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RICS - FINAL APC > Inspection > Flashcards

Inspection Flashcards

1
Q

What normal precautions would you take when undertaking an inspection of a vacant building for a client?

A

I would have regard to the RICS Surveying safely 2018.

I would make sure the inspection was in my diary, inform my colleagues where I was going, take a mobile phone with me, consider whether it was safe to inspect alone and if so - phone to tell my colleagues I was leaving the site.

I would also contact the building manager or my client to check if any PPE was needed and if it was safe to go on site.

You would do a desktop H&S risk assessment – researching the surrounding area and location. I also ensure that I have any PPE and following Workman’s lone working procedure.

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2
Q

What are the four inspection types

A

Desktop (Risk assessment)
Location
External
Internal

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3
Q

What are the purposes of Inspection?

A

Landlord and Tenant - Rent Reviews / Lease Renewals

Valuation

Purchase or Sale

Property Management

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4
Q

What is included within the RICS Surveying Safely 2018 edition?

A
  1. Personal responsibilities for RICS members and firms
  2. Assessing hazards and risks (risk assessment, H&S policy)
  3. Workplace health and safety (emergency arrangements, building services)
  4. Occupational hygiene and health (stress, bullying)
  5. Visiting premises and sites (lone working, PPE)
  6. Fire safety
  7. Residential property surveying
  8. Procurement and management of contractors

PAWO VFRP

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5
Q

What are RAMS?

A

Risk Assessment Method Statements are central to preventing accidents and protecting everyone’s health and safety on construction sites.

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6
Q

What matters need to be considered before visiting a premises or site?

A

Travel, lone-working policy, condition of property, occupation, dangerous substances, diseases, access equipment, PPE, weather conditions, documentation (H&S, tenancy schedule, arrears report, plans etc).

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7
Q

What is Workmans lone policy?

A

Official written document that covers the risks faced by lone working staff

Responsibilities of both the employer and employee in ensuring that lone workers can work safely.

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8
Q

What matters should be considered during the site inspection?

A

Structural stability, sharp objects, slip/trip hazards, hidden traps/ducts/openings, contamination, vermin and birds, inspection of common parts, tenant areas.

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9
Q

What matters should be considered when leaving and back in the office?

A

Leaving Site

  • Leave secure if vacant
  • Sign out with security/tenant
  • Inform someone in the office that you are returning

Back in the office:

  • Inspection report – complete and log with photos on H&S document management system.
  • Instruct any works.
  • Write to the tenant about any issues
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10
Q

Can you walk me through your example as to the Roof leak at one of your sites and the prevention methods?

A
  • During an QTR site inspection of one of my SC properties - I noticed in one of the units that they had a leak originating from the roof.
  • Immediate action was taken by taking photos of the leak, telling the tenants to cordon off that area.
  • Following the inspection, documenting the incident through a PI report and informing the client.
  • Quotes were obtained form contractors to assess the cause of the leak and swiftly were on site to rectify within the week.
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11
Q

What was the cause of the leak in your roof leak example:

A

Cut edge corrosion (leaking roofs due to rust and lack of maintenance) and shrinkage of the slabs resulting in cracking.

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12
Q

What is the normal institutional specification of a new industrial unit?

A

Minimum 6m clear eaves height.

Full height loading doors, electronically operated and 3 phase power, sufficient yard depth and min 40 KN/sq m floor loading.

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13
Q

What is the institutional requirement for floor loading in industrial and distribution properties?

A

40KN per square metre

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14
Q

Describe a typical industrial warehouse?

A

Steel portal frame, profile steel cladding, roller shutter doors, concrete screed floor, Minimum eaves height of 8metres, 10% office space, utility services might be capped off (gas and water), 3 phase electricity in place if Grade A, 40KN per sqm floor loading capacity

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15
Q

What hazards might you find in vacant properties?

A

Asbestos, weak steps, structural issues, gas/electricity faults

Need regular inspections, health and safety assessment, security, plan maintenance, plant servicing, inform property insurers, agree disposal/marketing strategy, fire risk assessment, asbestos register, EPC, business rates.

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16
Q

What factors can negatively impact a Valuation?

A
  • Contamination
  • Flooding
  • Asbestos
  • Invasive non-native species
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17
Q

What should be considered during a property management inspection?

