Inspection Flashcards
(282 cards)
1
Q
Explain your understanding of the RICS Professional Standard Technical Due Diligence of Commercial Property 1st Edition.
A
https://www.rics.org/content/dam/ricsglobal/documents/standards/Technical%20due%20diligence%20of%20commercial%20property.pdf
2
Q
What is technical due diligence (TDD)?
A
3
Q
How does your TDD change when inspecting at different points of the property lifecycle?
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4
Q
How would you deal with any practical limitations on an inspection?
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5
Q
What factors or issues might you report on during a TDD inspection?
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6
Q
What enquiries might you make on site?
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7
Q
How would you breakdown your inspection of the building fabric elements
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8
Q
How would you inspect the building services?
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9
Q
When would you recommend specialist advice?
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10
Q
What environmental considerations would you make when inspecting for TDD?
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11
Q
What would you include in a TDD report?
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12
Q
What timeframes would you set out in a TDD report?
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13
Q
What risk ratings would you use in a TDD report?
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14
Q
How would you inspect for party wall purposes?
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15
Q
What RICS guidance would you follow for party wall issues?
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16
Q
For a party wall award explain the role and structure of the pre-works inspection.
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17
Q
What needs to be inspected as part of the pre-works inspection?
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18
Q
Explain how you would carry out an interim or final inspection for a party wall award.
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19
Q
How would you inspect for a reinstatement cost assessment?
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20
Q
What RICS guidance relates to reinstatement cost assessments?
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21
Q
What information would you gather during a reinstatement cost assessment
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22
Q
How would you assess the age of a building?
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23
Q
What other considerations would you make during a reinstatement cost assessment
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24
Q
Explain your understanding of the RICS Professional Standard Surveying Assets in the Built Environment.
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25
What would a desktop study include?
26
Why would you undertake a desktop study?
27
How would you inspect for a Fire Risk Assessment?
28
How would you inspect a large portfolio of assets?
29
Would you need to inspect all assets if not – what would you inspect and why
30
Explain when and why you would test concrete.
31
How would you inspect to prepare a schedule of condition?
32
How does a schedule of condition report differ to a reinstatement cost assessment report?
33
How would you inspect in relation to dilapidations?
34
How would the lease influence your advice on dilapidations?
35
What types of dilapidations schedule are you aware of?
36
When and why would you use a Scott schedule?
37
What diagnosis techniques have you used when inspecting?
38
Explain the use and limitations of a borescope.
39
Explain the use and limitations of thermography in leak detection.
40
Explain a key issue raised by RICS Surveying Safely.
41
How do you ensure you make appropriate access arrangements for inspections
42
What things would you check before attending site for an inspection?
43
Briefly explain the construction of a recent building you have inspected.
44
What is the size of a brick?
45
How do you take good inspection notes when on site?
46
Tell me about how you would ensure safe working at height / on a site with working machinery.
47
What building characteristics do you look for when inspecting a property?
48
Tell me about the basic construction of a building you have recently inspected
49
What are the usual sizes of floor and ceiling void in a new office building?
50
What does Grade A specification mean for an office?
51
What features would you expect to find in a Grade A specification office?
52
How do office Grade and Category differ?
53
How do Cat A plus Cat A and Cat B differ?
54
What does turnkey mean?
55
What is the British Council for Offices?
56
When was their office guidance last updated?
57
What changes were made?
58
What is the optimum depth of an office to allow for natural light?
59
What eaves height is desirable for an office building?
60
What is the normal floor loading for an office building?
61
How would this differ to an industrial / warehouse unit?
62
What is an easement?
63
How would you find out about the existence of an easement?
64
What types of air conditioning would you find in a modern office building?
65
How can you tell if a wall is of solid or cavity construction?
66
Tell me about how you collect store and retrieve information for different purposes when carrying out property inspections.
67
What is a hidden valley gutter?
68
What problems can arise because of one?
69
Where does surface water drain into?
a surface water sewer or a soakaway which should be set a minim of 5m away from a building.
70
How does this compare to foul water?
71
What is a deleterious/hazardous material?
72
Give an example of each.
73
What do dry and wet rot look like?
74
What is rising damp?
75
What is Japanese Knotweed?
76
How would you identify it?
77
Why is it a problem?
78
What does the RICS say about Japanese Knotweed?
