*Inspection Flashcards

(138 cards)

1
Q

Is there RICS Guidance regarding inspections?

A

RICS Surveying Safely
VPS 2 of the Red Book

VPGA8 - Valuations for Real Property Interests

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2
Q

What are you looking for on an agency inspection?

A

Factors which affect the marketability:

  • current condition
  • attractiveness to the market

RESEARCH

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3
Q

What are you looking for on a valuation inspection?

A

Factors which can influence value:

  • location
  • condition
  • specification
  • tenure
  • aspect
  • defects

RESEARCH

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4
Q

What are you looking for internally?

A
  • layout
  • specification
  • defects
  • fixtures and fittings
  • building regs and planning compliance

RESEARCH

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5
Q

What are you looking for externally?

A
  • method of construction
  • condition
  • access
  • car parking
  • defects
  • site boundaries
  • age of building
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6
Q

What would you look for in the immediate area?

A
  1. Surroundings
    - location
    - situation
    - amenities
    - surrounding uses
  2. Hazards
    - environmental hazards
    - contamination
    - power lines
    - flooding
  3. Comparables
    - agents boards
    - local market condition and stock
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7
Q

What is the Land Registry?

A

Governmental department which records the ownership of land and property in England and Wales.

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8
Q

What is a title plan / register?

A

The Land Registry Title Register and Title Plan are the officially registered documents that together provide proof of ownership and details of the terms upon which a property is owned.

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9
Q

What is included in a Title Register?

A

A = Property Register

B = Proprietorship Register

C = Charges Register (mortgaes, rights of way or covenants)

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10
Q

What are restricted covenants?

A

Are attached to the land and restrict / prohibit certain things.

i.e. could restrict development.

They are retained even when sold and passed on.

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11
Q

What is a right of way?

A

It’s an easement = a right to use part of another person’s property in a particular way even though they don’t own it.

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12
Q

What scale is used for a Land Registry Title Plan?

A

1:1250

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13
Q

What are the four common types of foundations?

A
  1. Strip
  2. Raft
  3. Piled
  4. Pad - support columns
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14
Q

When would you use piled foundations?

A

If the ground conditions aren’t great, you’d use for residential.

i.e. remediated land / sandy soil conditions

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15
Q

Describe a solid wall?

A
  • one brick layer thick
  • usually in stretcher / header formation (Flemmish)
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16
Q

What is efflorescence?

A

White marks caused by salts in brickwork.

Formed when water reacted with the natural salts.

Water dissolves the salts and its deposited on the surface.

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17
Q

What are the characteristics of a Victorian property?

A

Constructed 1837 - 1901

  • single glazed sash windows
  • bay windows
  • slate roof tiles
  • solid walls
  • chimneys
  • chimney breasts / fireplaces in each room
  • suspended floors
  • no damp course
  • terracotta tiles
  • cast iron gates
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18
Q

What are the characteristics of a Georgian property?

A

Constructed 1714 - 1830

  • solid walls of brick or stone
  • single glazed sash windows (6 x 6 panes)
  • stone parapets
  • slate roofs
  • typically have cellars
  • embellished cornices and decorative mouldings
  • symmetrical
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19
Q

What are the characteristics of a new build property?

A
  • cavity walls
  • double glazed UPVC windows
  • UPVC guttering and drainpipes
  • damp course
  • solid floors
  • open plan rooms
  • carpeted / laminate flooring
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20
Q

How can you tell the age of a building?

A
  • asking the client
  • planning consent
  • land registry information
  • local history records
  • architectural style
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21
Q

What would you do if you found a defect?

A
  • Follow the trail of suspicion
  • Take photos
  • Try to establish cause of damage
  • Inform client
  • Recommend specialist advice
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22
Q

What are the different forms of damp?

A
  • Rising damp
  • Condensation
  • Pentrating damp
  • Wet rot
  • Dry rot
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23
Q

What is dry rot?

A

Caused by a fungal attack:

  • fungus (mycelium)
  • white fully strands
  • orange fruiting bodies
  • crumbling of dry timber
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24
Q

What is rising damp?

A

From the ground - usually stops 1.5 m up wall.

