Inspection

Question 1

Briefly explain the construction of a recent building you have inspected?

Answer 1

Brick build, cavity wall

Question 2

What is the size of a brick?

Answer 2

215 x 102.5 x 65

Question 3

What is the size of a block?

Answer 3

440 x 100 x 215

Question 4

How would you ensure safe working at height / on a site with working machinery?

Answer 4

RA
RAMS
Working from height permit
Hot works permit
Identified as high risk in the RA / RAMS – then a permit to work will be required
Check on HSE website if unsure

Question 5

What is the British council for offices?

Answer 5

Established in 1990 BCO is Britains leading forum for the discussions and debate of issues affecting the office sector

Question 6

When was the British council for offices guidance last updated?

Answer 6

BCO Specification for offices 2019

Question 7

Where does surface water drain into?

Answer 7

Storm drain, stream, river, soakway

Question 8

Where does foul water drain into?

Answer 8

Sewage -> local sewage treatment plant

Question 9

What was the latest guidance RICS published about Japanese Knotweed?

Answer 9

Japanese knotweed and residential property, 2022 Guidance Note

Question 10

What does RICS say about Japanese knotweed?

Answer 10

Only properly licenced organisations may remove
It needs to be controlled or removed
It needs to be reported
Can be excavated or removed through chemicals
Can impact value

Question 11

How can Japanese Knotweed impact upon value?

Answer 11

Impact in the market prior to remediation
Restrictions on use of the property
Impact during remediation
Impact of infestation on present and adjoining land
Post remediation impact on future salability
—-oo
Lenders may refuse loans
Expensive to eradicate

Question 12

Can you tell me about RICS guidance on contamination or environmental risk?

Answer 12

RICS environmental risks and global real estate, 2018 guidance note

Question 13

What is the general principle relating to contamination?

Answer 13

The ‘polluter pays’ principle
Otherwise, landowner

Question 14

What signs would indicate that a site is contaminated?

Answer 14

Previous land use
Leaks and spills from tanks and pipes
Contaminated surface run off and flooding
Disposal of waste materials
Demolition of buildings containing hazardous substances (e.g Asbestos)
Landfill on site
Bare ground
Underground tanks

Question 15

Give some examples of contamination

Answer 15

Heavy metals (lead, arsenic, cardmium)
Oils and tars
Chemical substances
Gases
Asbestos
Radioactive substances
Japanese knotweed
Unexploded ordnance

Question 16

Why is it important to identify contaminated land?

Answer 16

Remedial costs can be expensive
Can be dangerous
Need to understand obligations and responsibilities

Question 17

How is contaminated land investigated?

Answer 17

4 phases
1: Prelim assessment (desktop assessment)
2: Detailed site investigation / assessment
3: Remediation report
4: Action following report

Question 18

What does RICS guidance on contaminated land say?

Answer 18

Outlines the role of surveyors and professionals advising on contaminated land
Types of environmental reports (Environmental Screen Report e.g)
Impact of environmental law on evaluation
Property observation checklist
Reporting outcomes in a valuation
Guidance for acquisiations, disposals , lettings and PM instructions

Question 19

What do you understand by Government Guidance, Land Contamination: Risk Management?

Answer 19

LCRM details how to assess and manage risks from land contamination

Question 20

Who published the LCRM?

Answer 20

Published in 2020 by the Environment Agency

Question 21

What is an environmental impact assessment and who would need one?

Answer 21

An EIA is a tool used to assess the significant effects of a project or development proposal on the environment

Needed prior to a development (so developers and landlords need one)

Question 22

What is radon and where is it found?

Answer 22

Colourless, odourless gas, produced naturally in rocks and soils

Question 23

How do you reduce the risk of Radon?

Answer 23

Seal off hatches that contact the ground
Improve ventilation

Question 24

Tell me about risks relating to air conditioning

Answer 24

Badly maintained AC can disperse germs – can build up fungi, pollen and bacteria over time.
Tiredness
Dehydration
Dry skin
Headaches

Banned refrigerants (chemical compound) – R22 banned in 2004 as bad for environment

Question 25

Explain the implications of Hart v Large case?

Answer 25

Large provided Homebuyers level 2 report to Hart. Negligence case
Implications:
Recommend further investigations where necessary
Outline limitations on your investigations
Update recommendations when receiving additional info
- Essentially; be transparent and act with integrity and provide a high standard of service

Question 26

What precedent was set in Ryb v Conwways when making site notes?

Answer 26

RICS surveyor was negligent in failing to identify Japanese Knotweed at a North London property
Received criticisms for not taking photographs or measurements to back up the findings of his survey. He only took relatively brief hand-written notes that didn’t support his case. £50k damages.
- Understand risks of Japanese knotweed
- Ensure you properly survey contamination and instruct further investigations when required
- Ensure inspection notes are sufficient (take photos and proper notes)

Question 27

What would you ask the occupier at the beginning of an inspection?

Answer 27

If they have experienced any issues on site recently or in their building that they would like to discuss
How business is
What their future plans are for remaining on the estate or moving to a different site

Question 28

What are some key differences you look for on a management inspection compared to a rent review inspection?

Answer 28

Management: look for H&S compliance, fire safety compliance, general repair and condition, compliance with lease terms, defects, fit out specification

RR: Unlawful works, improvements, material matters that may affect value such as contamination, environmental matters, inspecting local area, market conditions

Question 29

Two types of defects you’d expect to see in a period property?

Answer 29

Roof tile slippage
Death watch beetle
Dry / wet rot

Question 30

Give me an example when you have recognised a limitation of your knowledge and sought external specialist advice?

Answer 30

In the licence to alter at Both GHY and Egale

Question 31

What is a dynamic risk assessment?

Answer 31

Process of identifying , measuring and evaluating risk in real-time, while working