What equipment would you take with you during a survey?
Typically I would take the following equipment however this would depend on the nature of the inspection:-
Pen and paper or tablet to take notes with.
Camera.
Disto or tape measure.
Damp meter.
Ladder.
What do you need to consider before going to site to carry out an inspection?
I would firstly consider whether I am competent to undertake the inspection depending on the scope of service being provided.
I would also need to ensure that I am properly insured to carry out the inspection.
I would check that a formal appointment has been agreed and signed.
A risk assessment and method statement should also be carried out to determine what risks are involved.
I would ensure I know the kind of survey that is being provided and review all relevant existing building information available.
How do you undertake an inspection?
Personally I prefer to undertake an inspection of a building from the top down.
I would normally walk around the building externally a couple of times to get my bearings and get an initial understanding of:-
An indication of the building’s age.
Its form of Construction.
Any additions or abnormal factors.
I would then start the inspection externally and inspect each elevation in turn looking at the roof, elevations, windows, doors, drainage and rainwater goods.
Then I would move inside and again start from the roof space and move down through the floors.
What kinds of risks do you consider?
Lone working.
Asbestos.
Accessing roofs and roof spaces at height.
Hazards associated with derelict & empty properties.
Confined spaces.
How does a disto work?
A disto emits a laser beam and measures the time taken for it to reflect which is then converted into a distance.
How can you check a disto’s accuracy?
This can be checked by using a known measured distance in the office.
When does a disto becomes less accurate?
It become less accurate as the distance increases.
It is also very difficult to use outside over long distances due to issues with identifying the laser.
Have you heard of a theodolite and how does this work?
A theodolite is an optical instrument consisting of a small mounted telescope that is rotatable in horizontal and vertical planes.
They are mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation.
Leveling is accomplished with the aid of a spirit level where crosshairs in the telescope permit accurate alignment with the object sighted.
What precautions would you take if you were inspecting a flat roof with a stepped ladder on your own?
- I would prepare risk and method statements before undertaking the survey.
- I would consider the height of the roof if it was more than a single storey and look to arrange alternative access.
- The type of ladder being used should also be considered to ensure it is capable of being placed against the wall at an angle of 70 degrees and allows the surveyor to be able to inspect the roof without standing on the last four rungs of the ladder.
- Consideration would also be given to the condition of the roof in terms of whether it is fragile or suitable to be walked on.
What would you look for when inspecting a slated pitched roof covering and what would you look for within the roof space?
- I would consider:-
o The age of the property and roof.
o Whether the roofing materials are original.
o Whether the ridge is straight.
o Identify and consider any deflections or distortions.
o Identify any slipped or missing slates.
o Determine if previous repairs have been undertaken and consider specifically if repairs are numerous and to what standard they have been carried out.
o Identify if the leadwork to valley gutters, chimneys and other penetrations is in good condition.
o Identify if the chimneys are in good condition or whether they are leaning or require repointing.
o Visually inspect whether any light is identifiable from the outside when it is dark inside.
What advice would you give if slates were to be replace by concrete tiles?
- Firstly concrete tiles are heavier than slates and may therefore impose a significant additional load that the roof structure, structure and foundations of the building have not been designed to take.
- It would therefore require a structural engineer to confirm if the existing roof structure, structure and foundations could accept this additional weight as it could lead to deflections in the roof, roof spread or settlement.
What would the statutory implications be when replacing slates with concrete tiles?
- If you are replacing the roof covering then you will be required to undertake thermal improvements to the roof under Part L of the Building regulations.
- This requires you to meet current guidelines as long as it is feasible and will provide pay back over a 15 year period.
- The change in roof covering could require consent from the local council if it is within a conservation area or it is a listed building.
How would you ascertain the condition of electrical installations without employing a specialist?
- I would consider the age of the equipment and whether any service history or electrical inspections are accessible.
- I would also look at whether the installation is in good working order at the time of inspection, its general condition and speak to the owner, occupier or maintenance team to see if they can provide any input.
What are the requirements of the differing types of inspection for example acquisition and fire reinstatement cost assessments?