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25
What are the different forms of movement?
* Subsidence * settlement * heave * expansion and contraction
26
What is subsidence?
The vertical downward movement of a building foundation.
27
What is heave?
* ground beneath a building moves upwards * opposite of subsidence
28
What are the causes of heave?
* caused by the expansion of the ground * clay soils swell when they get wet. * often occurs when a mature tree near a property is removed or dies. * Also frost
29
What is horizontal brick work cracking usually a sign of?
Cavity wall tie failure
30
What is vertical cracking usually a sign of?
Thermal expension
31
What is diagonal cracking usually a sign of?
Heave or subsidence
32
What are wood boring insects?
Insects which attack timber
33
What are the most common wood boring insects in the uk?
Woodworm Death Watch Beetle House Longhorn Beetle
34
What are the signs of an insect attack?
Crumbly / dusty surface Emergence holes and frass (dust from holes) Tapping sounds
35
Why causes contamination?
Because of issues such as: - heavy metals - radon - methane gas - oil spills - chemicals
36
How would you investigate contaimination?
1. Site history research (previous use) 2. Site inspection
37
What would you do if you found contamination?
1. Recommend specialist advice 2. Caveat advice with special assumption 3. Deduct remediation costs
38
What is the key piece of legislation on contamination?
Environmental Protection Act 1990
39
Is there any RICS guidance on contaimination?
RICS guidance note: Contamination, the Environment and Sustainability (2010) Environmental risks and global real estate 1st edition, November 2018
40
What are deleterious materials?
Materials that can degrade with age and cause structural problems
41
What are signs of deleterious materials?
Brown staining on concrete, concrete frame buildings and 1960s/70s buildings
42
What are some deleterious materials?
High alumina cement Calcium Chloride
43
What are some hazardous materials?
Asbestos Lead paint/piping Radon gas
44
What hazardous materials affect development sites?
Asbestos - if existing building contamination
45
What hazards do you look for when inspecting a building site?
- working machinery - operation of heavy goods vehicles - trip / fall hazards - hazardous materials
46
What is Japanese knotweed?
An invasive perennial plant that grows strongly and quickly up to 2m high. It can damage surfaces such as foundations and tarmac.
47
How would you identify Japanese Knotweed?
When its growing it has: - heart shaped leaves - zig zag stems resemble bamboo - green stems with purple spots
48
What should you do if you find Japanese knotweed?
1. Take photos 2. Inform client 3. Advise specialist investigation 4. Agree on specialist assumption to complete valuation
49
How is Japanese knotweed treated?
* Encapsulation (burial below 5m) * Chemical control (special herbicides)
50
What are the repercussions of letting Japanese Knotweed grow?
Criminal offence under the Wildlife and Countryside Act 1981.
51
What are the fines for letting Japanese Knotweed grow?
£5,000 or 6 months in prison. Crown court = unlimited fine and/or 2 years in prison.
52
What is the RICS guidance on Japanese Knotweed?
RICS guidance note: Japanese Knotweed and Residential Property 2022
53
What are the key principles of the RICS guidance note: Japanese Knotweed and Residential Property 2022
Previous perception of severity down played. READ PAPER AND IMPROVE
54
What are the key principles of the RICS draft guidance note: Japanese Knotweed and Residential Property 2021?
Purpose is to address the current approach to the risk assessment and its impact on value, following new research. "doesn't have to derail homes" Aims to help affected homeowners and lenders proceed with sales.
55
What other invasive plant species are present in the UK?
Hogweed: - thick stems - bunches of small white flowers Himalayan Balsam - small purple flowers - look a bit like orchid flowers
56
57
What are the FOUR steps when carrying out an inspection?
1. Consider your personal safety (firms Health and Safety procedures for a site inspection) 2. Inspection of the local area 3. External inspection 4. Internal inspection
58
What should you take on an inspection with you (M, T, L, F/P, P, P/D)?
* Mobile phone * Tape measure/laser * File, plans and other supporting information * Personal protective equipment (PPE) such as a fluorescent jacket, steel-toed boots, non-slip soled shoes, ear defenders, gloves, goggles and hard hat * Pen and paper / Dictaphone
59
What are the FOUR common forms of foundation (T/R/P/P)?
1. Trench or strip footings - generally used for residential dwellings, for walls and closely spaced columns 2. Raft - a slab foundation over the whole site to spread the load for lightweight structures. Usually used on made up/remediated land and sandy soil conditions 3. Piled - long and slender reinforced concrete cylinders (piles in the ground to deeper strata when less good load-bearing ground conditions/high loads 4. Pad - a slab foundation system under individual or groups of columns so that the column load is spread evenly
