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?

Answer 2

I ensure appropriate access arrangements are made by contacting the relevant person at my clients property. I make a call to talk through the reasons for inspection and provide a date and time. I follow this up with an email to confirm he appointment.

Question 3

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

Answer 3

For rating purposes, I check the rating assessment to assess the esimate length of inspection as to give my client a scope of how long the visit will take. I check google maps and look for the property to become familiar with it before inspecting. I check how long it will take me to get to the site to ensure i am there on time for the appointment.

Question 4

Briefly explain the construction of a recent building you have inspected.

Answer 4

I recently inspected a warehouse in london. The main warehouse was of steel portal frame with corrugated profile metal cladding.

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

I always aim to make inspection notes before I start to measure. When i enter the room I take notes based on specification, construction type and fixtures and fittings.

Question 7

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

Answer 7

Safe working at height, I will always aim to avoid working at height alone. Should I find a space to be inspected has a high risk associated to height I would seek supervision.

On site with machinery, I will always wear PPE such as a high visibility jacket, steel toe capped boots and a hard hat to ensure I have made myself as visible as possible. I will also actively stay away from operating machinery should I be able too and aim to got to areas of property where there is less machinery being operated.

Question 8

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

Answer 8

Working in rating I have to assume that the property I am inspecting is in a state of reasonable repair, therefore i do not assess the state of the property unless it is off uneconomic repair. I therefore look for construction type, I check for fixtures and fittings, such as plant and machinery and heating and air conditioning. I also look for any yard space and the functionality of the space.

Question 9

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

Question 10

What are the usual sizes of floor and ceiling void in a new office building?

Answer 10

8-12 feet for floor to ceiling
2-3 feet for floor to floor

Question 11

What does Grade A specification mean for an office?

Answer 11

Grade A is the most sought-after and usually comprises of a new or recent development in a key business location. The systems and furnishings included are state of the art and the fit-outs are stylish and to a very high standard.

Question 12

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

Answer 12

• On-site parking space is usually available.
• They’re equipped with heating, ventilation, and air conditioning systems of the highest efficiency.
• Energy and building efficiency. Many of these offices are purpose-built with sustainability in mind, and feature smart technology to reduce waste and keep efficiency high. Some are located in BREEAM or LEED-certified buildings.

Question 13

How do office Grade and Category differ?

Answer 13

The term ‘class B office space’ refers to property that has been previously occupied and is not quite to the level of quality expected of a grade A office. Grade B office space is considered ‘average’ and perfectly usable.
This type of commercial space may be categorised as so because it is in a less desirable location, for example in an out-of-town industrial estate rather than in the city centre, or because it hasn’t been renovated in recent years.

Question 14

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

Answer 14

A grade A office building is the pinnacle quality that can be achieved.
Grade B office space is considered ‘average’ and perfectly usable.
Class C office space is the lowest specification available. This usually refers to buildings that are twenty plus years old and are found in less desirable areas.

Question 15

What does turnkey mean?

Answer 15

built, supplied, or installed complete and ready to operate.

Question 16

What is the British Council for Offices?

Answer 16

The British Council for Offices is Britain’s leading forum for discussion and debate about the issues affecting the office sector.

Question 17

When was their office guidance last updated?

Answer 17

The British Council for Offices last updated their guidance in February 2023.

Question 18

What changes were made?

Answer 18

The update responds to challenges emerging from the pandemic and the accelerating need for the built environment to respond to climate change. The update advises designers how to create healthier offices that support changing working patterns, while reducing carbon emissions.

New recommendations include:

Adoption of 10m2 space-per-person
Minimum sustainability target of BREEAM ‘Excellent’ and 5 Star NABERS UK target for new buildings
Aspirational targets for operational and embodied carbon use to meet NZC (Net Zero Carbon) goals
Increased levels of outdoor air supply
More efficient lighting installations
Reduced power and cooling loads
Higher performance facades
More flexibility in the range of structural spans for office space

Question 19

What is the optimum depth of an office to allow for natural light?

