1
Q
What guidance is there concerning property inspection?
A
RICS Global Red Book 2025 - VPS4 (was previously VPS2)
VGPA 8 - Valuation inspections
RICS Professional Standard Surveying Safely 2nd edition 2018
RICS Professional Standard Asbestos 4th edition 2021
RICS Professional Standard Japanese knotweed and
residential property 1st edition 2022
2
Q
What commercial reasons are there for inspecting?
A
- Valuation
- Leasing and Letting
- Estate management
- Mortgage lending
- Purchase and sale
- Business rates
3
Q
How would you prepare for an inspection?
A
- Consider the purpose of the inspection
- Carry out a risk assessment
- Access
- Competence check
- Adequate PII
4
Q
What are the 4 steps to an inspection?
A
1) Personal safety
2) Locality
3) External
4) Internal
5
Q
How would you inspect a roof?
A
- Look from the ground
- Look from loft space
- Can go up a ladder but not the top four rungs
- Drone
- Google images
- Advise the client to get a Building Surveyor
6
Q
What environmental hazards should you record?
A
- Contamination
- Flooding
- Mining
- Radon
- Asbestos
- Overhead pylons
- Fuel tanks
- Invasive species
- Erosion
7
Q
What causes a site to be contaminated?
A
- Oil spills
- Emissions
- Underground toxic gases
- Flooding
- Run-off
8
Q
How might you assess if a site was contaminated?
A
- Planning
- Speak to occupier
- Check asbestos register
- Establish historic uses
9
Q
What types of asbestos are there?
A
3 main types
- crocidolite (blue)
- amosite (brown)
- chrysotile (white)
Also:
- anthophyllite
- actinolite
- tremolite
10
Q
What is the RICS guidance on Japanese Knotweed?
A
RICS Professional Standard Japanese knotweed and residential property 1st edition 2022
11
Q
What are the two types of defect?
A
Inherent = any defect in the premises or in anything installed in or on the premises which is attributable to defective design, defective workmanship, defective materials or defective supervision of the construction or installation of anything in or on the premises
Latent = a fault in a property that could not have reasonably been discovered through inspection
12
Q
What are the causes of movement?
A
- Heave
- Subsidence
- Cracking
13
Q
What types of damp are there?
A
- Penetrative
- Rising
- Condensation
- Rot
14
Q
How can you identify rising damp?
A
- Yellow/brown staining on walls
- Efflouresence (salts)
- Damage to skirting boards
- Damp floor coverings
- Wet patches on the walls
15
Q
What is spalling?
A
The erosion of the face of the brickwork
16
Q
What issues can spalling cause?
A
Penetrative damp
17
Q
What is rising damp?
A
The groundwater is drawn upwards through the masonry by way of capillary action.
Porous materials such as bricks more likely to be affected.
18
Q
What is penetrative damp?
A
Damp caused as a result of buildings defects e.g. roofs, walls, guttering and windows.
19
Q
How do you identify penetrative damp?
A
- Musty smell
- Damaged plaster
- Rotting timber
- Patches of damp that don’t dry out
- Mould growth
20
Q
What causes the level of danger to change in asbestos?
A
The size of the fibres and the friability
21
Q
Why is asbestos dangerous?
A
If the fibres are inhaled in the lungs, it can can cause cancer.
22
Q
Where can asbestos be found?
A
Roofs, walls, floors, boilers, air handling systems
23
Q
What are deleterious materials?
A
Those which break down causing properties to experience problems
- High Alumina Cement (HAC)
- Brick slips
- Cavity wall ties
- Composite panels
24
Q
How can you tell the difference between a structural and a cavity wall?
A
- Structural walls have a stretcher and header pattern whereas cavity walls have stretcher bonds only.
- Wall thickness - structural walls are thinner so if more than 260mm, likely to be cavity wall.
- Age of the building - older homes especially those built before the 1920s are more likely to be solid brick, as this was the primary construction method.
25
What are the 6 steps to a risk assessment?
1) Identify the risk
2) Decide who might be harmed and how
3) Evaluate the risks and decide on precautions
4) Record findings and implement them
5) Review assessment and update if necessary
6) Advise those affected of the outcome of the risk assessment
26
Can you name some invasive species?
