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Inspection Flashcards

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1
Q

Which types of inspections have you conducted on residential and commercial properties?

A

– Building surveys
– Handover inspections
– End of defect inspections

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2
Q

What specific information is required in delivering services like measured surveys, building surveys etc.?

A

– Accurate measurements of building
– Detailed floor plans
– Outline of structural issues or defects, condition of the property, age and construction details.

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3
Q

Can you elaborate on your understanding and application of the RICS guidance note titles ‘Building Surveys and Technical Due Dilagence’.

A

I am aware this guidance note has now been archived.

This document provided guidance on the methodology for conducting building surveys.

Including:
- Holistic view of the building’s condition
- Analysing and commenting on the nature of construction and materials used
- Identifying major and minor defects
- Providing well-informed and clear advice on necessary repairs and maintenance.

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4
Q

How do you prepare for an inspection? What does your desktop study entail?

A

I first conduct a desktop study to understand the property’s history, its construction, and use.

This can include reviewing previous reports and carrying out research on the local area, type of property, etc.

This pre-inspection work helps me know what to expect and look out for during the physical inspection.

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5
Q

Could you explain why it is important to do inspections in a methodical order?

A

Doing inspections in a methodical order is important to ensure no area or detail is overlooked.

This approach brings consistency, thoroughness, and efficiency to the inspection process.

Moreover, it aids in generating a coherent and logical report post-inspection.

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6
Q

What specific elements of a building or site do you aim to collate information on during an inspection?

A

During an inspection, I aim to collate information on all significant aspects of a building or site.

This typically includes the condition of the structure (both exterior and interior), roofs, floors, walls, stairs, doors, windows, plumbing, electrical and aspects of health and safety compliance.

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7
Q

Can you share more about how you go about taking notes, sketches and photographs during inspections?

A

During inspections, I take detailed notes of my observations, make sketches to help visualise and take photographs for evidence and further reference.

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8
Q

How do these notes, sketched and photographs aid you in your role?

A

The notes, sketches, and photographs are vital to create an accurate, detailed report of the inspection.

They provide a visual reference of the condition of the building at the time of inspection, including any defects or areas of concern.

They also serve as an important record for both the building owner and the inspector.

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9
Q

What is the role of a ‘handover inspection’ and an ‘end of defect inspection’ in your line of work?

A

‘Handover inspection’ is conducted when a completed construction project is being passed from the contractors to the owner, ensuring that all work meets the agreed specifications.

An ‘end of defect inspection’ is conducted after a specified number of months post construction, to identify and rectify any defects that have emerged.

Both are crucial in my line of work to ensure client satisfaction and building safety.

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10
Q

How does your pre-inspection study and on-site inspections help in schedules of condition?

A

Pre-inspection study and on-site inspections are crucial for schedules of condition as they provide a detailed ‘snapshot’ of the building’s condition at a particular point in time.

They highlight any pre-existing defects or issues which is useful for maintenance, lease negotiations or in case of any future legal disputes.

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11
Q

Victoria Road West, Cleveleys; what was the purpose of your inspeciton?

A

To accurately document the condition of the property before the lease agreement commences.

This involved inspecting the property in detail, taking note of any existing damages or issues, and documenting them.

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12
Q

Victoria Road West, Can you describe the systematic manner in which you carried out the inspection?

A

I began the inspection by examining the exterior of the unit, and then systematically moved to the interior sections.

I made detailed notes and took photographs of the condition at each area.

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13
Q

Victoria Road West; What was the outcome of your desktop study?

A

I reviewed the proposed tenancy documentation to confirm the extent of demise.

This ensured all demised areas were recorded within the schedule.

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14
Q

What is the significance of confirming the extent of demise?

A

Confirming the extent of demise is significant as it clarifies the portion of the property that the tenant has exclusive rights to under the terms of their lease.

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15
Q

Victoria Road West; What was the purpose of sketching a floor plan of the unit?

A

The purpose of sketching a floor plan of the unit was to provide a visual presentation of the structure and layout for reference in the report.

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16
Q

How is AutoCAD beneficial to your works in preparing a marked up drawing?

A

AutoCAD is beneficial in creating detailed and accurate drawings, it helps enhance the quality and clarity of the presentation in my report.

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17
Q

Victoria Road West: Was the marked-up drawing you prepared on Auto CAD included within the final report?

A

Yes, the marked-up drawing that I prepared on AutoCAD was included in the final report for reference purposes.

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18
Q

Victoria Road West:
What kind of information was presented in the report?

