Inspection

Question 1

Tell me about when you have prepared a detailed Building Survey report
for a client containing detailed information, conclusions and
recommendations.

Answer 1

I recently prepared a building survey report on a water damaged ground floor property within a block of flats. I was instructed to comment on the damage, determine a cause and make recommendations for remedial works. I included detailed nifromation on the construction of the property, cavity walls, dry lined, no insulation or foil, concrete floors. I concluded that damp was primarily coming from the leaking bathroom fittings but also condensation. I recommended that all of the bathroom fittings, floor covering and dry lining be removed and the substrate allowed to dry. I also recommended that a intrusive investigation of the cavity is completed to assess damage to wall ties and also to understand potential for CWI.

Question 2

Prestwick Road Subsidence
What advice did you give to your client?

Answer 2

I advised the client that the approach suggested by the loss adjuster to repair the superstructure of the building only solving the immediate problems was concerning. I advised that further investigations should be completed to make a concerted effort for a claim to remove more of the trees. I also suggested that the resident should be removed from the property and a schedule of repairs should be developed to present to the loss adjuster.

Question 3

Prestwick Road Subsidence
What were the recommendations you made regarding remedial work internally and externally.

Answer 3

Internally I recommended that existing poorly filled cracks with cement are removed. The cracks would then need to be repaired appropriately and decorations completed inside. Externally we recommended that the property was underpinned the full length of the wall that was being affected by subsidence.

Question 4

Prestwick Road Subsidence
What made you consider it was subsidence

Answer 4

Previous reports were compelted by other surveyors which concluded that the damage was caused by shrinkage. From site there were significant BRE Cat 3 cracks that had opened up, with some doors not fitting within frames. From a desktop study, monitroing had shown further movmeent during summer months, this cyclical movement removed possibility of drainage issues. There was also a trial pit report where tree roots were found in the soil.

Question 5

Prestwick Road Subsidence
What did you advise about the potential for damage after tree removal?

Answer 5

If more of the trees were removed to the rear of the property this could result in heave as moisture would not be removed from the ground from the trees, this can take several years. To avoid the potential damage of heave, the underpinning should be installe dto more than 2m.

Question 6

Emma Rothschild Condition Report
What was the life expectancy for the roof covering compared to the photovoltaic panels

Answer 6

The remaining life expectancy of the concrete roof tile covering was approximately 30 years. Photovoltaic panels have a life expectancy of 40 to 50 years. However, we advised that by the end of the life expectancy of roof covering the technology of the panels would likely be obsolete/redundant and the panels could be renewed at teh same time.

Question 7

Emma Rothschild Condition Report
What were the significant details founds?

Answer 7

The defects found on the roof were all related to mainteance i.e. cracked or slipped concrete tiles. There was a poorly installed boiler flue which had penetrated the underfelt and not patched repaired. We recommended that a pacth repair was conducted.

Question 8

Emma Rothschild Condition Report
What was your advice to the client about the roof covering.

Answer 8

I advised that the roof covering had approximately 30 years of life expectancy remaining. There were no significant defects other than maintenance issues. There was also evidence of any issues a being addressed through the maintenance.

Question 9

Cladding Surveys, London
What RICS guidance did you follow?

Answer 9

Before undertaking my surveys I reivewed the cladding for surveyors supplementary guidance.

Question 10

Carlton Vale Estate condition survey
What defects did you look for in the concrete frame?

Answer 10

I was looking for cracking and any spalling that may be related to carbonation of the steel reinforcement.

Question 11

Carlton Vale Estate condition survey?
Did you consider the use of HAC in the building?

Answer 11

The buildings of the estate are of the correct age for the concrete frame to be of HAC. However, when asking for the pre-survey information from the client it included test reports indicating the concrete was not HAC.

Question 12

Carlton Vae Estate condition survey
What deleterious materials did you find

Answer 12

Considering the age of the property I was looking out for potential ACM. The reports provided by the client did however confirmed no presence.

Question 13

Carlton Vale Estate condition survey
How did you deal with inaccessible areas during your survey?

Answer 13

I comminicated the client before the survey to ensure that I was able to gain access on to all of the roofs of each of the blocks. I inspected the condition of gable walls and rear elevations from ground floor level with binoculars. When reporting on the condition of windows and doors, I included a discalimer in my report that my recommendations were based on a sample of flats that I gained entry into.