- Japanese knotweed
- Himalayan knotweed
- Giant hogweed
27
What are hazardous materials?
Those that are harmful to health e.g. asbestos and radon gas
28
What is radon gas?
A naturally occurring gas, colourless, odourless and radioactive and cancer-inducing. Detected using specialist equipment.
In the ground and can enter buildings through the cracks in the foundations.
29
How do you identify wet rot?
Damp smell, cracking of timber, distortion/softness
30
How do you identify dry rot?
Smell of mushrooms, white fungal growth with yellow/lilac discolouration, deep cracking in timbers.
31
What is cuboidal cracking?
A result of dry rot, the timber cracks due to the removal of moisture.
32
What is the eaves height?
The point where the lowest point of a roof slope, or a flat roof, meets the outside wall.
33
What types of properties are the eaves height found in?
Industrial properties
34
What does the RICS PS Japanese knotweed in residential property highlight?
- Reflects an improved understanding of Japanese knotweed and emphasises that not all Japanese knotweed impacts on value
- Changed the rule from 7m to 3m from the property boundary to be disposed of quicker
- Highlighted that it is dormant in winter and goes back to ground level
- Brought in categories as per the image
35
What are the benefits of a steel frame?
No need for columns, more uninterrupted space.
36
How do you prevent rising damp?
Ensure the ground/soil level is below the damp proof course
37
What are some value significant factors for DRRs?
- Potential for alternative uses
- Internal factors such as infection control compliance, consulting rooms as per NHS Health Building Notes 11
- Locality - car parking, residential area etc.
38
What is the typical construction of a retail property?
- Steel or concrete frame
- Services capped off
- Concrete floor
- No suspended ceiling
- Let as an empty shell for fit out
39
What is the typical construction of an office property?
- Steel or concrete frame
- Steel frames have larger floor plans with less columns
- Concrete has more columns and lower ceilings
- Raised floors with floor boxes
- Ceiling height of 2.6-2.8m
- Suspended ceilings
40
What is the typical construction of an industrial property?
- Steel portal frame
- 8m eaves height
- Minimum 10kn/m2 floor loading
- Plastic steel cladding
- Brick/block to 2m
- Full height doors and electric operated
- Main services capped off
- Site cover of approx. 40%
- 10% roof lights
- 5-10% office
41
What types of fit out are there?
Shell and core = common parts completed but empty for fit out
Cat A = Grade A spec
Cat B = tenant spec
Grade A = brand new high spec, good location (typically city centre)
Grade B = out of city centre location, no longer new
Grade C = poorer quality, typically over 20 years old
42
What air con systems are you aware of?
- VAV – variable air volume (highest capital cost but most flexible)
- Fan coil – usually 4 pipe (lowest capital cost and good flexibility, but higher running cost)
- VRV – variable refrigerant volume (lower capital costs but higher running and maintenance cost)
- Static cooling – chilled beam and displacement heating (a natural approach to climate control with lower capital and running costs but less flexibility)
- Mechanical ventilation – when fresh air is moved around the building
- Comfort cooling – a simple form of air-cooling system
- From 1st January 2015 the use and replacement of the low temperature refrigerant R22 is illegal. Existing R22 refrigerant system needed to be modified to become more environmentally friendly
43
What types of foundation are there?
Pile = long, slender reinforced column
Trench/strip = residential use, closely spaced walls
Raft = spread the load
Pad = slab foundation under columns
44
What is efflorescence?
White marks from hydroscopic salts in the brickwork
45
What is the size of a brick?
215mm x 102.5mm x 65mm
46
What is the key legislation for contamination?
Environmental Protection Act 1990
47
How do you identify Japanese knotweed?
- Zigzag stems
- Purple speckled stems
- Heart/shield shaped leaf
- Flat base
- White flowers in summer
48
What do you consider when inspecting the locality?
- Location, amenities
- Contamination, environmental hazards, flooding, high voltage power lines, electricity substations
- Comparable evidence, local market conditions, agent’s boards
49
What do you consider when inspecting externally?
- aspect, business vibrancy, public transport
- Method of construction
- Repair and condition – describe from roof downwards
- Car parking, access, loading arrangements
- Defects – structural movement
- Check site boundaries – using OS map / title plan
- Age the building – ask client, research date of planning consent, Grade Listing at Historic England, Land Registry, local historical records, architectural style, or the architect’s certificate of practical completion
50
What do you consider when inspecting internally?