A

The reports and schedule contained detailed information about each part of the unit, and their respective condition at the time of inspection.

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19
Q

What preventative maintenance schedules have you undertaken?

A

Condition-based maintenance schedules, focusing on maintaining the building and ensuring optimal performance while reducing any chances of material failures.

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20
Q

PPM Racecourse: What kind of data were you required to collect during your inspections?

A

During inspections, I was required to collect various types of data including the condition of the buildings material, the lifespan of the materials, current performance, and any visible damage.

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21
Q

Racecourse PPM: Did you use a specific iPad application to record this information and if so, which one?

A

Yes, I used a specific iPad application for recording this information.

The application was called ‘Pocket Survey’.

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22
Q

How did you utilise the photographs taken from each racecourse?

A

I utilised the photographs to visually document the condition of each racecourse.

These photos helped to provide clear concise evidence when reporting issues and assisted when planning maintenance works.

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23
Q

PPM Racecourse: Was the data collection process spread over several days or done in one go?

A

The data collection process was spread over several days.

This approach was preferred to ensure a thorough and detailed inspection leaving no room for oversights.

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24
Q

PPM Racecourse: How did you use the collected data to compile the recommended work schedule?

A

I utilised the collected data to determine the priority of tasks.

The tasks were then scheduled based on their priority which ensured a proactive approach to maintenance and helped minimise disruption.

