Inspection

Question 1

What does it mean to be ‘safe’ on an inspection? Why is it important?

Answer 1

Take steps to minimise the risk of harm on an inspection. Important for ensuring the health and wellbeing of yourself and others.

Question 2

How do you ensure your safety on an inspection?

Answer 2

1. Charged phone
2. Let colleague know
3. Plan escape route
4. know who you are meeting

Question 3

What is the guidance of RICS Surveying Safely 2nd Ed

Answer 3

Basic good practice principles.
Corporate and individual responsibilities.

Corporate responsibilities:
Line management structure, staff training, company policies & procedures, clear accountability, insurance, adequate resources. Investigate incidents.

Personal responsibilities:
Responsible for own H&S and anyone under your care. Duty to comply with company policies &b procedures. Report breaches in good time, personal risk assessment, wear PPE, do staff training.

Question 4

What is L&R lone working policy

Answer 4

1. Carry a charged mobile
2. Must notify dept secretary
3. Share diary with colleague.

Question 5

RICS VPS 2 ‘Inspections, investigations and record’ in Red Book

Answer 5

1. Inspections carried out to the necessary extent to produce an accurate valuation.
2. TOB - agreed extent of inspection
3. Revaluation without reinspection if no material changes.
4. Valuation Details must be recorded under VPS2

Question 6

What is a ‘proper record’ of an inspection?

Answer 6

Audit trail: legible, notes in business format. Photos.

Question 7

What would you find in the ToE about an inspection? What requirements are there for what to include?

Answer 7

1. Agree extent of the inspection.
2. Record any limitations or restrictions.

Question 8

What sort of property characteristics might you note?

Answer 8

1. External- type of construction, condition, site boundaries, access, car parking, no. of storeys, situation, adjacent blocks, roof type, defects, contamination.
2. Internal- Spec, layout, condition, use, no. of cores, defects, contamination

Question 9

DD prior to inspection?

Answer 9

Desktop review; situation, location, plan route, arrange access. Risk Assessments.

Print plans, charged phone, disto, pen and paper, PPE where required.

Question 10

What are signs of contamination?

Answer 10

1. Desktop search: radon gov search, previous site user.
2. Visible signs: evidence of chemicals , oil spill, presence of tanks.

*DEDUCT cost to remediate from Value

Question 11

When carrying out an external inspection, what should you take note of?

Answer 11

1. Method of Construction
2. Repair and condition
3. Car parking/ access/ loading
4. Defects?
5. Site boundaries- OS map and Title plan

Question 12

When carrying out an internal inspection, what should you take note of?

Answer 12

1. Layout and spec
2. Repair & maintenance
3. Defects
4. Services- age and condition
5. Statutory compliance- asbestos, building regs, H&S, Equality Act, Fire & Planning
6. Fixtures and fittings and improvements.
7. Lease compliance

Question 13

What is the difference between steel frame and concrete frame buildings?

Answer 13

Steel frame- less columns.
Concrete frame- more columns and lower floor to ceiling.

Question 14

What is the difference between the fit-out types

Answer 14

1. Shell and core- common parts completed, remainder as bare shell ready for fit out. No facilities or lighting.
2. Cat A- lease the open plan as you see it. Basic finishes to floors, walls and ceilings.
3. Cat A+ is where the Landlord looks after the fit out/ plug and play
4. CAT B - Tenant fit out to individual needs

Question 15

Grades of Office Space

Answer 15

Grade A- high spec, new or recently refurbed.
Grade B - average perhaps previously occupied.
Grade C - lowest spec & 20+ years old

Question 16

Which areas of the Red Book relate to valuation

Answer 16

VPS 2 and VPGA 8

Question 17

When were the Control of Asbestos Regulations last updated? What do they say?

Answer 17

2012
1. Good condition ACMs can be left
2. Duty to manage ACMs in commercial buildings.
3. Works to ACMs must be done by licensed contractor.

Question 18

Under the asbestos regulations, who is the duty holder?

Answer 18

Owner, unless occupied under FRI lease

Question 19

What are the requirements for asbestos?

Answer 19

A commercial property must have an asbestos management plan if asbestos is present.
Asbestos register required and must be checked against known materials once a year.

Question 20

Name the 3 types of asbestos

Answer 20

Chrysotile (White)
Amosite (Brown)
Crocidolite (blue)

Question 22

Health risks of Asbestos?

Answer 22

Can cause lung cancer

Question 23

How do you identify Japanese Knotweed? What is it?

Answer 23

Invasive purple & green plant that damage foundations and not easy to control. White flowers in summer.

Question 24

What legislation is there on contamination? What legislation is there on contamination?

Answer 24

Environmental Protection Act 1990

Question 25

What RICS guidance is there on contamination?

Answer 25

RICS Guidance Note, ‘Contamination, the Environment and Sustainability’ 2010. This reiterates the legal duties under the Environmental Protection Act

Question 26

How to Identify Contamination?

Answer 26

1. Desktop- Previous use. 2. Inspection; oil spills, subsidence, chemicals etc. 3. Environmental assessment.

Question 27

What RICS guidance note is there on contamination?

Answer 27

'Contamination the Environment and Sustainability' - guidance on identifying contamination and recommending expert advice.

Question 28

What is land remediation relief?

Answer 28

Tax relief from corporation tax, claim 150% for expenses for cleaning up land acquired in a contaminated state.

Question 29

High Alumina Cement?

Answer 29

Pre cast concrete in 50s & 60s. (conversion) losses strength from damp.

Question 30

What do you do if asbestos is present in the building?

Answer 30

1. Risk Assessment 2. Inform client and advise on duties 3. Specialist advice. 4. Impact on value?

Question 31

Surveyors responsibilities regarding asbestos

Answer 31

1. H&S at Work Act- reasonable care for themselves and others. 2. Report to client. 3. Advise specialist advice is required.

Question 32

What is the process for carrying out an inspection?

Answer 32

1. Local area 2. External 3. Ineternal

Question 33

Purpose of Inspections?

Answer 33

1. Valuation 2. Agency 3. Property Management/Policing the lease

Question 34

What are deleterious materials and what are some examples?

Answer 34

Materials that degrade with age. e.g. concrete frames from 60s and brown staining on concrete

Question 35

What are hazardous material and what are some examples?

Answer 35

Asbestos, lead piping

Question 35

What are the differences between an inherent, a patent and a latent defect?

Answer 35

1. Inherent: always present, defect in design or build. 2. Latent: defect not reasonably identified on an inspection.

Question 36

What are common defects and their causes?

Answer 36

1. Movement- subsidence, heave etc 2. Water- deterioration of materials.

Question 37

What’s the difference between a defect and repair?

Answer 37

Defect- something that is faulty in some way Disrepair- result of failure to maintain

Question 38

What would you suspect from horizontal cracking? Vertical cracking?

Answer 38

Horizontal- wall tie fail Vertical- subsidence

Question 39

HSE guidance on asbestos?

Answer 39

1. Good condition ACMs can be left in place 2. Duty to manage ACMs in CRE. 3. Works to ACMs must be by a licensed contractor.

Question 40

Types of Survey for asbestos

Answer 40

Management Asbestos Survey Refurbishment and Demolition Asbestos Survey