60
What determines the type of foundations used (3)?
* Age of the building * Ground conditions * Size of building and loadings required
61
What is a solid wall construction?
Solid brickwork with headers, normally at least one brick thick, with different bricklaying patterns incorporating headers (e.g. Flemish bond) to tie together the layers of brick
62
What is a cavity wall construction, and what can provide evidence of it (3)?
* Two layers of brickwork are tied together with metal ties, with a cavity that may be filled with insulation. * No headers used * Evidence of a cavity tray, air brick or weep holes may be seen
63
What is a stretcher?
Brick laid horizontally, flat with the long side of the brick exposed on the outer face of the wall
64
What is a header?
Brick laid flat with the short end of the brick exposed
65
What is efflorescence (cause, how forms)?
* White marks caused by hydroscopic salts in the brick work * Formed when water reacts with the natural salts, by way of a chemical process, contained within the construction material and mortar * Water dissolves the salts which are then carried out and deposited onto the surface by the natural evaporation that occurs when air meets the surface of the wall
66
What is spalling/cause?
Damaged brickwork where the surface of the bricks starts to crumble because of freeze/thaw action, after it has become saturated in the winter months
67
What can you refer to if you're unsure about what form of construction is (2)?
* Architect's drawings and specification * Building manual
68
What is the difference between an inherent and a latent defect?
* Inherent defect: defect in the design or a material which has always been present * Latent defect: fault to the property that could not have been discovered by a reasonably thorough inspection of the property
69
What is the purpose of snagging a newly built property?
* Check the newly built property to identify defects in the build * Enables you to highlight them to the developer to allow them to fix the issues
70
What is subsidence/what could cause it?
The vertical downward movement of a building foundation caused by the loss of support of the site beneath the foundation. This could be as a result of changes in the underlying ground conditions
71
What are the common causes of cracks in a property (6)?
* Subsidence * Heave * Cavity wall tie failure (indicated by horizontal cracking in brickwork) * Shrinkage cracking (often occurs in new plasterwork during the drying out process * Settlement cracks * Thermal expansion / movement
72
What is rising damp? What are the signs of rising damp (3)? Where does it usually stop?
* Caused by moisture from the ground travelling up through the wall by capillary action. Usually caused by the failure or absence of the damp proof course * Signs include tide marks of salts, dark patches on walls that can be damp to touch, damp and musty smell. * Usually stops around 1.5m above ground level
73
What are the causes of damp (5)?
* Wet rot * Dry rot * Rising damp * Condensation * Leaking plumbing / air condition units / pipework
74
Who will generally pay for the remediation of a contaminated site (2)?
Polluter or the land owner
75
What are some examples of deleterious materials (3)?
* High alumina cement (corrodes steel) * Woodwool shuttering * Calcium chloride
76
Where does surface water drain into, how does this compare to foul water, and with what significance?
Surface water drains into the water course, such as soak away or storm drain. Foul water drains from soil pipes into a sewerage system (private or public) Statutory undertakers own a private sewer from the boundary of a property
77
What type of plant is JK, what damage/issues can it cause/why (4), and who can dispose of it?
* Invasive plant that can damage hard surfaces such as foundations and tarmac * Not easy to control, costly to eradicate and a specialist company must remove and dispose of it * Property lenders may refuse loans
78
What did the landmark Japanese Knotweed case of Williams v Network Rail Infrastructure Ltd 2018 find?
Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of their neighbour's property (but not the reduced value of the property
79
What did the House of Commons Science and Technology Committee report in May 2019 say about Japanese Knotweed (3, 2 were recommendations)?
* Physical damage to property from Japanese Knotweed is no greater than that of other disruptive plants * Encouraged an evidence-based approach to ensure that the response is proportionate to the physical effects of the plant in the built environment * Recommended that Defra commission a study on international approaches to Japanese Knotweed
80
If remediation works are required at a property, how could you estimate the cost of these (2 steps)?
* Speak to contractors to get quotes to carry out the works * Verify these estimates with building surveyors
81
What types of foundations are there (2 broadly)? What will determine the type of foundations used (3)?
