Inspection

Question 1

Can you explain your methodology for planning and preparing an inspection, including any pre-site research or risk assessments?

Answer 1

Review clients brief, property type, survey type, tools.
Desktop research - location, available information, previous repairs and reports.
Risk assessment and method statement - consider working at height, lone working.
Confirm access, PPE, weather.
Bring templates, camera, Dictaphones.

Question 2

What are the limitations of visual inspections, and when might you recommend further investigation?

Answer 2

Visual only – no opening up or testing unless agreed.

Hidden defects (e.g. behind finishes or within structures) may go undetected.

Clearly state limitations in the report.

Recommend further investigation – e.g. intrusive survey, specialist damp or structural engineer, CCTV drainage.

Question 3

What legislation or standards inform your inspection practice for residential and commercial properties?

Answer 3

Health and Safety at Work Act 1974.
RICS Surveying Safely.
Control of Asbestos Regulations 2012.
Building (Scotland) Act 2004
CDM 2015
Town and Country Planning (Scotland) Act 1997
Listed Buildings and Conservation Areas (Scotland) Act 1997

Question 4

Can you talk me through your approach when undertaking a survey and preparing a report?

Answer 4

Plan and prepare - brief, previous info, risk assessment, access, tools

Review background information - previous repairs, defects, drawings, plan survey approach.

Initial walk round, review of defects.

Water ingress - check are first before external fabric.

Fabric - Work top down, work left to right taking site notes and recording information.

Initial email update highlighting further info requires, or immediate repairs.

Reflection period before advise further investigation / report.

Question 5

How do you decide when to instruct further investigations, such as roof core sampling or structural testing?

Answer 5

When visual inspection is inconclusive or defect extent unknown. Evidence of hidden deterioration.

Outwith my technical expertise, comply with Rule 2.

To confirm roof build-up, insulation, or deck condition for refurbishment design.

Structural testing: if deflection, cracking, or load concerns observed.

Question 6

Tell me about a time you carried out a Planned Preventative Maintenance inspection — how did you determine the prioritisation of works?

Answer 6

I carried out an inspection at a modern flatted development at the Shore.
Reviewed previous repairs.

Inspected each building element: condition, remaining life, compliance.

Specialist contractors advice, curtain wall and project bay spandrel.

Prioritised works using risk, criticality, and cost/time impact (e.g. urgent H&S vs. lifecycle replacement). Economies of scale for high level access.

Produced 10 year maintenance plan with cost estimates.

Ensured recommendations were appropriate, compliant.

Question 7

How do you justify the need for further investigations to a client who may be reluctant to incur additional costs?

Answer 7

Explain limitations of visual survey and risk of hidden defects.

Use evidence-based reasoning – show photos, patterns, or readings that justify concern.

Highlight risk vs. cost: small upfront investigation avoids major remedial expense later.

Reference professional duty of care and RICS guidance on due diligence.

Question 8

What steps did you take to confirm your inspection conclusions were robust before issuing your report?

Answer 8

Reviewed notes, photos, and moisture readings post-inspection. Reflective period.
Cross-checked observations against standards/guidance (BRE, BS, RICS).
Discussed unusual findings with colleagues or specialists.
Ensured limitations and assumptions clearly stated in the report.
Revisited site if key evidence was unclear before issuing final report.
Final report are always QA checked by a colleague that is competent and has the necessary skills to cross check.

Question 9

How do you balance client expectations, budget limitations, and your professional duty of care when giving advice based on inspection findings?

Answer 9

Provide fact-based advice aligned with RICS standards and ethics.
Offer options: essential vs. desirable works, short-term vs. long-term approaches.
Manage expectations early — clarify inspection scope and cost implications.
Maintain professional independence even under client pressure.

Question 10

Tell me about a situation where your inspection findings led to a change in project scope or design.

Answer 10

Falcon Court - Scope was for external fabric survey and repairs, findings resulted in wall tie investigation works being arranged prior.

Question 11

You have used a thermal imaging camera for survey work in the past. The RICS has a publication on the use of this equipment. What should the minimum difference between internal and external air temperature be in order to carry out a worthwhile thermal survey of a building.

Answer 11

Minimum differential temperature of 10 degrees.

Question 12

What would you expect to see in a cavity constructed wall where wall tie failure has occurred and how can this be diagnosed.

Answer 12

Cracking at openings, junctions. Horizontal cracking. Bulging.
Opening up and borescope.

Question 13

What specific risks would you consider before carrying out an inspection of a 1960’s block of flats.

Answer 13

Working at height, asbestos, fire safety (fire stopping), lone working, two person visits specific owners

Question 14

What would be signs of rising damp?