Question 14

Carlton Vale Estate condition survey
When inspecting the flats what additional legislation did you need to take into considetration that did not apply to the communal areas

Answer 14

During my inspection of the flats I was sure to consider S11 of the landlord and tennant act to ensure the structure of the property was maintained and that no water was penetrating the property. I was also careful to check if all homes were fit for habitation.

Question 15

Carlton Vale Estate condition survey
Did you make any recommendations to your client about the inspection of elements above ground level.

Answer 15

Yes, I did make recommendations for the refurbishment of the steel double glazed windows. From my inspections of a sample of flats I found that the double glazing seals had been comproimsed throughout. I recommended that a full survey of all windows should be completed to determine the level of refurbishment and potential replacement required. I also recommended the replacement of some of the flat roof covering due to issues with leaking, I also included in my recommednation for the introduction of isnulation to meet building regulatiosn and also to aid in energy perfroamcne and condesnation within the property.

Question 16

Carlton Vale Estate condition survey
How has the verdict of Ryb V Conway Chartered Surveyors altered what you inspect when surveying a property?

Answer 16

The result of the case has not altered what I survey during a property but has reitterated to me the requirement to be thorough when completing my inspections and ensure that my CPD and training is inkeeping with current market trends and the tasks I am completing.

Question 17

What is a dilapidation survey?

Answer 17

Dilapidation refers to a property falling into disrepair
A dilapidation survey is usually carried out at start or end of tenancy
Involves the recording of the condition of the property
Surveyor will compare the condition of the property with the details of the tenancy agrement and advise on any potential breaches of agreement
The survey should also provide, where relevant, quantiteis of repair required and method

Question 18

What is a scott schedule?

Answer 18

Document included alleged breaches of tennancy
Cost of remedy works
Defendants comment on tehe costs
Defendant can provide estimate cost
Dispute can be decided by a judge

Question 19

What are the contracted and implied covenants in a tenancy agreement?

Answer 19

Express or contracted items are included within the contract. Implied terms are not included in the tenancy but implied by law.

Question 20

What were the 2018 ammendments to Approved Document B?

Answer 20

Following Hackitt review of guidance due to Grenfell. The us of plain English in approved docuemtn B. Properties over 18m that have rooms of residency should only have materials of limited combustibility, minimum euroclass A2. An assessment of extenral wall system should not be used in lieu of on site testing.

Question 21

Cladding Surveys, London
What do you mean approved document B height?

Answer 21

Checkin ghte hight of property is under 18m. This is from the first floor to top of ceiling. This would determine the classification of risk in the building.

Question 22

Cladding Surveys, London
What were the materials you were most concerned to find on your inspections?

Answer 22

External wall insulation
Aluminium composite materials
High pressure laminates
These materials all had a high chance of becoming combustible?

Question 23

Cladding Surveys, London
What was the process of completing the cladding surveys to fulfill the requirements of the approved document B ammendment?

Answer 23

Phase 1 report to determine height and external materials
Provided to fire engeineer for review
Phase 2 report of on site testing was required due to material classification or building height
Phase 3 report from fire engineer if ESW1 option A could not be awarded.

Question 24

Cladding Surveys, London
How did you identify areas fro intrusive inspections?

Answer 24

The primary reason for the survyes was to determine the external wall system suitability. This meant locating compartment lines, horizontally and vertically. Areas requiring closure i.e. around windows also needed to be determined.

Question 25

Emma Rothschilde Condition Report How did you preprea for the condition survey of the roof?

Answer 25

Requested any drawings on file. Asked the client for any details of roof instllation like guaruntees Completed a reivew from google earth of roof spces Arranged access to the loft spaces to determine quality of the membrane.

Question 26

Emma Rothschilde Condition Report how did you present your information on the condition of the roofs to the client?

Answer 26

Used a map and colour coding to differentiate the different roof apces. Completed schedule of condition to all of the roof spaces and elements. Advised on any major defects or issues within the main body of the report.

Question 27

Emma Rothschilde Condition Report how did you advise your client on the installation of the photovoltaic panels at Emma Rothschild?

Answer 27

The pitched roofs had a potential life span of 60 years with 40 years remaining. Flat roof covering had the potential life span of 30 years with 20 to 25 years remianing. The PV panels would have a life span of 30 years but technology would likely be outdated before then. Panels could be installed wihtout the requirement to replace the roof covering before they needed to be replaced. The panels should have been installed on the south slopes of the roofs, subject to a consultation with a structural engineer.

