Inspection

Question 1

Explain a key issue raised by RICS Surveying Safely.

Question 2

How do you ensure you make appropriate access arrangements for
inspections?

Question 3

What things would you check before attending site for an inspection?

Answer 3

• The location of the site
• The EPCs
• Flood Maps
• Listed status

Question 4

Briefly explain the construction of a recent building you have inspected

Answer 4

Wickham Bishops
- black weatherboard
- pitch roof with clay and slate tiles
- brick plinth to 1.5 m high
- timber framed

Question 5

What is the size of a brick?

Answer 5

215 x 102.5 x 65mm

Question 6

How do you take good inspection notes when on site?

Answer 6

• note the construction
• note any defects
• note the specification
• note what is in the surrounding area
• take photos to back up the notes

Question 7

Tell me about how you would ensure safe working at height / on a site
with working machinery.

Answer 7

• use appropriate PPE
• undertake working at height training
• complete a risk assessment
• follow guidelines in the Health & Safety at Work Act 1974

Question 8

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

Answer 8

• structure/structural integrity
• type of wall
• ACM
• age
• type of plumbing/electric

Question 9

What does Grade A specification mean for an office?

Answer 9

This property will be brand new or have undergone a complete redevelopment with a high-specification renovation, it will be well-located with good access and be professionally managed.

Question 10

What features would you expect to find in a Grade A specification office?

Answer 10

• HVAC systems
• concierge services
• energy efficient electricity and heating
• elevators

Question 11

How do office Grade and Category differ?

Answer 11

Categories relate to the fit out and grades relate to the specification/location

Question 12

How do Cat A plus, Cat A and Cat B differ?

Answer 12

• A CAT A office fit-out is typically a project commissioned by a landlord who wants to fit out and market space to prospective tenants.
• A CAT B office fit-out is then commissioned by the tenant moving into the space, which will generally have been fitted out to a CAT A standard.
• The completed CAT A+ space represents a ‘plug and play’ ready to work concept which consequently makes it an enticing option for tenants, who can benefit by moving straight in without delay and starting work.

Question 13

What does turnkey mean?

Answer 13

A turnkey property is a property that is ready for someone to move into immediately following construction without any extra work or time required

Question 14

What is the British Council for Offices?

Answer 14

The British Council for Offices’ (BCO) mission is to research, develop and communicate best practice in all aspects of the office sector.

Question 15

BCO - When was their office guidance last updated?

Answer 15

2023

Question 16

BCO - What changes were made?

Answer 16

new recommendations for greener and healthier offices

Question 17

What is an easement?

Answer 17

A right benefiting a piece of land (known as the dominant tenement) that is enjoyed over land owned by someone else (the servient tenement).

Question 18

How would you find out about the existence of an easement?

Answer 18

Property Register

Question 19

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

Answer 19

Cavity is generally thicker with only headers
Solid has headers and stretchers

Question 20

What is a hidden valley gutter?

Answer 20

A valley gutter is where two main roofs meet or where there is a change in roof direction.

Question 21

What problems can arise because of one?

Answer 21

Valleys are some of the areas most prone to roof leaks, due to the continuous wear and tear from rainwater and debris gathering and flowing through them before draining into your gutters.

Question 22

Where does surface water and foul water drain into?

Answer 22

• Foul (wastewater) sewer - this is where all flows from household appliances are taken to a treatment works. This wastewater is then treated so that it can safely be released back into the environment
• Surface water sewer - this is where clean stormwater that has run off roofs, driveways and pavements is taken to watercourses (such as rivers or seas).

Question 23

What is a deleterious/hazardous material? Give an example of each.

Answer 23

Deleterious materials are materials or building techniques that are dangerous to health, environmentally unfriendly, tend to fail in practice or can be susceptible to change over the lifetime of the material. Hazardous materials are substances that are capable of causing loss of life, injury to a person, or damage to the health of a person or to the environment.

Question 24

What do dry and wet rot look like?

Answer 24

Wet rot:
- A black fungus may appear on timber
- The timber is likely to feel soft and spongy to the touch with discolouration present
- If the decay has dried out the timber will crack and crumble easily
- The paint finish will be damaged it can be a sign of wet rot fungus, however in some
cases, the paint can look okay underneath but may be rotting from the back.

Dry rot:
- The fungus leaves deep cracks running across the grain with evidence of white sheets
(known as mycelium growth) are often present on the wood.
- When the fungus is exposed to light it can have a lemon-yellowish tinge look to it
- The timber will be brown in colour and will crumble due to dry rot
feeding on the timber
- Damage is usually restricted to the timber however in some cases there can large flat
mushroom-like fruiting bodies can easily grow through finishes such as plaster or paint.

