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Inspection - Level 3 Flashcards

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1
Q

What should be considered before inspecting the site?

A

Competent to undertake inspection
Purpose of inspection and scope
Check formal appointment in place
Potential risks

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1
Q

What equipment would you take with you during an inspection?

A

Mobile phone
Phone - safety, contact and camera
Disto
PPE
Pen and paper
Agency particulars/floor plan

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2
Q

What are the difference purposes of undertaking inspections?

A

Valuation - value significant factors
Rating - physical state at material day
L&T - breach of lease terms
Agency - determine pricing or marketing

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3
Q

What inspection methods would you undertake?

A

Desk based preliminary searches and my H&S
Immediate area - amenities, occupiers, contamination/flood risk, access
External inspection - age/construction, repair and condition
Internal inspection - Layout, specification, services etc.
Top to bottom, front to back

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4
Q

What are the four common forms of foundation?

A

Trench and slip footings - residential
Raft - slab foundation (lightweight structures or soft soil)
Piled - Vertical concrete cylinders (high loads/weak ground)
Pad - slab foundation under columns

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5
Q

Can you name some types of brickwork?

A

Types
Solid wall - Normally more than one layer. Different patterns tie bricks together (Flemish Bond).
Cavity wall - Two layers of brick tied with metal pins - external pins or air vents

Terminologies
Stretcher - Brick laid flat, long edge exposed
Header - Brick laid flat, short edge exposed

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6
Q

What sort of issues, defects should you look out for on inspection?

A

Water ingress
- Efflorescence - salt reacting with water (white marks)
- Spalling - bricks degrading from heating and cooling
- Damp

Movement
- Cracks, bouncy floors, settlement

Japanese knotweed - purple stem with green leaves

Asbestos

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7
Q

What’s the difference between a hazard and a risk?

A

Hazard: something that could potentially cause harm.

Risk: the degree of likelihood that harm will be caused.

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8
Q

What is contamination?

A

A substance in land or groundwater that is potentially hazardous to the environment or human health.

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9
Q

What should you consider prior to an inspection?

A

Reason for inspection
Are you competent to inspect
Do you have appropriate PII cover
Have you undertaken a risk assessment
Access arrangements
What equipment will you need to inspect
Terms of engagement
Other RICS Standards and guidance

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10
Q

Why is PPE worn?

A

To minimize exposure of an individual to hazards.

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11
Q

What is radon gas?

A

A naturally occurring gas which is colourless and odourless. It is radioactive and cancer-inducing. It can only be detected using specialist equipment. Properties in high radon areas require additional underfloor ventilation. High incidence areas include Cornwall, Devon, Somerset, Derbyshire, Northamptonshire and Aberdeenshire.

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12
Q

What are deleterious materials?

A

Materials which break down causing properties to experience problems. Some examples include composite panels, high alumina cement (HAC) and cavity wall ties.

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13
Q

During an inspection of an industrial unit what additional information will you need to record?

A

Eaves height
Yard area
Site density
Power supply
Drainage
Loading access to the unit
Heating
Ventilation
Lighting
Mezzanine

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14
Q

During an inspection of an retail unit what additional information will you need to record?

A

Location
Car parking
Frontage
Uppers floors

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15
Q

What should you do if you spot a defect?

A

Take photographs of the potential problem
Ideally place something next to the defect so that the photo has some scale
Make notes about what you see

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16
Q

What are the signs of dry rot?

A

Smell of mushrooms
White fungal growth with yellow and lilac colouration
Deep cracking in timbers

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17
Q

What are signs of wet rot?

A

Distortion, softness, discolouration and cracking of timber
Loss of timber strength
Sometimes fungal growth is visible
Damp, musty smell

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18
Q

What are the signs of damp?

A

Musty smell
Mould or mildew on the walls
Staining/ discolouration to walls
Fragmenting blistering paintwork
Signs of salts coming from plaster walls
External mortar failings/crumbling

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19
Q

What are the three kinds of damp?

A

Rising damp
Penetrating damp
Condensation

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20
Q

What is the cause(s) and signs of rising damp?

A

Cause - groundwater being drawn upwards through a building’s masonry/mortar by capillary action
Signs - wet patches on walls causing paint to peel, damage to skirting boards and plasterwork, damp floor coverings, white powdery salts left on the wall, yellow/brown staining on the wall

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21
Q

What are cause(s) and signs of penetrating damp?

A

Causes - lateral penetrating damp caused when external ground abutting an external wall is above the internal floor level / building defects
Signs - musty smell & mould growth, damaged plaster and internal decoration, rotting floor timbers and skirting boards, patches of damp that don’t dry out

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22
Q

What are cause(s) and signs of condensation?

A

Cause - high levels of humidity are trapped within a building because of poor ventilation
Signs - musty smell, blistering paint or peeling wallpaper, black mould around windows, skirting boards and walls/ceilings

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23
Q

What are the signs of Japenese Knotweed?

