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Inspection Flashcards

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1
Q

Briefly explain the construction of a recent building you have inspected

A

Lewisham Gateway

Recently completed

Mixed use scheme

Reinforced concrete frame

Outer walls finished in brickwork and cladding panels

Flat roofs generally encompassing roof terraces in places

Balvonies throught’ retainef by Freholder

Commericai units on ground floor

Site office retained in private section

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2
Q

What is the size of a brick?

A

215mm x 102.5mm x 65mm.

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3
Q

How do you take good inspection notes when on site?

A

To take good inspection notes, be systematic, use a checklist, record details clearly and concisely, use sketches or diagrams when necessary, take photographs for reference, and note any limitations or assumptions.

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4
Q

What building characteristics do you look for when inspecting a property?

A

Key characteristics include

structural integrity,
condition of building components,
signs of dampness or water ingress,
energy efficiency,
compliance
building regulations and safety standards.

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5
Q

What is an easement?

A

An easement is a legal right granted by a property owner to another party to use a portion of their land for a specific purpose, such as access or utility services.

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6
Q

How can you tell if a wall is of solid or cavity construction?

A

Observe the wall’s thickness, brickwork pattern, or the presence of weep holes or cavity wall ties to determine if it is solid or cavity construction.

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7
Q

Where does surface water drain into?

A

Surface water typically drains into the ground, soakaways, or a separate sewer system.

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8
Q

How does surface water drainage compare to foul water?

A

Foul water, which contains sewage, is typically collected and transported through a separate sewer system to a wastewater treatment facility.

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9
Q

What is a deleterious/hazardous material?

A

Deleterious materials are those that can cause harm or damage to a building, while hazardous materials pose a risk to human health or the environment.

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10
Q

Give an example of each (hazardous and deleterious materials)

A

A deleterious material example is high-alumina cement, which can cause structural issues.

A hazardous material example is asbestos, which can cause serious health problems if disturbed.

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11
Q

What do dry and wet rot look like?

A

Dry rot - brittle, dry, and cracked wood with a distinctive musty smell.

Wet rot - soft, spongy wood with a damp, earthy smell, often accompanied by fungal growth.

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12
Q

What is rising damp?

A

Rising damp is the upward movement of moisture through a building’s walls and floors due to capillary action, often causing visible dampness, salt deposits, and damage to wall finishes.

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13
Q

What is Japanese Knotweed?

A

Japanese Knotweed is an invasive plant species known for its rapid growth and ability to cause damage to building structures, foundations, and drainage systems.

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14
Q

How would you identify it? (knotweed)

A

Japanese Knotweed has bamboo-like stems, large heart-shaped leaves, and produces clusters of white flowers during late summer and early autumn.

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15
Q

What does the RICS say about Japanese Knotweed?

A

Japanese Knotweed and Residential Property guidance note

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16
Q

When was the latest RICS guidance relating to Japanese Knotweed published?

A

The latest RICS guidance on Japanese Knotweed was published in 2012.

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17
Q

What are the key principles mentioned in this Guidance Note (Knotweed)?

A

awareness of the plant,

early identification,

assessing the risk,

implementing appropriate treatment and management plans.

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18
Q

What does the law say about Japanese Knotweed?

A

The law requires property owners to prevent Japanese Knotweed from spreading to neighboring properties and to properly dispose of any waste containing the plant, as it is classified as controlled waste.

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19
Q

What are your duties in relation to Japanese Knotweed?

A

As a surveyor, your duties include identifying the presence of Japanese Knotweed, assessing its impact on the property, advising clients on appropriate treatment and management, and staying up-to-date with relevant laws and guidance.

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20
Q

How can you treat Japanese Knotweed?

A

Treatment options include chemical herbicides, excavation and removal, or using physical barriers to prevent its spread.

Always seek specialist support

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21
Q

What is the worst-case scenario for Japanese Knotweed damage?

A

The worst-case scenario could involve extensive structural damage, costly eradication and repair, reduced property value, and potential legal liabilities.

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22
Q

What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?

A

These cases established that property owners can be held liable for damages caused by the spread of Japanese Knotweed from their property to neighboring properties.

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23
Q

Can you tell me about any RICS guidance on contamination or environmental risk?

A

“Contaminated Land Practice Note.”

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24
Q

What is the general principle relating to contamination?

A

The general principle is that property owners, developers, and professionals should identify, assess, and manage potential contamination risks to protect human health and the environment.

