) of the property
• whether there are legal implications of the defects or other deficiencies such that the property does not comply with statutory obligations or if there are any illegal works present
• risk associated with the tenancies in relation to recovery of capital expenditure and operational expenditure and future reinstatement liabilities
• whether the property is suitable for the client’s intended use (if known) and
• whether there are any apparent life safety issues.

Question 65

What is a technical due diligence survey?

Answer 65

• Technical due diligence of property, when carried out by an RICS member or RICS registered firm, consists of the systematic review, analysis, discovery and gathering of information about the physical characteristics of a property and/or land (the property).
• The RICS member or RICS registered firm then undertakes an impartial and professional assessment of the property and provides a balanced and professional opinion of the condition of the property in the form of a technical due diligence report.
• This enables a prospective purchaser, occupier or financier of the property to make an informed assessment of the risks associated with the transaction from a technical perspective.

Question 66

What are the main stages in a property life cycle when a TDD survey may be instructed by a client?

Answer 66

• For acquisition - a purchaser’s survey.
• Occupation and operation.
• Disposal - vendors’ survey.
• For refurbishment and development.

Question 67

What are the key stages to undertaking a TDD survey according to the RICS guidance note - Technical Due Diligence of Commercial Property?

Answer 67

Taking instructions
* Establish if there are any conflicts of interest. If so inform all parties to which the conflict of interest concerns, explain the repercussions and obtain informed consent that they wish for you to proceed with the instruction.
* Undertake appropriate anti-money laundering risk assessment.
* Issue services and terms of engagement (services to be provided, contracting parties, payment provisions and all limitations).
* Confirm standard terms of business: limitations and scope of the survey, level of liability including confirmation that the firm / surveyor has appropriate PII, involvement of other consultants, timescales for report turnaround, whether disbursements will be included in the fee, whether specialist means of access required (MEWP etc).
* Request access / location of data room.
* Prepare a risk assessment and ask the client if they are aware of any site specific risks.

**The Inspection **
* Note whether an area cannot be accessed and present worst / best scenarios for associated outcomes.
* If any on site health and safety risks are identified, confirm them to the client, building owner of property manager as soon as practical.
* Make enquiries on site: ask to see all documents held on site (asbestos register, fire risk assessment, statutory test certs O&Ms for as built drawing to confirm concealed construction).
* Undertake elemental breakdown of the building fabric: roofs, rainwater goods, walls and cladding, windows and doors, structural frame etc.
* Undertake visual inspection of building services (if specialist not appointed), but only note visual condition and age of installations and confirm that further investigation is required - this should be stated in the report.
* Description of external areas - determine accessibility, vehicular and pedestrian access, drainage provisions, external grounds (trees, invasive plants and boundaries etc), review property in context of surroundings - shared access roads, contamination issues, and access for third parties such as UKPN.
* Fire precautions - need to visually inspect and recommend whether specialist will need appointment, should comment on things such as combustible cladding etc.
* Deleterious materials.
* Legal and title issues - boundary issues etc.
* Review of leasehold and repairing liabilities - Unless otherwise agreed, the RICS member or RICS regulated firm is not expected to undertake a detailed review of the lease(s) or leasehold structure. However, the RICS member or RICS regulated firm should state any assumptions that have been made as to recoverability of costs or other relevant matters. It may also be appropriate to comment on the landlord’s or tenant’s compliance with repairing obligations and reinstatement provisions at lease-end, having regard to the client’s brief.

Question 68

What is the risk control hierarchy in relation to risk assessments?

Answer 68

• Elimination - redesign the activity or substitute so that the hazard is removed or eliminated e.g use drone for roof inspections to prevent need to work at height.
• Substitution - Replace the materials used or the proposed work process with a less hazardous one. For example, use pre-prepared components rather than fabricating/cutting on site.
• Engineering controls: Use work equipment or other measures to prevent falls where you cannot avoid working at height. Install or use additional machinery such as local exhaust ventilation to control risks from dust or fumes.
• Administrative controls - Identifying and implement the procedures needed to work safely. For example, reducing the need for lone working or ensuring the work is completed in daylight; reducing the time workers are exposed to hazards (e.g. by job rotation); prohibiting use of mobile phones in hazardous areas.
• Personal protective clothes and equipment - After all the previous measures have been tried and found ineffective in controlling risks to a reasonably practicable level must personal protective equipment (PPE) be used. For example, where you cannot eliminate the risk of a fall, use work equipment or other measures to minimise the distance and consequences of a fall.

