Inspection

Question 1

What is an inspection?

Answer 1

RICS Definition

Careful visual examination of a property’s condition, both inside and outside, and its permanent outbuildings. This examination is conducted to identify any visible defects or issues that may affect the property’s value or structural integrity

Question 2

How do you complete an inspection?

Answer 2

• Determine the type of survey you need to complete
• Desktop study to find out information about the property
• Prepare my pro-forma and any equipment I would need
• Inspection - top down approach with photos
• Professional report in line with survey needs.

Question 3

What are inspection techniques you are aware off?

Answer 3

• Visual inspection, or intrusive inspection
• Visual - an examination to establish somethings condition
• Intrusive - examination to areas which are difficult or hidden from view, such as borescopes, CCTV surveys, removing cladding

Question 4

What are the different types of inspection surveys?

Answer 4

• Pre-acquisition survey
• Condition survey
• Defect diagnosis
• Structural surveys
• Homebuyer surveys
• Terminal delapidation
• Interim delapidation
• Schedule of condition
• Technical due diligence

Question 5

What equipment can be utilised during inspections?

Answer 5

• paper and pen
  Ruler
• Carbide tests
• Borescope
• Moisture meter
• Drones
• Ladders
• Laser distance measurer or tape measure
• Camera
• Torch
  Door gap measurer
  Mirror
  Surface temperature thermometer

Question 6

What is pre-acquisition survey?

Answer 6

• Detailed survey of an asset to determine its suitability to purchase as an investment
• It can be used to assess the condition of a building, or identify any potential, current, and future liabilities
• Mainly used to understand financial requirements of property for lending or funders

Question 6

What is a stock condition survey?

Answer 6

• Provides up to date overview of the condition of a property, and a breakdown of the elements and their condition
• It highlights any defects or risks in the property, and the required repairs
• Used to inform decision making and ensuring compliance

Question 7

Why is it important to ensure accurate data?

Answer 7

• Statutory compliance.
• Ensure the property is rented out to a suitable tenant.
• Allows resources to be directed appropriately.
• Ensures budgets are accurate and up to date.

Question 7

What information is compiled during an asset management survey?

Answer 7

• Age, type, and condition of building elements (e.g. roofs, windows, M&E systems)
• Compliance with statutory requirements (e.g. fire safety, accessibility)
• Energy performance and sustainability data
• Occupancy details
• Risk assessments
• HHSRS information
• Compliance with Decent Homes Standard or similar benchmarks

Question 8

What information is compiled during a stock condition survey?

Answer 8

• Physical condition of asset
• Elemental condition ratings (e.g. walls, roofs, kitchens, bathrooms) as G/F/P
• Remaining life expectancy of components
• Repair and upgrade requirements
• Data to inform investment planning and budget forecasting
• Identification of health and safety issues

Question 9

What is a speedy carbide test?

Answer 9

• It is a test to measure the moisture levels in masonry, mainly for the diagnosis of rising and penetrating damp
• It must be completed at the lowest point on the wall possible
• Collect 6g of dust, react with set amount of calcium carbide in sealed pressure container
• Moisture reacts with the calcium carbide to produce a gas which gives a reading
• 5% or more = damp (BRE Digest 245)

Question 10

What are equipment limitations?

Answer 10

Moisture meter - Meant for use on wood.
Surface reading only.
Metal in between prongs can affect the conductivity and the reading.

Question 11

What can be completed during a desktop study?

Answer 11

• Expected to be familiar with the type of property, and the area in which it is situated
• This should include information about the general environment, neighbourhood,
• Flooding
• Ground conditions
• Planning areas and listed buildings
• Ground contamination
• Drainage
• Parking
• Gas supply

Question 11

What are common risks on site during surveys?

Answer 11

• H&S risks that I might identify when completing an inspection would include
• Lone working - ensuring someone knows where I am
• Accessing empty properties - someone may have gained unauthorised access to the property
• Accessing confined spaces, fragile roofs, or areas with structural instability
• Working at height - utilising ladders, or scaffolds
• Asbestos - in building constructed before the year 2000

Question 12

What RICS guidance is available for inspections?

Answer 12

• RICS Home Surveys
• Surveying Safely
• RICS Black Book
• Building Surveying Standards

Question 13

What is covered in the RICS surveying safely guidance?

Answer 13

• Health & Safety Responsibilities
• Safe Person Concept - Individuals take responsibility for their own and others’ safety.
• Risk Assessment Procedures - Identify hazards, evaluate risks, implement controls, and review.
• Hierarchy of Risk Control - Eliminate → Substitute → Engineering controls → Admin controls → PPE.
• Personal Protective Equipment (PPE)
• Lone Working & Site Safety:
• Corporate Duties
• Legal Framework - based on H&S at work 1974

Question 14

What legislation covers safety on site?

