RICS APC Commercial > Inspection > Flashcards

Inspection Flashcards

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1
Q

What is a key issue raised by RICS Surveying Safely?

A

Sets principles for H&S and the importance of assessing risk in surveying roles.

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2
Q

How do you ensure you make appropriate access arrangements for inspections?

A

By coordinating with property owners and ensuring all necessary permissions are obtained.

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3
Q

What things would you check before attending site for an inspection?

A

Site access, safety equipment, weather conditions, and any specific client instructions.

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4
Q

Briefly explain the construction of a recent building you have inspected.

A

The building was constructed with a steel frame and concrete floors.

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5
Q

What is the size of a brick?

A

Standard bricks typically measure 215mm x 102.5mm x 65mm.

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6
Q

How do you take good inspection notes when on site?

A

By using a template, structured, detailed, and accurate to ensure they are comprehensive and defensible

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7
Q

How would you ensure safe working at height / on a site with working machinery?

A

By conducting risk assessments and ensuring proper safety equipment is used. Avoid myself if possible and use of specialist contractor, platform, scaffold etc.

Assess risks first, any site procedures to be followed and necessary ppe to be worn.

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8
Q

What building characteristics do you look for when inspecting a property?

A

Construction features, specification, compliance, statutory compliance, defects and state of repair

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9
Q

What are the usual sizes of floor and ceiling void in a new office building?

A

Typically, floor voids are around 150mm and ceiling voids about 300mm.

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10
Q

What does Grade A specification mean for an office?

A

It indicates a high-quality office space with modern amenities and finishes.

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11
Q

What features would you expect to find in a Grade A specification office?

A

High-quality finishes, energy-efficient systems, and good natural light.

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12
Q

How do office Grade and Category differ?

A

Grade refers to the quality of the office space, while Category refers to the fit-out level.

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13
Q

How do Cat A plus, Cat A and Cat B differ?

A

Cat A includes basic finishes, Cat A plus includes additional features, and Cat B is fully fitted.

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14
Q

What does turnkey mean?

A

A project that is completed and ready for immediate use.

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15
Q

What is the British Council for Offices?

A

An organization that promotes best practices in office design and management.

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16
Q

When was their office guidance last updated?

A

The latest update was in 2021.

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17
Q

What changes were made?

A

Updates included sustainability practices and new design standards.

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18
Q

What is the optimum depth of an office to allow for natural light?

A

The optimum depth is typically around 15 meters.

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19
Q

What eaves height is desirable for an office building?

A

A desirable eaves height is usually around 3 meters.

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20
Q

What is the normal floor loading for an office building?

A

Normal floor loading is generally around 2.5 kN/m².

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21
Q

How would this differ to an industrial / warehouse unit?

A

Industrial units typically have higher loading requirements, around 5-7.5 kN/m².

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22
Q

What is an easement?

A

A legal right to use another person’s land for a specific purpose.

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23
Q

How would you find out about the existence of an easement?

A

By reviewing property deeds and land registry documents.

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24
Q

What types of air conditioning would you find in a modern office building?

A

Common types include VRF systems, chillers, and split systems.

