RICS Associate Assessment Submission Documentation

Candidate Name: John Smith

Membership Number: 12345678

Pathway: Residential Survey and Valuation

Date: 28 May 2013

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Contents

Associate Getting Started

Template 1 – Candidate details and Checklist
Template 2 - Summary of Experience – Mandatory Competencies
Template 3 – Summary of Experience – Technical Competencies
Template 4 - Case Study
Template 5 – Professional Development Record
Template 6 – Associate Declaration

For Referred Candidate ONLY

Template 7 - Associate Referral Report

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Candidate details and checklist
1. Candidate details
Candidate Name: John Smith
Candidate Number: 12345678
Date of Birth: 04/10/1983
Pathway Residential Survey and Valuation
Number of years of
relevant experience: 5 years
Do you have relevant
qualifications? Yes x No

If 'YES' to either of the

above, what subject? Valuation
Employer/organisation:
ABC
Name RICS Membership Number:
Mentor: Mike Jackson 24681111
Month and Year of
Assessment: July 2013
Any Special
Considerations: N/A
Previously Referred at Number of previous assessment
Associate: No attempts

Home Buyer Report – Green Road, Liverpool

Case Study Title :

2. Checklist
Candidate (enter 'X' to
confirm complete – if
referred only indicate the RICS
templates that you have (office use
Associate Submission updated for re assessment) only)
Candidate Details x
Summary of Experience – Technical competencies x
Summary of Experience – Mandatory competencies x
Case Study x
Record of Professional Development x

To be completed by Referred candidates ONLY

Which technical competencies are being reassessed?

1.
2.
3.
4.
5.
6.

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Summary of Experience - Mandatory Competencies
There are eight mandatory competencies – these are the ‘softer’ skills that all responsible practitioners need,
regardless of their RICS pathway. Please refer to your Associate pathway guide for the details of the
mandatory competencies. These competencies are essential: they demonstrate your ability to work with
colleagues, meet client requirements, manage your own work and act with honesty and integrity. Please
provide a brief example for each to demonstrate you have met each of them in the relevant box below. You
are not required to write about Conduct rules, ethics and professional practice because you will demonstrate it
by completing the RICS ethics module and test. Please note you have a 500 - word limit in total.

Mandatory Competencies Summary of how you meet competency requirements

I conduct myself professionally, am competent and objective ensuring clarity to

avoid misunderstanding/ambiguity. Identifying client needs creates good
relationships.
Client confidentiality is paramount.
Lender requirements knowledge, i.e. non-disclosure of valuation figures.
Consideration - entering homes with concern for occupants/families.
Tact - handling potential problem areas, i.e. pets/smokers.
Discretion – vendor wanting disclosure of valuation figure/any problems
encountered.
Sharing good-practice/experience between colleagues.

Client care RICS-registered firms must have a complaints-handling procedure.

Inapt words can lead to complaints/misunderstanding. Speaking personally
with clients pre and post inspection is effective and good practice nevertheless
taking care to ensure no misunderstandings as matters surveyors take for
granted are often considered important to clients. Verbal advice needs
tempering with warning words “not to act before report is received”. Sometimes
free-hand sketches are required. These should be representational and
proportional.
Communication and negotiation

Construction Law and Dispute Resolution knowledge enabled me to value

Conflict avoidance, management
and dispute resolution procedures
Right-to-Buy properties for Stockport Council. Relevant content was essential
to ensure conflict avoidance. One property valuation revealed the tenant had
undertaken improvements; to avoid any future conflict these were included in
the report.
I understand the various dispute resolution procedures: mediation, conciliation,
adjudication, arbitration, litigation; mechanisms designed to mitigate risk and
avoid conflict. These techniques ensure good working relationships.

“Elf”, is the data-base used at NPS. This central database for storage was
accessed by all employees. It facilitated easy access and allowed all
information to be shared instantly across the company. Elf holds information of
property/land for an entire estate, including addresses, pictures, rent, lease,
rent reviews. Respecting client confidentiality is mandatory, and in accordance
with Data Protection Act 1998. Sensitive data is password protected.
Data management
Awareness of the importance of the H & S Act 1974 and subsequent legislation
governing the construction industry is paramount. At NPS I, regularly liaised
with H&S regarding observed concerns.
Involved with refurbishment projects, I have increased my knowledge of
hazardous materials and risks on-site, in particular identification, management
Health and safety and control of asbestos.

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 I understand the keys aspects of RICS Guidance notes on “Surveying Safely”.