Question 28

What are photovoltaic panels?

Answer 28

Photovoltaic panels turn solar energy from the sun into electrical energy, helping to reduce the carbon consumption of properties. IN order to maximise efficiency they should be installed facing south.

Question 29

What is the defintion of subsidence?

Answer 29

Movement of the ground not caused by the imposition of building or foundation loads i.e. mining subsidence, from desacation of ground.

Question 30

What is the defintion of settlement?

Answer 30

Downward movement of the ground or any structure on it due to the load applied by the structure.

Question 31

How can buildings potenteillay subject to foundation movement be investigated?

Answer 31

A walk over study to check the surrounding areas, i.e. topography of area, watercourse, active or recent building works Desk top study, check of geological gata, surrounding place names i.e. bog lane, plans with planning or building control Below ground, trial pits to determine composition of soil and whether there is any vegetation ABove ground monitoriing wiht the use of tell tales to monitor cracks over time

Question 32

How do you measyre and classify the widths of cracks?

Answer 32

Using BRE digest 251 crack classification: 0: Hairline cracks less than 0.1mm 1: Up to 1mm 2: Crack width up to 5mm 3: Crack from 5 to 15mm or several of 5mm 4: Extensive damage 15mm to 25mm 5: Structural damage, cracks greater than 25mm

Question 33

What are the repair methods specified in the BRE digest 251?

Answer 33

0: No action required 1: Fine cracks can be treated using normal decoration? 2: Cracks easily filled. Recurring cracks must be masked by suitable lining 3: Cracks require opening up and repair by mason. Extrenal repointing required and some bricks may need to be replaced. 4: Extensive damage that will require breaking out and replacing sections of walls especially over doors and windows. 5: Major repair job required, structural engineer advice should be procured.

Question 34

Preswick Road Subsidence Why had you been appointed to advise on works to prevent further strucrual damage and not diagnose the defect?

Answer 34

Our client was completing an insurance claim against the neighbouring proprety. From earlier inspections a tree had been removed, partial underpinning and repairs to the superstructure of the building had been completed. Our client appointed us to insect and advise on whether the remedials had prevented further damage and advise on whether the property was safe for occupance or required further remedials.

Question 35

Preswick Road Subsidence What did you advie the client to prevent further structural damage?

Answer 35

Cracks internally had re-opened internally over the summer months indicating trees were still desacting the surrounding clay soil. I advised that further soil investigations hould be completed in an attempt to find roots from the other trees. Underpinning should be completed to the entire flank wall, as the partial underpinning was excacerbating the damage. This method was expensive, and as an alternative a root barrier could be installed.

Question 36

Preswick Road Subsidence What did you advise the client on the habitation of the property?

Answer 36

The property was not a dange to health or safety from collapse. However, the cracks within the ground floor flat were allowing a draugh an infestiation. We advised the resident should be decanted until repairs were complete?

Question 37

What is the life expetancy of concrete roof covering?

Answer 37

Expected 50.

Question 38

What is the life expectancy of bitumen flat roof covering?

Answer 38

25 years.

Question 39

What are the typical defects expected from a concrete roof covering?

Answer 39

Overloading of roof structure Discolouration of tiles Efllourescence, salts being drawn to surface of tiles Delaminiation of tiles Slipped and broken tiles

Question 40

What are the typical defects expected from a bitumen flet covering?

Answer 40

Loss of surface protectoin - ballast or paint Poor joints - worn or poor intial bond Problems at eaves - lack of sufficient curb allowing wind underneath Problems at verge - no curb allows for water to drain

Question 41

What RICS guidance would you follow for party wall issues?

Answer 41

Party wall legislation and procedure 7th edition.

Question 42

How would assess the age of the building?

Answer 42

BY reviewing construction materials, techniques and design choices and comparing them against period standards.

Question 43

What would a desktop study include?

Answer 43

A descktop study would include a review of the building in question from google maps, to understand in principle the construciton, layour and access issues. A review of any previous information such as FRA or O&M manuals.

Question 44

How would inspect for a fire risk assessment?

Answer 44

I would not conduct a fire risk assessment as this is outside my qualifications and my companies public indemity insurance policy.

Question 45

How would you inspect to complete a schedule of condition?

Answer 45

In a logical manner. Externally each element would be divided i.e. roof, walls, gutter,windows. Internally inspection would be done room by room and follow the same component basis.

Question 46

Explain the limitations of using a borescope?