Answer 14

I would mark on a sketch plan and prepare a legend to identify areas of the following.
* Low level high moisture readings.
* Tide marks.
* Deterioration to skirtings.
I would check for signs of a DPC. And take measurements of ground levels and any changes.

Question 15

What could influence a thermal camera, or give false readings?

Answer 15

Drafts.
Sunlight.
High humidity or rain.
Distance – maintain the same distance where possible.
Emissivity – How efficiently an object reflects heat. Set the correct emissivity for the material. Painted wall, metal.
Not enough difference between internal and external air.

Question 16

What type of breaches did you identify during the interim Schedule of Dilapidations for commercial premises, how was this carried out and why? How did you structure the report?

Answer 16

Office premises in maritime street.
Interim instructed by landlord to ensure tenant complying with obligations to maintain premises and carry out cyclical maintenance. The lease was a internal repair only.
Repair obligation to maintain tenantable condition at all times and whenever necessary. Landlord can arrange an annual repair and maintenance check.
Decoration was every five years of the lease. In last six months of the lease.
Explain inspection process briefly.
Breach – Electrical – EICR, provide certification. Every 5 years for tenanted property.

Question 17

Have you ever carried out a schedule of dilapidations at the end?

Answer 17

At the end or nearing end for purpose of preparing cost to resolve dilapidations:
Decoration: Decorated wall a dark maroon. Cost more to get back to original white.
Company was a publisher of newspapers or magazines, removing heavy duty shelving.
Reviewed landlords quote from decorators for fair and reasonable costs of their actual loss.
Noted cracked window panes – not included as landlord was planning to replace.

Question 18

What defects did you record from the concrete balconies that made you refer to a SE?

Answer 18

Spalling is when the surface is flaking off. Commonly caused by reinforcement corrosion or freeze thaw.
The blown sections indicated corrosion of the reinforcement.
This can indicate carbonation.
Where CO2 reacts with a calcium in cement and lowers the concretes PH. This can cause the protective layer around steel to breakdown and cause corrosion, cracking, structural weakening. Recommend a SE to review and provide scope for concrete testing.

Question 19

What is RAAC?

Answer 19

Reinforced Autoclaved Aerated Concrete, a lightweight, precast concrete material used in construction primarily in flat roofs, floors, and walls between the mid-1950s and mid-1990s. It is considered a safety risk because of its limited durability, which can lead to sudden structural failure, often because of water damage.

Question 20

How did you assist the SE during the RAAC survey?

Answer 20

My role included initial identification of suspected Reinforced Autoclaved Aerated Concrete. - hollow sound tapped, soft.
Refer to SE to confirm - I provided CAD layout plans, facilitated access.
Initial inspection noting full extent, I recorded surroundings, the wall materials, fittings to work around, measurements.
Interpreted SE report and drawings. Query buildability then update my Client.
Co ordinated with my BW information and tender pack for the works.

Question 21

Talk us through your RAAC design queries?

Answer 21

Sizes of steel – would require splicing.
No welding.
Perimeters then infills.

Question 22

Talk us through your diagnosis of wall tie defects or absence.

Answer 22

1960s cavity wall flat block.
Common for wall ties to become corroded.
Explain inspection methods – sketch plans and used crack ruler to gather evidence.
To multiple gable elevations in the same place.
I used BRE 251 – explain types, recommended opening up to resolve.
0. Hairline cracks of less than 1mm. Classed as negligible.
1. Fine cracks. Can be treated easily using normal decoration. Up to 1mm.
2. Cracks easily filled. Cracks up to 5mm.
3. Cracks that require some opening up. 5 to 15mm.
4. Extensive damage which requires breaking out and replacing. 15 – 25mm.
5. Structural damage that requires a major repair job. Greater than 25mm.
Presented to client with this information.

Question 23

What are the required spacings for wall ties?

Answer 23

Horizontal – 900mm.
Vertical – 450mm.
At openings – 300mm vertical spacings. Within 225mm of vertical edges, verges and movement joints.

Question 24

Tell me about a time you carried out a Planned Preventative Maintenance inspection — how did you determine the prioritisation of works?

Answer 24

I carried out an inspection at a modern flatted development at the Shore.
Reviewed previous repairs.
Inspected each building element: condition, remaining life, compliance.
Specialist contractors advice, curtain wall and project bay spandrel.
Prioritised works using risk, criticality, and cost/time impact (e.g. urgent H&S vs. lifecycle replacement). Economies of scale for high level access.
Produced 5 year maintenance plan with cost estimates.
Ensured recommendations were appropriate, compliant.