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25
PPM Racecourse: What range of tasks were recommended in your works to be carried out?
The recommended tasks ranged from: - Routine maintenance - Repair works - Replacement of deteriorated components.
26
PPM Racecourse: Was your schedule of works focused purely on the next five years or did it look beyond that timeframe?
The schedule of works was primarily focused on the next five years based on the client requirements and agreed scope of service. This approach was adopted to manage both immediate and long-term requirements.
27
PPM Racecourse: What was the outcome, or benefits realised, from implementing your proposed schedule of recommended works?
Implementing the proposed schedule helped in maintaining the buildings at an optimal operational efficiency enhancing the safety of the racecourses, reducing chances of abrupt failure, and ultimately resulting in cost savings.
28
Pub Survey, Rochdale: What faults did you discover on the roof?
Detached pointing to the ridges and slipped slates.
29
Pub Survey, Rochdale: How were you able to conclude that there was no damp staining within the roof void?
I used a moisture meter to test various timbers within the roof void. All readings were within normal range indicating no damp staining. There were also no visible signs of damp staining to the first-floor ceilings. Limitations were made clear in the report to the un-accessible areas within the roof void where defects could not be ruled out. (eaves /presence of stored goods)
30
Pub Survey, Rochdale: How did you report your findings to the client?
I compiled a detailed report outlining my findings and shared it with the client via email. I also offered to discuss it further during a follow-up meeting.
31
Pub survey, Rochdale: What did you advise your client on the potential consequences of ignoring the roofing defects?
Ignoring the roofing defects could lead to increased repair costs in the future and also potential health hazards due to mold growth from continued dampness.
32
What else did you identify on the pub survey in Rochdale?
The first floor living accommodations was generally in a poor condition. To the ground floor there had been significant internal alterations which included the removal of internal walls. I checked these works had received building control sign off upon return to the office.
33
Pub survey, Rochdale: Which repairs did you suggest for identifying defects?
I suggested re fixing the slipped slates to prevent water ingress in the short term. Re-bedding the ridge tiles.
34
Can you provide an estimated budget for the recommended repairs?
I would have to look this up in a costing manual such as BCIS or SPONS.
35
OneFylde portfolio; How often did you undertake inspections of the residential care homes?
I inspected one care home per week and issued the report the same week.
36
Onefylde portfolio; How did you measure the care homes during the inspections?
I used a combination of laser measure and a tape measure to take accurate measurements during my inspections.
37
PPM's: What were the different types of building material you encountered during the inspections?
I encountered a variety of building materials including brick, concrete, timber and assumed asbestos.
38
One fylde PPM: Could you provide more details about the site notes you prepared? What information did they contain?
My site notes included details about the condition of the building including any visible defects, measurements, and maintenance needs.
39
One fylde PPM: what defects did you find and how did you record them?
Defects often included blocked rainwater goods, decayed timber fascia’s, water damage, or inoperable systems such as extract fans. I recorded them with photographs and detailed descriptions in my site notes.
40
Onefylde PPM: What type of advice did you give to the client regarding the observed trip hazards and failure of building materials?
I advised the client to immediately address the trip hazards to prevent accidents. I included for replacement of failing building materials to avoid future cost and disruption.
41
How did you determine which maintenance works should be prioritised?
I prioritised maintenance works based on: – Severity of the defects and potential threats they pose to the occupants. – Potential longer-term damage to the property.
42
PPM's: What factors did you use to forecast the likelihood of and timing of future maintenance needs?
– The age of the buildings – Condition of the materials – Local weather conditions to forecast future maintenance needs.
43
Onefylde PPM: How was your forecasted maintenance schedule used to influence the clients budgeting process?
My maintenance schedule helped clients plan their budgets by providing a clear overview of upcoming costs, as well as helping them to avoid unnecessary costs due to late interventions.
44
Are you aware of any RICS documents for PPM surveys?
RICS Professional Standard: Planned Preventative Maintenance.
45
What is included within the RICS Professional Standard: Planned Preventative Maintenance - how did you follow this?
- Client instruction, expectations and requirements - Survey preparation, including competence, information gathering, equipment, health and safety and third-party consultants - The inspection, including recording data, access and building elements - Legal and technical, including health and safety, fire engineering and accessibility - Producing a report, including the PPM schedule, report contents and cost data.
46
What was the purpose of the PPM survey?
- To provide the client with a maintenance strategy for the building - Enable the client to prioritse repairs. - Assist the client with budgeting for works.
47
Why was the PPM surveys only up to 5 years?
The client requested the timeframe to be set at 5 years in line with the maintenance budget and programme. I am aware PPM surveys typically range between 5, 10 or 20 years depending on client requirements.
48
What do PPM surveys include?
- Urgent Works: to be undertaken directly following survey (reported immediately to the client) - Immediate: within one year - Short term: one to two years - Medium term: three to five years - Long term: six to ten years.
49
On the PPM’s did you inform your client of any limitations to only providing 5 years?
The client was informed of the risks and limitations.The reports focused on: - Urgent works - Immediate works (within 1 year) - Short term (1-2 years) - Medium term (3-5 years) The risk of not including the long term maintenance was that this could be seen as not accurately representing the current condition. The time frame agreed was clearly defined in the report to avoid any doubt.
50
How often should PPM’s be updated?
