RICS APC Building Surveying & Construction — Questions and Answers
Question 1: What is the primary purpose of an RICS Level 3 Building Survey (formerly a Full Structural Survey)?
- To provide a detailed assessment of the property's condition, identify defects, advise on remediation and cost implications, for older, unusual, or significantly altered properties (Correct answer)
- To provide a mortgage valuation for a lender
- To assess energy performance and produce an EPC rating
- To provide a standard condition report for typical residential properties
Correct answer: To provide a detailed assessment of the property's condition, identify defects, advise on remediation and cost implications, for older, unusual, or significantly altered properties
An RICS Level 3 Building Survey is the most comprehensive residential survey product. It provides a thorough inspection and detailed report on construction, condition, and all visible defects. It is particularly appropriate for older, non-standard, or significantly extended properties where hidden defects are more likely.
Question 2: What does 'dampness' in a building typically refer to, and what are the three main sources?
- Unwanted moisture in the building fabric — the three main sources are rising damp (groundwater), penetrating damp (rain ingress), and condensation (moisture from internal humid air) (Correct answer)
- Chemical deterioration of masonry caused by acid rain only
- Subsidence-related cracking allowing water ingress
- Thermal bridging in modern cavity wall construction
Correct answer: Unwanted moisture in the building fabric — the three main sources are rising damp (groundwater), penetrating damp (rain ingress), and condensation (moisture from internal humid air)
Dampness is a fundamental building pathology concern. Rising damp occurs when groundwater moves up through masonry by capillary action. Penetrating damp results from rainwater entering through defective roofs, flashings, windows, or walls. Condensation forms when humid interior air meets cold surfaces. Each has different symptoms, causes, and remedies.
Question 3: What is 'subsidence' and how does it differ from 'settlement' in building surveying?
- Subsidence is downward movement of the ground beneath a building due to loss of support (e.g., shrinking clay, root damage, mining); settlement is the gradual, expected compression of ground under a new building's load — settlement is normal, subsidence is a defect (Correct answer)
- Subsidence and settlement are interchangeable terms for the same phenomenon
- Settlement is movement caused by tree roots only; subsidence is caused by mining only
- Subsidence always requires demolition; settlement does not
Correct answer: Subsidence is downward movement of the ground beneath a building due to loss of support (e.g., shrinking clay, root damage, mining); settlement is the gradual, expected compression of ground under a new building's load — settlement is normal, subsidence is a defect
Settlement is the natural, expected compaction of soil beneath foundations as a new building load is applied — it is generally minor and self-limiting. Subsidence is abnormal ground movement causing unintended structural movement, often due to shrinkage of clay soils (particularly in dry summers), tree root desiccation, leaking drains, or historical mining. Surveyors must distinguish between the two as they have very different implications.
Question 4: What is a 'Schedule of Condition' and when would a commercial building surveyor prepare one?
- A factual record of a property's condition at a specific date, typically prepared before a lease is granted — used to limit a tenant's dilapidations liability at lease end (Correct answer)
- A programme of planned maintenance work for a commercial building
- A Scott Schedule used in party wall dispute resolution
- A document prepared by a contractor before commencing building works
Correct answer: A factual record of a property's condition at a specific date, typically prepared before a lease is granted — used to limit a tenant's dilapidations liability at lease end
A Schedule of Condition is a photographic and written record of a property's existing condition, agreed between landlord and tenant before lease commencement. Its key purpose is to define the baseline condition, so that at lease end the tenant's dilapidations liability is limited to deterioration beyond that starting point — not to returning the property to better than its original state.
Question 5: What is a 'Party Wall etc. Act 1996' notice and when must it be served?
- A formal notice served by a building owner on an adjoining owner before carrying out works affecting a party wall, party structure, or excavation near the neighbour's building — typically 1–2 months before works begin (Correct answer)
- A planning application notice for works that affect a shared boundary
- A building regulations submission for structural alterations to a party wall
- A notice served by local authority on homeowners requiring them to repair a dangerous party wall
Correct answer: A formal notice served by a building owner on an adjoining owner before carrying out works affecting a party wall, party structure, or excavation near the neighbour's building — typically 1–2 months before works begin
The Party Wall etc. Act 1996 requires building owners to serve formal notice on adjoining owners before carrying out certain works: building on or at the boundary line, works to an existing party wall or structure, and excavations within specified distances of a neighbour's foundations. The Act provides a dispute resolution mechanism and is a key area of practice for building surveyors.
Question 6: What is a 'dilapidations' claim in commercial property and what does a terminal schedule typically contain?
- A landlord's claim against a tenant at or near lease end for breach of repairing, decorating, and reinstatement obligations — a terminal schedule itemises each breach, the required remedy, and the estimated cost of works (Correct answer)
- A claim by a tenant against a landlord for failure to repair the structure during the tenancy
- A schedule of planned maintenance works to be carried out during the tenancy
- A building regulations inspection report prepared at lease end
Correct answer: A landlord's claim against a tenant at or near lease end for breach of repairing, decorating, and reinstatement obligations — a terminal schedule itemises each breach, the required remedy, and the estimated cost of works
Dilapidations are breaches of a tenant's lease covenants to repair, decorate, and reinstate the property. At or near lease end, the landlord's surveyor prepares a terminal schedule of dilapidations listing each breach, the remedy required, and the cost. The tenant (or their surveyor) will typically prepare a counter-schedule, and negotiations take place to agree a settlement. The Landlord and Tenant Act 1954 and RICS guidance cap the landlord's damages at the diminution in value of the reversion.
RICS APC Building Surveying & Construction
What is the primary purpose of an RICS Level 3 Building Survey (formerly a Full Structural Survey)?