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What is today's blog about?
This week we are going to take a look at inspection methodology as part of the Inspection competency, which will be relevant to various RICS APC pathways including Building Surveying, Quantity Surveying & Construction, Residential Property, Valuation and Commercial Property.
Essential reading for AssocRICS and RICS APC candidates.
You can also listen to our CPD podcast on Anchor for more free AssocRICS and RICS APC training and support.
What do I need to do before attending site?
Health & safety - this always comes first and is one of the most important considerations when inspecting. Think about risk assessment, Personal Protective Equipment (PPE) and dynamically assessing risk on site.
Access arrangements - this will depend on whether the property is held freehold/leasehold and whether it is occupied or not. In the case of a tenanted property, check the lease carefully for what it says about access arrangements and giving appropriate notice, e.g. 24-48 hours in most cases.
Due diligence research - do as much as you can before you attend site, it will help you to prepare for what you may find and may avoid the necessity to revisit at a later date.
What is the purpose of my inspection?
You need to consider this carefully, as it will influence what factors you pay particular attention to on site.
For example (and, remember, this is not an exhaustive list):
Valuation - what factors influence value? These could be location, tenure, design, construction, defects, condition and tenure
Property management (occupied) - compliance with lease, statutory compliance, repair/condition, requirements for repair/redecoration, user and details of the actual occupier
Property management (unoccupied) - risk of vandalism, security, landscaping, fire risk, insurance requirements and statutory compliance
Agency - current market condition, repair or maintenance required prior to marketing (or offset with an incentive package), statutory compliance, flexibility of accommodation and marketability
What should I inspect first?
At Property Elite, we like to inspect the surrounding area first, followed by the external and then internal areas of a property. We also like to work from the roof downwards.
Your employer or organisation may have a different basic methodology which fits the requirements of your clients or brief better though - just make sure you can justify your approach in your RICS APC assessment.
What observations should I record on site?
Written/typed notes, depending on whether you use proforma inspection templates/checklists or an iPad/iPhone app. Make sure they are neat and legible for when you are back in the office or if someone else needs to read your file
Photographs of the property and any potential issues you identify
Annotated plans or diagrams
Results of any building pathology tests
Measurements - although this is a different competency and you should avoid mixing up inspection and measurement in your RICS APC assessment
What should I be looking for in the surrounding area?
(Again, remember, none of the below are exhaustive lists)
Wider locational context
Situation
Aspect
Local facilities
Public transport
Contamination/environmental hazards
Flood risk
High voltage power lines
Telephone masts
Comparables
Local market conditions
Agents’ boards
What should I be looking for externally?
Building age
Construction method of the building and specific elements
Site-specific location
Site access
Car parking
Loading access and requirements
Repair and condition
Contamination
Asbestos
Site boundaries, which could be checked using a Title Plan or lease plan
Defects, e.g. structural movement, subsidence, heave, cracking, cladding
What should I be looking for internally?
Layout
Specification - you'll need to consider flexibility and obsolescence, together with specific requirements for the type of building you are inspecting
Services - age and condition
Fixtures and fittings
Improvements
Compliance with lease obligations, e.g. repair and maintenance
Defects, e.g. wet and dry rot, damp, death watch beetle, water ingress, condensation
Deleterious materials, e.g. High Alumina Cement (HAC) and calcium chloride
Hazardous materials, e.g. lead piping, wood wool slabs, asbestos
Statutory compliance
What should I do if I identify a defect?
Photograph it
Try to identify cause of damage
Inform and advise your client
Recommend specialist advice
If you are a building surveyor or specialist in a particular area of defect diagnosis or building pathology, you may provide advice and remedial actions for the defect yourself.
However, for most general practice surveyors, this will be outside your scope of your competence and you should refer out for specialist professional advice.
How can we help?
Head to our blog archive to access even more free CPD and AssocRICS and RICS APC training and support.
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Find out more about our bespoke AssocRICS and RICS APC training and support, before booking your free 15 minute consultation and signing up for your services online.
Not sure about signing up? Make sure you read what our recent successful candidates have to say in our Testimonials.
Stay tuned for our next blog post to help build a better you
N.b. Nothing in this article constitutes legal or financial advice.