Answer 46

Directing a borescope can be hard to get inspect the area/ element you need to view. They can also be confusing to navigate and require destruction/drilling of elements to allow access.

Question 47

Explain the limiatations of thermography in leak detection/?

Answer 47

High initial investmenet to buy equipment, sometimes imaging can be difficult to interpret and can be rednered in accurate by emissions or reflections.

Question 48

Explain a key issue that RICS surveying safely raises?

Answer 48

It raises the issue that members and firms should be aware of the hazards they are exposing themselves to and have the appropriate training in order to minimse the risk.

Question 49

Tell me about the basic construction of a byuilding you have recently inspected.

Answer 49

Recently I inspected a proprty of early 20th century construction. Cavity brickwork walls, slate DPC, steel wall tiles. Windows were timber sash and casement. The roof strcuture was a gabled with concrete tile construction.

Question 50

What is an easement?

Answer 50

The non-possessory right to use or enter onto the property of another without posessing it.

Question 51

How might you find out abuiot an easement?

Answer 51

Completing a land registry check.

Question 52

How can you tell if a property is cavity wall construction?

Answer 52

Flemish bond brick work Weep holes Thicknes of walls

Question 53

What is the size of a brick?

Answer 53

215x 102.5 x 65

Question 54

What is deleterious material?

Answer 54

A material that is prohibited from use within constrction, for reasons of health and safety performance etc

Question 55

What is a hazourdous material?

Answer 55

Materials that when exposed to could cause signifcant health effects.

Question 56

Give me 3 examples of deleterious materials?

Answer 56

Asbestos or ACM Lead containing materials i.e. lead paint Polyurethane foam Silica dust

Question 57

Give me 3 examples of hazardous materials?

Answer 57

Flowers/fruit/vegetation that can cause dermatitis Dusty and fumes Prolonged contact with cement.

Question 58

How would you identify dry rot?

Answer 58

Musky mushroom smell Cuboidal cracking to timbers Hollow sound when tapped Mycellium (cotton wool strangs) beneath surface seeking food Fruiting body are creamy pancases with dark edges 20 degrees optimal tempearture 20-30% optimal temperature

Question 59

What is the cycle for dry rot?

Answer 59

Spore on timber Spreads mycellium Once established = fruiting bodies Fruiting bodies prodce spores Searching for celluse

Question 60

How would you identify wet rot?

Answer 60

High humidity

Question 61

How would you detect Japanese Knotweed?

Answer 61

Leaf is green and sheild shaped Leaf stem zig zagged Bamboo like hollow stems Flower white small and 5 petals

Question 62

How would you treat Japanese Knotweed

Answer 62

Excavation (8 week timescale) Root Barriers Herbicide control

Question 63

What is rising damp?

Answer 63

Rising damp is the rising of water up through porous materials of a building via capillary action.

Question 64

What is the RICS guidance for Japenese Knotweed?

Answer 64

Japenese knotweed and residential property guidance note 2022

Question 65

What is the issue with Japenese knotweed?

Answer 65

It is a dominate plant that has a hardy bamboo nature which can disprut light structures, paths and standalone walls.

Question 66

What is structural movement?

Answer 66

Structural movement is the movement or failing of a structural element of a property that effects other elemetns of the proeprty.

Question 67

What does section 11 of the landlord and tenant act say about repairs?

Answer 67

It omplies an absolute non esxluding obligation upon landlords to carry out basic repairs to the main structure and exterior of the building.

Question 68

What are the three levels of survey?

Answer 68

Level 1 is a condition survey of specific iteem Level 2 is home buyers, all elements viibily and easily accessible Level 3 bespoke report to property and covers all accesible areas.

Question 69

Grove view condition survey What type of property was the report on?

Answer 69

Grove view was a converted church into 14 independent flats. The church had been converted approximately 20 years before, using facade retention and installing a steel frame internally.

Question 70

Grove view condition survey How many storeys was the building?

Answer 70

The building was a total of 5 storeys, with two storyes in side of the roof space.

Question 71

Grove view condition survey What was the prupose of the survey and report?

Answer 71

I was instructed to carry out a condition survey of the external and communal areas of the property, identifying repairs that should be picked up. I would then present the repairs within a report with budget estimations to allow for a mainteance project to be developed and for leasholders to be consulted on the s20 process.

Question 72

Grove view condition survey How did you record defects and their quantities?