RICS Professional Standard: PPM's recommend on an annual basis. For larger or more complex buildings that are in poor condition the report may be update may be more frequent. Updates should not be undertaken for reports that are more than three years old – a new report will be required.
51
When inspecting a slated /tiled pitch roof – what would you look for in the roof void?
- Defective /absent underlay (damp penetration) - Ventilation - Decay /insect infestation of the timber - Bowing of the timber due to an increase in load
52
What is a PPM survey?
Planned Prevantivie Maintenance Report. Identify material failures before they develop into major defect. This allows the client to plan for maintenance strategies in priority.
53
Rochdale, Pub Survey – what was the cause of the slipped slates and what did you recommend?
Nail fatigue. I recommended the slate to be fixed in position with a lead tingle in the short term to prevent rainwater ingress. There was a presence of other lead tingles to the roof covering which suggested this was an ongoing issue. I advised the client that the roof would benefit from full replacement of fixings in the medium term using a non-ferous fixing – copper nails. Note: Corrosive acids in the timber attack the zinc galvanised steel nails.
54
What is the minimum pitch you would expect to see on a slate roof?
20 degrees
55
What RICS standards do you follow when inspecting a residential property?
The RICS Home survey standard. This enforces a bench mark for the highest standards in the residential sector.
56
Whats the difference between inherent and latent defects?
Inherent Defects - Not be immediately apparent but become evident once the property is in use. - Eg. Defective sealent joints allowing water to penetrate. - Liability period can extend up to 12 years. Latent Defect - Can’t be determined by reasonable inspection. - Eg. Issues with Foundations - Latent Defects Act; a contractor can be held liable for up to 6 years following completion.
57
What does the RICS Home Survey Standard cover?
- Confirming the scope of the services. - Typical levels of service. - Inspection process associated with each level of service - Report writing methodology
58
Victoria Road West: How did you confirm the extent of the demise?
Requested the property particulars and reviewed the floor plans. The clients legal advisor confirmed the repairing obligations was limited to the internal areas only.
59
Victoria Road West: What is the purpose of a schedule of condition?
To accurately record the condition of the premises at a specific point in time. This limits the tenants repairing obligations at lease end to often put in no better state of repair than evidenced in the Schedule of Condition.
60
How old was the pub in Rochdale?
Late 19th Century. 1801 – 1900
61
What typical defects would you find of 1900’s building?
- Poor thermal insulation - Damp. - Slipped slates. - Insensitive repairs to solid brickwork. - Rotten timber windows.
62
What is a dry ridge system?
A method of using mechanical fixings to attach ridge tiles to a roof. This eliminates the need to use mortar for bonding.
63
What are the pointing requirements for a ridge?
- Carefully remove all ridge tiles and set aside. - Clean off ridges and remove any debris and mortar. - Reb ridge tiles in sand/cement mortar (1:3 cement:sand) with a mechanical fixing between each ridge tile.
64
Rochdale, Pub Survey: What potential further defects did you advise your client of due to the roofing defect?
- Compromised roof structure (rot). - Damaged internal finishes (walls, ceilings, floors and belongings) - Allow for birds to enter /nest in the roof void. H&S concerns should the slate fall from the roof - public use building facing the rear garden.
65
Pub Survey, Rochdale: How was you sure that the roofing defects hadn’t caused damage?
- No visual staining of the ceiling. - I inspected the roof void and took moisture readings of the roof timbers. - I couldn’t view the roof structure in its entitirty as I couldn’t access near the eaves as safe access /walkway was only provided to the central portion of the roof. - This was clearly defined in the limitaitons section of the report.
66
Pub Survey, Rochdale: How did you identify the roof void was safe to access?
The central portion of the roof was boarded providing access. I ensured I walked in line with the roofing joist below the boarding as a precautionary measure.
67
What did you advise the client to do with the ridge tiles?
- Carefully remove all ridge tiles and set aside. - Clean off ridges and remove any debris and mortar. - Reb ridge tiles in sand/cement mortar (1:3 cement:sand)
68
PPM Surveys; how did you measure the building?
I measured the GIA in accordance with the Code of Measruing Practice. The floor plans were used for reference purposes in the report and calculating cost estimates. Note: Did not use RICS: Property measurement standards as the property wasn’t used for residential or office purposes.
69
What was the purpose of the PPM?
The PPM report was for the client to understand the current condition of their property and enable them to plan required maintenance budgets and tasks over a 5 year period.
70
One Fylde PPM; what defects did you find and what was your advise?
- Urgent Works: Trip hazards (loose carpets on the landing above the stairs) - Roof coverings (Removal of moss /algae) - Clear Rainwater goods - External decoration to Windows and doors - Internal finishes (walls, ceilings, floor coverings)
71
PPM: Did you review any documentation prior to the inspection; if so which documents?
I requested copies of the; * Asbestos Register * Fire Risk Assessment * As built floor plans (mark down key info and rooms that weren’t accessible) * O&M Manual * H&S file * Lease documents to review demise and repairing obligations
72
PPM; How did you advise on the M&E equipment?
The in-house M&E consultant specified /advised on the building services - this was then included in the report. Specialist area - outside my level of competence
73
PPM’s: Did you advise on any fire safety works?
The scope of the survey wasn’t to confirm the compliance with fire safety as this would be outside my level of competence. I reviewed the fire risk assessment and identified there was stored goods to the escape route which hadn’t been moved. I recommended the items to be removed in accordance with the FRA.
74
Why did you use an IPad application?
The surveys were of multiple sites with multiple surveyors involved. The template was pre-populated on the app to ensure consistency of reporting. This was an efficient way of collecting a large amount of data. NOTE: The software was used as an efficient tools for data capture only. The reports were reviewed when back in the office.