Question 69

What sections does a dilapidations schedule contain?

Answer 69

Schedules of dilapidations normally contain the following columns:
* itemised numbered reference
* the relevant clause(s) of the lease or other document
* the breach alleged
* the remedy required
* the cost of the remedy (when relevant to its purpose).

Question 70

What sections / information did you include in your pre-acquisition TDD report?

Answer 70

**Sections **

• Executive summary
• Recommendation - advised there was no reason not to proceed with purchase, but should give careful considerations to points raised in the report.
• Key survey findings - Key findings which are colour coded to give easy assessment of associated risk. Key risks included: delamination of the PVF2 costing and cut edge corrosion to roof sheets, diesel storage tank and improper storage of deiseal cans - recommended installation of oil interceptor to drainage, CCTV drainage survey - silts and roots blocking pipes, cracked pipework and unmaintained oil interceptor to one side of site, only one utility service provided to the unit, if the client wanted to split the unit they could sub meter the supplies or the DNO’s (distribution network operators) would need to split the supplied (could cost £150K - dependent on capacity of local sub station), no fire detection in the warehouse, advised the fire risk assessments for the unit are reviewed to determine whether fire detection in warehouse needed.
• Key landlord and tenant considerations: Property currently owned by occupier (super toughened glass) who let one half of the unit to their tenant cult beauty, Sale and lease back on FRI terms.
• Leases are to terminate on 28 January 2028, with direct relationships between you and the two tenants, rather than head lessee and sub-tenant.
• EPC: Rating was C - considered low risk, currently above minimum D rating set by MEES.
• Reinstatement cost assessment: £12,000,000.
• Solicitor’s enquiries and information requests: Request fire risk assessments, request copy of health and safety files / O&Ms + any occupier fit-out, asbestos reports or registers, all warranties and guarantees that may be transferable, water hygiene risk assessment, Fire alarm test certs, lightning protection test cert, below ground drainage.
• **Further investigations recommended prior to purchase: ** Phase 1 Environmental Audit to assess any risks - consider drafting the proposed leases to place liability on the tenants to ensure they adopt the correct approach in terms of their operations and potential contamination.
• Further investigations recommended post purchase: Fire compartmentation audit, all tenant stat documentation, undertake feasibility study to establish current metering strategy.

Question 71

How would you proceed with carrying out a BRC inspection?

Answer 71

During the course of the inspection the RICS member or RICS-regulated firm is
advised to:
* a. Make a general inspection of the property and its environs before beginning the detailed inspection and confirm that the extent of the property being inspected conforms to the description given by the client.
* b. Assess the age of the building. If an assessment cannot be given without a degree of certainty, the RICS member or RICS-regulated firm should give an opinion of the building’s era and evolution.
* c. Consider whether there are any restrictions to demolition and rebuilding that will result from the surrounding environment. Are there buildings, the occupation of which may affect working hours? Are any special protection works likely to be necessary? Is the building detached, semi-detached or terraced, therefore do party walls, temporary protection, insurers, etc. need to be considered? Consider proximity to public transport infrastructure and location within the city congestion zones.
* d. Consider whether there are likely to be any deleterious materials that will increase the cost of demolition and debris removal due to higher disposal costs, i.e. review the asbestos register.
* e. Take sufficient notes, photographs and measurements and produce sketches to record:
* i. the layout of the building
* ii. measurements sufficient to calculate the IPMS 2/GIFA for each different type of construction; these should be in accordance with the current edition of the RICS professional statement RICS property measurement
* iii. a schedule of the accommodational use
* iv. a summary of the building’s structure, and the different types of construction, eaves, ceiling heights and finishes
* v. a summary of the building’s services (for example, sprinkler provision, lifts and air conditioning)
* vi. a summary of the external areas, boundaries, outbuildings, etc.
* vii. a summary of specialist features (these may be internal or external features considered as extra over the standard building finishes or that influence the basis of assessment, for example, marble cladding, ornate stonework or timber panelling) and
* viii. a summary of general topography.