Inspection

Question 1

What is the RICS Home Survey standard ?

Answer 1

The resulting RICS Home Survey Standard is a fit for purpose standard for RICS members and regulated firms and delivers to current market needs.

It is designed to significantly increase consistency, transparency and competency across all residential surveying in the UK and will be the single standard for condition-based home surveys.

The concise mandatory requirements establish ‘benchmarks’ around which firms can design and deliver services that not only meet their clients’ needs but that the public can recognise and trust.

Question 2

How would you identify Japanese knotweed ?

Answer 2

Shield or heart flat shape leaf
Small red/purple spears
Leaves on zig zag stems

Question 3

What are dilapidations?

Answer 3

Dilapidation represent the claim for end of lease costs to restore the property into the state prior to the letting.

Question 4

What are the main differences between a condition report (Level 1 Home Survey) and a schedule of condition?

Answer 4

Schedule of Condition is purely a record of the condition of the building to be appended to an agreement.

An RICS Level 1 Home Survey, previously called a ‘Condition Report’, describes the condition of the property, identifies any risks and potential legal issues, and highlights any urgent defects.

Question 5

What is the safe person concept?

Answer 5

The person assumes personal responsibility for their own and colleagues and others health and safety while at work. This is contained within the RICS Surveying Safely Document.

Question 6

What is the most important thing to do prior to inspection?

Answer 6

Health and Safety Risk Assessment

Question 7

What is the most logical inspection methodology ?

Answer 7

Surrounding area
External
Internal
Top down

Question 8

What is a latent defect?

Answer 8

Something that could not have been discovered by a reasonable inspection

Question 9

What is a patent defect?

Answer 9

Patent defects are those which can be discovered by reasonable inspection

Question 10

What RICS documents is relevant to inspections?

Answer 10

Surveying safely: health and safety principles for property professionals 2nd edition, November 2018

Home survey standard 1st edition, November 2021

RICS Residential retrofit standard, October 2024

Question 11

What is a Level 1,2 & 3 Residential Survey?

Answer 11

RICS surveyors offer three ‘levels’ of survey: a Condition Report (level one), Homebuyer Report (level two) and Building Survey (level three).

Condition Report (Level one)
The property’s condition, including any risks, potential legal issues and urgent defects. Standard properties and relatively new homes in good condition.

Homebuyer Report/ Home Condition Survey (Level two)
Includes all the features of a Condition Report, plus defects that might affect the property, and advice on repairs and maintenance. Standard properties in reasonable condition.

Building Survey (Level three)
An in-depth look at the property’s condition, with advice on defects, repairs and how to maintain the property. For larger or older (50+ years) properties, unusual homes, renovation projects and properties in poor condition.

Question 12

If you identify movement in a building, what further investigations might you wish to undertake?

Answer 12

Environmental matters, i.e. trees in close proximity
Neighbouring dwellings
Engineers structural survey
CCTV Drainage survey

Question 13

What do you need to consider before going to site to carry out an inspection?

Answer 13

Am I competent to undertake the inspection
Am I properly insured
Has an agreement been signed
What are the risks involved
What kind of survey is it.
Review all relevant existing building information, leases.
What equipment will be required to carry out the survey

Question 14

What advice would you give if slates were to be replaced by concrete tiles? What implications are there?

Answer 14

Initially I would make sure that the proposed changes are in keeping with planning guidlines/listed building consent.

If it is, then I would advise the client that the following will need to be considered:

That the roof pitch is suitable.

That the existing roof and structure of the building is suitable to take the additional load of the tiles. An engineer may be required to confirm this.

If more than 50% is being changed/refurbished, there is a requirement to comply with Part L and upgrade the roof insulation to meet current regulations.

Question 15

How can you tell if timbers have been structurally affected by fire?

Answer 15

I am not a qualified engineer to determine if the sound timber that remains is suitable.

Question 16

What does the RICS guidance note on surveying safely cover?

Answer 16

Personal and corporate responsibility
Legal considerations and duties
Assessing hazards and risks
Property professionals places of work
Occupational health
Visiting premises and sites.

