E12 Survey, assess and record the condition of assets
E12.2 Inspect assets for condition
Performance Criteria - this involves being able to...(a)evaluate existing available data, identify the purpose of the inspection and obtain the equipment and resources and specialist advice that will be needed
(b)identify and manage personal health and safety risks and security risks relating to inspections
(c)take accurate observations and measurements of aspects of the asset which are necessary for the inspection
(d)examine actual and potential causes of failure deterioration and decay and assess condition
(e)identify gaps in information and obtain and evaluate additional data needed about the asset and its use
(f)make further investigations when observations are inconsistent with existing data and expected findings, and accurately identify the cause of inconsistencies
(g)identify and obtain specialist advice where complex issues are found
(h)record observations and measurements clearly, accurately and completely using agreed formats and conventions
(i)check that the asset conforms to statutory requirements and identify and record parts that do not and circulate the findings to people who have an interest / The Range...
[1]Data:
• the client;
• land registry;
• local search;
• statutory identification;
• local authorities;
• existing surveys;
• legal documents;
• historical/archival records;
• graphical information;
• consultations;
• field research;
• forensic research;
• standard report format
[2]Inspection:
• sale;
• purchase;
• property transaction report;
• letting;
• obtaining finance;
• accounting;
• local taxation;
• compulsory purchase;
• compensation;
• national taxation;
• insurance;
• use/change of use;
• maintenance;
• stock condition;
• meeting current legislation;
• environmental audit;
• dilapidation;
• depreciation;
• tenant right;
• party wall awards;
• easement and wayleave;
• lease extension;
• selection criteria;
• energy efficiency (thermal insulation, heating, ventilation);
• assessment of historic & heritage assets;
• embodied energy
[3]Advice:
• line manager;
• specialist conservators
[4]Personal health and safety risks:
• falls from height;
• slips, trips and falls (same height);
• hit by falling or moving objects;
• manual handling;
• health issues;
• power sources;
• hazardous substances;
• trapped by something collapsing or overturning;
• confined spaces;
• fire;
• obstructions;
• moving vehicles;
• water;
• security breaches;
• sector or context specific
[5]Security risks:
• personal safety;
• safety of others;
• emergency procedures;
• owner procedures;
• protecting information
[6]Observations and measurements:
• visual;
• photographic;
• using surveying equipment
[7]Aspects of the asset:
• age;
• type;
• location;
• natural built environment;
• features and characteristics;
• character;
• evidential, historic, aesthetic, communal location;
• use factors (transport economic, social)
• structure - construction methods & techniques & technologies;
• fabric - building materials & their properties & interactions;
• sources of materials;
• service installation;
• embodied energy & use (thermal insulation, heating ventilation);
• effects of previous repairs & maintenance;
• condition rating;
• emotional, cultural & use significance
[8]Causes of failures, deterioration & decay:
• building defects and failures;
• rising damp, penetrating damp and condensation problems;
• dry rot, wet rot and timber decay;
• infestation;
• physical, chemical and environmental processes;
• sick building syndrome including indoor air quality;
• lack of use, total or partial, or use insufficient to justify investment in repair;
• structural (including ground conditions);
• interaction of materials;
• poor workmanship;
• inappropriate materials;
• wear and tear;
• fire;
• theft;
• vandalism;
• flora & fauna;
• weathering;
• flooding;
• thermal expansion
[9]Complex issues:
• technical;
• historic & heritage - status & value
[10]Record:
• written;
• graphical;
• photographic;
• electronic
[11]Conventions:
• relevant industry guidance and standards;
• in house;
• health and safety legislation;
• legislation
[12]Assets:
• individual buildings;
• ensemble (e.g. linear feature, canal/railway);
• garden, designed or other cultural landscape (e.g. battlefield);
• Conservation Area;
• list of Scheduled property;
• fabric;
• materials;
• furnishings;
• fittings;
• furbishings & furnishes;
• system & service installation;
• archaeology;
• evidential, historical, aesthetic, communal locations (including intangible assets);
• mechanical & electrical heating, ventilation,
power& light, telecommunications, special services & equipment;
• utilities (gas, water, electric, drainage & district heating);
• movement of goods and people;
• settings & surroundings (archaeology, external works, landscaping);
• access (public, private & emergency);
• highways (dual carriageway, single carriageway, carriageway with footway);
• traffic control
E12 Survey, assess and record the condition of assets
E12.2 Inspect assets for condition
The Evidence - performance and processProduct Evidence:
(1)Evaluation(s) of available and additional data (a,e) [1,2,3,9]
(2)Record(s) of inspection(s) which include equipment, resources and advice obtained, observations and measurements, agreed formats and conventions (b,c,d,e,f,g,h) [2,4,5,6,7,8,9,10,11,12]
(3)Record(s) of further investigation(s) to identify the cause of inconsistencies and actual and potential causes of failure, deterioration and decay (d,f) [1,8]
(4)Record(s) of parts of the asset that do not conform to statutory requirements (i) [9]
Process Evidence:
None applicable / The Evidence - knowledge and understanding
(1)How and why do you evaluate existing available data? (evaluation) (a) [1]
(2)What do you identify as the purpose of the inspection? (understanding) (a) [2]
(3)How do you obtain the equipment and resources and specialist advice that will be needed? (application) (a) [3]
(4)How do you identify as personal health and safety risks and security risks relating to inspections? (understanding) (b)[2,4,5]
(5)How do you manage personal health and safety risks and security risks relating to inspections? (understanding) (b)[2,4,5]
(6)How do you take accurate observations and measurements of aspects of the asset which are necessary for the inspection? (application) (c) [2,6,7]
(7)How and why do you examine actual and potential causes of failure and deterioration and assess condition? (analysis) (d) [8]
(8)How and why do you evaluate additional data needed about the asset and its use? (evaluation) (e) [1,9]
(9)How do you obtain additional data needed about the property and its use? (application) (e) [1]
(10)What do you as identify gaps in information? (understanding) (e) [1]
(11)How and why do you make further investigations when observations are inconsistent with existing data and expected findings and identify the cause of inconsistencies? (analysis) (f) [1]
(12)What do you identify as specialist advice? (understand) (g) [10]
(13)How do you obtain specialist advice where complex issues are found? (application) (g) [10]
(14)How do you record observations and measurements clearly, accurately and completely using agreed formats and coventions? (application) (h) [6,11,12]
(15)What do you identify as parts of the asset that are not covered by statutory requirements? (understanding) (i) [9]
(16)How do you check if the asset is covered by statutory requirements and record parts that do not and circulate the findings to people who have an interest? (application) (i) [12]