- Layout and specification – flexibility and obsolescence
- Repair and maintenance
- Defects – structural movement
- Services – age and condition
- Statutory compliance – e.g. asbestos, building regulations, health and safety, Equality Act 2010, fire safety and planning
- Fixtures and fittings and improvements
- Compliance with lease obligations
51
What are some common defects in a period property?
- Dry rot
- Wet rot
- Tile slippage
- Death watch beetle
- Damp penetration (roof and ground)
- Water ingress (windows and door openings)
- Structural movement/settlement
52
What are some common defects in a modern industrial property?
- Roof leaks around roof lights
- Damaged cladding
- Cut edge corrosion
- Blocked valley gutters
- Water damage from poor gutters or burst pipes
- Settlement/cracking in brickwork
53
What are some common defects in a modern office property?
- Damp penetration (at roof and ground)
- Water damage from pipes / AC
- Structural movement
- Damaged cladding
- Cavity wall brick tie failure
- Efflorescence
- Poor mortar joints
54
How do you deal with any defects?
- Take photographs
- Try to establish cause
- Inform client of your investigations
- Recommend specialist advice from building surveyor or structural engineer
55
What is contamination?
The process of making something dirty or poisonous, or the state of containing unwanted or dangerous substances.
56
What value significant factors do you look for in an industrial inspection?
- Size of warehouse
- Span of warehouse
- Eaves height/ clear height
- Floor loading capacity
- Access to the warehouse – vehicular, forklift truck etc.
- Storage ability – e.g. external yard space.
- Construction – full brick or half brick walls?
- Office content
57
What standard of fit out would you expect from a grade A office?
I would expect raised floors, suspended ceilings with effective lighting, air conditioning and efficient heating. Energy efficiency needs to have been considered. For example DALI. I would expect high standard finishes throughout. The property would need to be located in an easily accessible, prime position within the locality, often in city centre business districts.
58
What is the most modern type of lighting used in offices?
DALI lighting is used. It allows the brightness of individual lights to be controlled, turned on and off and often allows them to be motion sensor activated.
59
What do you take on an inspection with you?
Mobile phone, camera, tape measure/laser, file/plans, PPE, pen and paper.
60
How do you date a building?
- Asking the client
- Researching the date of planning consent or building regs. approval
- Land registry
- Local historical records
- Architectural style.
61
How does inspection contribute to the valuation of a property?
An understanding of all of the factors which can influence the valuation of a property such as location, tenure, aspect, form of construction, defects, current condition, occupation details etc.
62
What are the signs that woodworm is present?
Small round exit holes, fine powdery dust, crumbly edges to boards and joists, weak timber.
63
How is woodworm treated?
For non-severe infestations only the surface of the timbers need to be treated.
For more severe cases it may be necessary to introduce a range of chemical treatments and or fumigation.
In the most severe cases where damage to the structure of the timber is found it may be necessary to replace part or all of the affected timbers.
64
What are the signs of condensation?
Water droplets on windows, dark mould appearing particularly on glass or around windows and a bad smell.
65
What is subsidence?
Occurs when the ground under your house collapses or sinks lower, taking some of the buildings foundations with it. This puts strain on your homes structure as one side sinks causing cracks to appear. The signs include cracking thicker than 3mm, diagonally visible both internally and externally.
Cracks top to bottom
66
What is heave?
The ground moves upward and forces some of the foundation up with it. This can be caused by clay soil shrinkage, trees and shrubs (these can absorb more water making the soil dry).
Cracks bottom to top
67
What is Land Remediation Relief?
It is a tax relief that applies to contaminated or derelict land in the UK.
It allows companies to claim up to 150% Corporation Tax deduction for expenditure in remediating land acquired from a third party.
68
What differences do you make for inspecting medical centres?
GN60 floor differences - additional WCs, clinical waste storage, baby change
Fitout - vinyl floors, IPMS sinks
69
Can you name 3 positives of a pitched roof?
Efficient water run off
Gives loft space
low maintenance
70
Can you name 3 negatives of a pitched roof?
Expensive compared to flat roofs
Longer to build
Larger burden
71
What is a warm roof?
Roof that includes insulation in its structure
72
What is a cold roof?