Answer 19

A floor depth of no more than 60 ft., 0 in. from south to north has been shown to be viable for daylighting. A maximum facade facing due south is the optimal orientation.

Question 20

What eaves height is desirable for an office building?

Answer 20

2.5 metres to 3.5 metres

Question 21

What is the normal floor loading for an office building?

Answer 21

UK office buildings have been designed and marketed with live loadings of 3.5–4.0 kN/m2

Question 22

How would this differ to an industrial / warehouse unit?

Question 23

What is an easement?

Answer 23

An easement is when a third party has a right to use your property for a particular purpose.

Question 24

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

Answer 24

The existence of easements should be recorded in the title deeds of an unregistered title or in the registered title.

Question 25

What types of air conditioning would you find in a modern office building?

Answer 25

Single Split Systems - This type of system consists of an outdoor unit for every indoor unit.

Multi Split Systems - indoor units don’t need their own outdoor unit – instead, numerous indoor units be connected to single, larger outdoor unit.

VRV/VRF Systems - VRF systems are air-cooled and refrigerant-based,

Question 26

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

Answer 26

If the wall is more than 260mm thick, it is most likely a cavity wall. If it is thinner than 260mm, it is probably solid.

Question 27

What is a hidden valley gutter?

Answer 27

gives a weatherproof seal between adjacent roofs. It will join any combination of double lap or interlocking Slates, along with clay and concrete Tiles, with minimum disturbance to the adjacent roof.​

Question 28

What problems can arise because of one?

Answer 28

One problem that can occur is a leak. When not detected early enough, leaks can cause expensive damage to the roof or walls, both exterior and interior.

Question 29

Where does surface water drain into?

Answer 29

Most rainwater falling on properties drains into public sewers

Question 30

How does this compare to foul water?

Answer 30

Foul Drainage is the system of pipework that carries waste water away from a bathroom, kitchen or utility room. For all properties connected to mains drainage, foul sewers will eventually transfer the contents of the drainage system to a local sewage treatment plant

Question 31

What is a deleterious/hazardous material?

Answer 31

Deleterious materials are materials that are prohibited for use in a project. This could be for a variety of reasons including: reliability. health and safety. structural stability
hazardous materials are substances in quantities or forms that may pose a reasonable risk to health, property, or the environment. HAZMATs include such substances as toxic chemicals, fuels, nuclear waste products, and biological, chemical, and radiological agents.

Question 32

Give an example of each.

Answer 32

Deleterious material - Asbestos
Hazardous material - Heating oil

Question 33

What do dry and wet rot look like?

Answer 33

Dry Rot looks grey-whitish ‘skin’ tinged with yellow and lilac patches. mushroom-like fruiting body – soft, fleshy and looks like a pancake or a bracket – often orangey in colour, rust coloured in the centre, with wide pores. red dust from spreading spores, often found around fruiting bodies.

The common signs of wet rot include: Darkened timber – darker than surrounding timber. Soft and spongy timber. Cracked appearance that may crumble to touch when dry.

Question 34

What is rising damp?

Answer 34

Rising damp occurs when groundwater rises through capillaries in masonry to saturate it.

Question 35

What is Japanese Knotweed?

Answer 35

Japanese knotweed is a hardy bamboo-like deciduous perennial plant that grows quickly and
strongly. It spreads through its underground rhizomes or shoots, and thick clumps or stands
can quickly grow to a height of over 2m during the spring and summer

Question 36

How would you identify it?

Answer 36

Japanese knotweed can be identified by its creamy white flowers that appear on panicles, formed of dense clusters of small flowers on thin spikes around 10cm long.
The root or rhizome of Japanese knotweed is orange/yellow in colour when the plant is live.

Question 37

Why is it a problem?

Answer 37

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 38

What does the RICS say about Japanese Knotweed?

Question 39

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

Answer 39

1st edition, January 2022
Effective from 23 March 2022

Question 40

What are the key principles mentioned in this Guidance Note?