79
When was the latest RICS guidance relating to Japanese Knotweed published?
80
What are the key principles mentioned in this Professional Standard?
81
What does the law say about Japanese Knotweed?
82
What are your duties in relation to Japanese Knotweed?
83
How can you treat Japanese Knotweed?
84
What is the worst case scenario for Japanese Knotweed damage?
85
What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?
86
Can you tell me about any RICS guidance on contamination or environmental risk?
87
What is the general principle relating to contamination?
88
What signs would indicate that a site is contaminated?
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What do you understand by Government guidance Land Contamination:
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Risk Management (LCRM)?
91
Who published the LCRM?
92
What is an Environmental Impact Assessment?
93
Why and when would you need one?
94
What is radon?
95
Where is radon typically found?
96
How can you reduce radon risk?
97
Tell me about what an inherent/latent defect is.
98
Why are building warranties important?
99
Tell me about your understanding of structural movement.
100
What is subsidence/heave?
101
Tell me about any risks relating to air conditioning.
102
Explain the potential implications of the Hart v Large case.
103
Explain your understanding of the inspection principles established in
104
McGlinn v Waltham Contractors.
105
Tell me about social issues relating to residential property (and inspection
106
Tell me about housing policy and law relating to maintenance and repair.
107
What does Section 11 of the LTA 1985 say about repairs?
108
What does the Defective Premises Act 1972 say about duties of care?
109
How could a conservation area/historic centre designation impact upon your inspection and advice?
110
How would you identify general environmental issues and how would this impact upon your advice?
111
What is the mundic problem?
112
What does the RICS guidance say about mundic?
113
Does RICS provide any guidance in relation to flooding (relating to residential property)?
114
Tell me about the insurability of property at risk of flooding.
115
What types of flooding exist?
116
What is the Flood Re scheme and the Water Act 2014?
117
What property is covered by Flood Re?
118
How do you assess flood risk in relation to survey instructions?
119
What is the difference between a lender's valuation and a survey?
120
What additional responsibilities in relation to repair and inspection relate to HMOs?
121
What is a flying freehold?
122
Does the term flying freehold apply to leasehold property?
123
What are the issues associated with flying freeholds?
124
What legal rights do you need if you own a flying freehold?
125
How are repair issues most effectively dealt with in relation to a flying freehold?
126
Can you enter your neighbour's property and recover the cost of works from them?
127
What does the Access to Neighbouring Land Act 1992 say?
128
How do you use IT systems to record accurate site inspection notes?
129
Tell me about a tool you have used during a site inspection.
130
How do you use a protimeter to identify damp?
131
What are the limitations of a protimeter?
132
How can you calibrate a protimeter?
133
How frequently should you calibrate a protimeter?
134
What materials can you use a protimeter on?
135
What guidance exists in relation to the use of protimeter?
136
What advice would you provide if you took a high protimeter reading?
137
How would you identify the cause of the damp?
138
What advice might you provide as a result?
139
Tell me about a way you can remedy damp from your experience.
140
How can you undertake further investigations into damp?
141
Why is it important to record accurate information during a building inspection?
142
What is the primary purpose of a condition-based residential survey?
143
What other matters might be commented upon in a condition-based survey
144
Explain the key principles of the Home Survey Standard.
145
What are the three levels of service?
146
What are Survey Levels 1/2/3?
147
How do these differ in practice?
148
What is the scope of inspection for each?
149
When should you report / not repair on repair costs?
150
Tell me about the differing levels of inspection you would carry out between the survey levels.
151
Why do the levels of inspection differ?
152
What factors would you consider in a Survey Level 1/2/3?
153
In a level 1 survey would you advise on repairs or ongoing maintenance?
154
What type of properties would you use a Survey Level 1/2/3 for?
155
How do you recommend a particular survey level to a client?
156
Would you inspect concealed areas in a Survey Level 2 or 3?
157
What are your professional obligations when providing a Home Survey?
158
Who are the different types of report designed for?
159
What types of properties should each be used for?
160
How would you adjust your advice for a leasehold property?
161
What advice would you give to a prospective client about the RICS reports?
162
What would your scope of inspection include?
163
How would you assess services/equipment?
164
For a flat what would your inspection include/exclude?
165
What would you not make enquiries about in a Home Survey?