A

Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues

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18
Q

What should be considered during a valuation inspection?

A

Location,
Tenure,
Defects,
Condition,
Occupation details

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19
Q

What is an inherent defect?

A

Defect in design or material that has always been present

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20
Q

What is a latent defect?

A

Hidden or concealed defect that could not have been discovered during a reasonable inspection

21
Q

What are common defects in modern industrial buildings?

A

Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work

22
Q

Name some common Asbestos Containing Materials?

A

Insulation lagging, insulation boards, cloth in fire blankets, cladding, ceiling linings

23
Q

What is radon?

A

Natural, radioactive, odourless and tasteless gas

24
Q

What are the characteristics of a Grade A office?

A

Located in desirable area, new or highly maintained, steel or reinforced concrete frame, raised floor with 150mm void, suspended ceiling with 350mm void, lifts, HVAC systems, LED lighting, excellent DDA, excellent BREEAM rating, high EPC rating (A or B), car parking, cycle racks, lockers, showers

25
Q

What is DDA and how can you be compliant?

A

Disability Act 1999. Ramps for disabled and reasonable access into buildings.

26
Q

What are rafters?

A

Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam

27
Q

How is radon mitigated in buildings?

A

New buildings can have radon-proof membrane installed in floor structure

28
Q

definition of an internal eave?

A
  • Internal – the height between the floor surface and the underside of the roof covering, supporting purlins or underlining (whichever is lower) at the eaves on the internal wall face
  • External – the height between the ground surface and the exterior of the roof covering at the eaves on the external wall face ignoring any parapet
29
Q

What does RICS consider for a ‘safe person’ to be?

A

An individual who assumes behavioural responsibility for their own actions and they have the tools they need to do their job safely.

30
Q

What are the 4 types of damp?

A

Penetrating

Rising

Condensation

Plumbing failure

31
Q

What is Japanese Knotweed?

A

Fast growing plant, where stem growth goes deep underground.

32
Q

What is a portal frame?

A

Type of structural frame with beams supported by columns at either end

Typically spans 15-50m

33
Q

What are the different types of movement?

A

Subsidence, heave, cracking and thermal expansion

34
Q

What should you do if you discover asbestos?

A

Check asbestos register to confirm it is on record, if not then instruct asbestos survey

If undisturbed, then does not need to be removed

35
Q

Different types of asbestos surveys?

A

management survey and a refurbishment or demolition survey.

36
Q

What is the difference between a solid wall and a cavity wall?

A

Cavity wall is 2 leafs of brick or blocks attached with cavity wall ties with insulation in the middle. Solid is simple solid brick walls. Can be English of Flemish bonded brickwork.

37
Q

You say you are aware of various types of construction: How would you confirm from a visual inspection if a you were looking at a cavity wall?

A

Lack of headers in the wall

38
Q

What are the 4 common forms of foundation?

A

Trench, raft, piled, pad.

39
Q

What is a rafter and purlin roof?

A

Roof constructed with purlins and rafters

40
Q

What are purlins?

A

The horizontal beams of a roof that are used for structural support

41
Q

What is a roof truss?

A

Structure that consistes of wood or steel joined in triangular shape to support weight of roof

42
Q

What is the legislation that governs asbestos in the UK?

A

the Control of Asbestos Regulations 2012.

43
Q

When was all asbestos use banned in the UK?

A

1999

44
Q

Can you name sections of Surveying Safely?

A
  • Health and Safety requirements of firms and individuals
  • Hazard and Risk Assessment
  • Fire Safety Checks
  • Contractor Management
  • Residential section
45
Q

How did you undertake your inspection In broad terms?

A
  • Pre site risk assessment
  • Inspect local area
  • External inspection
  • Internal inspection
46
Q

Examples of deleterious materials?

A

High alumina cement, calcium chloride cement, mundic, asbestos, radon gas

47
Q

What are the 4 types of cracking typically seen in brickwork construction

A

Horizontal line, triangular, stepped, cracking running to floor level

48
Q

What are the different types of cavity wall ties?

A

Butterfly, vertical twist, double triangular

49
Q

How would you calibrate a distometer?

A

Send it back to the manufacturer

RICS - FINAL APC (16 decks)

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