Answer 14

• Health and safety at work Act 1974
• CDM 2015
• Working at Height Regulations 2005
• Control of Substances Hazardous to Health Regulations 2002 (COSHH)
• RIDDOR
• Asbestos regulations 2012
• approved document K

Question 14

What is covered in the home survey guidance?

Answer 14

• RICS guidance for home survey inspections
• It covers condition based residential surveys at all levels
• It covers the mandatory requirements to which all condition-based survey offered by RICS members and firms must conform too
• The best practice that outlines how these requirements are met, this includes:
• Process to confirm the scope and nature of the services to be provided
• Typical levels of service
• Nature and process of pre-inspection, research, and inspection
• Report writing, and client liaison

Question 15

What are the different survey levels provided by RICS?

Answer 15

• Level 1, 2 and 3

Question 16

What is covered under a level 1 survey?

Answer 16

• A basic overview of the property’s condition, based on a physical inspection, suitable for newer homes with no apparent issues.
• Where it is not possible to inspect an explanation will be provided as a limitation
• No specialist tests will be completed on building services (plumbing, heating, drainage)

Question 17

What is covered under a level 2 survey?

Answer 17

• More detail than a level 1, including advice on repairs and maintenance.
• Can include a valuation
• To make informed buying decisions
• Appropriate for conventional properties in reasonable condition

Question 18

What is covered under a level 3 survey?

Answer 18

• Level 3 is the most comprehensive, used for older or altered buildings, and includes detailed analysis and repair advice.
• Help you make a reasoned and informed decision when purchasing property, or when planning for repairs, maintenance, or upgrades
• Provide advice on condition and identify risks of potential or hidden defects
• Cost estimates and timeframes
• Meeting of M&E

Question 18

What are interim dilapidations?

Answer 18

Survey that addresses issues arising during the lease term

Detailed assessment of the properties condition

Question 19

What are terminal dilapidations?

Answer 19

• Survey relating to breaches of lease obligations towards the end of a lease agreement.
• Identifies breaches of lease agreement.
• Details required works and associated costs

Question 20

What is a schedule of condition survey?

Answer 20

* Survey that records the state of a property at lease commencement to limit tenant liability.

Question 21

What is the importance of understanding building pathology when undertaking surveys?

Answer 21

* Enables accurate diagnosis of building defects * Helps distinguish between symptoms and root causes * Supports appropriate repair recommendations * Reduces risk of misreporting or misidentifying issues * Informs cost-effective and long-term solutions

Question 21

What common defects would you expect to find with traditional construction?

Answer 21

* DPC - Rising damp * Timber decay (wet rot, dry rot) * Roof defects – slipped slates, lead flashing failure * Cracking in masonry due to settlement or thermal movement * Poor insulation and thermal bridging * Wall tie corrosion * Defective pointing and weathering of lime mortar * Condensation and mould in poorly ventilated areas

Question 22

What common defects would you expect to find in a roof space?

Answer 22

* slipped or missing tiles * Condition of tiles * Any active defects, or water ingress * Inspect lead detailing, such as valleys and flashing * Inspect the chimney if applicable - flaunching & pointing

Question 22

What is a Scott Schedule?

Answer 22

structured document used in dispute resolution, particularly in construction and property claims.

Question 23

What is a specialist survey?

Answer 23

* anything not visual, intrusive, drones

Question 24

What is technical due diligence (TDD)?

Answer 24

* A comprehensive assessment of the technical aspects of a property, asset, or project. * Includes the building structure and fabric, services, compliance checks, costings, legal documentation review. * Often conducted before a transaction like a purchase, lease, investment, or development.

Question 25

Purpose of a technical due diligence survey?

Answer 25

* To identify risks, defects, or liabilities associated with a building or site. * To assess the condition, compliance, and suitability of the asset for its intended use. * To inform investment decisions, negotiations, and future planning.

Question 26

What is the RICS Surveying safely guidance?

Answer 26

Guidance note providing principles for managing health and safety for members and firms

Question 27

What are some limitations of a speedy carbide test

Answer 27

Not as precise as when tested in a lab. Only a small sample is taken. May not be representative. Misleading results if so mint is added to materials. Humidity can affect results

Question 28

What are final dilapidations?

Answer 28

undertaken after the lease has expired and the tenant has vacated the property. It focuses on the final state of the property and any outstanding dilapidations. The report will outline the remaining works needed to bring the property back to the condition specified in the lease agreement.