Study These Flashcards
A

Zig-zag growth pattern which appears green but red spotting lower down
Creamy white flowers appear in late summer
Green heart shaped leaves with pointed ends
Red shoots from the ground when first growing

24
What edition is the Surveying Safely guidance note on and when was it published?
Surveying safely is the 3rd edition and was published in April 2022.
25
What is the difference between prescriptive systems and self-regulatory systems?
Prescriptive systems establish specific rules, procedures, and criteria that must be followed. These rules are usually detailed and provide explicit directions on how to achieve compliance. Self-regulatory systems allow organizations or industries to set their own rules and mechanisms to ensure compliance. They are more flexible and adaptive than prescriptive systems.
26
What should an RICS Member/firm do if they are unsure of their legal obligations?
Consult relevant guidance
27
What is the purpose of health and safety?
The purpose of health and safety is to protect the well-being of individuals in various environments, such as workplaces, public spaces, and homes, by preventing accidents, injuries, illnesses, and fatalities. Health and safety practices aim to create safe and healthy environments for everyone, whether they are employees, visitors, or the general public.
28
How can RICS firms ensure the health, safety and wellbeing of staff at work?
By having a HSO (Health & Safety officer)
29
What is the objective of the ‘safe person’
30
What is competence?
The ability of an individual to perform a task or role effectively, efficiently, and consistently. It combines a person's skills, knowledge, experience, and attributes necessary to successfully carry out specific activities or functions.
31
What is a risk assessment?
A risk assessment is a systematic process used to identify, evaluate, and prioritize potential hazards or risks that could negatively impact people, the environment, assets, or business operations. The goal of a risk assessment is to implement appropriate measures to minimise or eliminate these risks.
32
What is a hazard?
A hazard is anything that has the potential to cause harm, injury, illness, damage to property, or disruption to the environment or business operations.
33
What is a risk?
The likihood of something happening/ hazard
34
How should you undertake a risk assessment?
1. Identify the hazards present 2. Identify the people at risk from the hazard e.g employees, contractors, visitors etc 3. Evaluate the risk, considering the likelihood and severity of any accidents. Existing precautions in place should be identified and evaluated 4. Record the findings on a suitable form 5. Review the risk assessment regularly 6. Advise all those affected of the outcome of the risk assessment and methods of work and precautions to minimise or eliminate risk
35
What to consider of the immediate area?
- Local/ aspect/ local facilities/ public transport/ business vibrancy - Contamination/ environmental hazards / flooding / high voltage power lines / electricity substations Comparable evidence/ local market conditions/ agents boards
36
What to look out for with an external inspection?
Method of construction repair and condition of the exterior Car parking/access / loading arrangements Defects/ structural movement Check site boundaries with OS map and/or Tittle plan Ways to date the building - ask client, date of planning consent, building regulations, land registry, local history, architect style
37
What to look out for with an internal inspection?
Layout and specification - flexibility and obsolescence Repair and maintenance Defects Services - age and condition Statutory compliance - such as asbestos, building regulations, health and safety, Equality Act 2010, fire and safety and planning compliance Fixtures and fittings and improvements Compliance with lease obligations
38
What is efflorescence?
White marks caused by hydroscopic salts in the brick work. It is formed when water reacts with natural salts by the way of a chemical process contained with in the construction material and mortar. The water dissolves the salts which are then carried out and deposited onto the surface by the natural evaporations that occur when air meets the surface of the wall.
39
What is spalling?
This is damaged brick work where the surface of the bricks start to crumble because of freeze/thaw action, after it has become saturated in the winter months.
40
What are shop specifications?
Most new shop units are constructed of either steel or concrete frame Services capped off Concrete floor and no suspended ceiling Let a shell condition with no shop front, readily for the retailers fitting out works
41
What are office specifications?
The two main methods of construction of a new office building are either steel or concrete frame. Steel frames usually have less columns and a wider span between them than concrete frames. Concrete frames normally have lower floor heights
42
What type of fit out is there?
Shell and core - where common parts are completed and the office floor areas are left as a shell ready for fit out by the occupier. Category A fit out - such as grade A specification as shell and core Category B fit out - to complete the fit out to the occupier's specific requirements, such as the installation of cellular offices, enhanced finishes and IT.
43
What are Industrial/warehouse specifications?
The basic construction buildings is usually a steel portal frame building with insulated profiled steel cladding walls and roof
44
What is an inherent defect?
It is a defect in the design or material which has always been present
45
What is a latent defect?
A fault to the property that could not have been discovered by a reasonably thorough inspection of the property.
46
What is subsidence and the causes?
The verticle downward movement of a building foundation caused by the loss of support of the site beneath the foundation. This could be a result of changes in the underlying ground conditions.
47
What is heave and causes?
It is the 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
48
What can horizontal cracking indicate?
Cavity wall failure in the brick work.
49
When does shrinkage cracking occur?
In new plaster work during the drying out process.
50
What could other cracks be due to?
Differential movement such as settlement cracks
51
What is damp rot caused by?
Damp and timber decay
52
What is dry rot caused by?
It is caused inside by fungal attack.
53
Common building defects for period residential/office/shop buildings?
Dry rot Wet rot Tile slippage on the roof Death watch beetle Damp penetration Water ingress Structural movement/settlement
54
Common building defects for modern industrial buildings?
Roof leaks Damaged cladding Blocked valley gutters water damaage from poor guttering or burst pipes Settlement/cracking
55
Common building defects for modern office buildings?
Dam penetration water damage from burst pipe or air conditioning structural movement damaged cladding cavity wall tie failure Efflorescence and poor mortar joints in brickwork
56
What are the 3 typical phases of a contamination investigation?
Phase 1 - review of sit history with a desk top study and site inspection and investigation Phase 2 - Investigation to identify the nature and extent of the contamination with detailed soil samples taken using bore holes Phase 3 - Remediation report setting out remedial options with design requirements and monitoring standards
57
What is a hazardous material and what does it include?
A hazardous material is harmful to health material include: Asbestos Lead piping/paint Radon gas

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