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Flashcards in Inspection Deck (28)
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1
Q

What technique/process do you use when undertaking a survey?

A

Methodical top-down approach external then internal. Photographs / take notes / smell/ sight/touch. Risk assess – aware of surveying safely. Record condition/defect etc.

2
Q

What would you do if a new client called requesting you to carry out a Building Survey from receiving the call to issuing the report?

A

Determine the clients requirements (i.e. homebuyers/Level3)
Conflict check
Simplified money laundering check
Issue terms of business/appointment letter
Carry out desktop study
COVID Checks
Carry out methodical approach (top down, external then internal)
Report

3
Q

What is included in a desktop study?

A

Review particulars / any information provided
Check building age
Check any planning / building control applications
Check travel routes
Check radon, mining entries etc.

4
Q

What is in a Building Surveys contents?

A
Introduction
External elements
Internal elements
Outbuildings and External areas
Services
Statutory
Limitations
5
Q

What is in a pre-acquisition survey’s contents?

A

Similar to building survey but more high level and brief - provides a more in depth analysis.

6
Q

What is a Dilapidation’s inspection?

A

3 Types
Interim, Terminal and Final.

The inspection is used to list the alterations or repairs which need to be reinstated or rectified by the tenant to return the property to its condition as stated within the lease.

7
Q

Have you carried out any Dilapidations inspections?

A

Yes recently I’ve carried out a couple of inspections but that’s as far as its gotten as we have a diaps specialist within the office who usually deals.

I reviewed the lease, licenses, SoC.
Carried out the inspection
Drafted the scott schedule and quantified demand.

8
Q

If a new client called and requested a dilapidation’s inspection what would you do?

A

Since this would be out of my experience I would collate as much information as possible such as if they were a Landlord/Tenant, SoC, leases, if they were at the end of their lease and contact details to assist provide a quote, I would work closely with a senior surveyor to enable a further understanding.

9
Q

What is the purpose of a pre-acq?

A

Describe the buildings construction
Describes condition
Advise on defects/shortfalls
Recommends improvements

Helps the buyer make an informed decision

10
Q

What is a Level 1 Survey?

A

Condition survey.

Assess property’s condition only.

Suitable for new builds.

11
Q

What is a Level 2 Survey?

A

The Homebuyers Report.

Provides an independent valuation of the property.

It generally costs more than the Condition Report, but includes a more extensive inspection, greater detail, and the surveyor’s professional opinion on the market value of the property.

The report will also include an insurance reinstatement figure for the property, a list of problems or defects that the surveyor considers may affect the value of the property, advice on repairs and ongoing maintenance, issues that need to be investigated to prevent serious damage or dangerous conditions, legal issues that must be addressed before conveyancing is completed, and information on the location and local environment.

The HomeBuyer Report is recommended when more extensive information is needed on conventional houses, flats or bungalows constructed from common building materials, and which seem in reasonable condition. This can include homes built within the past 20 years, or older homes with a history of good upkeep.

12
Q

What is a Level 3 Survey?

A

Full building survey gives:

Detailed information about the structure and fabric of the property.
Provides recommendations and consequences if not rectified.

Does not include a valuation, but this may be provided as an extra service.

13
Q

What does a planned maintenance inspection include?

A

Frequency of maintenance in terms of cleaning etc
When components need to be replaced
Short term considerations (immediate repairs)
Service maintenance
Service replacements
Statutory maintenance (FA, EL etc)

14
Q

How do you establish the extent and method of a commercial/industrial survey?

A

Identify reason of the survey
Ascertain degree of detail
Agree extent of analysis (i.e. lab testing etc)

15
Q

What other specialists may you recommend during a pre-acq or building survey?

A
SE
M&E Specialist
Solicitor 
Planner
Cost consultant
16
Q

What is a vendor survey?

A

A Building Survey commissioned by the seller so there are no nasty surprise during the selling process. It makes the process more streamlined. Usually prevents the requirement of a purchaser’s survey.

17
Q

How can you identify a building’s age?

A

Historic maps
Local archivist
Deeds
Records

18
Q

How do you report on Building elements?

A
What is it
What condition is it
What is wrong with it
What are the consequences of not putting it right
What needs to be done to put it right
19
Q

What is an EPC?

A

Energy Performance Certificate.

Identifies and rates the propertys energy usage and provides recommendations to improve.

20
Q

How would you carry out a Dilapidations inspection?

A

Preparation - review contractual docs etc
Inspect
Provide schedule and claim.

21
Q

What is Proudfoot v Hart 1890?

A

The level of repair must take into account age, character and locality of the premises.

22
Q

What is Jervis v Harris ?

A

Allows the Landlord to enter the premises to carry out the repair and recover the costs as a debt. This approach avoids the complications of a diminution in valuation therefore capping the repair.

Landlord must go through a range of steps usually notice, time, tenant non-compliance before entering.

Complication arises due to claims of trespass, no use of services etc.

23
Q

What is a Section 18(1) Valuation?

A

Limb 1 - Provides cap on the statutory limit of the money owed to the Landlord, assess property in good condition and assess in current condition, sum between is the cap.

Limb 2 - If it is determined that the Landlord intends to refurbish the property at the end of the lease and the repair is to be removed/covered up the repair is not required.

The above only apply to repair works and not decoration or alterations.

24
Q

What is an Expert Witness Report?

A

Expert evidence which is used in courts to aid the decision of trials/claims.

The reports are dealt with in Part 35 of the Civil Procedure Rules (CPR).

25
Q

What is Without Prejudice?

A

Cannot be used in court.

26
Q

When might you carry out a condition survey?

A
Pre-lease
Following purchase of a new property
Pre-contract
Assist a maintenance and asset management plans
End of lease to determine liability
27
Q

You are contacted regarding a new project what equipment would you take on site?

A
Pen and paper
Laser + tape
PPE
CSCS Card
Camera
28
Q

Before going to a new site regarding a new project, what would you do prior?

A

Review building/site info.
H/S docs, asbestos registers, previous survey info
Google maps/street view.