Question 41

What does the law say about Japanese Knotweed?

Answer 41

In the UK, the Japanese knotweed legal obligation is that it’s illegal to plant it or allow it to grow in the wild. It’s not, however, an offence to let it grow in your garden or on any land that you own.

Question 42

What are your duties in relation to Japanese Knotweed?

Answer 42

Your Japanese knotweed legal obligation also prohibits you from allowing it to escape and spread into a neighbour’s garden.

Question 43

How can you treat Japanese Knotweed?

Answer 43

Spraying or injecting the stems with chemicals can be an effective treatment to stop knotweeds spreading. You must only use approved herbicides. You’ll have to respray. It usually takes at least 3 years to treat Japanese knotweed.

Question 44

What is the worst case scenario for Japanese Knotweed damage?

Answer 44

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 45

How can Japanese Knotweed impact upon value in your experience?

Answer 45

In my experience Japanese knotweed has not had an impact on value, However I am aware that the presence of japanese knotweed in residential properties can devalue it between 5 and 15 %

Question 46

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

Answer 46

Downing v Henderson -
Mr Henderson had confirmed in the TA6 form that the property was not affected by Japanese knotweed. Mr Downing subsequently found Japanese knotweed in the garden. Mr Henderson said he had lived in the property for 3 years and was not aware of and had not been made aware of the existence of the weed.
This was unfortunately not enough to satisfy the judge who relied on expert evidence used for Mr Downing confirming that the weed had at one point stood two metres tall and been treated with herbicide.

In Davies v Bridgend County Borough Council, the Court of Appeal of England and Wales has reaffirmed that encroachment of Japanese knotweed onto neighbouring land can amount to a nuisance and, for the first time, acknowledged the right to claim damages for the resulting reduction in land value, even after knotweed has been treated.

Question 47

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

Answer 47

Environmental risks and global real estate
1st edition, November 2018

The new guidance note includes detail on the following:

Role of Chartered Surveyors and other professionals in advising on environmental matters and contamination

Types of environmental reports, e.g. Environmental Screen Report (ESR) including risk rankings and Land Quality Statements (LQS)

Impact of environmental law on valuation, e.g. air quality, water quality, waste management, contamination, chemicals, resource management and biodiversity

Property observation checklists, enquiries and recommending further investigations

Reporting the outcomes in a valuation, including negative and positive impacts of environmental factors and contamination

Guidance for acquisitions, disposals, lettings and property management instructions

Question 48

What is the general principle relating to contamination?

Question 49

What signs would indicate that a site is contaminated?

Answer 49

A contaminated site is defined as an area of land in which the soil or underlying groundwater or sediment contains a hazardous waste or substance in an amount or concentration that exceeds numerical levels specified in provincial and federal policies and regulations.

A site is contaminated if it is unsuitable for specific uses of land, water and sediment.

A site can also be contaminated naturally due to the geology of the area (asbestos or radiation)

Question 50

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

Answer 50

Use land contamination risk management ( LCRM ) to: identify and assess if there is an unacceptable risk. assess what remediation options are suitable to manage the risk. plan and carry out remediation.

Question 51

Who published the LCRM?

Answer 51

The Environment Agevncy published the LCRM on 08 October 2020

Question 52

What is an Environmental Impact Assessment?

Answer 52

Environmental Impact Assessment (EIA) is a tool used to assess the significant effects of a project or development proposal on the environment.

Question 53

Why and when would you need one?

Answer 53

To disclose significant environmental effects of proposed projects to decision-makers and the public.
ii) To identify ways to avoid or reduce environmental damage.
iii) To prevent adverse environmental impacts by requiring implementation of feasible alternatives or mitigation measures.

If screening identifies likely significant environmental effects, then an Environmental Impact Assessment is required.

Question 54

What is radon?

Answer 54

Radon is a radioactive gas, which we can’t see, smell or taste

Question 55

Where is radon typically found?

