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Inspection Flashcards

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1
Q

RICS DOCS/LEGISLATIONS

A

Health and Safety at Work Act 1974 

RICS Surveying Safely, 2nd Edition (2018) - Professional Standard

RICS Japanese Knotweed and Residential Property, 1st Edition (Feb 2022) - Professional Standard

RICS Asbestos 4th Edition (May 2021) - Professional Standard

RICS Environmental risks and global real estate, 1st Edition (2018) - Professional Standard

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2
Q

What are the purposes of inspection?

A

Landlord and Tenant - Rent reviews/Lease renewals

Check tenancy, occupational information, tenant improvements, condition

Valuation

Understand all factors that can influence the value such as location, aspect, condition, occupation details

Purchase or sale

Consider the current condition of the property, access, car parking, location

Property Management

Lease compliance, Statutory compliance, defects, occupational details, security, landscaping

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3
Q

What is the prime drive of value for offices?

A

Specification

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4
Q

According to VPGA 8, what matters can impact the markets perception on value? 

A

A- Surrounding area, communications and facilities 

B- Characteristics of the property (age, construction)

C- Characteristics of the site (natural hazards: flooding, non-natural hazards: Contamination)

D- Potential for redevelopment or development

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5
Q

According to the RICS professional standards and guidance: environmental risks and global real estate, 1st Edition (2018), what factors can negatively impact a valuation?

A

Contamination, flooding, asbestos, invasive non-native species, solar farms, windfarms, radon gas affected areas, poor EPC

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6
Q

What needs to be completed before visiting a premises or site? 

A

Pre-assessment of hazards and risks likely to be encountered  

Requirement for PPE  

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7
Q

What matters need to be considered before visiting a premises or site? 

A

Travel, lone-working, condition of property, occupation, dangerous substances, diseases, access equipment, PPE, weather conditions, documentation (Previous inspection records).

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8
Q

What matters should be considered during the site inspection? 

A

Structural stability

Sharp objects

Slip/trip hazards

Contamination

Weather conditions

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9
Q

What are key signs of structural instability that should be looked for on inspection? 

A

Leaning/buldged walls, rotten beams and columns, corroded metal fire escapes/balconies 

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10
Q

What timbers, glass and sharp objects should be looked out for on inspection? 

A

Rotten and broken floors, projecting nails and screws, loose window glazing, broken glass 

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11
Q

What are examples of unsafe atmospheres that should be considered during inspection? 

A

Confined spaces with insufficient oxygen, rotting vegetation, stores containing flammable materials, excessive mould or fungi, insecticides/herbicides/fungicides 

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12
Q

How should the risk of falls from height be assessed when working on site? 

A

User ladders, MEWPs, scaffolds and access towers - request RAMS and permit to work at height

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13
Q

What are some examples of hidden traps, ducts and openings that you may come across on inspection? 

A

Lift shafts, manholes 

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14
Q

What are the risks associated with other people or animals that may be encountered on property inspections? 

A

Squatters, trespassers, dogs or aggressive tenants 

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15
Q

What items would you take with you on an inspection? 

A

Phone with camera, tape measure, laser, file with plans and other supporting documentation, PPE, notebook and pen 

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16
Q

What considerations should be made when undertaking an external inspection?

A

Location, public transport, contamination, flooding, comparable evidence, local market conditions, method of construction, car parking, repair of exterior

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17
Q

How can the age of a building be assessed?

A

Ask the client, research planning, land registry, architectural style

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18
Q

Property management VS Valuation inspection? 

A

PROPERTY MANAGEMENT: Lease compliance, state of repair, details of occupier, security arrangements, maintenance issues  

VALUATION: Location, tenure, form of construction, defects, condition, occupation details 

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19
Q

What safety equipment might you have with you? 

A

Mobile phone, steel toe capped boots, hard hat, high vis jacket

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20
Q

What legislation covers inspections? 

A

Health and Safety at Work Act 1974 

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21
Q

What equipment do you take out on property inspections? 

A

Phone with camera

Laser disto/tape measure

PPE; high vis jacket

Pen and paper 

Plans of the property

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22
Q

What protection could the tenant seek? 

A

Under Leasehold Property (Repairs) Act 1938 – protects tenancies of 7 years or more with 3 years left to run against onerous interim schedule of dilapidations. 

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23
Q

How could the Landlord get around the protection under the Leasehold Property (Repairs) Act 1938? 