Key objectives for sustainability:

• social progress recognising the needs of everyone
• effective protection of the environment
• prudent use of natural resources
• maintenance of high and stable levels of economic growth

In property reports the use of energy performance certificates supports

improvement of energy efficiency, helping conserve natural resources,
reducing both energy consumption and environmental impact.

Sustainability
Communication and the dynamics of differing skills are critical for efficient
team-working. In developing this I am able to better communicate and
converse with all staff members. Available are experienced surveyors with vast
knowledge of the residential property market to whom I can talk if valuation
problems/concerns arise. As part of the team I am confident to initiate debate
within team meetings or face-to-face with individuals. Managing an industrial
site I regularly discussed workload with the Estates Manager ensuring work
was delivered in a timely manner with integrity and to the satisfaction of the
client. Standards could not be compromised. It was imperative this sentiment
was shared with senior team members. Regular client meetings explained
progress and any issues arising.
Teamworking

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Summary of Experience – Technical Competencies
Your summary of experience should be no more than 2000 - words in total.

Technical Competency Summary of Experience

1. Inspection
Firstly the type of inspection must be established and the instructions must be
checked carefully for any special/specific client requirements.

The main types of survey available are: mortgage valuations, home condition
reports, home buyer reports and building surveys.

The same expertise of detection and knowledge are required for each style of
survey; however, the amount of information reported is dependent upon the type
of inspection instructed, for example in the mortgage valuation only essential
matters are reported.

Before visiting site/premises it is essential to ensure all relevant information

(correct address including post cost, what access arrangements are, whether
key or occupied/tenanted is there a burglar alarm and if so code.

On a new build site a hard hat and high vis jacket will be required. There may be
extra vehicle movement, noise, and fumes.

It is not possible to carry out an inspection where a child under the age of 16 is
the only person present in the property.

The journey should be planned in advance allowing sufficient time for the
inspection; potential problems with parking should be identified.

It is essential that the day’s activities are recorded making sure staff are aware of
my location, a mobile phone is now considered an essential tool.

In repossessed properties often materials/chattels are left that could cause

potential harm and properties could contain vermin/fleas

Before an inspection is carried out, any information already available should be

considered. Research should ideally be carried out identifying past usage of the
site and local factors including liability to flooding, mining operations both current
and past and consideration needs to be given to any future development.

Sometimes if a street has been visited previously past reports can be reviewed
to check if any special forms of construction have been used. E.g. timber framed,
non-standard construction

At present I have detected a potential problem with the new high speed rail link.
Whilst there has been no real down turn in values or blight at present, there is
now evidence that property values in its vicinity may suffer as sellers and
purchasers consider the impact of the proposal. A number of sales have fallen
through and an above average number of properties within the vicinity have
come on the market. Surveyors have to follow the market so as yet the impact
has to be monitored until such time as a clearer picture emerges.

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2. Building pathology
Building pathology and valuation are the main areas I have covered in my
surveying role. I have shadowed Home Buyers Reports, Structural Surveys,
Home Condition Reports and Valuation Reports.

Locality include:-

Chimneys: Defective external detailing including poor condition of brickwork,

missing flashings etc., leading to internal damp penetration, necessitating
consideration of the effect to internal timbers.

Roofs: Defective roof coverings can allow internal damp penetration and a trail
needs to be followed to establish whether internal timbers have been affected.
Typical defects include: slipped, missing and damaged slates/tiles, nail fatigue,
surface lamination and efflorescence.

Should timber defects be noted it is advisable to request a further report from a

specialist property care associate (PCA), to establish extent and cost.

Rainwater Installations: Damaged/defective rainwater goods can cause

problems, including damage to external walls, damp penetration especially in
solid walls. If timbers have become affected a specialist report is required.

External Walls: Problems can include structural movement, subsidence and

foundation failure, necessitating a structural engineer’s report.
Wall tie failure occurs due to poor external detailing, defective pointing and/or
black-ash mortar, observed by cracking or wider mortar joints usually every fifth
course of brickwork.
Failure occurs due to moisture affecting the unprotected metal ties. This expands
causing horizontal cracking requiring a specialist report to establish extent and
cost.

Other structural problems include roof spread, cracking due to lintel failure, and
expansion cracking. Suitable repair solutions to be recommended.

DPC: Failure of damp proof courses may be due to a lack of a damp proof
course, or external bridging by paths, garden walls, and external cladding.
Testing is by means of a protimeter; if rising damp is found then a specialist
report is required.

The protimeter only registers that moisture is present and does not accurately
measure the level of moisture in the material. By taking numerous readings
establishes whether the problem is rising damp or interstitial condensation. Salts
can affect the readings.