- Acquisition of properties
o The RICS provide a practice note ‘RICS Building Survey Practice Note’ advising on the mandatory components for undertaking a Survey.
o This practice note is written to reflect the property law in England and Wales.
o It describes and defines the service, in particular specifying those elements that are mandatory to be surveyed.
o It applies without exception where any surveyor enters into a contract with a client to provide the service.
o It is mandatory to use the specified format, without variation, and no departure is permitted.
o Guidance on the practical application of the practice note is given in section 4, Compiling the report – commentary and guidance.
o The surveyor must ensure that he or she has the particular technical skills and experience relevant to the property before accepting an instruction.
o The surveyor is responsible for carefully and thoroughly inspecting the property and recording the construction and defects that are evident.
o The surveyor is advised not to limit the time for inspection and should take the time required for the property in question.
o The surveyor should carry out the inspection in a logical sequence, and it is essential that all relevant parts of the property are closely inspected.
o For example:-
■ The interdependence of the different parts of the structure should be assessed.
■ Especially the way in which the roof, walls (internal and external) and floors interact, so that each part is not considered in isolation.
- Key elements that must be reported on include:
o Roof space.
o Condition of floors.
o Furniture and occupier’s possessions.
o Services.
o Limitations to the inspection. - The surveyor must keep a permanent record of the site notes made at the time of inspection.
- Any physical limitations present at the time of inspection should be noted on the site notes.
- In addition to written notes, the surveyor should include sketch plans, diagrams and photographs.
Fire Reinstatement Reports
- The RICS produce the Reinstatement Cost Assessment of Buildings, 3rd addition which is intended as a guide for surveyors who carry out reinstatement of assessments of buildings.
- All assessments are to be made on the basis of total loss or of such substantial damage that the entire building will require demolition and rebuilding.
- The usual requirement for a reinstatement cost assessment is that it is prepared on the basis of a ‘day one reinstatement’ figure known as the declared value, though it is prudent for this to be confirmed in the instructions and referred to in the final report.
- In calculating the declared value, RICS members and RICS-regulated firms should ignore the effects of inflation during the period of the insurance policy as this is allowed for in the inflation provision.
- The declared value figure should be the equivalent of a fixed price lump sum, competitive tender submitted by a suitable and competent contractor for works to commence on site on the first day of the period of insurance.
- The valuation should include:
o Net rebuilding cost.
o Appropriate allowances for demolition.
o Other costs and all associated professional and other statutory fees. - Most commercial buildings in the UK are insured on a reinstatement (new for old) basis.
- The day one reinstatement basis is the most popular form of this, particularly for buildings insured by a landlord and leased to a tenant.
- If there is no intention to repair or reinstate a damaged building, then some other basis of settlement may be more suitable.
- It is prudent to incorporate recommendations within the report to the effect that the client needs to reassess the sum insured on a regular basis, with an annual adjustment to reflect inflationary effects and a major review and reassessment every three years, or earlier should significant alterations be made to the insured property.
What are the different levels of residential survey?
Level 1
Level 2
Level 3
o Level One
■ This level of Survey comprises a visual inspection that is less extensive than Levels Two and Levels Three.
■ No opening up or testing of the building fabric or services are undertaken.
■ This survey describes the condition of the building, its services and exterior including any outdoor areas.
■ The report also covers the importance of any defects however a Level One survey does not include any advice on repairs or ongoing maintenance.
■ It is more suited to modern dwellings of standard construction rather than older or complex properties in poor condition.
Level two
o Level Two
■ The Level Two survey covers a more extensive visual inspection than Level One but excludes any tests or opening up of the building fabric or services.
■ Accessible areas such as the roof or underfloor space are inspected visually.
■ The report also covers the importance of any defects and gives advice to remediate these defects.
■ This level of survey is suited to a broader range of traditionally constructed properties however it is not suited to complex buildings or unique or historic properties in poor condition.
Level three
■ The Level Three survey covers a more extensive visual inspection than Level Two.
■ Although the services are not tested, they are observed in normal operation.