Question 25

What is rising damp?

Answer 25

Rising damp is the general term for water that rises up through the fabric and brick walls of a building after being absorbed from the surrounding ground.

Question 26

What is Japanese Knotweed and how would you identify it?

Answer 26

An invasive plant species. Heart/shield shaped green leaves and white flowers.

Question 27

Why is Japanese Knotweed a problem?

Answer 27

Japanese knotweed can grow very quickly, and because of this rapacious growth, it has been known to cause damage to building structures and substructures by targeting weak points, such as cracks in masonry, and attempting to grow through them.

Question 28

What does the RICS say about Japanese Knotweed?

Answer 28

If Japanese Knotweed is identified on inspection, the surveyor must be able to advise the client on the issue and risk, appropriate to the level of inspection that they have agreed with the client.

Question 29

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

Answer 29

January 2022

Question 30

What are the key principles mentioned in this JK Guidance Note?

Answer 30

- how to identify Japanese Knotweed - how to record the presence of knotweed - how to report the presence of knotweed - how the presence can impact the value of property

Question 31

What does the law say about Japanese Knotweed?

Answer 31

Under the Wildlife and Countryside Act 1981, it is an offence to 'plant or otherwise cause Japanese Knotweed to grow in the wild'. This means that Japanese Knotweed is typically classified as 'controlled waste' under the Environmental Protection Act 1990.

Question 32

How can you treat Japanese Knotweed?

Answer 32

Spraying or injecting the stems with chemicals can be an effective treatment to stop knotweeds spreading.

Question 33

What signs would indicate that a site is contaminated?

Answer 33

- lack of vegetation - patches of soil discolouration - unpleasant smell - soil erosion - presence of contaminated water

Question 34

What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)?

Answer 34

developed to provide the technical framework for applying a risk management process when dealing with land affected by contamination.

Question 35

Who published the LCRM?

Answer 35

Environment Agency

Question 36

What is an Environmental Impact Assessment? Why and when would you need one?

Answer 36

Environmental Impact Assessment (EIA) is a tool used to assess the significant effects of a project or development proposal on the environment. EIA is always required by developments covered by Schedule 1 to the 2011 EIA Regulations. These are usually large-scale projects or schemes with the highest level of potential environmental impact, for example airports, oil refineries and motorways. Schedule 2 to the 2011 EIA Regulations sets out types of development that may require assessment. In practice this hinges on whether a project is likely to have significant environmental consequences due to factors such as size, activity and location. Schedule 2 developments include, for example, business parks, wind turbines, industrial projects, sports stadia, golf courses, and large housing schemes. To check if you need an EIA you should request a screening opinion. This determines whether your proposed development will have a significant effect on the environment.

Question 37

What is radon? Where is radon typically found?

Answer 37

Radon is a natural radioactive gas which comes from the decay of uranium in rocks and soil. It is colourless, odourless and tasteless. In outside air the levels of radon are low but it collects in enclosed places, such as houses, workplaces and other buildings.

Question 38

How can you reduce radon risk?

Answer 38

An active radon sump, fitted with a fan, is the most effective way to reduce indoor radon levels.

Question 39

Tell me about what an inherent/latent defect is.

Answer 39

a defect in the design and construction of a building or the materials used that is not apparent from an inspection.

Question 40

Why are building warranties important?

Answer 40

this type of insurance ensures that any defects that are found, even several years after construction, will be fixed.

Question 41

Tell me about your understanding of structural movement.

Answer 41

the movement of a building from its original foundations

Question 42

What is subsidence/heave?

Answer 42

Subsidence – the gradual caving in or sinking of an area of land. Heave – a sideways displacement of an area of land.

Question 43

Explain the potential implications of the Hart v Large case.

Answer 43

The Hart v Large case emphasises the importance for surveyors of: Being clear and advising clients on the survey level and scope of inspection, limitations and caveats Recommending justifiable further investigation Considering whether any new information provided after inspecting or reporting affects their original advice, and updating their advice if it is justified to do so

Question 44

Explain your understanding of the inspection principles established in McGlinn v Waltham Contractors.

Answer 44

The inspections carried out need to stand the best chance they can of ensuring any defects are actually picked up and can be rectified.

Question 45

What might you identify on a physical inspection that could be missed without visiting site?

Answer 45

- damp - structural movement - cracking - rot

Question 46

When would you not physically inspect a property?

Answer 46

- desktop reports - when it is a revaluation and there have been no material changes since the last report

Question 47

How do you determine an appropriate level of PPE for your inspection?

Answer 47

- risk assessments

Question 48

How would your inspection of a period property differ to a modern one?

Answer 48

- look for defects such as damp and cracking