Inspection

Question 1

In what order does the RICS recommend you inspect a property?

Answer 1

1. Surrounding area
2. External
3. Internal (roof down)

Question 2

What should you be looking for in the surrounding area when conducting an inspection?

Answer 2

1. General surrounding context
2. Local facilities
3. Transport
4. Amenities
5. Flood risk
6. Agents boards

Question 3

Which Regulations relate to dealing with Asbestos whilst inspecting?

Answer 3

Control of Asbestos Regulations 2012

RICS Asbestos and its implications for surveyors and their clients 2011

Question 4

What are the requirements for employers in relation to asbestos?

Answer 4

Control of Asbestos Regulations 2012 (Regulation 10) requires that ‘every employer shall ensure that
- adequate information
- instruction
- training is given to those of his employees who are or who are liable to be exposed to asbestos, or who supervise such employees.

Question 5

What are some possible financial implications of asbestos being located in a building?

Answer 5

• emergency or unplanned stoppage of production/services
• evacuation of a building/ temporary accommodation a
• loss of immediate commercial income
• adverse publicity
• loss of rent

Question 6

What statutory responsibilities do you have if you note the presence of asbestos during an inspection?

Answer 6

H&S at Work Act 1974:
- Requires all those at work to take reasonable care to ensure their H&S.
- So need to report the presence irrespective of the nature of the inspection
- Inform the tenant and senior management - and advise appointing a specialist

Question 7

What are your responsibilities when carrying out an LRA inspection, in relation to asbestos?

Answer 7

NOTE - for most valuations - Red Book requires that the terms of engagement set-out the extent of investigations.

• Non-intrusive survey - not inspecting loft / attic etc
• If you note the presence of asbestos (that is risk to health) must inform tenant, agent, landlord
• Should be given advice on the emergency measures required.
• This should be confirmed in the report, together with details of the person informed, and a note of the date and time where appropriate.

Question 8

How would you identify the presence of asbestos?

Answer 8

Age
- Prior to 1985 - all types still legal
- Prior to 1999 - some types still legal

Hugely wide ranging uses so difficult to identify all (e.g. used to strengthen cement)

Some types (e.g. roof panels) will show the letters AC or ACM
If concerned - advise that a specialist is instructed

Question 9

What are the three main types of asbestos (by colour)

Answer 9

• White
• Brown
• Blue

Question 10

What was the purpose of The Housing Act 1988?

Answer 10

Primary role of the The Act was to deregulate and reform the Private Renter Sector.

The Act implemented 2 key types of tenant agreement - Assured Assured Shorthold Tenancies (AST) and Assured Tenancies

Question 11

What where the benefits of AST’s and Assured Tenancies?

Answer 11

They outlined the tenants and landlords responsibilities, such as

Providing 24 hours notice before a visit occurs and ensuring the property is compliant

Question 12

Under The Housing Act 1988, what does ‘quiet enjoyment’ mean?

Answer 12

The tenant is should be afforded:

• Peaceful Enjoyment - right to live in house without disturbance
• Privacy - landlords can’t enter without 24 hours notice (unless emergency)
• Maintenance - landlords need to make sure property habitable
• Protection from harassment - tenants protected from being force to leave home

Question 13

Name the three types of damp?

Answer 13

• Condensation Damp
• Rising Damp
• Penetration Damp

Question 14

How does condensation damp occur and what does it look like?

Answer 14

Normally seen on windows but can affect walls, as condensation damps occurs dark mould spots appear. Caused by lack of ventilation and background heating.

Question 15

how does rising damp occur and what does it look like?

Answer 15

Occurs when water transfer into building from ground.

Peeling/blistering on wall, tide marks, unpleasant musty smell

Question 16

how does penetration damp occur and what does it look like?

Answer 16

Occurs when water leaks into building through a wall, roof or ceiling. Often associated with plumbing issues (leaking interior pipe work)

Brown damp patches, wet crumbling patches, large bubbles appearing on plaster

Question 17

What is difference between dry and wet rot?

Answer 17

Wet rot - caused by damp and decaying timber

Dry rot - caused by fungal attack, fungus spreads across timber in white strands.

Question 18

How do you calibrate a distometer laser?

Answer 18

• RICS encourages users to return the distometer yearly to manufacturer to check calibration correct
• check sufficient levels of batter before inspection
• measure a know notice in the office before leaving

Question 19

In what instances is a landlord NOT required to 24 hours written notice?

Answer 19

Emergencies - such as a fire or smell of gas.

Question 20

How did you know the subject property was built in 1950’s (case study)?