166
What are the key sections of your report?
167
How does energy impact upon your Home Surveys?
168
How might your advice be used by a legal advisor?
169
What maintenance tips might you give within a Home Survey?
170
For a Survey Level 1 what guidance does RICS provide?
171
What is a Survey Level 1?
172
How does it differ from a Survey Level 2?
173
What is included/excluded in a Survey Level 1?
174
Tell me about the RICS guidance for a Building Survey (BS) or Survey Level 3
175
What is a BS?
176
What is included/excluded within a BS?
177
What desk-top research/enquiries should you undertake?
178
What type of properties is a BS suitable for?
179
What is the scope of your inspection for a BS?
180
What are the condition ratings you would include?
181
How is a Survey Level 3 similar to a Survey Level 1 or 2?
182
How does it differ?
183
Would it include an estimate of costs for identified repairs?
No it does not need to include estimated costs for repairs this can be additional bur the terms of engagement and scope of service must be clear. in my last firm estimated costs were additional whereas my current employment includes costs.
184
What is a test under the RICS Home Survey guidance?
185
Is using a protimeter an example of a test?
186
What are the component stages of carrying out a condition-based survey?
187
How do you manage client’s expectations when carrying out a condition based survey?
188
What information would you ask the client for?
189
What would you include in your terms of engagement?
190
Would you undertake any additional due diligence for a leasehold inspection?
191
Would you take any different inspection equipment on a level 3 vs. level 1 inspection?
192
What is a trail of suspicion?
193
What are your duties in relation to following this?
194
How does this differ between survey levels?
195
How does your inspection of windows/roofs/floors/furniture/services /grounds differ between survey levels?
196
In relation to one of these aspects tell me about what you would do.
197
How would you ensure your H&S in doing so?
198
What would you include in a survey level one/two/three report following your inspection?
199
What level of opinion would you include in each type of report?
200
How would you deal with risks to occupants/legal matters/regulations/guarantees/other matters in your report?
201
How would you provide cost advice post inspection?
202
Under what survey level would you do this?
203
What actions would you take post-inspection?
204
What additional services have you provided in addition to a conditionbased survey?
205
What case law is there on when
what and how to inspect building work?
206
What surveys can you have done to detect a water penetration behind external cladding?
207
How would you inspect to determine the thickness of a liquid applied roof covering?
208
What would you use a magnet / plumb bob / spirit level for during an inspection?
209
Explain the requirements of the New Homes Quality Code.
210
Who can be a Pre-Completion Inspector?
211
What does a Pre-Completion Inspection include?
212
What format does a Pre-Completion Inspection take?
213
At what stage is a Pre-Completion Inspection carried out?
214
What tools would you use for 'opening up'?
215
Why would you record protimeter readings on a sketch plan?
216
What precedent was set in the Ryb v Conways case regarding site notes?
217
What best practice would you follow when making site notes?
218
How would you keep accurate site notes in wet weather?
219
What would you ask the occupier at the beginning of an inspection?
220
Why might you inspect the external parts of a building last?
221
What is Bungaroosh and where might you typically find it?
222
What issues relate to the use of Bungaroosh?
223
What issues relate to pitch fibre drains?
224
What are Finlock gutters and what issues might you find in a building
225
relating to them?
226
What guidance relates to the inspection of car parks?
227
What RICS guidance would you look at in relation to moisture and
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traditional buildings?
229
What are some of the key principles of this RICS Joint Position Statement?
230
When might you recommend further investigation of a defect following an inspection?
231
What does a head and shoulders inspection entail and when would you undertake one?
232
Explain how you would consider the Housing Defects Act 1984 when inspecting a property.
233
Under the 1984 Act what does repaired v unrepaired mean?
234
How would you check if a property designated as defective has been repaired to an adequate standard?
235
How can you safely use a ladder during an inspection?
236
When would you not use a ladder?
237
Why are physical inspections of a property important?
238
What might you identify on a physical inspection that could be missed without visiting site?
239
When would you not physically inspect a property?
240
What type of property is not suitable for a drive by inspection?
241
What is in your company’s lone working policy?
242
How do you determine an appropriate level of PPE for your inspection?
243
How would your inspection of a period property differ to a modern one?
244
When and why might you use a drone for inspection?