Roof that does not include insulation in its structure
73
What is a flat roof?
Not completely flat, generally have a pitch of less than 15 degrees
74
Where two sides of a roof meet is called what?
A ridge
75
What is brick render?
Type of cladding for the exterior of brick buildings
76
Purpose of rendered brick?
Attractive appearance
Protect bricks from weather
77
How can you prevent condensation?
Ventilation using windows and extractor fans
78
Where do you record information gathered on inspection?
In database within VOA secure drives
79
Why is sealed vinyl floor important?
It removes gaps between flooring and skirting which can be difficult to clean - very important in medical properties.
80
What is RAAC and why it is dangerous?
Reinforced autoclaved aerated concrete - bubbly form which has life span of around 30 years. water can get into bubble holes and cause it to degrade and rebar within to rust. Used between 1950 and 2000.
81
What is damp?
Unwanted or excess moisture in a property which can cause structural damage and/or health issues.
82
What is dry rot?
Airborne fungal spores attracted to damp timber with moisture content of over 20% which can grow and germinate, destroying timber
83
What causes rot?
Damp and ventilation problems
84
What was the advice you gave in relation to your doctor's surgery in West Brom?
I advised the Practice Manager on site of the value significant factors for a GP practice and was able to compile a report with appropriate comparables in order to advise the client on an appropriate current market rent for the subject.
85
West Brom surgery - What other features did it have other than coved vinyl flooring and automatic entrance doors?
It had compliant sinks, there was a draught lobby, level access and discrete access to consulting rooms from the waiting room.
86
West Brom surgery - Why were the sinks compliant?
IPS sinks - Integrated Panel System which conceal pipework (as well as being wall hung with elbow taps).
87
Is GN60 the best guidance for inspecting a GP surgery in 2025?
Yes, I am aware that RICS are in the process of reviewing this document. Used in conjunction with the RICS COMP, Global Standards and Rules of Conduct.
88
West Brom surgery - Did you undertake a risk assessment before inspecting the property?
Yes
89
West Brom surgery - Is there any guidance on that?
RICS PS Surveying Safely 2nd edition eff 2019
90
West Brom surgery - What would you do if the surgery was smashed up and needles everywhere?
Undertake a dynamic risk assessment. Consider if it is safe to continue, am I still working within my competence, can everyone still get to a place of safety in an emergency and are appropriate control measures in place.
As per Surveying Safely.
91
West Brom surgery - When did you inspect the property and which premises costs directions would apply?
November 2024 - 2024 PCDs
92
West Brom surgery - What other considerations would you have had to consider on your inspection?
2024 Cost Directions consider sustainability upgrades - investments in solar panels or eco-friendly enhancements can result in 100% improvement grants, as well as compliance upgrades and fit-out costs for new leased premises and building extensions
93
Resi in Stourbridge - how did you ensure the photos were stored in a correct manner?
Saved to our internal database with official-sensitive markers, password protected with access limited to who is necessary.
94
Resi in Stourbridge - How did you reflect the need for modernisation in your opinion of value?
I looked at comparable evidence of properties that had been modernised which showed the range of values that the subject could achieve if it were of a similar standard and I looked at the range of values of properties of a similar poorer standard which enabled me to provide my opinion of value.
95
Resi in Stourbridge - What is damp?
Unwanted or excess moisture in a property which could cause structural damage and/or health issues
96
Resi in Stourbridge - What does VPGA stand for?
Valuation Practice Guidance Applications
97
Resi in Stourbridge - What is the checklist you referred to in VPGA 8 and how did it aid you?
It ensured I recorded value significant factors on my inspection such as age, construction, condition, repair, environmental issues, fixtures and fittings, development potential etc.
98
Resi in Stourbridge - What considerations did you need to make for inspecting a property in a poor state of repair?
Carry out an appropriate risk assessment, consider my competence, appropriate PPE to take on site, and noting the duty of care owed to both myself and the deceased's son who showed me round the property.
98
Resi in Stourbridge - Can you describe the property and its location?
It is a semi-detached house of 1970s build, traditional brick and tile construction. Located on the outskirts of Stourbridge in a highly dense residential and affluent area approx. 15 miles from Birmingham.
99
Resi in Stourbridge - How did the damp and condensation present itself? What were the differences?