Services Installations: Electric gas, water heating and space heating installations
are by their very nature subject to separate regulations and tests. It is important
to establish condition and recommend that the appropriate tests be performed
covered by the necessary certificate.

3. Legal / regulatory compliance Building regulations contain mandatory rules for construction of new buildings
and alterations to existing to make them safe, accessible and limit waste and
environmental damage. They take into account energy conservation, access and
use by people including disabled people.

There are two basic types of application under the Building Act 1984; Full Plans
and Building Notice.

The Building Control Office can take enforcement action against building work in
contravention of the regulations. Worst scenario could involve a notice requiring
work be removed.

Surveyors often find alteration work such as the formation of through lounges
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 and the removal of chimneybreasts where approvals have not been granted. It is
possible for sellers/ buyers to obtain retrospective compliance. The current trend
is for sellers to acquire indemnity insurance against potential future actions.

I am aware of and have had occasion to utilise the following:

Town and Country Planning Act 1990
Planning (Listed Buildings and Conservation Areas) Act 1990
Grade I, Grade II*, Grade II
Planning (Hazardous Substances) Act 1990
Disability Discrimination Act 1995 - This was created to prevent discrimination
against disabled people. This affects Construction activities in respect of the
following:
• access to goods, facilities and services, including larger private clubs and
transport services
• buying or renting land or property, including making it easier for people with
disabilities to rent property and for tenants to make disability-related adaptations
• function of public bodies, for example issuing of licenses.
Tenants leasing new premises or refurbishing existing are required to obtain
Licence to Alter from the Landlord. When working as a Property Manager I
received applications for Licence to Alter. I gathered information from the tenant
and reported to the freeholder for his/her approval. Once approved, I instructed
legal advisors
Whilst working at the Estate Agents I had to complete Section 21 notices of the
Landlord and Tenant Act 1954 to evict tenants who were not paying rents, or if
they vacated without informing us.

I am aware that all surveyors have to carry professional indemnity insurance.

Claims received in first instance have to be dealt with under the complaints
handling procedure, which is mandatory for all RICS registered companies.

4. Measurement of land and

property All property records are confidential and all office systems should be password
protected.
The main system used at present is the Automated Valuation Model (AVM)
provided by Rightmove plus. This calculates property valuations using a
statistical model which computes large amounts of property data to generate an
estimate of the market value for an individual property. A confidence level is also
produced along with the valuation to indicate how accurate the valuation is.
I used this system to check the valuation provided in my case study.
The system is not infallible; it depends on information inputted from various
sources. The system is a guide only but believed it will help reduce the number
of P.I. claims. Provision of valuation justification notes is required when carrying
out valuations.
Available is access to the land registry website. When an instruction is received
properties sold, and on the land registry, are included within the surveyors
project pack together with all previous valuations carried out by the company
within a three mile radius.
Care is taken when using any of our previous valuations as these are possibly
confidential and cannot be sent as comparable evidence to third parties.
Unfortunately the information on the land registry is often out of date and cannot
be directly used to justify a valuation figure. Equally it is sometimes
contradictory. We find the same property listed as a detached and semi-
detached. The condition of properties registered is also not known.
We also use the BCIS house rebuilding cost service for calculations and whilst
there has been a vast improvement in the information provided over the last few
years, it still is not infallible. Each property has to be taken on its own merits and
remoteness and access problems have to be considered when providing a
valuation.
All the companies I have worked for have been mindful of, and complied with,
1998 Data Protection Act. I am aware of the eight principles of good practice.

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5. Valuation I shadowed a senior Chartered Surveyor over last 3 years. I also have valuation
experience from my time as a property manager and working as a residential
estate agent.

When valuing property it is essential this is performed in accordance with the

RICS Red Book. The purpose of these valuation standards is to provide users of
this service with confidence that a valuation provided by a qualified valuer has
been undertaken in compliance with the highest standards set by the
International Valuation Standards Council (IVSC).

These standards set out procedural rules and guidance for valuers within the
RICS Rules of Conduct; they also set a framework for best practice in the
execution and delivery of valuations.

Since becoming an RICS member I have ensured full awareness of RICS Rules
of Conduct. Reading the RICS policies documents and help sheets I have
become familiar with the requirements needed to practice. I am cognisant of the
RICS Professional and Ethical Standards, understanding the need to conduct
oneself in-line with the rules and regulations. I am aware of the Conflict of
Interest policy, understanding circumstances where conflicts arise, and how to
best avoid them. I appreciate the expectations and demands of a Chartered
Valuation Surveyor and am fully focused on delivering the highest standard
professionalism within all roles, responsibilities and activities undertaken.