A

Must prove unless the repairs are completed there will be a diminution in value. 

Or go in and use Jervis v Harris by doing work and recharging T  

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24
Q

What are the organizational responsibilities in Surveying Safely 2018 

A

Management process designed to identify foreseeable risks and reduce the risks identified – i.e. have a H&S policy 

Clear lines of accountability for H&S management 

Training and information provided on H&S 

Process to manage contractors and services 

Have appropriate insurances 

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25
 What are the individual responsibilities in Surveying Safely 2018? 
Undertake Risk Assessments  Ensure H&S policies and procedures are practiced effectively  Recognise their competence  Understand the risks associated with relevant tasks  Responsible for their own and others' H&S 
26
Please can you tell me the 4 stages of inspection? 
Desktop enquiries   Location inspection   External inspection  Internal inspection  
27
What do you look for during external inspection?
Signs of forced entry or illegal squatters   Poor state of repair  Hazards EG smashed glass or Japanese knotweed  
28
What do you look for during internal inspection? 
Correct T in occupation  State of repair  Hazards / sharp objects   Lease compliance 
29
Can you install an advertising board on a listed building? 
No, cannot alter the external appearance of a listed building
30
What is a GOAD PLAN?
A Goad plan gives a bird's eye view of a retail centre
31
Have you ever inspected for fit-out works? what would you look out for? 
Equality Act 2010 compliance  Building regulation compliance  Ensure that works have been carried out in accordance with the Licence to Alter  Good condition of works to protect landlord interest  No structural damage 
32
You refer to Workman's Lone Working Policy - what is detailed in this?  
Risks and potential hazards presented by lone working (i.e. violence) Line manager responsibility (training records kept) Lone worker responsibility (take reasonable steps to ensure H&S) Risk assessment of lone workers. (Employee, location, work activity)
33
How does Workman's lone policy relate to RICS guidance? 
Relates to RICS Surveying Safely 2018  Pre-assessment  Ensure phone is charged Diarise inspection  Let colleagues know
34
What is the risk control hierarchy? 
Elimination - redesign so hazard is removed  Substitution - replace with a less hazardous material or work  Engineering controls - Use tools to control and prevent  Administrative controls - use procedures to control and prevent
35
What document would benefit you when a T takes on a lease to ensure it remains in a good state of repair? 
Schedule of Condition
36
Please could you outline the recommendations contained within the RICS ‘Surveying Safely’ publication which you have adopted in your work. 
Carry out a risk assessment before visiting a site  Checking with the building / site manager whether or not I will need PPE  Take a charged phone with me  Diarise the inspection  Notify my colleagues, telling them my ETA and when I intend to return to the office/home Be aware of the firm’s panic phrase  Sign in/out of a construction site 
37
Can you briefly talk me through a typical application for assignment/sublet? 
Check the lease Get an undertaking for Landlord costs from the assignee What is the covenant strength of the proposed assignee/sub tenant? What is the proposed rent, more than, same, less than? Are there reasonable grounds to refuse consent? (could be for covenant strength, tenant mix reasons) L&T Act 1988 means approval cannot be unreasonably withheld and you need to deal with the application PROMPTLY Subject to agreement a Licence for Assignment/Subletting will need to be drawn up Consider what is the impact on the investment value of the property?
38
What would you do before undertaking an inspection of a tenanted property? 
Review lease  Give proper notice to the tenant  Analyse all relevant information  Take necessary PPE
39
What is Surveying Safely? 
RICS Professional Standard Lays out basic, good practice H&S principles for RICS Members and regulated Firms Introduced the ‘safe person’ concept.
40
You’ve stated you’re familiar with RICS Surveying Safely, what does that advise on lone inspections? 
Not ideal to go alone to vacant properties  Put inspection in Outlook diary and list full address of property and ETA of arrival/departure  Lone worker to confirm when they leave and arrive back to office/home  If emergency: contact manager/colleague who knows you're on site, if not then contact site staff member and/or security firm used by that site 
41
Can you name sections of Surveying Safely? 
Health and Safety requirements of firms and individuals   RICS members places of work Assessing Hazards and Risks Occupational hygiene and Health Visiting premises or sites Fire Safety Fire Safety Checks  Contractor Management   Residential section  