Answer 72

Before attending site I requested the as built drawings from the client. I then developed a grid system on the drawings. While on site I used the grid reference system to map any defects that I found on the property with photographs and sketching on the drawings. I would measure each of the repairs and quanitfy them in my survey notes to allow them to be costed and a budget allowance made before issuing the report.

Question 73

Grove view condition survey What did you include in your report?

Answer 73

- Introduction - Limitations - Constructino of property - Survey findings by elevation/area - Significant defects - Recommendations - Budget estimations - Conculsion

Question 74

Grove view condition survey What advice did you give on the signficant defects?

Answer 74

The two main significant defects related to a flat roof covering and boundary wall. The flat roof deck was spongey and from the conversion of the church, the covering was now reaching the end of lifes expectancy. Although there were no signs of leaking internally, I advised it would be prudent to replace the roof covering while carrying out other mainteance works. I also advised that this would be subject to thermal improvements as per building regulations part L. There was a boundary wall that was suffering from subsidence, likely from a nearby tree. I advised that the client should rebuild the section of wall that had been most severly effected. I also advised in order to build a claim and determine the cause of damage trial pits should be compelted.

Question 75

Grove view condition survey How did you develop the budget estimations?

Answer 75

For the typical items I used BCIS and other similar projects to determine budget estimations. There were a signifacnt amount of specialist stone repairs requried, which I apporached a contractor to provide a schedule of rate.

Question 76

Emma Rothschild condition report What was the purpose of the condition report?

Answer 76

To identify any signficant defects of the roof covering and structure and assesss whether it would be suitable for the installation of photovoltaic panels.

Question 77

Emma Rothschild condition report What assessment did you make to determien the best approach for installing the PV panels?

Answer 77

My primary objective was to understand whether it would make economic sense to install PV panels now or when the roof covering would require replacement. I therefore completed a thorough condition inspection of all the roof covering of the property to understand their remaining life expectancy and any significant defect. I then contacted some PV Panel manufactures to understand the life expectancy of the technology. The concrete roof coverings had approximately 30 years left, while PV panels would last 40. However, I advised that the technology would likely be obsolete in 30 years and it would make economoical sense to replace the PV panels when the covering required replacing. I advised they should contact a structrural engineer to determine if there would be any requirement to reinforce the existing roof structure to bear the weight of the PV panels and fixing system.

Question 78

Emma Rothschild Condition report What significant defects did you identify in your report?

Answer 78

Generally the roof and their coverings were in good condition. The signifcant defects included slipping and cracked concrete roof tiles. There was also a creudly installed boiler flue, where the bitumen felt had not been repaired after its installation.

Question 79

Emma Rothschild Contion Report What challenges did you face when completing the report?

Answer 79

The main challege was maintaining my safety while inspecting the roof coverings. In order to do so I compelted a desk top study and requested access details before attending. I then completed insepctions from the roof only where I maintainted a safe distance from the edge. Where possible I completed inspections from the ground floor.

Question 80

Emma Rothschild Condition report What techniques did you use to assess the condition of the roof coverings?

Answer 80

I used my understanding of concrete coverings and flat roof coverings. I completed a detailed inspection to understand the defects of the types of covering and recored them in a schedule of condition. I aslo had information from the client on when the roof coverings were installed so I was able to estimate whether the coverings were in good or bad condition in comparison to their age. There was also evidence of on going repairs being completed, which eluded to the fact that the roof were well looked after.

Question 81

Emma Rothschild Condition report What methods did you use did you use to present your findings?

Answer 81

- Split the roof up and mapped them - Detailed schedule of conidtino - Photographs - Key defects in the body

Question 82

Pre-acquisition surveys sunbury What type of pre-acquisition surveys did you carry out?

Answer 82

I carried out level 2 surveys to the propertys or home buyers reports.

Question 83

Pre-acquisition surveys, Sunbury How many properties did you survey in Sunbury

Answer 83

3

Question 84

Pre-acquisition surveys, Sunbury What were the external, communal and internal elements of the buildings you inspected?

Answer 84

I inspected all elements of the property as outlined in the RICS home buyers report i.e. chimney stacks roof coverings, roof space and structure, services like electiccity gas and oil, grounds and garages.

Question 85

Pre-acquisition surveys, Sunbury Did you identify any significant defects?

Answer 85

Yes, some of the more apparent ones were missing sections of soffit and blown glazing to windows.

Question 86

Pre-acquisition surveys, Sunbury What items did you recommend for further investigation from legal advisers?