* Generally split between shallow (trench, strip) and deep (piled) foundations * Type of foundation used will depend on the age of the property, the size and the ground conditions
82
What is a hidden valley gutter and what problems can arise because of one?
Where two main roofs meet or where there is a change in roof direction. Can be easily blocked especially where nearby trees.
83
What is radon?
Radon is a colourless, odourless radioactive gas. It is formed by the radioactive decay of the small amounts of uranium that occur naturally in all rocks and soil.
84
How can you reduce the risk of radon (2 options)?
Positive ventilation - a small quiet fan blows fresh air, usually from the roof space, into the building. Natural under-floor ventilation - many homes and some workplaces have a suspended ground floor with space underneath. Good ventilation of this space can reduce radon concentrations.
85
Why are building warranties important?
Form of insurance policy that the building has been constructed to a high standard – covers defects and structural damage.
86
When going out on an inspection, what procedures do you follow to inform the office of where you are?
I keep my diary updated, showing where I am going and who I am meeting. I always take a mobile phone and check in with a nominated colleague once I leave site.
87
How would the asbestos regulation impact upon your inspection?
If there was asbestos present, I would need to note the presence and ensure I do not disturb the asbestos. If I were aware of such, I would place a notice on the door of the property to alert parties and inform the operator immediately of the presence of asbestos.
88
If you were going into an unoccupied building where asbestos may be present – what may you need to look out for?
Asbestos may be within anything. I would look out for signs or stickers indicating that asbestos may be present. I would also ask for any reports relating to the property such as Asbestos Reports. I would make reference to these reports within my valuation report.
89
If undertaking an inspection and you came across areas you could not access, what would you do?
came across this when inspecting a veterinary surgery and could not access the operating theatre or the contagious room. In this instance I made the appropriate assumption in my report and notified my client of this limitation.
90
What would you do if you noticed some damp or movement in a building whist you are inspecting the property to undertake a Red book valuation?
I would photograph the defect, ensure I took relevant precautions if the building appeared unstable and would make appropriate commentary in my report stating the defect, the likely cause and cost of remedial work (making the required enquiries from a qualified building surveyor) and if some instances I would recommend that a prudent party would undertake a building survey to understand the defect and any implications it may have on the value. Where I feel this would impact upon the value I would value under the special assumption that there is no material defect and reserve the right to amend my valuation accordingly after a survey has been undertaken.
91
Why do people use asbestos?
Asbestos was once used in the past due to its flame resistance.
92
On an inspection, would you walk on an exposed flat roof?
Unless the roof was a roof terrace specifically designed for such, I would not walk on an exposed flat roof
93
When would you carry out a risk assessment?
In my day to day role I regularly undertake pre-inspection risk assessments and continuous assessments throughout an inspection.
94
Can you give me an example of a latent defect (2)?
- Cavity ties that will later fail - Inadequate foundations causing subsidence
95
What is COSHH?
Control of Substances Hazardous to Health
96
What are the key principles of HWSA 1974?
1. This legislation covers occupational health and safety in GB. 2. It sets out the duties of 'responsible persons' in regarding to health and safety. 3. Duty to carry out a risk assessment in common parts. 4. Working at heights, electrical safety, legionella, COSHH, RIDDOR, Asbestos.
97
What are the key principles of Housing Act 2004?
Ensuring all landlords provide housing fit for human habitation. E.g. Repair, damp, water, ventilation, drainage.
98
What has been updated in the Housing Act 2018?
In the Housing Act 2004 an offence by a landlord was only committed if an Improvement Notice was issued by the local authority. Under the 2018 Act, tenants can take direct legal action against their landlord if they do not comply.
99
How do you ensure your safety on an inspection?
- Phone - Plan route - Call back system - Calendar available - Be aware of aggressive occupants and dogs
100
RICS VPS 2 ‘Inspections, investigations and record’ in Red Book
