APC Series: Tools of the trade

In this APC Series article, Jen Lemen looks at the essential tools a surveyor might need for their work – information that crosses a number of technical RICS APC competencies, including inspection, building pathology and valuation. Taking the right tools to site or on an inspection means that the surveyor can make sufficient investigations within the agreed scope of work. This will be defined in the terms of engagement agreed with the client at the commencement of the instruction. A surveyor should never exceed their scope of inspection or investigation, as this could leave them open to a professional negligence claim. However, where a surveyor has cause for concern, they will need to recommend the client instructs further negotiations or advice from a specialist. The tools that a surveyor needs will vary, depending on the purpose of the inspection, property type and instruction. For example, a building surveyor inspecting a specific defect, such as damp, will have a very different requirement for tools than a valuation surveyor inspecting for mortgage purposes.  Health and safety All surveyors will need to have properly fitting personal protective equipment available. This PPE will keep the surveyor safe on site, in line with the requirements of RICS Surveying Safely (2nd edition) and the Health and Safety at Work etc Act 1974. Diligent risk assessment prior to attending site can help the surveyor to decide what PPE they will need. However, dynamically assessing the risks on the day may require further PPE to be worn (or, indeed, the surveyor withdrawing from the inspection altogether if it is not safe to proceed). Attending a site induction for a construction site can also help to inform the choice of PPE required. If a surveyor is not able to inspect a particular area of a property or site, they should record the limitation in their inspection notes and client report. Examples of PPE include: hi-vis jacket; bodycam; steel-capped and soled shoes or boots; hard hat; dust mask; goggles; ear plugs. Alongside PPE is appropriate, comfortable clothing. This will depend on a variety of factors, such as whether the surveyor is meeting a client on site or if they will be clambering about a dusty property. Clothing should not be loose and should be appropriate for the weather conditions, so a waterproof coat if working outside and gloves and a hat (a waterproof hat is even better) if it is cold. Many surveyors swear by a good pair of smart work boots, a smart-but-functional jacket with multiple pockets and a good pair of touch-screen gloves. It can also be helpful to take an umbrella and a plastic cover for a clipboard and paper, or iPad, in case of heavy rain. The surveyor will need to wear appropriate PPE for the risks associated with the property, for example ear plugs if works are ongoing or a hi-vis jacket if the surveyor needs to cross a car park or vehicular access. Employers are required by the 1974 Act to provide employees with suitable PPE. This should fit correctly and be provided alongside relevant health and safety training. If a surveyor is ever in doubt, they should ask for further training, advice or be accompanied on an inspection. Ladders Most inspections will require the surveyor to inspect the physical elements of the building, both internally and externally.  This could include the roof, which creates a risk for the surveyor because of the height involved. The Home Survey Standard, which governs level 1, 2 and 3 surveys undertaken on residential properties, states that a surveyor can use a “ladder for flat roofs and hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so”. Ladders should be at least 4m long with the top portion extending 1m above the stepping off or viewing level. The Health and Safety Executive provides further advice on ladder safety, including securing ladders, inspecting the condition of ladders, where ladders should be used and types of ladder. Surveyors should take particular care when using telescopic/extending ladders as, if not clipped in, they can collapse during use. Measuring tools and other kit Taking a torch to site can be helpful, along with spare batteries just in case.  A good camera is essential for all inspections, whether on a mobile phone or a separate digital camera. Some firms may use a mobile or tablet app for inspections, allowing photos to be uploaded with accompanying notes.  Binoculars (with 10x magnification) can be a surveyor’s best friend when inspecting high-level elements of a building. They could be used alongside an extending camera pole, selfie stick or even a drone, if a surveyor is competent (and licensed) to do so and has agreed their use in their scope of inspection.  A surveyor is also likely to need to measure the property. Tools for measurement include a laser distometer (properly calibrated), a measuring tape (both steel and flexible forms), trundle wheel and steel rule (for measuring behind shop fittings, for example). Mapping software could also be used on or off-site to check measurements, site areas or boundaries. Some distometers are linked to mobile apps which allow floor plans to be drawn on site. Alternatively, the surveyor should take a printed floor plan to annotate measurements on to and amend if the property has been altered or extended. Surveyors can use other online tools such as flood risk maps from the Environment Agency, planning portals, coal mining maps, soil/geology maps and comparable evidence databases for further due diligence into properties.  For inspecting defects or for condition-based surveys, surveyors may need the following tools: magnet; electronic moisture meter (or protimeter); lifting equipment for drainage chamber covers, as lifting keys are often ineffective – tools include a robust claw or club hammer, crowbar, flat-headed screwdriver or a bolster or cold chisel; spirit level for checking alignment of doors, windows and floors (there are also mobile phone apps that can take levels); pocket mirror to look under floors, within ducts or inside voids – a mobile camera can also perform a similar function, or telescopic search mirrors are available; plumb bob to check if walls are vertical; compass or mobile compass app to check for the direction of the prevailing wind, particularly if assessing dampness. Storage All of these tools need somewhere to live, and a kit bag or backpack is essential. DIY or hardware shops sell backpacks. A great way to organise your kit would be to keep the essentials in a carry bag and have a plastic box in your car with the more ancillary items in. Equipment should be checked regularly.  And finally – as I found out while building a fence with my dad, a retired chartered surveyor – sometimes you need specialist tools on site. In this case, while mixing postcrete for one of our fence posts, we needed something to push it down with. In this case, we decided the professional term for said stick would be “sticky”. I am not convinced this will become a term more widely used in professional practice. Further reading and resources RICS Home Survey StandardSafe use of ladders and stepladders (HSE)   Jen Lemen BSc (Hons) FRICS is a co-founder and partner of Property Elite Photo © Ümit Yıldırım/Unsplash