Valuations are required for differing purposes: open market valuations, taxation,
reinstatement costs etc. Important is identification of the purpose of the valuation
prior to undertaking.

During my Degree Course I was able to prove technical competence in all

different valuation models:
Comparable, Investment, Profits, Residual, and Contractors methods.

For Residential Valuation Surveyors, the most relevant is the comparable

method, however, sometimes comparable evidence is not available and it is
useful to understand and be able to use other methods as a check.

I have experience using the AVM model provided by Rightmove Plus. This is
now being used throughout the industry as a check to lessen the amount of PI
claims, as it provides up to date information regarding properties on the market
and their status. This system also provides a valuation score against the
comparable properties. Justification still has to be entered on the system.

Valuations can only be undertaken once terms and conditions of engagement

have been agreed, as per the VS2 Red Book.

I understand the requirement of Professional Indemnity Insurance which is

mandatory for all Chartered Surveyors. It has not been possible for me to obtain
a full-time position as insurance companies are unwilling to cover trainee
surveyors. Obviously, professional indemnity insurance is required to protect
third parties against negligence by surveyors.

6. Property records / information
systems
All property records are confidential and all office systems should be password
protected.
The main system used at present is the Automated Valuation Model (AVM)
provided by Rightmove plus. This calculates property valuations using a
statistical model which computes large amounts of property data to generate an
estimate of the market value for an individual property. A confidence level is also
produced along with the valuation to indicate how accurate the valuation is.
I used this system to check the valuation provided in my case study.
The system is not infallible; it depends on information inputted from various
sources. The system is a guide only but believed it will help reduce the number
of P.I. claims. Provision of valuation justification notes is required when carrying
out valuations.
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Available is access to the land registry website. When an instruction is received
properties sold, and on the land registry, are included within the surveyors
project pack together with all previous valuations carried out by the company
within a three mile radius.
Care is taken when using any of our previous valuations as these are possibly
confidential and cannot be sent as comparable evidence to third parties.
Unfortunately the information on the land registry is often out of date and cannot
be directly used to justify a valuation figure. Equally it is sometimes
contradictory. We find the same property listed as a detached and semi-
detached. The condition of properties registered is also not known.
We also use the BCIS house rebuilding cost service for calculations and whilst
there has been a vast improvement in the information provided over the last few
years, it still is not infallible. Each property has to be taken on its own merits and
remoteness and access problems have to be considered when providing a
valuation.
All the companies I have worked for have been mindful of, and complied with,
1998 Data Protection Act. I am aware of the eight principles of good practice.

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Case Study
Submit one case study of 2000 words. The focus of the case study must be on one specific project you have
been involved in recently. If possible select a project you have worked on in the last 2 years. The project you
choose MUST allow you to demonstrate at least TWO technical competencies from your chosen pathway, and
how you used the competency skills

Case study title - Home Buyer Report – Green Road, Liverpool

1. Context / Introduction
This Case Study is an account of a Home Buyer Report (HB Report) in which I participated, shadowing a Chartered
Surveyor but completing my own site notes.
It outlines my roles and responsibilities in the identification of building defects, reporting the defects and providing a
valuation of the property. The property was located on Green Road, Liverpool. As shown in Appendix 1.
The objective was to assess the condition of the property and provide advice to the prospective purchaser together with
an open market valuation of the property.
I was involved in every stage of the HB Report, from receipt of instruction through to completion. I aim to demonstrate
my knowledge and experience of Building Pathology and Valuation.

My intention is to analyse my performance throughout the process from inception to completion, explaining the
rationale behind findings/reporting in the HB Report. I aim to demonstrate an understanding of the various elements of
the process and the lessons learned that will aid my personal development.

Home Buyer Report – Green Road, Liverpool

My role and responsibilities: Shadowing Area Chartered Surveyor
Clarkes Associates, Liverpool
Date of inspection: 22/03/2013

2. The Approach
I was involved in every stage of the HB Report, from receipt of instruction through to completion. I aim to demonstrate
my knowledge and experience of Building Pathology and Valuation.

The stakeholders were the prospective purchasers of the property. Names have been withheld due to data protection.

The initial instruction was received on the 15/03/2013 and terms engagement was sent out to the purchasers and
returned on the 20/03/2013. The estate agent was contacted on the 21/03/2013. The report carried out on the 22/03/2013
and the report sent out to the client on the 27/03/2013.