Penetrative damp on the first floor, damage to the plaster, dark stains, musty smell. Likely a result of the roof leak.
Condensation formed on the windows with water droplets and dark stains around the windowsills.
100
Resi in Stourbridge - What are the common causes of condensation?
Poor ventilation
101
Resi in Stourbridge - Would you consider the condensation a health risk?
No I didn't
102
Resi in Stourbridge - What would you associate with condensation?
Mould
103
Resi in Stourbridge - Did you search for mould, and if there was/likely to be any, where would it be?
I did look for signs of mould but did not see any. It would likely to be in the corners of buildings, around the windows and behind furniture.
104
Resi in Stourbridge - What are the different categories of damp?
Penetrative, rising and condensation
105
Resi in Stourbridge - How did you reflect the condition in your opinion of value?
A neighbouring property had sold close to the valuation date and had very similar issues with damp and condensation so using this along with comparables of modernised properties, I made a downwards adjustment in line with my established a range of values.
106
Resi in Stourbridge - Did you seek further advice for the downwards adjustment?
Yes I liaised with our internal building surveyors to verify my range of values and had my report signed off by a senior surveyor.
107
Resi in Stourbridge - Were you competent to value the property following the inspection?
Yes. I am competent to value residential properties and was able to establish a range of values using appropriate evidence and as the costings to rectify the damp was outside of my competence, I liaised with building surveyors to verify this and ultimately had my report signed off by a senior surveyor.
108
Industrial in Walsall - Did you notice any defects?
No
109
Industrial in Walsall - What basis of measurement did you use?
GIA - Gross Internal Area
110
Industrial in Walsall - What does GIA include and exclude?
It includes the areas occupied by internal walls, toilets, columns, chimneys etc. and excludes canopies, open balconies, open fire escapes and vehicle parking areas.
111
Industrial in Walsall - How many parking spaces were there?
10
112
Industrial in Walsall - Was the parking valued separately?
No - valued within the main price per m2
113
Industrial in Walsall - Why was it appropriate to value the car parking in the price per m2?
In this locality and for this asset class, the comparables were all valued on this basis so this approach was adopted for consistency.
114
Industrial in Walsall - Was there any P&M?
Only heating and lighting
115
Industrial in Walsall - Can you describe the property and its location?
1970s warehouse steel portal frame with part brick/block and part metal cladding. Eaves height of 7m and a small area of office content.
116
Industrial in Walsall - How did you ascertain the age and construction?
I looked at historical records we held internally and verified this with the occupier.
117
Industrial in Walsall - What are the characteristics of a modern industrial?
Shell and core, painted concrete floor, brick/block to 2m, PPM cladding, 5-10% office content, 40% site cover.
118
Industrial in Walsall - What defects would you expect for a warehouse?
- Movement/cracking
- Blocked gutters
- Water ingress
- Damage to the cladding
- Roof leaks
- Asbestos
119
What permitted use class is recommended in the VOA's preferred Heads of Teams for surgeries?
Use Class E
121
In terms of the Red Book, where is the extent of the inspection agreed?
Terms of Engagement
122
In the UK, do you have to do risk assessments?
Yes - legal duty imposed by the Health and Safety Executive
123
Why is there a difference in eaves height between different aged industrials?
Require larger heights particularly for vehicles i.e. lorries
124
What are the 2 main remedies for asbestos?
Removal and encapsulation
125
Rough figure of how many properties in the UK have asbestos?
Over 1.5 million properties
126
Difference between wet rot and dry rot?
Wet rot is caused by damp
Dry rot is caused by poor ventilation
127
How would you resolve cracking?
Use underpinning to strengthen the foundations
128
What causes horizontal cracking?
Cavity wall tie failure
129
Day nursery L2 - Why did you not inspect out of hours to avoid safeguarding issues?
Convenient for the client and for the purposes of timeliness of progressing the case
130
What are the different types of solid wall construction?
Flemish brick bond and English bond
131
How big is a mortar joint?
10mm
132
Why is the size of a brick important?
Measuring purposes as a last resort if equipment not to hand or faulty
133
Types of non-traditional builds?
- Cornish
- Wimpey No Fines
- Timber frame
- Airey
134
How would you identify a Cornish property?