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25
How can you tell if a wall is of solid or cavity construction?
By brickwork Solid: headers or similar alternated patterned Cavity: stretcher
26
What is a hidden valley gutter?
A gutter that is concealed within the roof structure.
27
What problems can arise because of one?
Issues like blockages and leaks can occur, leading to water damage. Need good maintenance
28
Where does surface water drain into?
Surface water typically drains into stormwater systems.
29
How does this compare to foul water?
Foul water drains into sewage systems for treatment.
30
What is a deleterious/hazardous material?
Materials that can cause harm to health or the environment. Deleterious can compromises other materials
31
Give an example of each.
Asbestos, heavy metels is a hazardous material; lead paint , silica dust is a deleterious material.
32
What do dry and wet rot look like?
Dry rot appears as a brittle, brown fungus; wet rot is usually dark and spongy, fungus
33
What is rising damp?
Moisture that rises through walls from the ground. Usually caused by absence of DPC or failure in DPC
34
What is Japanese Knotweed?
An invasive plant that can damage buildings and infrastructure.
35
How would you identify it?
By its distinctive shield-shaped leaves and zigzag stems
36
Why is it a problem?
It can undermine foundations and is difficult to eradicate.
37
What does the RICS say about Japanese Knotweed?
RICS provides guidelines for managing and reporting on its presence.
38
When was the latest RICS guidance relating to Japanese Knotweed published?
The latest guidance was published in 2020.
39
What are the key principles mentioned in this Professional Standard?
Identification, management, and reporting of Japanese Knotweed.
40
What does the law say about Japanese Knotweed?
It is illegal to allow it to spread into the wild.
41
What are your duties in relation to Japanese Knotweed?
To identify, report, and manage its presence on properties.
42
How can you treat Japanese Knotweed?
Through chemical treatment, excavation, or controlled disposal.
43
What is the worst case scenario for Japanese Knotweed damage?
Severe structural damage leading to costly repairs and loss of property value.
44
How can Japanese Knotweed impact upon value in your experience?
It can significantly decrease property value and complicate sales.
45
What precedent was set in the Downing v Henderson and Davies v Bridgend CBC cases?
These cases established liability for negligent inspections.
46
Can you tell me about any RICS guidance on contamination or environmental risk?
RICS provides standards for assessing and managing contamination risks.
47
What is the general principle relating to contamination?
To assess and mitigate risks to health and the environment.
48
What signs would indicate that a site is contaminated?
Unusual odors, stained soil, or dead vegetation.
49
What do you understand by Government guidance, Land Contamination: Risk Management (LCRM)?
A framework for managing land contamination risks.
50
Who published the LCRM?
The Environment Agency.
51
What is an Environmental Impact Assessment?
A process to evaluate the environmental effects of a proposed project.
52
Why and when would you need one?
To assess potential impacts before starting construction or development.
53
What is radon?
A naturally occurring radioactive odourless gas that can accumulate in buildings.
54
Where is radon typically found?
In areas with high natural uranium content, collects in concentrated spaces like buildings
55
How can you reduce radon risk?
By improving ventilation and sealing cracks in floors and walls. Radon sump or membrane
56
Tell me about what an inherent/latent defect is.
Latent :A defect that exists at the time of construction but is not visible Inherent: defect from design or materials
57
Why are building warranties important?
They provide protection against defects and ensure quality assurance.
58
Tell me about your understanding of structural movement.
It refers to the shiftingof a building's structural elements
59
What is subsidence/heave?
Subsidence is the sinking of ground; heave is the upward movement of soil.
60
Tell me about any risks relating to air conditioning.
Risks include respiratory issues from dry air, sick building syndrome, if poorly maintained can spread legionnaires other bacteria
61
Explain the potential implications of the Hart v Large case.
It highlighted the importance of thorough inspections and record-keeping. Advising of specialist surveys and investigations to protect against negligence claims
62
Explain your understanding of the inspection principles established in McGlinn v Waltham Contractors.
Emphasizes the need for detailed and accurate site inspections.
63
What precedent was set in the Ryb v Conways case regarding site notes?
Established that site notes must be clear and comprehensive.
64
What best practice would you follow when making site notes?
Use clear language, date entries, and document observations promptly.
65
How would you keep accurate site notes in wet weather?
By using waterproof materials and taking notes in a sheltered area.
66
What would you ask the occupier at the beginning of an inspection?
About any known issues and access to all areas of the property.
67
Why might you inspect the external parts of a building last?
To avoid weather-related damage to interior observations.
68
How can you safely use a ladder during an inspection?
By ensuring it is stable and positioned on level ground.
69
When would you not use a ladder?
In high winds or on unstable surfaces.
70
Why are physical inspections of a property important?
They allow for the identification of issues that may not be visible otherwise.
71
What might you identify on a physical inspection that could be missed without visiting site?
Structural defects, moisture issues, or pest infestations, current state of repair, ingress
72
When would you not physically inspect a property?
If it poses a safety risk or if access is denied. Would heavily caveat in report and depends on purpose
73
What type of property is not suitable for a drive by inspection?
Properties with significant landscaping or security features.
74
What is in your company’s lone working policy?
Procedures for ensuring safety and communication when working alone. Always have entries in diary, keep phone on me and charged, site contact established, check calls
75
How do you determine an appropriate level of PPE for your inspection?
By assessing the site conditions and potential hazards.
76
How would your inspection of a period property differ to a modern one?
Focus on historical features and potential conservation issues.
77
When and why might you use a drone for inspection?
For hard-to-reach areas or to assess large properties efficiently.
78
What RICS guidance and/or legislation relates to the use of drones?
Guidance on safety and privacy considerations for drone use.
79
Do you need a licence to fly a drone?
Yes, a licence is required for commercial drone operations.
80
What is RAAC concrete and what issues relate to its use?
Reinforced Autoclaved Aerated Concrete; it can be prone to structural failure.
81
There is a RICS Practice Alert relating to the supervision of APC candidates. How do you ensure that you inspect properties in line with this?
By adhering to RICS standards and providing proper oversight during inspections. Rule 2: provide proper supervision to candidates. Should be accompanied for home surveys.
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