My specific role included telephoning the estate agent to gain access to the property. This inquiry revealed that the
property was vacant and that keys were located at a local agent. The agent confirmed that I was able to collect the keys,
identification was required. I discussed whether parking was an issue; the agent indicated that parking outside the
property was available. The property had been marketed for a period of nine months with a current asking price of
£119,950. The agreed purchase price was confirmed with the agent at £110,000. The property has had 8 previous
viewings with no previous offers forthcoming. On enquiry it was confirmed that the property was not alarmed.
My role also involved ensuring that all necessary inspection equipment in my vehicle was working, these included ;
Ladders, Damp Meter, Tape Measures, Torch, Screw drivers, Manhole keys, Binoculars, Compass, Camera
Spare batteries, Wellingtons, Hard hat, Gloves, Overalls.
My role included checking the local environment and the following observations were made:
Located on busy main road

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Constructed circa 1900

The subject property was located mid terrace in a row of 12 properties

Common Faults - surrounding properties appear affected by long standing bedding down settlement, eroded brickwork
and some properties rendered, with replacement dpcs noted.

Exposed location with a view over the valley.

North facing property

3. The result
I was satisfied with the outcome of this case study. Initially it appeared that I was inspecting a well-maintained and
modernised property, however, using the skills I have acquired I was able to advise the client of essential repairs and
potential further problems.
4. Lessons Learned
I gained further knowledge and experience of Building Pathology and Valuation together with the day to day procedures
involved from taking of instructions to completion of the report.
My knowledge increase because I noticed at an early stage that there was a lack of subfloor ventilation and allied to
rising damp and the dropping of the lounge floor I was able to establish that there would be a likelihood of additional
expense. This was a good example of building pathology as I was able to follow the trail.
I was also able to identify hazardous materials and report on their condition, in this case the client was advised that
although not considered dangerous that there are potential health risks involved with asbestos.

Case Study Example

1. Objective

1.1 This Case Study is an account of a Home Buyer Report (HB Report) in which I participated, shadowing a
Chartered Surveyor but completing my own site notes.

1.2 It outlines my roles and responsibilities in the identification of building defects, reporting the defects and
providing a valuation of the property. The property was located on Haigh Road, Wigan. As shown in
Appendix 1.

1.3 The objective was to assess the condition of the property and provide advice to the prospective purchaser
together with an open market valuation of the property.

1.4 I was involved in every stage of the HB Report, from receipt of instruction through to completion. I aim to
demonstrate my knowledge and experience of Building Pathology and Valuation.

1.5 My intention is to analyse my performance throughout the process from inception to completion, explaining
the rationale behind findings/reporting in the HB Report. I aim to demonstrate an understanding of the
various elements of the process and the lessons learned that will aid my personal development.

1.6 Before the inspection was carried out I checked the location for any potential problems within the vicinity.
The property was located on a main road within four miles of Wigan town centre. I am familiar with this
area knew that there was a possibility of past mining activity and that the purchaser would be advised
accordingly with a mining search requested by their legal adviser.

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 1.7 The property comprises a brick built, two storey terrace house constructed circa 1900, with 2 bedrooms, 1
bathroom, 2 reception rooms, kitchen. Gardens to front and rear. Detached garage, no permanent
outbuildings.

1.8 The rear garden is divided in half by a right of way/access road. The garage is located to the rear of the site.

1.9 I have been unable to disclose the exact property address for data protection reasons.

2.0 Introduction

2.1 My specific role included telephoning the estate agent to gain access to the property. This inquiry revealed
that the property was vacant and that keys were located at a local agent. The agent confirmed that I was
able to collect the keys, identification was required. I discussed whether parking was an issue; the agent
indicated that parking outside the property was available. The property had been marketed for a period of
nine months with a current asking price of £119,950. The agreed purchase price was confirmed with the
agent at £110,000. The property has had 8 previous viewings with no previous offers forthcoming. On
enquiry it was confirmed that the property was not alarmed.

2.2 My role also involved ensuring that all necessary inspection equipment in my vehicle was working, these
included ;
Ladders
Damp Meter
Tape Measures
Torch
Screw drivers
Manhole keys
Binoculars
Compass
Camera
Spare batteries
Wellingtons
Hard hat
Gloves
Overalls

3.0 Local environment.

My role included checking the local environment and the following observations were made:
Located on busy main road

Constructed circa 1900

The subject property was located mid terrace in a row of 12 properties

Common Faults - surrounding properties appear affected by long standing bedding down settlement,
eroded brickwork and some properties rendered, with replacement dpcs noted.

Exposed location with a view over the valley.

North facing property

3.1 Property Findings

- Front Elevation (Appendix 2 Pic 1)

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 Roof: Duo pitch roof. Recently reroofed with interlocking clay tile. Redundant flashband flashing covering
joint between the roof tiles of adjoining property. Ridge tiles appeared in serviceable condition. Slopes
generally level.