Exposed post and panel construction with a mansard roof
135
How would you identify a Wimpey No Fines property?
Coarse aggregate evidence to wall face and low pitched roof
136
How does Japanese Knotweed spread?
The rhizome - root structure underneath
137
Are there any natural pests of Japanese Knotweed?
No
138
Which section of the Health and Safety at Work Act 1974 places a duty on employers?
Section 7
139
Which section of the Health and Safety at Work Act 1974 provides that a director can be prosecuted?
Section 37
140
What are the CDM Regs for?
Construction Design Management
Regulates health and safety during the construction process
141
What affects the choice of foundation?
- Ground stability
- Load bearing capacity
- Type of structure
- Height of structure
- Flooding
- Mining
142
Which type of foundation is used for residential properties?
Trench or strip
143
What type of foundation is used for lightweight structures?
Raft
144
What type of foundation is used for high rise buildings?
Pile
145
What type of foundation is used for a large distribution warehouse?
Pad
146
What causes spalling?
Freezing and thawing
147
How much time should you spend on an inspection?
However long necessary to gather all of the relevant facts
148
What are the purposes of an inspection?
1. Loan Security
2. Rating
3. Accounts
4. Landlord and Tenant
5. Tax - Inheritance Tax
6. Corporate real estate advice - relocate/refurbish etc.
149
If you had a case where they made you aware that there was subsidence, how would you deal with the valuation?
Ask if they have had a survey report carried out and if so, request a copy. Then seek advice from a building surveyor to determine costs to get your value
150
What is the normal floor loading for an office building? How does this compare to the floor
loading for a warehouse or industrial unit?
BCO - offices 3kn/m2 for ground floor and 2.5kn/m2 for any floors above ground floor whereas industrials are more like 10kn/m2.
151
Why are inspections important?
They allow surveyors to assess the property's condition, identify unique features, and verify information, ultimately leading to a more reliable and informed valuation
152
Why is rot a problem?
They are types of fungal decay that can severely damage the structural integrity of buildings by weakening and destroying timber
153
Does rot only affect timber?
While they are fungal decays that damage wood, they can also affect other materials like plaster, wallpaper, carpets, and even spread through masonry
154
What is Guidance Note 60 and is it the latest document?
Provides guidance on the valuation of medical centres and surgeries. Although published in 2010, it is still the latest guidance although the RICS website does note this is currently being reviewed and updated.
155
Why are automatic doors value significant? How do you adjust for them?
They enhance accessibility, improving hygiene, and streamlining workflow.
They eliminate the need for manual door operation, reducing the spread of germs and providing easier access for patients with mobility issues.
Additionally, they contribute to energy efficiency by minimizing air loss when doors are left open.
I would source comparables with similar value significant features, consider the basket of evidence as a whole and make a value judgment as to the value applied to the subject.
156
Day nursery L2 - Talk me through the construction of this property
1930s residential conversion. Traditional brick construction with hipped roof. Concrete render.
157
Day nursery L2 - Does the condition of the property have an impact on your opinion of value?
For rating we assume the property is in a reasonable state of repair unless it would be uneconomic for a landlord to repair.
158
How did you decide the property was similar to the comparables in the area? Did you inspect them internally?
I did not inspect them internally, however I sourced similar residential conversion nurseries and used our internal records to obtain plans to establish the layout. This was sufficient to establish an opinion of value and expedite the case within a reasonable timeframe.
159
Industrial L2 - What about the locality is value significant?
Access, particularly to transportation links. Local amenities.
160
What defects did you learn about in your CPD seminar on Construction and Defects?
The different types of damp and how they present themselves. I also learnt about different types of insultation e.g. loft insulation, cavity wall insulation and party wall insulation.
APC Revision
flashcards
Decks in class (18)
# Cards
-
Sustainability81
-
Client Care65
-
Local Taxation200
-
Data Management130
-
Valuation236
-
Diversity, Inclusion and Teamworking58
-
Communication and Negotiation21
-
Capital Taxation135
-
Ethics, Rules of Conduct & Professionalism156
-
Accounting Principles55
-
Business Planning45
-
Conflict Avoidance47
-
Health and Safety83
-
Landlord and Tenant35
-
Inspection160
-
Measurement74
-
Legal and Regulatory Compliance32
-
Case Study165