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25
What signs would indicate that a site is contaminated?
discolored soil, unusual odors, stressed vegetation, evidence of previous industrial use,
26
What signs would indicate that a site is contaminated?
discolored soil, unusual odors, stressed vegetation, evidence of previous industrial presence of hazardous materials.
27
What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)?
LCRM is a guidance document that outlines the framework for assessing and managing the risks associated with land contamination in order to protect human health and the environment.
28
Who published the LCRM?
LCRM was published by the UK Government's Environment Agency.
29
What is an Environmental Impact Assessment?
An Environmental Impact Assessment (EIA) is a process that evaluates the potential environmental effects of a proposed development or project, considering both positive and negative impacts.
30
Why and when would you need one? (EIA)
An EIA is required for certain types of development projects that have the potential to cause significant environmental effects, as mandated by planning regulations.
31
What is radon? Where is radon typically found?
Radon is a naturally occurring radioactive gas that can seep into buildings from the ground and accumulate, posing health risks when inhaled. Radon is typically found in areas with certain types of soil and rock formations, such as granite and limestone.
32
How can you reduce radon risk?
Radon risks can be reduced by increasing ventilation, sealing gaps in floors and walls, or installing radon mitigation systems.
33
Tell me about your understanding of structural movement.
Structural movement refers to the shifting, settling, or movement of a building's components or foundations, which can result from various factors such as ground conditions, temperature changes, or loads placed on the structure.
34
What is subsidence/heave?
Subsidence is the downward movement of a building's foundations due to changes in the underlying soil, while heave is the upward movement caused by the expansion of the soil.
35
Tell me about any risks relating to air conditioning.
Risks associated with air conditioning include energy inefficiency, poor indoor air quality, potential refrigerant leaks, and the spread of contaminants or pathogens through ventilation systems.
36
Explain the potential implications of the Hart v Large case.
The Hart v Large case established that surveyors owe a duty of care to advise homebuyers on the potential risks and costs associated with repairing or rectifying defects in a property, including those that may not be immediately apparent during the inspection.
37
Explain your understanding of the inspection principles established in McGlinn v Waltham Contractors.
The McGlinn principles offer guidance on inspection duties for architects and project managers: 1. Tailor inspection frequency and duration to the project's needs. 2. Instruct contractors not to cover important work until inspected. 3. Defective work between inspections doesn't imply inspection failure. 4. Assess contractors' ability for important, repetitive tasks early. 5. Reasonable examination doesn't require inspecting every detail. 6. Architects don't guarantee inspections will reveal or prevent all defects.
38
Tell me about social issues relating to residential property (and inspection).
Social issues in residential property include accessibility, affordability, housing quality, overcrowding, and the impact of development on communities and the environment.
39
What does Section 11 of the LTA 1985 say about repairs?
Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the structure and exterior of the property in good repair, maintain installations for the supply of utilities, and ensure the property is safe and habitable.
40
What does the Defective Premises Act 1972 say about duties of care?
The Defective Premises Act 1972 states that landlords and builders have a duty of care to ensure that properties are free from defects that could cause injury or harm to occupants or visitors.
41
How could a conservation area/historic centre designation impact upon your inspection and advice?
Conservation area or historic centre designation may require special planning permissions, limit alterations to the property, and necessitate the use of specific materials or methods in repairs, affecting property value and maintenance costs.
42
How would you identify general environmental issues and how would this impact upon your advice?
Environmental issues can be identified through research, site visits, and consulting relevant documents. These issues may affect property value, potential risks, and future development, influencing the advice provided to clients.
43
What is the mundic problem?
The mundic problem refers to the decay of concrete containing certain minerals, such as mundic, which can lead to structural issues and a decline in property value.
44
What does the RICS guidance say about mundic?
RICS provides guidance on identifying and assessing mundic-related issues in properties, including the use of appropriate testing methods and considering the potential impact on property value.
45
Does RICS provide any guidance in relation to flooding (relating to residential property)?
Yes, RICS has published guidance on assessing flood risk for residential properties, including understanding different types of flooding, evaluating flood defenses, and considering the potential impact on property value and insurability.
46
Tell me about the insurability of property at risk of flooding.
Insurability of properties at risk of flooding depends on factors such as the level of flood risk, the availability of flood defenses, and participation in schemes like Flood Re, which provides affordable insurance for high-risk properties.