Chimney: Brick chimney stack, 2 flues – both appear blocked. The brickwork has been reduced from original
height. One piece of stepped flashing missing but is resting on the roof. Surface erosion of brickwork on the
stack and pointing in poor condition. (Appendix 2 Pic 3)

Rainwater Pipes & Gutters: PVCU, gradient satisfactory. Rainwater downpipe (RWDP) from neighbouring
property has been fixed down the front elevation due to installation of new gas box. RWDP has been
extended to discharge onto the front pavement.
This is poor practice but it was noted that the situation arises further down the terrace. The client should be
informed of this anomaly and legal advisers to comment further.

Main Walls: Injected DPC - Correct Level.

Sub Floor Ventilation: Only one vent at front elevation, partially blocked, inadequate. (Appendix 2 Pic 6)

Walls: 225mm Solid Brickwork, painted white. English Garden Wall Bond. Soldier arch above door in
satisfactory condition. Stone lintels over the front windows only 75mm bearings.

Evidence of minor bedding down settlement common with adjacent properties, no evidence of recent or
ongoing structural movements.

Stone sills damaged, drip below damaged (Appendix 2 Pic 4&5)

No signs of significant cracking or roof spread

Brickwork has been finished with masonry paint possible due to surface erosion of bricks.

Windows: Double glazed PVCU – Externally beaded, no FENSA markings, no emergency escape window to
first floor.

External Doors: DG PVCu – No FENSA markings.

Joinery & Finishes: No soffit or fascia boards to front elevation.

3.2 Rear Elevation (Appendix 2 Pic 7)

Roof: Slight dip to roof (requires further investigation internally, it was noted that heavier roof tiles have
been installed in lieu of the original slates). Lead lined valley gutter between rear pitch and outrigger,
appears satisfactory (Notorious weak spot for internal damp penetration).

Chimney: Brick chimney stack, 2 flues – both appeared blocked. Has been reduced from original height.
Brickwork, lead flashings and pointing in good condition.

Main Walls: Injected DPC – Correct Level.

Rear Wall: 225 Solid Brickwork, painted white. Stretcher Bond (No evidence of wall tie failure but black ash
mortar could have started deterioration).

Outrigger Walls – English Garden Wall Bond. Black ash mortar.

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 Rear left hand side of outrigger wall unpainted, numerous bricks suffering surface erosion, and possible
penetrating damp. (Appendix 2 Pic 11) (Access arrangements for maintenance to be confirmed by legal
adviser).

Doors: DG PVCu(Dining Room & Kitchen) – Both FENSA marked.

Joinery & Finishes: Fascia to outrigger in serviceable condition.

Drainage: To rear outrigger – Black PVCU, poor condition (Appendix 2 Pic 8)

Inspection Chambers – None Visible

Surface Water – Straight to paths – no gullies.

3.3 Garage (Appendix 2 Pic 10)

Roof: Asbestos duo pitch, no cracks. Good condition (general asbestos warning to client).

Gutters: None

Walls: Concrete panel sections. Good Condition.

Doors: Solid timber door

Joinery: Basic

Floors: N/A. No internal access.

3.4 Grounds: Joint right of way at rear of property to allow adjacent property owners access to garages and rear
gardens.

3.5 Trees: None noted within influencing distance of the property.

3.6 Boundaries: Part brickwork, concrete post and panel and part timber post and panel. In serviceable
condition requiring general maintenance.

3.7 Internally
Roofspace. (Restricted access due to level of insulation):

Traditional rafter and purlin, usual splits and shakes (Appendix 2 Pic 15-20)

Dampness: None noted.

Woodworm: None noted
Underlay: Yes
Ventilation: None, poor
Ceilings: Timber L&P
Insulation: 300mm Fibreglass
Chimney Flues: Brickwork, serviceable condition, no cracking.
Party Walls: Original large hole in both party walls blocked.
Rodents: 3 Dead mice in loft space (Appendix 2 Pic 20)

No access available to roofspace above outrigger

Ceilings: Timber L&P

External Walls: Plastered, rising damp recorded. See Plan.

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 Internal Walls & Partitions – Solid partitions, plastered

Alterations: New door opening formed in outrigger rear wall.

Floors: Ground floor mixed timber and solid floor.

Front lounge floor, lack of subfloor ventilation.

Front lounge floor, large gap between skirting board and floorboards. Serious form of rot to joists
suspected. Further investigation by PCA specialist required. Floors fall 15mm rear to front.