42
What frequency do you inspect your tenancies, and how is this determined?  
Dependent on:  Insurers requirements  Client requirement (agreed in the PMA) Workman requirements (Usually quarterly and internal inspections 6 monthly)
43
Explain a key issue raised by RICS Surveying Safely 2nd edition?
RICS considers the concept of a 'safe person' to mean that each individual assumes individual behavioural responsibility for their own, their colleagues' and others' health and safety while at work.
44
What is radon? 
Natural, radioactive, odourless and tasteless gas  Low levels in outside air but collects in enclosed places like buildings
45
What is the risk of radon exposure? 
Long term exposure increases risk of lung cancer 
46
How is radon mitigated in buildings? 
Radon sump Improved ventilation 
47
Name some common Asbestos Containing Materials? 
Insulation lagging, insulation boards, cloth in fire blankets, cladding, ceiling linings 
48
Name some other deleterious materials? 
Mundic  Calcium chloride cement  High alumina cement  
49
What is high alumina cement, and what is its risk? 
Rapid strength development, used until 1970s in pre-cast beams   Vulnerable to chemical attack and reduced strength  Buildings collapsed so was banned 
50
What is calcium chloride cement, and what is its risk? 
Accelerated the time taking for cement to set, used until 1970s   Caused corrosion to embedded metal  
51
What is mundic, and what is its risk? 
Mineral mine waste found in Devon and Cornwall  Used as aggregate in concrete blocks up to 1950s  Chemical changes caused concrete to deteriorate  
52
What are the contamination risks that need to be considered on property inspections?  
Asbestos, chemicals, legionella (A/C or water supplies) 
53
How can contamination exist at a property?  
Radon gas, methane gas, diesel, oil 
54
What are contamination signs that a surveyor should look out for? 
Oil, evidence of chemicals  
55
What are three typical phases of investigation for contamination? 
Review site history, investigate to identify extent of contamination (can take soil samples), remediation report setting out options and monitoring  
56
When instructed to value a contaminated site, what approaches should be considered? 
Do not provide advice until received specialist report, caveat advice with appropriate disclaimer highlighting assumptions, deduct remediation costs from gross site value  
57
What is Land Remediation Relief? 
Form of tax relief that applies to contaminated or derelict land in the UK    
58
What are deleterious/hazardous materials? 
Materials that are harmful to health
59
What are signs that deleterious materials are present?  
Brown staining on concrete 
60
What should you do if you discover hazardous materials on inspection? 
Recommend specialist report and make appropriate assumptions as required  
61
What should you do if you discover asbestos? 
Check asbestos register to confirm it is on record, if not then instruct asbestos survey   If undisturbed, then does not need to be removed  
62
What is Japanese Knotweed? 
Fast growing plant, where stem growth goes deep underground
63
Why is Japanese Knotweed a concern for property owners and managers? 
Difficult to control, expensive to eradicate (need specialist), damages hard surfaces, foundations and tarmac  Lenders may refuse a loan if it is present at the property  
64
What does Japanese Knotweed look like? 
Purple stems, green leaves, white flower produced in late summer and early autumn  
65
What are consequences of letting Japanese Knotweed spread? 
Criminal offence under Wildlife and Countryside Act 1981  Local Authority can issue Antisocial Behaviour Order (ASBO) and fines
66
What are invasive species that property owners and managers should be aware of?
Japanese Knotweed, Hybrid Knotweed
67
What RICS publication relates to asbestos?  
(RICS Professional Standard Asbestos 2021) Asbestos Legal Requirements and Best Practice for Property Professionals and Clients, 4th Edition 2021 
68
What RICS publication relates to Japanese knotweed? 
Japanese Knotweed and Residential Property, 1st Edition 2022 
69
When was Asbestos outlawed? 
1985 - Blue & Brown  1999 - White 
70
How would you undertake a contamination survey? 
I would not be competent to undertake such a survey  If I suspected contamination from an inspection, I would take a photo, note any details, and notify my Client recommending a competent professional is instructed to review.
71
Flemish v English Bond brickwork? 
Flemish = stretchers and headers alternate in each course of bricks  English = stretchers in one course, headers in next course  
72
What is a solid wall? 
Typically two bricks wide, no gaps in between and alternative mix of headers and stretchers   
73
How thick is a solid brick wall? 
230mm or 9 inches wide
74
What is a cavity wall? 
Two leaves of brickwork  C.280mm / 11 inches thick with plaster finish   Gap of 50-75mm between two leaves of brickwork   Cavity wall ties in the gap 
