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Flashcards in Inspection Deck (55)
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31

What legislation is there on contamination?

- Environmental Protection Act 1990: Part 2A, which sets out the system for identifying and remediating contamination.
- Must carry out a risk assessment.
- Must assess POSSIBILITY of harm to human health and pollution of controlled waters.
- A Remediation Notice can be served to force landowner to remediate, but not necessary if they take steps on their own.
- General principle: polluter pays for remediation

32

How do you identify contamination

1. Desktop study on previous use, radon, local history, planning register. During inspection; oil spills, subsidence, chemicals, tanks.
2. Environmental assessment; identify nature and extent
3. Environmental assessment; Remediation options and monitoring

33

What RICS guidance is there on contamination?

RICS Guidance Note, ‘Contamination, the Environment and Sustainability’ 2010
- Reiterates legal duties under Environmental Protection Act and lays guidance on identifying contamination on inspections, and recommending further investigations to the client.
- PII – surveyors must ensure claims arising from contamination are covered by their PII policy OR include a caveat OR decline the work.

34

What is Land remediation relief?

A form of tax relief from corporation tax. Allows a claim up to 150% corporation tax for qualifying expenses incurred by companies cleaning up land acquired from a third party in a contaminated state.

35

What legislation and RICS guidance is there for asbestos?

- Health and Safety at Work Act 1974
- Control of Asbestos Regs 2012
- HSE Codes of Practice
Asbestos and its implications for surveyors and their clients 3rd Ed GN (expired and new revision coming)

36

What do you do if asbestos is present in the building?

Conduct risk assessment; risk of harm?

Notify client and advise them of their duties. Advise that a survey is carried out, asbestos register made and asbestos management plan in place

Advise that they seek specialist advice and any works must be by specialist contractor

Consider impact on value / pricing

37

What are the surveyor’s responsibilities regarding asbestos?

Statutory; H&S at Work Act – reasonable care for themselves and others

If identified or suspected on inspection, report irrespective of scope of engagement

Advise that they seek specialist advice and that occupants are advised immediately (if significant risk)

38

What is the process for carrying out an inspection?

- Consider my personal safety, and those for whom I have a duty of care
- Inspect the local area
- Inspect the property externally
- Inspect the property internally

39

What are the different purposes you might carry out an inspection for?

Valuation
Agency
Development Consultancy
Property management

40

What are deleterious materials and what are some examples?

Materials that can degrade with age, causing structural problems. Signs include age of building & construction e.g. concrete frames from the 1960s, and brown staining on concrete.

Examples include High Alumina Cement.

41

What are hazardous material and what are some examples?

A material that is harmful to health.
Examples include; asbestos and lead piping.

42

What are the differences between an inherent, a patent and a latent defect?

Inherent: has always been present, and is a defect in the design or original construction of the building, e.g. misplaced reinforcement.
Patent: a defect that could have reasonably been identified on an inspection, e.g. rising damp.
Latent: a defect that could not have reasonably been identified on an inspection; e.g. problems with the foundations that may not show signs for several years.

43

What are common defects and their causes?

Movement (causing subsidence, heave, shrinkage cracking in new plasterwork, settlement cracks)

Water (causing rot and damp)

Deterioration of building materials (causing structural issues)

In period buildings: typical to see spalling, wet and dry rot, tile slippage on the roof, damp at GF level, water ingress around door and window openings, cavity wall tie failure (bulging wall and horizontal cracks).

Modern buildings: roof leaks, cracking in brickwork from settlement

44

What’s the difference between a defect and repair?

Defect: something that is faulty in some way
Disrepair: is as a result of failure to maintain

45

What would you suspect from horizontal cracking? Vertical cracking?

Horizontal: wall tie failure (which also can cause bulging)

Vertical: caused by settlement, subsidence and heave

46

Witchford - what was being developed?

42 modular residential units, with a 40% affordable proportion. a mix of 2, 3 and 4 bedroom homes.

47

Witchford - what was the site like? What size?

The Property comprises grassland, adjacent to Main street in Witchford, extending to approximately 1.97 ha (4.86 acres). The property benefits from an outline planning permission for up to 46 residential dwellings (including 30% affordable housing)

48

Witchford - what are the signage planning implications?

Town & Country Planning (Control of Advertisements) Regulations 2007 - planning consent is required a development site.
Application would need a site location plan, site layout of where the proposed signage is to be placed on the site and elevations/plans of the signage.
- Two main considerations: public safety and amenity.
- If the sign is going to be illuminated, you need to know the lumens.
- It takes 8 weeks to determine – so the same as a minor application.

49

Witchford - What’s the difference between heras fencing and traditional hoarding. What are the benefits of heras?

Heras - temporary fencing intended for use on construction sites. Branded nylon covers enhance aesthetics.
Benefits: - Easy to install, move as and when, clean nylon covers.
- Cheaper and reusable(for future developments). Green credentials - in line with clients obejecitves.

Traditional timber hoarding - Excavated and concreted.
- Heavy to install, hazardous sharp edges and nails can injure.
- Not cost efficient - specialist installers required.
- Time-Consuming- this contributes to increased costs. Consider common graffiti and the hours of labour increase.
- Difficult to apply advertising graphics, vinyl or crezon panels are costly and time consuming.
- Wasteful - often this hoarding ends up in landfill.

50

If you came across defects on inspection, what would you do?

I would follow the four-step process;
1. Take photographs of the defects.
2. Try to establish the cause of the damage whilst on site
3. Inform your client of your investigations.
4. Recommend specialist advice from BS or structural engineer.

51

Why do you walk the boundary of a site?

To check the title document correctly reflects the physical land boundary.

52

Case Study - What is galvanised zinc cladding?

A metal cladding used to decorate the communal areas of the scheme. Was chosen by the group as the manufacturing of zinc requires little energy.

53

Construction Types?

- BRICK AND BLOCK - can be one of the cheapest construction types. Ext - Stone, Brick
- TIMBER FRAME - Open & closed panel
- INSULATED CONCRETE FRAMEWORK (ICF)
- STEEL FRAMED CONSTRUCTION - lightweight, strong, weather-resistant and quick to erect.
- STRUCTURAL INSULATED PANELS (SIPS) - cost-effective, environmentally friendly and labour saving alternative to traditional timber framing and masonry construction methods.

54

What is the first fix?

The processes that are undertaken during construction works up to the point of applying internal surfaces – typically plaster. eg. constructing the structure, cladding, flooring, doorframes, stairs and so on

55

Can you name what you would find on a policy-compliant plan?

- Accurately drawn and to a stated scale (1:1250 – 1:500 for urban properties and 1:2500 for rural properties)
- Showing its orientation (a north arrow)
- Showing sufficient detail to be identified on the Ordnance Survey plan
- Showing the whole of the property including any garage, garden ground or bin store etc.
- Showing buildings in their correct (or intended) position
- Marking land and property clearly (for example by edging, colouring and hatching)