Fireplaces, Chimney Breasts and Flues:

FL – Blocked, no ventilation

DR – Coal effect gas fire – No recent certificate.

B1 – Blocked, no ventilation. Penetrating damp recorded

B2 - Blocked, no ventilation. Penetrating damp recorded

Bathroom – Evidence of small flue in the outrigger, suspect fireplace and flue from kitchen has been
removed in kitchen below. No access to view due to tiled finish to the flue. Confirmed no chimney stack
above and suspect stack taken down below roof, no stress in structure noted.

Kitchen: Wall and base units, average condition. General wear and tear.

Woodwork:

Under stairs area blocked – No access.

Original panel doors and glass panel doors (potential risk to people).

Steep staircase, no handrail (potential risk to people).

Bathroom Fittings: Panel bath, sink and low level W/C recently installed and in serviceable condition.

Heating: Gas Central Heating, Radiators. Boiler Model – Worcester located in bathroom.

Common Services: Telephone. No smoke or carbon monoxide alarms.

4.0 Recommendations

Category 3 –Defects that are serious and/or need to be repaired, replaced or investigated urgently.

Overhaul of front chimneystack required.

Overhaul of rainwater installation required.

Repairs to rear left hand side outrigger brickwork wall required.

Rising and penetrating damp recorded – Full timber and damp proof course report and estimate required from
specialist PCA contractor.

Provision of additional subfloor ventilation required.

Electrical Installation – Installation to be checked and tested by NICEIC registered contractor.

Gas Installation – Installation to be checked by Gas Safe registered contractor

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 Space and water heating Installation – Installation to be checked by Gas Safe registered contractor.

Category 2 – Defects that need repairing or replacing but are not considered to be either serious or urgent. The
property must be maintained in the normal way.

Fitting of a gully to the front of property and connection to underground drainage installation.

Installation of wall ties to rear elevation.

Risks to Building

Electrical Installation

Gas Installation

Heating and Water Heating Installation

Risks to Ground

The property is located in an area of past mining activity, legal adviser to obtain report fom mining authority.

Risks to people

Lack of first floor escape window

Steep staircase and lack of handrail

Lack of safety glass in internal doors

Electrical Installation

Gas Installation

Heating and Water Heating Installation

5.0 Further recommendations

Although the garage roof covering is asbestos, it appears undamaged. No action required but must be reported as a
precaution to the purchaser.

6.0 Valuation

Comparable Evidence

Subject Property Property 1 Property 2 Property 3

Type House House House
Age (Circa) 1900 1900 1900
Beds 2 3 3
Living 2 2 2
Baths 1 1 1
Kitchens 1 1 1
Sold 100,000 105,000 112,000
Location Worse/Similar Similar Similar
Size Smaller Same Larger
Condition Worse Similar Similar
Market Direction Static Static Static
Adjusted +£10,000 +£5,000 N/A

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 Although the subject property only has two bedrooms it is larger than average due to the outrigger extension and
has the benefit of a rear garage The valuation figure has been checked using the SCT (Surveyors Comparable Tool)..

The OMV (open market value) of the property in question is £105,000

The OMV following completion of the essential repairs is £108,000

£3,000 retention for the immediate repairs required is considered appropriate;

7.0 Conclusion

7.1 My involvement with this HB Report has enabled me to embrace a wide range of competencies applicable
to my chosen route, i.e.;

- Client Care
- Conduct rules, ethics and professional practice
- Health & Safety
- Communication and negotiation
- Building Pathology (Main)
- Inspection
- Valuation (Main)
- Measurement of land and property
- Property record/ information systems
- Teamworking
- Legal/regulatory compliance

7.2 The task allowed me to complete a HB Report from initial instruction through to valuation.

Overall outcome.
I was satisfied with the outcome of this case study. Initially it appeared that I was inspecting a well-maintained
and modernised property, however, using the skills I have acquired I was able to advise the client of essential
repairs and potential further problems. I noticed at an early stage that there was a lack of subfloor ventilation
and allied to rising damp and the dropping of the lounge floor I was able to establish that there would be a
likelihood of additional expense. This was a good example of building pathology as I was able to follow the trail.

The identification of asbestos, both for client care and health and safety, although not considered a dangerous
risk, still had to be reported in the HB Report.

The Inspection of the residential property followed RICS Rules of Conduct and Regulation.

