Inspection

Question 1

What is dry rot caused by?

Answer 1

Caused by a fungal attack

Question 2

What are the three common causes of defects ?

Answer 2

“1. Movement
2. Water
3. Defective / non-performance / Deterioraction of building materials”

Question 3

What are important considerations for defects ?

Answer 3

“Check whether there are any warranties for the building from the contractor and professional team.
Understand the purpose of snagging on a newly built property
(Snagging is the process of identifying and correcting minor issues in a new build property)”

Question 4

What signs should you look out for with contamination ?

Answer 4

“Evidence of chemicals
Oils
Oil drums
Subsidence
Underground tanks
Bare ground”

Question 5

What are the penalties for Japanese Knotweed?

Answer 5

A criminal offence under the Wildlife and Countryside Act 1981

1) Local authorities can grant Common Protection Notices (CPN) and fines of up to £2,500 per person (£20k for an organisation) if landowners ignore it, do not control it or allow growth onto adjoining land.
2) Magistrates Court can impose a £5000 fine or 6 months in prison.
3) Crown court can impose an unlimited fine or 2 years in prison

Question 6

What does RICS Professional Standard Japanese Knotweed and residential property March 2022 outline?

Answer 6

“1. Provide best practice guidance based on market information and recent research of Japanese Knotweed.
2. Ensuring RICS members provide the best advice to users of valuation and condition reports.
3. Provides a decision tree - based on risk level to help valuers determine the most app management approach needed for JK.”

Question 7

What is the RICS guiance on Japanese Knotweed?

Answer 7

“RICS Professional Standard Japanese Knotweed and Residential Property 1st January 2022
(effective 23rd March 2022)”

Question 8

What are the four common forms of foundation ?

Answer 8

“Choice depends on the ground conditions and building loadings
1) Trench or strip footings - residential dwellings for walls and closely spaced columns.
2) Raft - slab foundation over the whole site to spread the load for the lightweight structures on remediated land/ sandy soil conidtions.
3) Piled - long and slener reinforced concrete cylinders (piles) in the ground to deeper strata when less good load-bearng ground conditions - high loads
4) Pad - slab foundation systems under individual systems under individual or groups of columns to that the column load is spread evenly “

Question 9

How can a desktop study consider contamination?

Answer 9

Consider the previous use of the site, local history, planning register

Question 10

What is horizontal cracking? What might it indicate?

Answer 10

Horizontal cracking in brickwork = may indicate cavity wall tie failure in a brick wall

Question 11

What is shrinkage cracking?

Answer 11

“Shrinkage cracking often occurs in new plasterwork during the drying out process.
Also can be the consequence of excess water evapourating while the concrete dries.”

Question 12

Other reasons for cracking ?

Answer 12

“Other cracks may be due to differential movement such as settlement cracks.
Thermal expansion/movement can also cause cracks”

Question 13

What are the three phases for investigating contamination ?

Answer 13

“Phase 1 - Review site history with a desktop study and site inspection and investigation.
Phase 2 - Investigation to identify nature and extent of contamination with detailed soil samples taken using bore holes (Intrusive).
Phase 3 - Remediation report setting out remedial options with design requirements and monitoring standards.”

Question 14

What is the penalty for allowing the spread of Japanese Knotweed?

Answer 14

“Magistrates court can impose a maximum fine of £5,000 or max prison sentence of six months or both!
Crown court - can impose unlimited fine or max prison sentence of two years or both!”

Question 15

What is solid wall construction ?

Answer 15

“The simplist type of wall is constructed in solid brickwork with headers normally one brick thick and there are different bricklaying patters incorporating headers - such as flemish bond to tie together the layers of brick.
Headers and stretchers.”

Question 16

If you are instructed to value a site with contamination, approaches to be considered are?

Answer 16

“1. Wouldn’t provide any advice until a specialist report is commissioned.
2. Caveat the advice provided with an app disclamer highlight the issue use of a special assumption
3. Deduct the remediation costs from the Gross Site Value.”

Question 17

What are the different inspection purposes?

Answer 17

“Valuation
Property Management
Agency “

Question 18

What have RICS said on Contamination?