Answer 20

Post war style of build, shallow bay windows, pebble-dash finish and brick work and side front door representative of purpose-built maisonette built post war in East London (if not sure land registry best bet)

Question 21

What are the different types of cracking?

Answer 21

Vertical cracks - appear in newly plastered walls (expands in humidity)

Horizontal cracks - can be as result of structural movement and can often indicate cavity wall tie failure

Diagonal cracks - stair-step cracks - could be structural movement

Ceiling cracks - caused by several things, e.g. plaster shrinkage

Question 22

What size is a brick in the UK?

Answer 22

215mm long, 102.5mm wide and 65mm high

Question 23

What is a cavity wall?

Answer 23

A cavity wall is composed of two masonry walls separated by an air space.

Brick on outside and inside can be a material such as reinforced concrete

Question 24

Whats the difference between header and stretcher walls?

Answer 24

Stretcher bond is used for the construction of walls of half brick thickness whereas header bond is used for the construction of walls with full brick thickness which measures 18cm

Question 25

What is the difference between subsistence and heave?

Answer 25

Subsistence is when the ground beneath a property sinks.

Heave is when the ground beneath the property rises.

Both lead to cracking.

Question 26

what the signs of subsistence?

Answer 26

1. Cracks that are wider than 10p coin
2. A diagonal crack that is wider at top
3. You can see the crack both externally and internally

Question 27

What are three causes of subsistence?

Answer 27

1. Roots from trees can cause disturbance to foundations
2. Property built on clay soil - absorbs and dry more than other soil types
3. Drains - leaking drains can soften ground

Question 28

What are the four types of foundations?

Answer 28

1. Trench or Strip footings (generally used for residential)
2. Raft (slab foundation) - spread weight for lightweight structures on sandy soil conditions
3. Piled - long and slender reinforced concrete piles into the ground reaching deeper strata
4. Pad - a slab foundation system under individual or groups of columns, so columns load spread evenly

Question 29

What are the different types of brickwork?

Answer 29

1) Solid wall construction
2) Cavity wall construction

Question 30

What is solid wall construction?

Answer 30

• Simplest type of wall construction, solid brick brickwork with headers
• Normally one brick thick
• Different brick layering patterns, such as Flemish bond

Question 31

What is cavity wall construction?

Answer 31

• Cavity wall is two layers of brickwork are tied together with metal ties (no headers used)
• Cavity gap may be filled with insulation
• Cavity tray, air brick or weep holes may be seen in cavity wall (identifying cavity wall)

Question 32

What is efflorescence?

Answer 32

When water reacts with natural salts contained in construction material - results in white marks.

Question 33

What is spalling?

Answer 33

Damaged brickwork, when the surface of bricks starts to crumble because of freeze thaw action.

Question 34

What is the difference between inherent defect and latent defect?

Answer 34

Inherent - defect in design or material that has always been present

Latent defect = a defect found that would have not been discovered without a thorough inspection of the property

Question 35

What four steps do you take when you find a defect?

Answer 35

1) Take photograph of defect
2) Try to establish cause while on site
3) Inform client of investigations
4) Recommend advice building surveyor/structural engineer

Question 36

Three common causes of defect?

Answer 36

1) Movement
2) Water
3) Defective / deterioration of property

Question 37

What can cause cracking in a house?

Answer 37

1) Subsidence / Heave
2) Cavity wall tie failure (horizontal cracking)
3) New plaster work drying out (shrinkage cracking)
4) Thermal expansion/movement

Question 38

What are some of the common building defects you find on inspection?

Answer 38

1) Cracking (structural movement)
2) Tile slippage on roof
3) Damp

Dry and wet rot - but never have seen this on my inspections

Question 39

In relation to contamination what is they key legislation to refer to?

Answer 39

Environmental Protection Act 1990

Question 40

In relation to contamination what RICS guidance is there and what does it set out highlevel?

Answer 40

RICS Guidance Note ‘Contamination, the Environment and sustainability’ 2010.

• Surveyors must understand their obligations to comply with Environmental Protection Act 1990
• Polluter and landowner should pay for remediation
• Desktop surveys need to be done to understand previous use of site

Question 41

Name some hazardous materials?

Answer 41

Asbestos
Lead Piping / Paint
Radon Gas

Question 42

Japenese Knotweed

Answer 42

• invasive plant which can damage hard surfaces and foundations - purple/green hollow stemmed with green leaves
• lenders wont lend against property it if present
• needs to be removed legally in line with the Environmental Protection Act 1990