- INSPECTIONS AND INVESTIGATIONS: Inspections must be carried out to the extent necessary to produce a valuation that is professionally adequate for its purpose. - TOE – must agree the extent of inspection - REVALUATION WITHOUT REINSPECTION: only if valuer is satisfied no material changes since last assignment. TOE must state this assumption has been made. Interval for professional judgment. Regular vas, re-inspection not necessary every time. - VALUATION RECORDS: details of inspections must be clearly and accurately recorded under VPS2.
101
What is a ‘proper record’ of an inspection?
Required under VPS2 of Red Book - Audit trail; legible, unambiguous notes that allow an effective response to any future enquiries - Retained in appropriate business format - Photographs.
102
What would you find in the ToE about an inspection? What requirements do they include?
VPS 1 ‘Terms of engagement (scope of work)’ in Red Book: - When settling the terms of engagement, must agree the extent to which the subject asset is to be inspected and any investigation to be made - Record any limitations or restrictions VPS 2 ‘Inspections, investigations and records’ in Red Book - extent necessary to produce a professionally adequate valuation
103
What due diligence do you carry out prior to an inspection?
Research: EPC, flood, council tax, planning, location, amenities nearby Appointment prep: how to get there, parking, weather, access firm up arrangements and contact details. Prepare items to take: site notes, floor plans, camera, battery pack, disto and protimeter and spare batteries, pen and paper, charged mobile phone, PPE (if required).
104
What are the signs of contamination? How would you account for the existence of contamination whilst determining the value of a development site?
DESKTOP: radon (.gov map of radon affected areas), consider site’s previous uses VISIBLE SIGNS: evidence of chemicals, oil spill, presence of tanks. VALUE: Deduct the cost to remediate from the gross site value. Don’t provide advice until specialist report is commissioned. Caveat the advice citing reliance on reports and special assumption.
105
How have you adopted the recommendations contained within the RICS Surveying Safely in your work?
Risk assessment prior to inspection. Dynamic risk assessment on the day of. Checked in with occupier on arrival, and on leaving.
106
Which areas of the Red Book relate to inspections?
VPS 2 and VPGA 8
107
When were the Control of Asbestos Regulations last updated? What do they say?
2012 - Good condition ACMs can be left in place - Duty to manage ACMs in commercial buildings if you’re responsible for its maintenance - Works to ACMs must be by a licensed contractor, and some works are notifiable
108
What are the 3 types of asbestos?
Chrysotile (white) – Banned 1999 Amosite (brown) – Banned 1985 Crocidolite (blue) – Banned 1985; MOST DANGEROUS
109
What are the health risks of asbestos?
Asbestosis, which can lead to lung cancer. Breather in fibres when Asbestos Containing Materials (ACMs) disturbed.
110
High alumina cement
Typically used in pre-cast concrete in the 1950s and 1960s. Undergoes a process called conversion when it gets damp. Leads to a loss of strength in the concrete.
111
What legislation and RICS guidance is there for asbestos?
Health and Safety at Work Act 1974 Control of Asbestos Regs 2012 HSE Codes of Practice RICS Guidance Note: Asbestos: legal requirements and best practice for property professionals and clients UK 4th edition, May 2021
112
What are the surveyor’s responsibilities regarding asbestos?
Statutory; H&S at Work Act – reasonable care for themselves and others If identified or suspected on inspection, report irrespective of scope of engagement Advise that they seek specialist advice and that occupants are advised immediately (if significant risk)
113
What is the process for carrying out an inspection?
Consider my personal safety, and those for whom I have a duty of care Inspect the local area Inspect the property externally Inspect the property internally
114
What are the differences between an inherent, a patent and a latent defect? NEED TO FIND EXAMPLES
Inherent - always been present, a defect in the design or construction of the building, e.g. misplaced reinforcement. Patent - a defect that could have reasonably been identified on an inspection, e.g. rising damp. Latent - a defect that could not have reasonably been identified on an inspection; e.g. problems with the foundations that may not show signs for several years.
115
What are common defects and their causes?
Movement (causing subsidence, heave, shrinkage cracking in new plasterwork, settlement cracks) Water (causing rot and damp) Deterioration of building materials (causing structural issues) In period buildings: typical to see spalling, wet and dry rot, tile slippage on the roof, damp at GF level, water ingress around door and window openings, cavity wall tie failure (bulging wall and horizontal cracks). Modern buildings: roof leaks, cracking in brickwork from settlement
116
What’s the difference between a defect and repair?
Defect: something that is faulty in some way Disrepair: is as a result of failure to maintain
117
What are the key principles of HWSA 1974?