75
From external inspection only, how can it be determined if a brick wall is of solid or cavity construction? 
Presence of headers for solid wall, absence of headers for cavity wall    
76
What are cavity wall ties? 
Used to join two leaves of cavity wall together providing additional support   Prevents water from transferring to the outside of the wall  Twist at centre means water drips down through cavity  
77
What are the different types of cavity wall ties? 
Butterfly, vertical twist, double triangular 
78
What size is standard brick? 
215 x 102 x 65mm 
79
What size is a standard block? 
440 x 100 x 215mm 
80
What is a rafter and purlin roof? 
Roof constructed with purlins and rafters 
81
What are rafters? 
Beams of a roof that are angled upward from the ground, and meet at top of gable at ridge beam  
82
What are purlins? 
The horizontal beams of a roof that are used for structural support  
83
What is a roof truss? 
Structure that consists of wood or steel joined in triangular shape to support weight of roof  
84
What are the different types of roof truss? 
Monopitch, asymmetrical,  or attic truss  
85
What is a building frame? 
Structure in which weight is carried by skeleton or framework  Usually use steel or reinforced concrete
86
What are the characteristics of a Grade A office? 
Located in desirable area New or highly maintained Structures steel or reinforced concrete frame raised floor with 150mm void suspended ceiling with 350mm void 2.6m clear floor to ceiling height lifts HVAC systems, LG7 Compliant lighting BREEAM Rating - excellent excellent DDA, high EPC rating (A or B) car parking cycle racks Gym, lockers, showers   Food court
87
What are the characteristics of a Grade B office? 
Grade A 10-20 years ago  Well maintained   Systems are functional but no longer industry leading 
88
What are the characteristics of a Grade C office? 
Located in less desirable area  Older than Grade A or Grade B   Out of date furnishings and no DDA access   Poor maintenance
89
What are the two main methods of construction of new office buildings?
Steel or concrete frame   Steel frame - less columns and wider span between columns  Concrete frame - more columns, lower floor heights and shorter span between columns  
90
What are the different types of air conditioning systems?
VAV - high cost but flexible   Fan Coil - low cost initially but high running cost   Mechanical Ventilation - fresh air is moved around the building  
91
What is R22 refrigerant? 
Colourless gas used in refrigerant air conditioning   Illegal as it is a greenhouse gas with high global warming implications  
92
What is difference between CAT A and CAT B fit out? 
CAT A – fit out of shell and core basic internal framework of the building. CAT B – A finished office space that has been tailored to the exact requirements of the client.
93
What is the difference between comfort cooling and air conditioning? 
A/C filters (conditions) the air whereas comfort cooling just cools it and re-circulates 
94
What is HVAC? 
Heating, ventilation and air conditioning – all of which can be provided by a HVAC system in a single installation
95
What is a portal frame? 
Type of structural frame with beams supported by columns at either end   Typically spans 15-50m  Roof pitch between 5-10 degrees (6 commonly adopted) Wall and roof cladding: Plastic coated profiled steel sheeting with insulation
96
What is the basic construction of an industrial or warehouse premises?  
Steel portal frame, profile steel cladding 
97
What are the benefits of a portal frame structure? 
Large spaces can be enclosed with little use of material (lower costs)
98
What is considered optimal site cover for an industrial development? 
40%, as 50% upwards will likely lead to congestion.
99
What is the floor loading requirement for industrial buildings? 
30-40KN/sqm 
100
What is typical office coverage for industrial properties? 
10% of total floor area    
101
What is the typical fit out of industrial properties? 
Roller shutter doors, landscaped to site perimeter, office area may have carpet, heating etc. Some may have dock levellers. 
102
What is a dock leveller? 
Height-adjustable platform used to bridge the difference in height and distance between warehouse floor and vehicle  
103
What is 3 phase power and why is it needed in industrial properties? 
Accommodates higher loads, and lots of electrical equipment needs it i.e. plant and heavy machinery, heating systems, A/C systems and motors/pumps  
104
Describe a typical industrial warehouse? 
Steel portal frame, profile steel cladding, roller shutter doors, concrete screed floor, 10% office space, utility services might be capped off (gas and water), 3 phase electricity in place if Grade A, 40KN per sqm floor loading capacity  
105
What is the Apex point? 
The highest point on a building – top of the roof pitch 
106
What is a typical retail unit? 