Answer 55

Radon comes from the rocks and soil found everywhere in the UK.

Question 56

How can you reduce radon risk?

Answer 56

Increasing natural ventilation by installing vents in outside walls.
An active radon sump, fitted with a fan, is the most effective way to reduce indoor radon levels.

Question 57

Tell me about what an inherent/latent defect is.

Answer 57

An inherent defect is any defect in the premises or in anything installed in or on the premises which is attributable to defective design, defective workmanship, defective materials or defective supervision of the construction or installation of anything in or on the premises.

A latent defect is a hidden flaw or defect in the workmanship, design, materials or construction of a building that is not visible or patent to a competent person, or with their advice, on inspection.

Question 58

Why are building warranties important?

Answer 58

Building warranties cover defects due to poor design or workmanship and faulty materials or components.

Question 59

Tell me about your understanding of structural movement.

Answer 59

Structural movement is the movement of a building from its original foundations. Most buildings will experience some degree of structural movement at one point and it’s probably nothing to worry about. However, more serious movement can occur, causing cracks, sway and bulging.

Question 60

What is subsidence/heave?

Answer 60

Heave is the upward movement of the ground beneath a property which can happen when the soil expands. Subsidence is the opposite of heave and occurs when the ground beneath a property’s foundation sinks downwards without any imposed load. Both subsidence and heave can affect the structural integrity of your home.

Question 61

Tell me about any risks relating to air conditioning.

Answer 61

Risk relating to exposure to air conditioners with very cold air can cause alterations in the respiratory airways that, in the context of pre-existing conditions such as asthma, can increase the risk of developing a respiratory illness.

Question 62

Explain the potential implications of the Hart v Large case.

Answer 62

The Court of Appeal’s judgement turned on the unusual facts of the case and does not represent a departure from the conventional position relating to the measure of loss in negligence claims against surveyors. In this case, it was the missed defects, failure to advise further investigations and lack of advice to obtain a PCC that led to the Court assessing damages on a much broader basis.

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 63

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

Answer 63

In McGlinn v Waltham Contractors Ltd [2007] EWHC 149 (TCC), the court refused to award as damages the costs of demolition and rebuilding of a defective building. Instead, each defendant was held to be liable in respect of the individual defects for which it was responsible.
The principles:
(a) The frequency and duration of inspections should be tailored to the nature of the works going on at the site from time to time.
(b) Depending on the importance of the particular element or stage of the works, the inspecting professional can instruct the contractor not to cover up the relevant elements of the work until they have been inspected.
(c) The mere fact that defective work is carried out and covered up between inspections will not automatically amount to a defence to an alleged failure on the part of the Architect to carry out proper inspections.
(d) If the element of the work is important because it is going to be repeated throughout one significant part of the building, then the inspecting professional should ensure that he or she has seen that element of the work in the early course of construction/assembly so as to form a view as to the contractor’s ability to carry out that particular task.
(e) Reasonable examination of the works does not require the inspector to go into every matter in detail.
(f) The Architect does not guarantee that their inspection will reveal or prevent all defective work. It is not appropriate to judge an Architect’s performance by the result achieved.

Question 64

What precedent was set in the Ryb v Conways case regarding site notes?

Answer 64

n the case of Ryb v Conways Chartered Surveyors [2019], an experienced and qualified RICS surveyor was found to have been negligent in failing to identify Japanese knotweed at a property in north London.

This case highlights the importance to surveyors of:

understanding the risks to property caused by Japanese knotweed;
ensuring that knotweed presence is properly surveyed and assessed; and
collecting appropriate evidence from each survey to back up their findings (i.e. proper notes and effective photographs).

Question 65

What best practice would you follow when making site notes?

Answer 65

Use a dedicated inspection note template so that your notes are structured and all the required information is included consistently. Use file checklists to make sure these notes are always completed appropriately and kept on file. If site notes are unclear, unstructured or insufficient, future questions relating to the scope of the inspection cannot be answered – leaving the firm or valuer at risk of a potential claim.