■ The report outlines appropriate remedial work and explain the likely consequences of non repair along with the priority of repair works.
■ An indication of likely costs of repair is also provided.
■ This level of service will suit any domestic residential property in any condition.
What is a good methodology for completing a successful residential property survey?
- pre inspection
- inspection
- the report
Good methodology for Pre inspection?
■ Pre-Inspection
* The guidance note advises that all surveyors should be familiar with the type of property to be inspected and its surrounding area.
* Pre-Inspection information to be gathered includes:-
o Information from the selling agent.
o EPC.
o Flood risk, radon levels and subsoil information.
Good Methodology for the inspection?
■ Inspection
* Equipment – The guidance note also specifies a core set of equipment to be carried by surveyors including paper, pens, pencils and voice recorders, digital cameras, tapes, laser measures, moisture meters and spirit levels. Additional equipment required for a level 3 survey may include screwdrivers, bradawls and hammers.
* The Inspection – During the inspection the guidance note specifies the level of services the surveyor should provide for each element depending on whether a Level 1, Level 2 or Level 3 survey is being undertaken as follows:-
* For example:-
o Roof space:-
■ Level 1 – Surveyor will not remove secured access panels or lift insulation material, a visual inspection of the roof structure and other features will be undertaken from the access hatch.
■ Level 2 – In addition to the above the surveyor will enter the roof space and visually inspect the structure with particular attention to the parts vulnerable to deterioration. A moisture meter will be used on the components as appropriate.
■ Level 3 – In addition to the above, the surveyor may use a pocket probe or magnifying glass where appropriate. Insulation material will not be removed but may be lifted to determine condition and thickness.
o Floors:-
■ Level 1 - The surveyor will inspect the surfaces of exposed floors but will not lift floor coverings. Tests for excessive deflection will be carried out via a heel drop test.
■ Level 2 – In addition to the above, the surveyor will inspect sub-floor void areas through unfixed access hatches without entering the sub-floor space.
■ Level 3 – Further to the above, the surveyor will lift the corners of any loose floor coverings to inspect the floors condition. If any areas of deflection are identified they will be assessed further. If the sub-floor void is safe to access, they will enter this space to carry out a more thorough inspection.
o Services:-
■ Level 1 - The surveyor will not lift inspection chambers.
■ Level 2 – The surveyor will lift inspection chambers for visual inspection if it is safe to do so.
■ Level 3 – The surveyor will lift inspection chambers for visual inspection if it is safe to do so and observe the services in every day use including operating lighting, extract fans, water services and drainage.
Good methodology for the report?
- General:-
o The guidance note advises that the Surveyor should reflect on their findings following the inspection with it not being appropriate to dictate the report during the inspection.
o The report should be clear and well structured so clients can identify information quickly. - Reporting Structure – The structure may vary but will typically include:-
o Title & Front Page.
o Contents Page.
o Explanation on Level of Service being provided.
o Summary of Overall Opinion.
o Main Body of the Report Covering Specific Elements.
o Sufficient Headings & Sub-Headings to allow information to be located easily.
o Supporting photographs.
o Plans & Diagrams. - Surveyors Opinion
o This should help the client make an informed decision on whether to proceed.
o It should also provide the client with a summary of information needed to take any next steps and highlight any areas of concern.
What inspection techniques are you aware?
o Exposed timbers should be examined where possible.
o The surface of floors that are not covered with fixed floor coverings should also be inspected.
o In the case of timber floors, loose boards should be raised to enable the construction to be identified and their condition to be checked.
o Where access is available, the surveyor should inspect the subfloor area.
o In all cases, the surveyor should judge whether it is practicable, permitted and safe to carry out the inspection.
o If it is not possible then this should be clearly reported.
o The surveyor is responsible for carefully and thoroughly inspecting the property and recording the construction and defects that are evident. It is therefore recommended that the surveyor accepts responsibility, within the limits of the agreed instructions, to see as much of the property as is physically accessible.
o The inspection should be carried out without the risk of causing injury to the surveyor or damage to the property.
o It is advised that hot water installations, boilers, control equipment, space heating and other service installations are inspected visually.
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