Inspection

Question 1

Can you give me an example of a deleterious material?

Answer 1

Asbestos, lead, mundic (Cornwall and Devon).

Question 2

What is a safe person?

Answer 2

The principle that each individual assumes individual behavioural responsibility for their own, their colleagues’ and others’ health and safety while at work.

Question 3

What are the four stages to an inspection?

Answer 3

Preliminary desktop investigation and risk assessment, an inspection of the locality and an external and internal inspection of the property.

Question 4

Can you talk me through the process once you have arrived for an inspection?

Answer 4

I would register my attendance at reception or wherever appropriate, I may have a discussion with the owner/manager about the property. Then I usually start on the top floor, inspecting and measuring each room, taking notes and photographs. Followed by an external inspection and a boundary line check. I would also make myself familiar with the surrounding area.

Question 5

What information do you record when inspecting?

Answer 5

Age, construction methods, size, condition, any defects, historic uses of the property, information on current occupation, and observations of the property’s setting and surroundings.

Question 6

What is the Equality Act?

Answer 6

The Equality Act of 2010 requires access requirements and prevents discrimination against anyone based on disabilities, age, ethnicity etc.

Question 7

How would the Equality Act affect your inspections?

Answer 7

Ensure that access provisions are made, e.g: wheelchair ramp, handrail, lift, automatic doors, lowered reception desk, visible signage.

Question 8

Should all buildings have wheel chair access? What if it was a listed building?

Answer 8

“Reasonable provision shall be made to enable disabled people to gain access to relevant premises” So where it is reasonable to do so.

Question 9

Why is damp dangerous?

Answer 9

Damp leads to the growth of mould. Mould fragments and spores can inflame airways, causing nasal congestion, wheezing, chest tightness, coughing and throat irritation. Prolonged exposure to high levels of indoor dampness can reduce lung function and cause chronic health problems such as asthma.

Question 10

3 common causes of defects?

Answer 10

movement, water, deterioration

Question 11

Depending on the purpose of your inspection, how might the inspection process differ?

Answer 11

The focus and level of detail required for particular aspects, such as: structural integrity/condition, measurement, surrounding area, access to roof, lease covenants etc.

Question 12

Where would you look in the Red Book Global for information on inspection?

Answer 12

VPS 2 - Inspection

Question 13

What would you do if you could not access an area of a property you were meant to be valuing?

Answer 13

Consider the reason for non-access/is it possible to access later? Look at plans, view from outside, and look for signs of disrepair externally.

Question 14

How would you check you the accuracy of the laser measurer?

Answer 14

I would check a measurement with a metal meter ruler.

Question 15

Can you detail your firm’s lone worker policy?

Answer 15

When working alone, I notify the designated member of staff in my office. I let them know where I’m going, when and who I’m meeting. I call them once I have finished. In accordance with RICS Surveying Safely 2018

Question 16

From your inspection of the supermarket at Eastleigh, were you aware what was causing the water ingress?

Answer 16

I was not aware of the exact cause, but I was aware that there was a rooftop car park which is more likely to result in roof leaks.

Question 17

How would you check the age of a property?

Answer 17

I would initially check the planning website and LR. Whilst inspecting, I would look for a plaque and consider the properties features.

Question 18

What is a latent defect?

Answer 18

A defect which could not have been discovered by a reasonably thorough inspection.

Question 19

What is an inherent defect?

Answer 19

A defect caused by defective design, or construction.

Question 20

What should you do if you see a defect on site?

Answer 20

Take a photo and record any observations. If required, seek additional support from building surveyors department, or make a recommendation to the client to seek further advice.

Question 21

What factors were included in your risk assessment of Buntingford Medical Centre?

Answer 21

COVID-19 - I wore a face mask.

Travelling - Implemented training on safe driving.

Question 22

Describe the specification of the new construction part of the surgery you valued at Goldington Avenue, Bedford.

Answer 22

Timber frame with a concrete foundation and flooring.

Question 23

Can you give me an example of a where there may be high risks on an inspection?

Answer 23

When inspecting a building under construction. A dilapidated building. Old building with non-regulation features (e.g.stairs and ceiling heights). Lone surveying. Public transport/walking.

Question 24

Other than condition and specification what other characteristics would impact on your opinion of marketability and value?

Answer 24

Location, tenure, restrictive covenants, access etc.

Question 25

Are you qualified to give advice on structural defects in a property?

Answer 25

No - if I were to identify a possible defect, I may recommend my client seeks further advice.

Question 26

To what extent can you advise a client? What other resources may be available when dealing with properties that you suspect have structural defects?

Answer 26

In most cases I would highlight a concern of a structural defect within my report and make a recommendation to instruct a building surveyor to confirm the extent of the defect. If it was not reasonable to make an assumption for the purpose of my valuation, I may consult the building surveying department for their view.

Question 27

Your case study was a GP surgery. Can you tell me about a retail property you have inspected and how this was different?

Answer 27

With retail units, I make notes of surrounding properties/retailers, footfall and other amenties to assess likely demand for goods in the location.

Question 28

What legislation do you consider when assessing accessibility and inclusiveness of properties?

Answer 28

Part M of the Building Regulations 2010 - ensures that buildings are accessible, not only to disabled people, those with limited mobility and wheelchair users, but also to people who regularly use prams and other wheeled devices

Question 29

Is there a RICS document on Japanese Knotweed?

Answer 29

Yes, from this year. Japanese Knotweed and Residential Property (March 2022). In regard to valuations, the valuer should be able to identify Japanese Knotweed if it is encountered and be able to provide guidance appropriate to the level of inspection.

Question 30

Is there any RICS GN on inspection?

Answer 30

Red Book, VPS 2

Surveying Safely

Question 31

How do you ensure you take good quality notes during an inspection?

Answer 31

Use an inspection form to ensure all required aspects are observed and noted neatly and efficiently.

Question 32

What physical characteristics are you looking for in your inspection of X?

Answer 32

When inspecting I look out for construction type (solid/cavity wall), windows (double glazed, frame material), condition (cracking, damp), layout, age, provisions (AC, heating, car park, CCTV), ceiling heights.

Question 33

Talk me through your inspection of Grace Dieu Manor, what were the main issues?

Answer 33

During this inspection, I noted that a few of the building were of a temporary nature and in a poor condition. I also noted that the top floor of the original building had particularly low ceiling heights and was in poor condition.

Question 34

With your property in Grace Dieu Manor, what was your diagnosis regarding the Damp?

Answer 34

I am not an expert in damp and would not be competent to advise my client. I recommended instructing a building survey.

Question 35

With the surgery you inspected in Buntingford, what was the condition of the flat roof, why was this a problem? How did you advise your client?

Answer 35

I was not able to inspect the flat roof as there was no way to access it. However, I knew the construction date of the property and was advised by the PM that no repairs or replacement works had been undertaken. I advised my client to consider instructing a roofing contractor or building surveyor to assess the condition.