47
What types of flooding exist?
Types of flooding include river flooding, coastal flooding, surface water flooding, groundwater flooding, and sewer flooding.
48
What is the Flood Re scheme and the Water Act 2014?
The Flood Re scheme, established by the Water Act 2014, is a joint initiative between the UK government and insurance industry to provide affordable flood insurance for properties at high risk of flooding.
49
What property is covered by Flood Re?
Flood Re covers residential properties built before 2009 in the UK, subject to certain eligibility criteria and exceptions.
50
How do you assess flood risk in relation to valuation/survey instructions?
Assessing flood risk involves reviewing flood risk maps, understanding local flood history, evaluating flood defenses, and considering the potential impact on property value, insurability, and future development.
51
How has this (flood risk) impacted upon your advice / valuation practice?
The consideration of flood risk has become a crucial aspect of property valuation and advice, as it directly affects property value, insurability, and potential future development opportunities.
52
What is the process of a mortgage valuation being processed by a lender from start to finish?
The mortgage valuation process typically includes the lender receiving a mortgage application, instructing a valuer to conduct a valuation, the valuer assessing the property and submitting a report, the lender reviewing the report, and finally approving or declining the mortgage.
53
What is a retention on a mortgage valuation?
A retention is an amount withheld by the lender from the mortgage funds until specified repairs or improvements are completed on the property, ensuring that the property meets the lender's requirements.
54
What additional responsibilities in relation to repair and inspection relate to HMOs?
HMO owners must comply with additional safety regulations, such as fire safety measures, adequate space standards, and providing appropriate waste disposal facilities. HMOs may also require licensing and more frequent inspections.
55
What is a flying freehold?
A flying freehold is a part of a freehold property that extends over or under another property, creating overlapping ownership.
56
What legal rights do you need if you own a flying freehold? How are repair issues most effectively dealt with in relation to a flying freehold?
Rights needed include rights of access for maintenance and repair, rights to support and shelter, and rights relating to shared services like drainage. Repair issues are best addressed by clear legal agreements between property owners, outlining each party's responsibilities and access rights.
57
What does the Access to Neighbouring Land Act 1992 say?
The Act allows property owners to access neighboring land for necessary maintenance and repairs when access is otherwise denied, provided the work is reasonably required.
58
What does the Access to Neighbouring Land Act 1992 say?
The Act allows property owners to access neighboring land for necessary maintenance and repairs when access is otherwise denied, provided the work is reasonably required.
59
How do lenders view flying freeholds from your experience?
Answer: Lenders may view flying freeholds as higher risk, potentially leading to stricter lending criteria or refusal of a mortgage.
60
How would you identify the cause of the damp?
Look for more obvious signs, consult builder, consult building surveyor. Causes can be identified by examining external and internal factors, such as plumbing leaks, poor ventilation, and defective rainwater goods.
61
What is the primary purpose of a condition-based residential survey from an RICS perspective?
To provide an independent and objective assessment of a property's condition, identify defects, and offer advice on necessary repairs and maintenance.
62
Explain the key principles of the Home Survey Standard.
1. a clear description of the service 2. ensuring impartiality and objectivity 3. delivering high-quality and consistent service 4. and following RICS guidelines and ethical standards
63
What are the three levels of service? (Home Survey Standard)
The three levels of service are Level 1 (Condition Report), Level 2 (HomeBuyer Report) Level 3 (Building Survey).
64
What is survey level 1/2/3? How do these differ in practice?
Level 1 focuses on a visual inspection and significant issues; Level 2 includes a broader assessment, valuation, and advice; Level 3 involves a more in-depth inspection, analysis of defects, and detailed advice on repairs and maintenance
65
For a flat, what would your inspection include/exclude?
Anything that might compromise compartmentation even more so after clarification of: Fire Safety Order by Fire Safety Act 2021
66
What would you not make enquiries about in a Home Survey?
You would not make enquiries about issues beyond the survey's scope, such as detailed structural analysis, invasive testing, or specialist assessments (e.g., asbestos).
67
For a Survey Level 1, what guidance does RICS provide?
The Home Survey Standard - November 2020
68
What is a trail of suspicion?
A trail of suspicion refers to signs or indications during an inspection that suggest potential issues or defects, prompting further investigation.
69
What are your duties in relation to trail of suspicion?
Your duties include investigating and reporting on the potential issues, recommending further action or specialist assessments, and providing advice to the client based on your findings.
70
What case law is there on when, what, and how to inspect building work?