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Competencies demonstrated in this case study
Please insert the technical and mandatory competencies demonstrated in this case study.
Technical competencies Mandatory competencies
Building Pathology Client Care
Inspection Conduct Rules, Ethics and Professional Practice
Valuation Health & Safety
Measurement of land and property Communication & Negotiation
Property Records/Information Systems Team Working
Legal/Regulatory Compliance Data Management

Total Word Count: =

19
Record of Professional Development
Please list the professional development you have completed over the past 12 months. You must refer to a minimum of 24 hours of training and development.

Date Professional Development Hours

Activity type: Work based learning
Purpose: To be able to identify different building defects in residential property.
Description: Shadowing colleague for the day
Learning Outcomes: Being able to identify and report building defects in residential property. Focusing on building cracks, and
identifying the cause of the cracks. This is a continuing activity increasing my overall knowledge, understanding and awareness of
building pathology.
dd/mm/yyyy Formal or Informal: Informal 6 Hours

dd/mm/yyyy YOU MUST DO A MINIMUM OF 24 HOURS

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

dd/mm/yyyy

20
21
Associate Declaration
Application for assessment as an Associate Member of RICS

(This declaration must be signed by the candidate and the mentor/proposer)

Candidate to complete:

I have read, understand and undertake the following:

• to comply with the RICS Charter, Bye laws and Regulations as they now exist, or as they may in the future
be amended and also to comply with such other requirements as Governing Council shall determine;
• to promote the objects of RICS as far as in my power;
• not at any time after ceasing to be a member to use or permit to be used in conjunction with my name, or
name of any organisation with which I may at anytime be associated, any designation or expression
denoting or suggesting membership or any connection with RICS
• to pay promptly any monies due to RICS, including but not limited to any fee, subscription, levy, arrears,
fine or other penalty, or reimbursement in accordance with any scheme of compensation, or in respect of
any goods or services commissioned by me from RICS
• To declare any criminal conviction within 30 days
• That should I wish to terminate my membership, to so signify in writing to the Chief Executive

I confirm the following:

• The work I am submitting for assessment is my own work and a true reflection of my experience,
qualifications and development.
• I have disclosed any charge or conviction of a criminal offence where the penalty could be imprisonment,
unless it is now a spent conviction, as provided in a rehabilitation of offenders Act 1974 or the equivalent in
my jurisdiction.
• I have disclosed the full details of any pending disciplinary proceedings or adverse findings made against
me by another regulatory body within the last 3 years.
• I have disclosed whether I am undischarged or bankrupt, or within the last 3 years have been subject to
any insolvency proceedings or other arrangements with creditors in respect of my debts (such as
insolvency voluntary arrangement)

I understand and accept that I am accountable for the truth of this declaration, that RICS reserves the right to
interview me, or contact my mentor/proposer or employer as part of the Associate Assessment quality
assurance process.

If at any time RICS discovers that I have failed to disclose any of the above or that I have provided false
information it has the right to terminate my membership with immediate effect. (with no further obligation to
refund any subscriptions or fees)

Candidate

Name (block capitals) ______John Smith __________________________________________

Membership Number _12345678_____________

Firm Name _______ABC__________________________________________________

Signature _______xxxxxxxxxx___________________________________________________

Date _________28 May 2013____________

22
Mentor/proposer to complete:

Candidate name ______John Smith __________________________________________________

Candidate membership number_____12345678_______________

I, the undersigned, having read and understood the summary of experience, case study and professional
development of the candidate. I can verify this is a true and accurate representation of the candidate’s own
work, training and experience.

All required documentation is present and has been prepared in line with the requirements of the RICS
Associate Assessment process. The candidate has met the competencies for his/her chosen pathway as
defined by RICS.

I, propose and support the above named candidate from professional knowledge of his/her professional
competence and achievements as being a fit and proper person to be admitted as an Associate member of
RICS.

I understand and accept that I am accountable for the truth of this declaration in support of the above named
Associate candidate. I am aware that as part of the assessment quality assurance process, RICS reserves the
right to contact me and the company I represent to verify any element of the application. Any false declaration
may also result in my professional qualification and standing falling under investigation.

Mentor

Name (block capitals) _____Mike Jackson___________________________________________

Membership Number _____23232323_____________

Grade of membership held with RICS___MRICS_________________________________

Firm Name __________TQZ_______________________________________________

Signature _______xxxxxxxxxx___________________________________________________

Date _______28 May 2013______________

Proposer
(Only required if your mentor is not an Associate Member (of four years of more), a Professional Member, or Fellow of
RICS

Name (block capitals) ________________________________________________

Membership Number __________________

Grade of membership held with RICS____________________________________

Firm Name _________________________________________________________

Signature __________________________________________________________

Date _____________________

23
Associate Referral Report
Please attach a copy of your referral report.

N/A

24
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