245
What RICS guidance and/or legislation relates to the use of drones?
246
Do you need a licence to fly a drone?
247
What is RAAC concrete and what issues relate to its use?
248
What are the key differences / observations on site between RAAC and standard concrete slabs?
249
How might your desktop research differ between an inspection for a RCA versus a dilapidations inspection?
250
There is a RICS Practice Alert relating to the supervision of APC candidates. How do you ensure that you inspect properties in line with this?
251
Talk me through your preparation of Schedules of Condition and dilapidations advice.
252
Tell me about when you have commissioned advanced inspection techniques testing.
253
St Catherines – Accompanied Level 2 inspection
I observed significant signs of settlement to the floor slab. I measured a gap between the slab and the skirting of 20-30mm. The walls had not been built directly on the floors, the doors and frames were reasonably square and undistorted indicating the settlement was localised to the slab. I confirmed that the observed movement was beyond acceptable tolerances as per BRE 251 and would need to be investigated by a structural engineer. I advised that rectification could involve breaking out the slab and replacing and that a thorough assessment to establish costs should be carried out prior to commitment to purchase
254
What were your observations on site?
255
What were the signs of settlement?
256
Why did you deem a structure engineer would be required?
257
How was their appointment documented?
As this was an accompanied level 2 pre acquisition survey I did not have any input into the appointment of a structural engineer.
258
What was the outcome of your advice?
259
St Columba’s – Church and hostel
I assisted with a 10-year PPM for a charity to allow them to set
maintenance budgets. I took detailed notes, photographs and
measurements and identified defects requiring urgent attention such as blocked and leaking rainwater goods as well as items which required works in the future including redecoration and repointing. I obtained cost data from BCIS and stated in the report that the costs were based on “day one” costs exclusive of professional fees, asbestos removal and VAT.
I Followed up with the Client after the report and they decided to withdraw from the sale.
260
How did you go about preparing for your PPM inspection?
261
Can you talk me through an item of urgent attention you identified?
262
How did you go about preparing your costs?
263
Why did you exclude asbestos removal?
264
How did you assess the cyclical works?
265
Tell me about when you have prepared a detailed Building Survey report for a client containing detailed information conclusions and recommendations
266
Tell me about when you have provided detailed reasoned advice to
267
clients relating to claims for dilapidations
including analysis of lease
268
Tell me about when you have prepared detailed Building Survey reports for example on a pre-acquisition basis
269
How have you interpreted and provided advice in relation to results of advanced inspections undertaken by others?
270
4b Crescent – Defect investigation
The client was concerned about cracks to the front (south) elevation. I noted that the house was built on Heavy London Clay with shrubs in close proximity. I did not observe diagonal or tapering cracking, which would have indicated subsidence. I used my level to test the floors and walls. These were level, which indicated no subsidence had occurred. I diagnosed several vertical cracks below the window openings to be thermal and recorded the cracking as category 2 as per the BRE Digest 251. I advised these could be filled, however, the only way to prevent future recurrence would be to introduce an expansion joint. Given the soil type was prone to seasonal movement, I advised the client that all trees and large shrubs close to the building should be suitably controlled. The removal should be completed over a period of 3 years to prevent problems associated with heave
271
How did you determine the house is built on heavy London clay?
I used the maps within our office and the maps online to establish the soil type.
272
What is a category to crack?
273
What is the purpose of an expansion joint?
274
How would trees and stripes be controlled?
They should be regularly pruned to control there growth and shrubs in close proximity to the walls should ensure they do not block air bricks.
275
What is heave?
276
Why did you advise over a three-year period?
277
Unit B37 – Accompanied Building survey
During the inspection, I used a drone to assess the condition of the
corrugated asbestos roof. I advised the client that the roof was in a poor condition with buddleia damage, heavy moss growth and leaks
throughout. In the report I included photographs and budget costings for the remedial works and advised that the extensive leaks and damage meant that the roof covering was beyond its life expectancy and should be replaced. The report allowed the client to fully understand the necessary works and potential costs, which enabled them to negotiate a rent-free period to undertake the repairs.
278
Why did you utilise a drone?
279
What was the implication of buddleia damage?
280
How did you prepare your budget cost?
281
Why was the roof beyond its life expectancy?
282
What consideration did you have to have for the roof replacement?