Answer 18

RICS Guidance Note: Contamination the environment and sustainability 2010

Question 19

What is cavity wall construction?

Answer 19

“In a cavity wall, two layers of brickwork are tied together with metal ties
With a cavity that may be filled with insulation
No headers used
Evidence of cavity tray, air brick or weep holes may have been seen.”

Question 20

What are some sign to potential problems with deleterious materials?

Answer 20

Brown staining on: concrete, concrete frame buildings and 1960s and 1970s buildings as well as in modern buildings

Question 21

Please can you provide some examples of hazardous materials?

Answer 21

“Asbestos
Lead piping/paint
Raidon gas”

Question 22

What is the key legislation on Contamination ?

Answer 22

Environmental Protection Act 1990 as amended

Question 23

What is your role as a surveyor with hazardous materials?

Answer 23

“Recommend specialist reports and make appropriate assumptions in your advice.
Always check contents of an asbestos report/register.”

Question 24

How can contamination exist?

Answer 24

“Comes from particular industrial, agricultural or commercial activities.
For example chemical or waste spills and leakes
The reasons for contamination can include poor waste management.
Issues relating to heavy metals, radon and methane gas and diesel/oil/chemicals.”

Question 25

What is the four step process for inspections?

Answer 25

"Desktop - consider your own personal safety. Inspection of local area External Inspection Internal Inspection."

Question 26

What to take on inspection ?

Answer 26

"Mobile phone Camera Tape measure / laser Files, plans and other supporting materials PPE Pen and paper/pad"

Question 27

What is an inherent defect ?

Answer 27

A defect in the design material which has been present.

Question 28

What is the four step process to follow when you have identified a building has a defect ?

Answer 28

"1. Take photo 2. Establish the cause of the damage while onsite. 3. Inform client of your investigations 4. Recommend advice from a building surveyor or in the case of movement a structural engineer."

Question 29

What is outlined in RICS Guidance Note: Contamination the Environment and Sustainability 2010?

Answer 29

"Surveyors must understand their obligations and comply with the law General principle is that the polluter or the landowner pays for remediation"

Question 30

What is subsidence?

Answer 30

The vertical downward movement of a building foundation when the ground beneath a building sinks

Question 31

What causes rising damp?

Answer 31

Caused by ground water which moves up the walls through direct contact with the brickwork Usually stops around 1.5m above ground level"

Question 32

What/why consideration do you need to make for the immediate area/locality ?

Answer 32

"Understand the context of the property: Location / aspect / local facilities / public transport / business vibrancy Contamination / environmental hazards / flooding / high voltage Comps / local market conditions / agent boards."

Question 33

What can damp also be caused by?

Answer 33

Leaking plumbing/air conditioning units/pipework

Question 34

What can deleterious materials include?

Answer 34

"High alumina cement Woodwool shuttering Calcium chloride"

Question 35

What factors do you need to consider for valuation inspections?

Answer 35

"Location Tenure Aspect Form of construction Defects Current condition/specification"

Question 36

What is Japanese Knotweed?

Answer 36

"An invasive plant which can damage hard surfaces such as foundations and tarmac Not easy to control, costly to eradicate and a specialist company must remove and dispose of it A great concern to property lenders who may refuse a loan if it is present or nearby to a property"

Question 37

What are some common building defects in period resi/office/shop buildings?

Answer 37

"Dry rot Wet rot Slippage on the roof Death watch beetle (infests the structural timbers of old buildings) Penetrating damp (cause by water leaking through the walls rather than rising up from ground level. This type of damp is usually caused by structural problems in a building such defective roofing, guttering or brickwork.) Water ingress around door and window openings (caused by insufficient flashing or caulking around the door) Structural movement / settlement (exterior walls appear to be cracked, whether they are brick or gaps in your window frames or doors from the outside) Rising damp from the ground"

Question 38

What is penetrating damp caused by?

Answer 38

Caused by water leaking through the walls rather than rising up from ground level. This type of damp is usually caused by structural problems in a building such defective roofing, guttering or brickwork

Question 39

What is water ingress caused by?

