13 - Building Pathology - (L1, L2 & L3)

Question 1

What is building pathology?

Answer 1

Understanding the various mechanisms by which materials and their environmental conditions can be affected. This includes identification, investigation, recommendations, remedial works, monitoring programmes of remedial works and an understanding of best practice in construction, design and specification.

Question 2

What is Leaky Homes?

Question 3

How do you survey a leaky building?

Question 4

How do you remediate timber in a leaky building?

Question 5

Document - Weathertightness: guide to remediation design

How do you remediate timber????

Question 6

How do you make concrete weathertight?

Question 7

What did you learn from the document - CoP for weathertight concrete and concrete masonry construction?

Question 8

What building defects have you seen on building in New Zealand?

Question 9

What is timber decay and how do you remedy it?

Question 10

What is earthquake related damage?

Question 11

When were the earthquakes in Canterbury?

Question 12

How do you survey earthquake damage? What do you look out for?

Question 13

What testing method and tools are there?

Question 14

What are their limitations?

Question 15

How do you determine if a building element has failed?

Question 16

How do you determine the extent?

Question 17

What recommendations would you suggest? Remediation works?

Question 18

How do you use a moisture meter?
What is the name of it?

Question 19

How do you perform an air test?

Question 20

What does it test for?

Question 21

How could you define a general building survey? In order, what might be done when undertaking a survey from instruction to report issue?

Answer 21

A comprehensive inspection of a building and its documentation to determine its condition and value. Starts with usually a conversation with the client and possibly a preliminary site visit or document review to understand the scope, size, safe access, nature and extent of services, need for specialist surveys, need for specialist equipment, cherry pickers for access etc. Before attending site it is good to check listed status, review O+M manuals if possible and issue an RFI with relevant document requests such as as built drawings, specifications, EPC, Planning and building control approval, listed status, archive material such as maps and plans, original contracts, health and safety files, asbestos reports, access audits, guarantees, ownership details, legal documents, party wall etc. When site survey has been undertaken the report must be written which should outline general information, description, condition, recommendations, can include capex etc.

Question 22

What would you check prior to the site visit?

Question 23

What might some materials or areas looked at on a buildings exterior and external areas?

Answer 23

Roof coverings, parapet walls, chimney stacks and flues, flashings, plant rooms, gutters and rainwater evacuation, foundations, main walls, external areas, structural frames, balconies, external windows, DPCs, subfloor ventilation, external doors, hardstanding, soft landscaping, access and egress, boundaries, retaining walls, perimeter fencing, ancillary buildings, access, environment.

Question 24

What might some materials or areas be looked at internally during a survey?

Answer 24

Roof structure and void, ceilings, walls and partitions, decorations, internal windows and doors, floor coverings, lighting, floors, cellars, stairs, ramps and joinery, cores, insulation, finishes, FF+E, M+E, fire precautions, disabled access, Sanitaryware, kitchenware, mechanical services, heating installations, lightning protection, security systems etc.

Question 25

What are invasive and non-invasive surveys?

Question 26

What are Council Property Files and why would you look at them?

Question 27

How you identify the defects on site?

Question 28

What tools and forensic analysis would you use?

Question 29

Explain what you would include in a report?

Answer 29

General Information: Names and addresses etc, date of survey, weather, purpose and scope, tenure and occupancy, instruction details. General Description: Description of property, accommodation, building use, outbuildings, external areas, fabric and structure brief overview, age, orientation, construction methods and materials. Condition: RAG Rating, all areas internal, external, elevations, M+E, compliance, defects, description and observations. Further recommendations: Further investigations etc. Capex, review of available data etc.

Question 30

When and why would you need additional data from others?

Question 31

How do you recommend remedial or preventative works

Question 33

What was the scope of services?

Answer 33

1) Undertake a visual building fabric review. Review the visible defects
2) Discuss the history of problems with the relevant building owners/occupiers, making comment on maintenance, thermal and ventilation issues, etc.
3) Review the Council Property files and relevant building plans and documentation
4) Having regard to the possibility of ACM, take non-invasive moisture readings around critical details
5) Provide a detailed written report pertaining to building fabric condition and any weathertightness issues and any damage, causes (defects) and the required level of maintenance.

Question 34

Explain how you conducted the survey?

Question 35

What were the construction types of the school buildings? How old were the buildings?

Question 36

What defects did you identify?