Question 17

What is the difference between a schedule of condition and a condition survey?

Answer 17

SoC is a record of condition on the date of inspection. Usually photos and description.

Condition Survey identifies defects and their cause and makes recommendations on further investigations or remedial measures.

Question 18

What information would you collect prior to the survey ?

Answer 18

H&S
Access
Type of survey
Risk assessment

Question 19

What key information should be recorded on a site inspection report?

Answer 19

Date
Time
Weather
Surveyor
Defects
Restrictions
Not surveyed
Conversation had on site
Instruction and actions by whom
H&S

Question 20

What kinds of risks do you consider?

Answer 20

Lone working.
Asbestos.
Accessing roofs and roof spaces at height.
Hazards associated with empty or derelict properties.
Confined spaces.
Working from height.

Question 21

What precautions would you take if you were inspecting a flat roof with a step ladder?

Answer 21

I would prepare relevant RAMS before undertaking the survey.
I would consider the height of the roof. If it was more than a single storey, I would arrange alternate access.
Type of ladder should be considered e.g. height and ability to be placed at a 70degree angle.
Is the roof suitable to be walked on.

Question 22

What would you look for when inspecting a slate pitched roof?

Answer 22

I would consider:

The age of the property and the roof.
Are the materials original.
Is the ridge straight.
Are there any deflections or distortions.
Identify slipped or missing tiles.
Have any previous repairs been carried out.
What is the condition of the leadwork.
Condition of chimneys
is any light identifiable from within.
Is the pitch correct

Question 23

What advice would you give if slates were to be replaced by concrete?

Answer 23

Concrete tiles are heavier and will impose an additional load on the roof structure, structure and foundations.

It would therefore require a structural engineer to confirm if the existing roof structure, structure and foundations are able to take the additional weight, as it could lead to deflections in the roof, roof spread or settlement.

Question 24

What would the statutory implications be when replacing slates with conrete tiles?

Answer 24

If you are replacing the roof covering, then you will be required to undertake thermal improvements to the roof under Part L of the Building Regs.

This requires you to meet current guidelines as lon as it is feasible and will provide payback over a 15 year period.

If it is within a conservation area or is a listed building, it may require consent.

Question 25

How would you ascertain the condition of electrical installations without employing a specialist?

Answer 25

Consider the age of the equiptment and any service history, or electrical inspection records. I would also look at whether the installation is in good working order at the time of inspection, its general condition and speak to the owner, occupier or maintenance team to see if they can provide input.

Question 26

What is included in a RICS Level 1 survey?

Answer 26

A visual inspection that is less comprehensive than the RICS Home Survey – Level 2 and the RICS Home Survey – Level 3 Still uses the ‘traffic light’ ratings of the condition of different parts of the building, services, and the grounds, showing problems that may require varying degrees of attention A summary of risks to the building, people and grounds. An assessment of the relative importance of the defects and problems. No tests of the building fabric or services are undertaken. It does not include advice on repairs or ongoing maintenance and it does not include a valuation.

Question 27

What is included in a RICS Level 2 Survey?

Answer 27

The focus is on assessing the general condition of the main elements of a property. This intermediate level of service includes a more extensive visual inspection of the building, its services and grounds, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars). The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems.

Question 28

What is included in a Level 3 RICS Survey?

Answer 28

This report is useful when dealing with a large, older or run-down property, a building that is unusual or altered, or if you’re planning major works. It includes: A detailed visual inspection of the building, its services and the grounds and is more extensive than a survey level two. Concealed areas are normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars) Although the services are not tested, they are observed in normal operation – in other words, they are switched on or off and/or operated where the occupier has given permission and it is safe to do so. The report objectively describes the form of construction and materials used for different parts of the property. It describes the condition and provides an assessment of the relative importance of the defects/problems. Additionally, it should: describe the identifiable risk of potential or hidden defects in areas not inspected propose the most probable cause(s) of the defects based on the inspection outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair; make general recommendations in respect of the priority and likely timescale for necessary work. The surveyor may also be able to provide an estimate of costs for identified repairs if agreed with you in advance.