75
What did you include in the PPM’s
* Roof coverings * Rainwater goods * Walls * Windows and doors * External areas (hardstandings /boundary fencing) * Internal finishes (walls, ceilings, floor coverings) * Decorations Note: M&E consultant appointed to report on building services.
76
PPM’s: How did you determine the lifecycle of the building materials?
* I considered the materials, use and location. * I reviewed the O&M manual prior to the inspection for maintenance requirements and life expectancy. * I undertook further research on certain materials following the survey reviewing product information.
77
What did you consider in relation to advising timeframes on the PPM’s?
I considered the risk posed by the defect and its consequence, this was: * Urgent * Immediate (within 1 year) * Short term (1-2 years) * Medium term (2-3 years) * Long term (3-5 years)
78
What was included in the PPM schedules?
* Location of materials * Description of each building element * Condition * Recommendation * Years 1-5 columns with budget costs. * Photo reference
79
How did you advise on the urgent works /trip hazards?
I reported urgent items directly to the client following the survey.
80
What does an executive summary include?
* Summary of scope of services * Construction of the property * Summary of recommended actions
81
PPM’s: how did you provide costs and what were these costs based on?
* BCIS * Pricing books * Previous tender costs from projects of a similar nature Costs were provided on a 'DAY ONE' basis (present day costs not allowing for inflation). Exclusive of professional fees & VAT. Costs can be indexed to allow for inflation.
82
What is an access audit?
Assessment against regulatory standards to review the accessibility to disabled people.
83
PPM; what would your advise be for damaged ACM’s?
I reviewed the asbestos register before the survey and identified the location and condition of ACM’s. The ongoing management of the ACM’s were part of the clients duty under Control of Asbestos Regulaitons 2012 and not part of the PPM survey as noted in the limitations.
84
What would you advise if a client requested a PPM survey up to a certain price threshold?
I would advise of the limitations of the report which may not represent the low cost defects which may have damaging consequences.
85
Whats the difference between a PPM and TDD survey?
TDD involves a technical assessment of the proposals which is not the case with PPM’s. PPM: The property will usually be under the ownership or leased by the client. TDD: The property is usually undergoing a change of ownership.
86
How did you safely undertake the inspection? (Pub & PPM)
By undertaking ground level inspections using a pole camera. Reviewing H&S information prior to my visit such as the asbestos register.
87
Pub Survey, Rochdale: How are lead tingles installed?
Slipped slates are removed and re-positioned. Long metal strips of lead are nailed to the same batten as the failed slate. These are long enough to hook under the re-positioned slate, in order to hold it in place. This is a temporary repair.
88
One Fylde PPM’s; what did you consider in relation to the location of the properties?
The buildings were located on the Fylde Coast. Therefore in a coastal environment (500m of the coastline). Materials should therefore be maintained to sufficiently withstand air and water pressure particulally mortar pointing. higher corrosive environments can result in corrosion of metal components (lintels) and water ingress. Chloride attack due to high chloride levels in seawater. Ensuring reinforcing steel is protected against corrosion – protective coatings can be applied.
89
Pub survey; how was the ridge fixed?
To retain a traditional look; the ridge tiles were bedded on mortar. I advised that before the mortar set a mechanical fixing ‘cleat and screw’ was installed between the ridge tiles to create a mechanical fixing. In accordance with the new European Standard BS EN 5534 that requires all ridge tiles (and ridge tiles used down the hips) to be mechanically fixed.
90
Wenning House project; how did the contractor powered coat the personal door?
The door and frame was removed by a specialist and powdercoated off site. The personnel door was boarded up.
91
You use a pole camera a lot; what advice do you give a client in relation to limitations?
- The pole is limited to 10m in height - There might be areas that are difficult to capture due to angles or obstructions. - Inspection is not physical inspection - Overhead power lines - Weather conditions may restrict the use (high winds).
92
What advise would you give a building occupier during an inspection? (Not the client)
I would only provide advise to the client unless any immediate health and safety concerns were noted requiring an area to be secured.
93
What precautions would you take when inspecting alone?
Take into consideration lone working risks: - Is lone working a safe option? - What provisions are made for communications in an emergency? - Take a fully charged mobile phone - Regular ‘check-in’ calls - Ensure my diary is up to date with where I am and who I am meeting. - Consider the immediate surroundings (e.g. animals or unfriendly occupants) Ask the question ‘if I did not come back from the property, who would know that I was missing and how would they be able to find me?’.
94
For your Building Reinstatement Cost Assessment at Windermere Gold Club – what guidance did you refer to in producing your report?
RICS Professional Standard: Reinstatement Cost Assessment of Buildings.
95
What were the main items included in the cost assessment?
External Elements - Roof - Walls - Windows /doors - Hardstandings within demise (small car park) Internal Elements - Wall finishes - Floor finishes - Ceiling finishes Note: Excluded fixtures and fittings and M&E equipment
96
Windermere Golf Club; what was the basis of indemnity for the cost assessment report?
Day one reinstatement (declared value on day one of the insurance policy) Rather than - reinstatement including inflation
97
Did you approach a survey on a pub in the same or different way to the residential care homes?
The desktop study was the same but: - The inspection of the care homes had elderly residents which were out for the day. If they weren’t I may have had to be chaperoned around by a member of staff. - The pub survey was arranged for the morning before the pub opened.
98
How would you start the initial process of undertaking an inspection prior to getting to site?
I undertake a desktop study; this includes: - Review of available information (Asbestos) - Update diary (others aware of where I am /lone working policy) - Risk assessment

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