PE Inspection

Question 1

Which of these might be purposes for inspection?

Answer 1

• Valuation
• Checking lease compliance
• Checking statutory compliance
• Assessing repair and condition
• Assessing marketability
• Risk assessment
• Professional advice

Question 2

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

Answer 2

• Health and safety risk assessment

Question 3

How would you check access requirements/obligations for an occupier property (and make sure you get it right first time)?

Answer 3

Check the lease

Question 4

Which would be the most logical inspection methodology?

Answer 4

Surrounding area, external, internal

Question 5

Where would you look in the Red Book Global for information on inspection?

Answer 5

VPS2

Question 6

What factors might you observe on an inspection that affect value?

Answer 6

• Location
• Design
• Specification
• Age
• Construction
• Repair/condition

Question 7

How would you check the age of a property?

Answer 7

• Architect’s plans
• Historic maps
• Planning history
• Building Regulations history
• Record of Practical Completion
• Lease (and historic deeds)
• Speak to the landlord/tenant/local people
• Date plaque or similar on the buiding

Question 8

How might you recognise a Victorian property?

Answer 8

Bay windows iron railings, coloured solid wall brickword, sash windows

Question 9

What type of foundations might be used on unstable ground/land with poor load bearing capacity?

Answer 9

• Raft
• Piled
• Pad

Question 10

What are the dimensions of a brick?

Answer 10

215mm x 102.5mm x 65mm

Question 11

How would you recognise a brick cavity wall?

Answer 11

Stretcher board

Evidence of cavity ties etc

Question 12

What is spalling?

Answer 12

Flaking brickwork

Question 13

What might you note observations of in the surounding area?

Answer 13

• Location
• Aspect
• Local facilities
• Public transport
• Contamination/environmental hazards
• Flooding
• High voltage power lines
• Comparables
• Local market conditions
• Agents’ boards

Question 14

How might you check a site boundary?

Answer 14

OS map

Title plan

Lease plan

Question 15

What is a deleterious material?

Answer 15

Degrade with age causing structural problems (and may also be harmful to health)

Question 16

What are deleterious materials?

Answer 16

Cladding, e.g. Grenfell Tower

High Alumnia Cement

Calcium chloride

Mundic

Regent Street disease

Question 17

What is High Alumnia Cement?

Answer 17

Material banned in 1970s with poor srength and vulnerability to chemical attack

Question 18

What is Calcium chloride?

Answer 18

Material used until 1970s, used to accelerate hardening of concrete but corroded steel reinforcement

Question 19

What is Regent Street disease?

Answer 19

Corrosion of steel frame leading to expansion and cracking, common from 1905

Question 20

What are examples of hazardous materials (i.e. harmful to health)?

Answer 20

• Asbestos
• Wood wool slabs
• Lead piping

Question 21

Does the RICS provide any guidance on contamination?

Answer 21

Understand obligations

Know responsiblities

Comply with the law

Recommend specialist advice where appropriate

Question 22

Generally, what should you do as a surveyor in relation to contamination?

Answer 22

Understand obligations

Know responsilbities

Comply with the law

Recommend specialist advice where appropriate

Question 23

What key legislation relates to contamination?

Answer 23

Environmental Protection Act 1990

Question 24

What is the key principle relating to comination?

Answer 24

Polluter pays, but if not possible to identify the owner is responsible

Question 25

What are signs of contamination?

Answer 25

Evidence of chemicals Oils Subsidence Underground tanks Bare ground Vegetation Landfill

Question 26

What is an EIA?

Answer 26

Environmental Impact Assessment - assesses impacts of a project on the environment, together with social, economic and environmental aspects

Question 27

What is Radon and where might it be found?

Answer 27

Radioactive gas due to natural breakdown of uranium in soil, rock and water whihc can lead to cancer through long-term exposure

Question 28

Why is Japanese Knotweed problematic?

Answer 28

Hard to control Damages surfaces Costly to eradicate Offence to grow in the wild Could get an ASBO if it's found on neighbouring land

Question 29

What is a latent defect?

Answer 29

Something that could not have been discovered by a reasonably thorough inspection

Question 30

What does the Defective Premises Act 1972 say?

Answer 30

Landlord owes a duty of care, as is reasonable in the circumstances, to all people who might reasonably be expected to be affected by defects in the premises

Question 31

What is subsidence?

Answer 31

Vertical downward movement of foundations due to reduced ground support

Question 32

What might be caused by a fungal attack?

Answer 32

Dry rot

Question 33

What defects might you find in a period building?

Answer 33

Rot Tile slippage Death watch beetle Damp penetration at roof and ground level Water ingress around openings Structural movement/settlement

Question 34

What should you do if you identify a defect when inspecting?

Answer 34

Note observation & take photos, try to identify cause, inform client and recommend specailist advice

Question 35

Surface water?

Answer 35

Surface water runs into water course, e.g. soakaway, storm drain

Question 36

Foul water?

Answer 36

Foul water drains from soil pipes int sewage system

Question 37

What might you find in retail shell specification?

Answer 37

Concrete floor Capped services No suspended ceiling No shop front Ready to receive fit out works

Question 38

How might you identify a concrete framed office?

Answer 38

More columns Narrower span Lower floor heights

Question 39

What does Category B mean in terms of office space?

Answer 39

Completely fitted out to occupier's requirements

Question 40

What is found in Grace A office?

Answer 40

Passenger lift Double glazing 12-15m depth to allow for natural light LG7 compliant lighting Suspended ceilings Fully access raised floors with floor boxes Air conditioning 1 person to 80-100 sq ft (or 1-200sq ft on Greenfield sites)

Question 41

What is a risk relating to air conditioning?

Answer 41

R22 now banned - exsting equipment can still be used but not repaired/topped up

Question 42

What might you find in a B8 distribution unit of institutional specification?

Answer 42

Clear rectangular spaec Min 6m clear eaves height (up to 18m for modern racking) Min 30KN psm floor loading, ideally 50KN psm Plastic coated steel profiled cladding with brick/block walls Full height loading electrically operated doors 3 Phase electricity (415V) 5-10% office content and WC facilities Capped services 10% roof lights 45% site cover

Question 43

What statutory compliance issues might you look for when inspecting?

Answer 43

Asbestos Building Regulations H&S Fire Regulations Equality Act Planning

Question 44

What are three types of obsolescence?

Answer 44

Physical Functional Economic

Question 45

Which section(s) of the Red Book Global relate to inspections?

Answer 45

VPS 2 and VPGA 8

Question 46

When were the Control of Asbestos Regulations last updated?

Answer 46

2012

Question 47

What is the current RICS guidance relating to asbestos?

Answer 47

Guidance Note Asbestos: legal requirements and best practice for property professionals and clients UK 4th edition