1. This legislation covers occupational health and safety in GB. 2. It sets out the duties of 'responsible persons' in regarding to health and safety. 3. Duty to carry out a risk assessment in common parts. 4. Working at heights, electrical safety, legionella, COSHH, RIDDOR, Asbestos.
118
What is the diffference between Occupiers Liability Act 1984 and 1957?
trespassers
119
Why do you need to carry out a FRA?
A duty under the RR (FS) Order 2005
120
What are your main duties under the RR (FS) Order 2005?
1. Carry out a FRA 2. Rid or reduce risk 3. take actions to reduce risk from flammable/explosive materials
121
Tell me about the Home Survey Standard
Effective March 2021 Sets minimum expectations and mandatory requirements
122
What is the key safety legislation?
Regulatory Reform (Fire Safety) Order 2005 ​ Building Regulations 2010
123
Tell me about Fire Safety – Regulatory Reform (Fire Safety) Order 2005
Covers general fire safety relating to non-domestic property (includes the common areas of multi-occupied residential buildings).​ ​ Places emphasis on risk assessment and fire prevention, with a requirement for reasonable steps to be taken to reduce the risk from fire ​
124
Under the The Regulatory Reform (Fire Safety) Order 2005 who is the responsible person and what must they do?
The Order allocates responsibility for fire safety to the Responsible Person - generally the employer or controller of the premises They must: - Complete Fire Risk Assessment​ - Install and maintain appropriate fire safety measures - Ensure emergency planning
125
What is a Fire Risk Assessment?
Identifies what is needed to prevent fire and to keep people safe in a building.
126
What are the steps in carrying out a Fire Risk Assessment?
Identify fire hazards​ Identify people at risk​ Evaluate, remove or reduce risks​ Record findings, prepare an emergency plan and provide training​ Review and regularly update the Assessment
127
What is the relevant section of the building regs for fire safety?
Approved Doc B
128
What does Approved Doc B cover?
The requirements B1 to B5 cover the provision of: ​ - means of giving warning in the event of a fire;​ - means of escape;​ - inhibiting the spread of fire across the internal linings;​ - structural stability of the building in the event of a fire;​ - the internal spread of fire through a building and between adjacent buildings;​ - the external spread of fire across a building and between adjacent buildings;​ - facilities to assist with the access for fire fighting up to and through a building.
129
Aim of Home Survey Standard?
- Sets clear framework and minimum expectations - Mandatory requirements - Replace and Harmonise previous publications
130
What are the considerations when setting up the Home Survey Standard service?
- Understand client needs - Operate within experience and qualifications and local knowledge - ToE before service - CoI checks - Transparency over referral fees
131
What is included in L1 Home Survey Standard
- Describe each element in sufficient detail - Assessment of each element - Objective view of the condition of the property - Establish appropriate repair priorities
132
What is included in L2 Home Survey Standard?
- Describe material defects and risks - Comment where inferior materials have been used - may result in more repairs etc - Remedial works needed - Implications of not addressing works - May need further advice/quotes
133
L3 Home Survey Standard
- Form of construction and materials for each element - Defects and risks described - Remedial options outlined - Timescale for works - Future maintenance
134
Definition of levels Home Survey Standard L1
No test of fabric of services Describes condition of the building, services and grounds Recommendations for further investigation No advice on repairs/maintenance
135
Definition of levels Home Survey Standard - L2
Assesses main elements of the property Inspects concealed areas Describes condition of the different elements Advise about repairs/maintenance May recommend further investigations
136
Definition of levels Home Survey Standard - L3
Detailed assessment of property Detailed visual assessment of building, services and grounds Services observed in normal operation Describes form of construction and condition Potential defects and cause Recommend remedial works - priority and timescales May provide indication of cost
137
What is an Asbestos survey
The process of surveying a property for asbestos containing materials. Prime objective is to determine or assume the location, type and condition of materials containing asbestos.​ 1) Asbestos management survey​ - A survey to ensure asbestos containing materials that may be disturbed during the normal day-to-day management of a property have been identified.​ 2) Refurbishment and demolition survey​ - A survey that builds upon the management survey. The survey needs to be specifically designed to ensure that it is appropriate for the refurbishment and/or demolition of a building.
138
What is an Asbestos management plan?
A document, developed from the asbestos register, that details an organisation’s approach to managing asbestos