Question 66

How would you keep accurate site notes in wet weather?

Answer 66

In wet weather I keep accurate sites notes by recording them on my mobile phone notes page and take photographic evidence in relation to notes. When inside, I transfer the notes onto my paper file.

Question 67

What would you ask the occupier at the beginning of an inspection?

Answer 67

For rating purposes, I ask the occupier about there occupation date, any plans to renovate/refurbish, their tenure information. Whether they have any plant and machinery, such as solar panels which may not be visible from street view. I ask if there are any areas that need supervision. I ask if there any major defects that they are aware of.

Question 68

Why might you inspect the external parts of a building last?

Question 69

How can you safely use a ladder during an inspection?

Answer 69

I safely use a ladder during inspection by mainatianing three points of contact witht he ladder, always facing the ladder when climbing and descending and by asking for someone to secure the ladder if it is a tall ladder

Question 70

When would you not use a ladder?

Answer 70

I would not use a ladder if i am working at a height of above 9 metres and if i would be required to stand on the ladder for a long duration.

Question 71

Why are physical inspections of a property important?

Answer 71

The primary purpose of an inspection is to assess the overall condition of both the interior and exterior of the property and record any repairs or maintenance that may be required. By physically attending you are able to gauge the true nature of the property as of the inspection date. For rating purposes it allows me to assess whether the rating assessment is accurate as I am able to physically inspect the condition and layout.

Question 72

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

Answer 72

On a physical inspection I can identify whether there are any areas that have not been valued on the current rating assessment. I can also identify if the correct adjustments have been made for areas, such as whether their is air conditioning in a building. I can also identify if there are any areas empty, which may be applicable for a section 44a.

Question 73

When would you not physically inspect a property?

Answer 73

I would not physically inspect a property if the terms stated a desktop survey only.

Question 74

What type of property is not suitable for a drive by inspection?

Question 75

What is in your company’s lone working policy?

Answer 75

My companys lone working policy is to ensure an accurate record of my diary on my calendar, including the full address, contact names and numbers. The policy is to also check in with a memeber of staff throughtout the day to update them on my whereabouts.

Question 76

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

Answer 76

I assess the property I am about to inspect and determine the risk of hazards in the proeprty.
I ask my client what the functions of the proeprty are and what ppe is required.
In offices and retail shops I find PPE is not appropriate unles there a re wroks being conducted within.
For warehouses, I believe an appropriate level of ppe is a hi visibility jacket and steel toe capped botts, and will also take the guidance of my client should more ppe be required.

Question 77

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

Question 78

When and why might you use a drone for inspection?

Answer 78

A drone inspection allows for inspecting hard to reach areas and means that employees do not have to put themselves into a dangerous situation while inspecting.

Question 79

What RICS guidance and/or legislation relates to the use of drones?

Answer 79

Earth observation and aerial surveys Global 6th edition, September 2021
Effective from 4 January 2022
Drones: applications and compliance for surveyors
May 2019

Question 80

Do you need a licence to fly a drone?

Answer 80

You must register before flying most drones or model aircraft outdoors in the UK. There are two requirements and you may need to meet both: if you’ll fly, you must pass a theory test to get a flyer ID. if you’re responsible for a drone or model aircraft, you must register for an operator ID.

Question 81

Tell me about how you ensure your safety when on site.

Answer 81

I ensure my safety on site by always checking in with my client before inspecting any aspect of the preoprty. I wear PPE where required and always stick to walkways where required. I make myself aware of my surroundings and assess the risks that could occur and keep out of the way of any moving machinery where possible.

Question 82

Tell me about how you ensure your safety when lone working.

Answer 82

When lone working i ensure my safety by always checking in with my company throughout the day. I also ensure that areas i inspect will not trap me and i avoid climbing over obstacles which could fall. I check doors to ensure i do not get locked into areas.

Question 83

Give me an example of where you have recognised a limitation of your knowledge and sought external specialist advice.

