Inspection

Question 1

What’s the difference between a pre-acquisition and condition survey?

Answer 1

Condition survey:
- Defects only - source, remediation.
Pre-acquisition:
- Purchasing a property.
- Broader scope - leases, fire, H&S.

Question 2

How did you determine the extent of the brickwork repairs?

Answer 2

• Measured crack widths - BRE Digest 251.
• Visual inspection [spalling, cracking, mortar deteriorating].
• BRE Good Repair Guide 3.

Question 3

What is the relevant guidance note for brickwork repairs?

Answer 3

BRE Good Repair Guide 3.

Question 4

What is the lone working policy?

Answer 4

• No confined spaces.
• Always have your phone.
• Tell team member of inspection and inform them when you leave site.

Question 5

Can you give an example of an inspection and the outcome?

Answer 5

TDD:
a) - Cut edge corrosion.
- Soiled rooflights.
- Composite cladding.
b) Included in report and advised on remedial measures.

Question 6

Can you tell me about something you read about in the Surveying Safely Professional Standard?

Answer 6

• RAMS [understand risks and mitigate these].
• PPE [should be considered].
• Lone working procedures.

Question 7

What documents might you review in terms of safety prior to carrying out an inspection?

Answer 7

• Asbestos report.
• FRA.

Question 8

What is a borescope? What are the limitations of its use?

Answer 8

• A tool that can look behind the initial surface and see what’s behind.
• Destructive.
• Can only see the short distances.

Question 9

The Dixon Hotel, London: a) How did you measure the property?
b) What special factors did you come across?

Answer 9

a) Laser measurer on-site.
b) - Ornate detailing [cornices].
- Portico.
- Marble staircase.

Question 10

Morrisons, Witham: You have experience inspecting industrial buildings. How do you inspect the roofs?

Answer 10

With a cherry picker or drone.

Question 11

When undertaking an inspection of a flat roof, what is the minimum height a parapet must be before edge protection/man safe system, etc. is required?

Answer 11

1.1m.

Question 12

Lone working: Before going on site, can you talk me through the process you would take?

Answer 12

• Review documents.
• RAMS.
• Inform manager before and after leaving site.
• Take mobile with me.
• No confined spaces.

Question 13

What does RICS Surveying Safely say about risks/inspecting sites?

Answer 13

• RAMS.
• PPE.
• Emergency procedures (lone working, mobile phone).

Question 14

What is asbestos and when was it banned?

Answer 14

Hazardous mineral previously used in construction.
Blue and brown banned 1985, all banned 1999 (to include white).

Question 15

There is a large tree next to a building. How might this impact construction?

Answer 15

• Can cause subsidence.
• If tree is cut down can cause heave through soil swelling.

Question 16

a) What is the specification of a prime office unit in the area?
b) What is the difference between Grade A and Grade B specification?

Answer 16

• High floor to ceilings.
• Premium finishes.
• AC.
• LED lighting.

Grade A: High quality, prime location.
Grade B: Basic finishes, outskirt areas.

Question 17

What are typical causes of water ingress?

Answer 17

• Degraded roof covering e.g. cracking to asphalt.
• Poor detailing to upstand (gap in lead work).
  [- Penetrating damp (solid walls)].

Question 18

Can you tell me a type of defect you are likely to find in an industrial unit?

Answer 18

• Cut edge corrosion.
• Soiled rooflights.
• Delamination to cladding.
• Impact damaged cladding.
• Asbestos fibre cement roof sheets.

Question 19

How do you conduct an inspection? Talk me through the steps as you arrive on site.

Answer 19

• Meet site contact.
• Start at the roof and work down the levels internally, elevations, externals.
• Photos and notes.

Question 20

What information do you typically gather on an inspection?

Answer 20

• Layout of the site.
• Building fabric.
• Condition.
• Statutory [H&S, fire safety].

Question 21

What do you take on an inspection?

Answer 21

• Phone (with camera).
• Pen and pad.
• Laser measurer.
• Torch.
• Damp meter.
• PPE.

Question 22

Note: Inspection - Morrisons, Witham.
- TDD.
- Tenant items left in escape route.
- Fire doors propped open.
- Advised that these items were removed and fire doors kept shut.
- AD B.

Question 23

How does the information for review differ between a pre-acquisition TDD survey and a dilapidations survey?

Answer 23

TDD survey:
- Condition and compliance of a building for purchase risk.
- FRAs.
- Asbestos report.
- O&Ms.
- EPCs.
Dilapidations Survey:
- Lease specific - focuses on tenant’s obligations.
- Lease and licences.
- SoC.

Question 24

Where would you recommend a drone survey vs MEWP?

Answer 24

Drone:
- Access is restricted.
- Large estate.
MEWP:
- Close up inspection required.
- Touch materials [test covering for leaks].

Question 25

What are the hazards of inspecting within roof voids or above ceilings in older buildings?

Answer 25

- Fall through roof. - Asbestos.