Relevant case law includes Murphy v Brentwood District Council (1991), which addresses the duty of care owed by building inspectors, and Donoghue v Stevenson (1932), which established the concept of negligence in building work.
71
What surveys can you have done to detect a water penetration behind external cladding?
Typically work with building surveyor - and take their lead Would expect: 1. Moisture meter readings 2. Invasive inspection
72
Explain the requirements of the New Homes Quality Code.
The New Homes Quality Code establishes guidelines and standards for the construction and sale of new homes, focusing on customer service, fair marketing, and protection of consumer rights.
73
Who can be a Pre-Completion Inspector?
nswer: A Pre-Completion Inspector can be a qualified surveyor, building inspector, or another professional with relevant expertise and experience in the construction industry.
74
What does a Pre-Completion Inspection include?
A Pre-Completion Inspection includes an assessment of the property's structural integrity, workmanship, and compliance with building regulations and plans, as well as identifying any defects or issues that need to be addressed before completion.
75
What precedent was set in the Ryb v Conways case regarding site notes?
The Ryb v Conways case highlighted the importance of accurate, detailed, and contemporaneous site notes as evidence in legal disputes related to property inspection.
76
What best practice would you follow when making site notes?
Best practices for site notes include using a clear and legible format, recording observations and measurements accurately, noting any limitations or assumptions, and promptly finalizing and securely storing notes after the inspection.
77
Why might you inspect the external parts of a building last?
Inspecting the external parts last can help avoid tracking dirt or debris into the interior, and can provide an opportunity to gather additional information from the occupier
78
When might you recommend further investigation of a defect following an inspection?
You might recommend further investigation if a defect appears to be severe, complex, or potentially hazardous, or if you need more information to determine its extent or appropriate remedial actions.
79
When might condition affect value?
Condition can affect value when it impacts the property's: 1. structural integrity, 2. functionality, 3. desirability, or cost of ownership, such as the need for extensive repairs or ongoing maintenance.
80
Explain how you would consider the Housing Defects Act 1984 when inspecting a property for valuation purposes.
You would consider whether the property has been designated as defective under the Act, assess the extent of the defects, and evaluate any repairs or remedial works that have been carried out in accordance with the Act
81
Under the 1984 Act, what does repaired v unrepaired mean?
"Repaired" refers to properties that have undergone appropriate remedial works to address defects identified under the Act, while "unrepaired" refers to properties where such works have not yet been completed or were not carried out to the required standard.
82
How would you check if a property designated as defective has been repaired to an adequate standard?
You would review repair documentation, consult with experts or specialists if necessary, and conduct a visual inspection to assess the quality of the repairs
83
What is Bungaroosh and where might you typically find it?
Bungaroosh is a traditional building material composed of flint, bricks, and mortar, often found in properties in the Brighton area of the United Kingdom.
84
What issues relate to pitch fibre drains?
Issues with pitch fibre drains include deformation, blistering, and delamination, which can lead to blockages, leaks, and reduced service life.
85
What RICS guidance would you look at in relation to moisture and traditional buildings?
Joint Statement - 2022 including Historic England Property Care Association (PCA)
86
What are some of the key principles of this RICS Joint Position Statement? (in relation to mo
- Importance of regular maintenance, especially for roofs, gutters, and ground levels - Impartial diagnosis of damp problem, with clear explanation of risks - Recommendations for repair and recovery, prioritized and explained - Alternative options provided, including pros, cons, costs, and time implications - Assessment of financial risk to buyer/lender, if applicable - Disclosure of any conflicts of interest
87
How would your inspection of a period property differ from a modern one?
Answer: Inspecting a period property may require a greater focus on understanding historical construction methods, materials, and potential conservation issues, while modern properties may involve more emphasis on current building codes, energy efficiency, and newer materials.
88
Give me an example of where you have recognized a limitation of your knowledge and sought external specialist advice.
Capital Expenditure programme at Park View - TVS
89
Explain your inspection methodology when inspecting a property.
Inspection methodology typically includes a systematic approach, starting with an exterior assessment followed by a room-by-room evaluation, noting the property's condition, potential defects, and any necessary further investigations. 1.2 Systematic approach 2. Starting with exterior 3. Followed by block by block 4. Standard check list: Access, obvious repairs, breaches, comms 5. Non standard - be vigilant
90
Explain to me what information you gather when inspecting buildings.
1. FRA 2. GRA 3. PAS9980 4. Captial expenditure plan 5. Recent building surveys 6. Recent management inspection report 7. Lease/deeds

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