Location of paramount importance - prime, secondary, tertiary Modern unit - Rectangle with depth 3-4 times the width  
107
What is the typical specification of new retail units? 
Steel or concrete frame, services capped off, concrete floor, shell condition with no shop front ready for retailers own fit out  
108
Where will brickwork typically crack? 
Along mortar joints and at narrowest section  
109
What are the 4 types of cracking typically seen in brickwork construction? 
Horizontal line, triangular, stepped, cracking running to floor level 
110
What is horizontal line cracking indicative of? 
Cavity wall tie failure  
111
What is triangular cracking indicative of? 
Lintel failure  
112
What is stepped cracking indicative of? 
Structural failure  
113
What is cracking running down to ground level indicative of? 
Below ground movement  
114
What are the 4 types of damp? 
Penetrating  Rising   Condensation  Plumbing failure  
115
What are the three causes of rising damp? 
No damp proof course, failed damp proof course, or bridged damp proof course  
116
What is a sign of condensation in a property?
Black mould growth 
117
What is an inherent defect? 
Defect in design or material that has always been present  
118
What is a latent defect? 
Hidden or concealed defect that could not have been discovered during a reasonable inspection
119
What would you do if you identified a building defect during an inspection? 
Take photo, try to establish cause, inform client, recommend specialist advice from building surveyor or structural engineer  
120
What are the three common causes of defect? 
Movement, water and defective materials 
121
What are the different types of movement? 
Subsidence, heave, cracking and thermal expansion 
122
What is subsidence? 
The vertical downward movement of a building foundation caused by the loss of support beneath the foundation  
123
What is heave? 
Upward movement of ground beneath foundation
124
What is wet rot? 
Fungal attack that effects timber when it becomes damp - wet, soft timber, visible fungal growth, poor structural stability
125
What is dry rot? 
Wood decay caused by fungi that spread their spores and destroy the timber as spores continue to germinate and grow into mycelium  
126
What are common defects in period residential, office and shop buildings? 
Dry rot, wet rot, tile slip on roof, damp penetration, water ingress around door, structural movement around windows  
127
What are common defects in modern industrial buildings? 
Roof leaks, damaged cladding, water damage from burst pipes, cracking in brick work 
128
What are common defects in modern office buildings? 
Damp penetration, water damage from burst pipes, cavity wall tie failure, poor mortar joints, damaged cladding, structural movement
129
Other than building defects, what tenant breaches of covenant are you aware of? 
Breach in user clause  Breach in repair covenant  Breach in alienation provision
130
What are 4 common forms of foundation? 
Trench/strip footings, raft, piled, pad  
131
What is trench or strip footing foundation, and what are they used for? 
Shallow foundation that avoids bricklaying below ground by filling trench with concrete 
132
What is a raft foundation and when are they used? 
Shallow, slab foundation reinforced by concrete slabs of uniform thickness  
133
What is a piled foundation and when are they used? 
Long, slender reinforced concrete cylinders used for large structures    
134
What is a pad foundation? 
Generally shallow, pads support single-point loads like columns and frames    
135
What is efflorescence?  
White marks caused by salts in brickwork 
136
What is spalling? 
Surface of brick starts to crumble due to freeze/thaw action after it saturated in winter months 
137
How is damp measured? 
Damp meter  
138
How do you identify rising damp? 
Does not go above 1.5m
139
How do you prevent damp penetration? 
Ensure gutters are cleared of leaves  
140
What is the difference between a damp proof membrane and a damp proof course? 
DPM stops damp coming up through the floor  DPC is built into brickwork to stop damp rising up mortar joints  
141
Specifications of CAT A office buildings:
Steel or reinforced concrete frame 2.6m clear void to ceiling height Car parking Lighting (LG 7 compliant lighting) Air conditioning/comfort cooling WCS on each floor Double/triple glazed windows
142
Retail specification:
Location: Prime, secondary, tertiary Car Parking Visibility from high street Return frontage Frontage to depth ratio Masking internally (where there are hidden/partially hidden areas) Fit-out Floor to ceiling height
143
Industrial Specification: (For institutional grade industrial)
Minimum 8m clear eaves height with 10% roof lights Loading and unloading - roller shutter doors Accessibility from Motorway/main road Floor loading capacity Site coverage - 40%, anything under allows the expansion of additional industrial Office content (10%)

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