Answer 39

Insufficient flashing or caulking around the door

Question 40

How can JK be disposed of?

Answer 40

"Legally by using chemical treatment Digging it out and removing from the site to a licensed landfill site in accordance with the Environmental Protection Act 1990."

Question 41

When inspecting a building what should you look out for?

Answer 41

"Any defects Start from the roof and work down in a logical sequence"

Question 42

What does Japanese Knotweed look like?

Answer 42

"Purple/green hollow bamboo like stem with green leaves. White bell shaped flowers. Easier to identify in the summer, as in the winter it dies back and you cannot see the flowers or leaves. Purple/green hollow stemmed Green leaves (shield shaped) Bamboo-like stems Clusters of cream creamy white flowers, that appear in late summer and autumn in the winter it dies back and you cannot see the flowers or leaves. Rhizome crown at base of plant"

Question 43

What are Deleterious Materials?

Answer 43

Can degrade with age causing structural problems.

Question 44

What is the relevant case law for JK

Answer 44

" Williams V Network Rail Infrastructure Ltd 2018 Court of appeal held that Network Rail was liable for the cost of treating the invasive plant plus damages for the loss of use and enjoyment of their neighbors property (but not the reduced value of the property as previously contended) even after the plant was treated."

Question 45

What is included in an internal inspection?

Answer 45

"Layout and specification - flexibility and obsolescence Repair and maintenance Defects Services - age and condition Fixtures and fitting Compliance with lease obligations"

Question 46

What is wet rot?

Answer 46

"Caused by damp (excess moisture) Signs include wet and soft timber, a high damp meter reading, visible fungal growth and a musty smell"

Question 47

What is included in an external inspection?

Answer 47

"Methods of construction Repair and condition of the exterior Car parking / access / loading arrangements Defects / structural movement Boundaries - OS map / Title Plan Date of the building - asking the client / planning consents / building regs"

Question 48

What is a latent defect?

Answer 48

"A fault to the property that could not have been discovered by a reasonably thorough inspection of the property RAAC"

Question 49

What is Heave?

Answer 49

"Expansion of the ground beneath part or all of the building This could be caused by tree removal and the subsequent moisture build-up in the soil"

Question 50

What are the signs of Dry Rot?

Answer 50

"Signs - fungus, known as mycelium which spreads across the wood in fine and fluffy white strands and large, often orange mushroom like fruiting bodies, a strong smell and red spores, cracking painting work and cuboidal cracking/crumbling of dry timber It can destroy timber and masonry"

Question 51

What is condensation caused by?

Answer 51

Lack of ventilation and background heating

Question 52

What are signs of condensation?

Answer 52

"Mould Streaming water on the inside of windows or walls"

Question 53

What is a hazardous material?

Answer 53

It is harmful to health

Question 54

What are some other invasive plants?

Answer 54

"Hogweed Himalayan Balsam"

Question 55

What offence is allowing the spread of JK?

Answer 55

Criminal Offence under the Wildlife and Countryside Act 1981

Question 56

What does the RICS Guidance Note Surveying Safely set out?

Answer 56

"Basic, good practice for the management of health and safety for RICS regulated firms + RICS members Principles for those engaged in the built environment as property professionals and includes health and safety responsibilities:"

Question 57

What is the structure of the RICS Guidance Note Surveying Safely?

Answer 57

"Personal responsibilities for RICS members + firms Assessing Hazards & Risks Workplace health and safety Occupational health and safety Visiting premises and sites Fire Safety Residential property surveying Procurement and management of contracts"

Question 58

What is Ays Lone Working Policy ?

Answer 58

"Buddy system Charged phone Diary PPE"

Question 59

What is outlined in a risk assessment?

Answer 59

"Identify the hazards Identify the people at risk from the hazards Evaluate the risk Record findings Review risk assessment regularly Advise all those affected of the outcome of the risk assessment"

Question 60

Talk me through how you arranged site access?

Answer 60

"Contact the client make arrangements for times and dates that suit them best Asked the client whether there will be someone to meet us at the property to let us in or whether we need to collect keys from an agent Asked the client whether we would need to bring any PPE or anything else we would need to be aware of prior to inspecting"