Question 26

Morrisons, Witham: Why were the tenant items and doors held open significant issues?

Answer 26

- Created obstacles when trying to escape. - Removed compartmentation. - Breached AD B.

Question 27

Morrisons, Witham: How did you recommend addressing these issues with your client?

Answer 27

- Advised removal of obstructions. - Reinstating the self-closing mechanisms for fire doors.

Question 28

Morrisons, Witham: What does AD B say about fire escape routes?

Answer 28

Protected escape routes must be free from obstructions and fire risks.

Question 29

Morrisons, Witham: Who is responsible for ensuring the obstructions are removed and the fire doors remain closed?

Answer 29

Responsible Person [Regulatory Reform (Fire Safety) Order]

Question 30

Morrisons, Witham: Where would this fire safety information be documented?

Answer 30

- FRA. - Fire strategy [RRFSO].

Question 31

Lynde House: a) Would licenced removal be required? b) Why?

Answer 31

a) NNLW. [Bonded within coating but can release fibres still] b) Not friable or heavily degraded [LW].

Question 32

Lynde House: What would you need to do if the asbestos was encapsulated?

Answer 32

Asbestos register would need to be updated.

Question 33

Lynde House: Why could no intrusive works be undertaken before removing the textured coating?

Answer 33

- Release fibres. - CAR 2012 - duty to prevent exposure to asbestos fibres [as far as practicable. - R&D survey required first [to identify and assess risk].

Question 34

Lynde House: Why were the textured coatings a concern?

Answer 34

- Refurb could disturb coatings and release fibres [1990's building]. - R&D survey required first [CAR 2012].

Question 35

Lynde House: What advice did you give to the client?

Answer 35

R&D survey prior to works commencing [identify and assess risk].

Question 36

Lynde House: What options did you present if the coatings were confirmed as ACMs?

Answer 36

- Encapsulate [after doing localised works i.e. new lighting - record in asbestos register]. - Remove if futureproofing [prevents encapsulating every time new fittings installed to ceiling].

Question 37

At Lynde House, what did you advise the client regarding their obligations under Control of Asbestos Regulations (CAR) 2012?

Answer 37

- Identify if asbestos is present (R&D survey). - Assess the risk. - Manage asbestos (remove if found).

Question 38

Cathay Care Home: a) What did you use to undertake the measurements? b) How did you know you were doing the measurements correctly?

Answer 38

a) Laser measurer. b) - Code of Measuring Practice [GEA, GIA, NIA] - client wanted this instead of IPMS. [- IPMS: All Buildings [IPMS 1, 2, 3].

Question 39

Morrisons, Witham: a) Did you review an FRA as part of your inspection? b) Were there any issues raised.

Answer 39

a) Yes. b) - Fire doors wedged open was included. - Chattels on escape route not noted. [- Out of date [6-12 months].]

Question 40

Morrisons, Witham: Does the client have to notify anyone of the fire safety breaches?

Answer 40

RP. [This was the tenant as they were leasing the property from the landlord].

Question 41

Lynde House: If the potential ACM ceiling finish was disturbed during the inspection, what steps would you undertake?

Answer 41

- Stop inspection. - Cordon off area. - Report to dutyholder [tenant].

Question 42

Lynde House: a) Was there not an asbestos management survey available? b) How frequently would you advise the client that this should be carried out?

Answer 42

a) Wasn't available before inspection. b) - Review asbestos register every 12 months [CAR 2012]. - If building changes [alteration, use] or ACM condition changes.

Question 43

Lynde House: What statutory documents would you request as part of the TDD survey?

Answer 43

- Asbestos register. - FRA. - H&S file.

Question 44

Morrisons, Witham: How did you prepare for the inspection?

Answer 44

- Reviewed documents [FRA, asbestos management survey]. - Equipment [hi-vis, pen, pad, camera, phone, disto]. - Worked top-down on-site.

Question 45

Morrisons, Witham: How did you mitigate the risks identified on-site?

Answer 45

- Flagged as urgent in report. - Informed RP [aligns with RRFSO 2005 to keep escape routes clear].

Question 46

Lynde House: What would be required for NNLW asbestos removal?

Answer 46

- Notify HSE [prior to works (doesn't need 2 weeks)]. - Section off [polythene sheets]. - Wet the area [water spray]. - FFP3 and PPE. - Vacuum [Type H]. - Double bag. [Contractor training (licenced not required)]

Question 47

Lynde House: [Follow on from What would be required for NNLW asbestos removal?] What would be required for licenced removal?

Answer 47

- Notify HSE [min 2 weeks before, ASB5]. - Section off [polythene sheets - airtight]. - DCU [decontamination unit]. - Wet the area [water spray]. - P100 and PPE. - Vacuum [Type H]. - Double bag. - Certificate. [Licensed contractor]

Question 48

Cathay Care Home: What would the implications be if you didn't factor in the different elements of the building when calculating the rebuild cost?

Answer 48

The rebuild cost would be under or overvalued.