Question 84

Explain to me your inspection methodology when inspecting a property.

Answer 84

My inspection methodology varies depending on the type of proeprty I Inspect.
Mainly, for warehouse, i will start by inspecting the main warehouse space and record the construction type, whether it is insulated and heated, whether there is any plant and machinery in the warehouse and whether there are any defects, I also record the eaves height. Then I record the measurements on my floorplan
I then move into any additional space and record it on my floorplan doing the same, for offices checking the fittings and fixtures and recording air conditioning.
After inspecting internally, I will inspect externally and record any noticeable defects which could impact the value.

Question 85

Explain to me what information you gather when inspecting buildings.

Answer 85

The information i gather when inspecting is construction tyoe, fixtures and fittings, areas and specification.

Question 86

What would you do if you identified a potential defect on site?

Answer 86

I would make my client aware of any potential defect and advise them to seek professional guidance, from a abuilding surveyor, where necessary.

Question 87

What would the impact of lack of insualtion been at Bristol?

Answer 87

The impact of lack of insulation at Bristol meant that the main industrial area should be valued at a factor of 0.975 to the unadjusted rate.

Question 88

How are rating inspections different from valuation ones?

Question 89

What was the importance of location at Derby?

Answer 89

The importance of location at Derby was that it had restricted access. With the industrial park having one access point through a residential area over a small and narrow bridge the rental value is impacted. This then has a bearing on the rating assessments as an access allowance can be applied to reduce the rateable value.

Question 90

Tell me about the desktop research you do when inspecting?

Answer 90

My desktop research includes looking at the property online, to assess the location and access tothe preoprty. I also check radon and floodplans which can have an impact on the proeprties rental value and can help determine of the rent has been affected by these variables.

Question 91

What was the relevance of the restricted access at Derby?

Answer 91

The relevance of restricted access at derby was that it impacts the rental value should the property be available on the open market. The property would not be suitable for a company which requires a large quantity of hgvs to come and go from the property and reduces the the demand.

Question 92

Explain a factor identified during an inspection which impacted upon value.

Answer 92

A factor I have identified on inspection that impacted upon value was the lack of heating and insulation in a warehouse. The warehouse space was valued in relation to its unadjusted base rate and with the lack of heating and insulation the unadjusted rate should have had an adjustment of 2.5% for heating and another 2.5% for insulation. Thus reducing its value.

Question 93

How did you identify the Japanese Knotweed?

Answer 93

I identified the japanese knotweed whilst inspecting the yard area. I noticed a number of tall plants with green leaves which had zig zag stems that were purple and reminscent of bamboo.

Question 94

What advice would you give to a client facing a knotweed problem?

Answer 94

The advice I gave to my client was to seek specialist advice from an accredited member of
a recognised trade body the Property Care Association (PCA) and the Invasive Non-Native Specialists Association (INNSA).
I would also advise them to monitor the japanese knotweed and reduce the spread.

Question 95

How did you identify it as a portal frame?

Answer 95

A portal frame building comprises a series of transverse frames braced longitudinally. The primary steelwork consists of columns and rafters, which form portal frames, and bracing. The end frame (gable frame) can be either a portal frame or a braced arrangement of columns and rafters.

Question 96

What did you include in your Clearframe report?

Answer 96

In my clearframe report I included details in relation to the rating assessments I was inspecting. The report broke down each assessment and outlined the factors that were found on inspection impacting its rateable value, such as heating, insulation and air conditioning. The report outlined what appeals could be placed in regard to rating to reduce the liability for my client, as some spaces had been part sublet. I also included the identification of the deleterious material asbestos in the thermoplastic floor tiles of the main assessment and stated that advise should be sought from a specialist.

Question 97

Why did you think a specialist asbestos report was required?

Answer 97

I though a specialist asbestos report was required to ensure the safety of those who occupy the space and to ensure my client knows and understands the risk of asbestos and whether the tiles had been damaged and asbestos fibres were circulating in the area.