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Inspection > Building defects and Contamination > Flashcards

Building defects and Contamination Flashcards

1
Q

What is subsidence?

A

Subsidence is the downward movement of a building foundation caused by loss of support of the site beneath the foundation.

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1
Q

What is heave?

A

Heave is the expansion of the ground beneath part or all of the building.

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2
Q

What is wet rot? How did you test for it?

A

Wet rot is caused by damp and timber decay. Signs include wet and soft timber (key test) or cracking paintwork.

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2
Q

What is dry rot? What are the signs for dry rot?

A

Caused by fungal attack. Signs include fungus, large mushroom like fruiting bodies, strong smell and white felt / cotton wool type strands / growth and red spores.
It can destroy timber and masonry.

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2
Q

What are the common defects for a period office or shop building? (7)

A

Dry rot
Wet rot
Tile slippage
Death watch beetle
Damp penetration at roof and ground floor level
Water ingress around door and window openings
Structural movement / settlement

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3
Q

What are the common defects for modern industrial building? (6)

A 
Roof leaks around roof lights
Damaged cladding panels
Blocked valley gutters
Water damage from poor guttering 
Burst pipes 
Settlement / cracking in brickwork panels
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4
Q

What are the common defects for office buildings?

A

Damp penetration at roof and ground floor level
Water damage from burst pipes or a/c units
Structural movement
Damaged cladding
Poor mortar joints in brickwork

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5
Q

What is an inherent defect?

A

A defect in the design of material that has always been present.

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6
Q

What is a latent defect?

A

A fault to the property that could not have been discovered by a reasonably thorough inspection of the property

Must check warranties of the building

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7
Q

What 4 steps must you take if you identify a defect during an inspection?

A
  1. Take a photograph
  2. Try to establish the cause of the damage whilst on site
  3. Inform my client of my investigations
  4. Recommend specialist advice from a building surveyor or in case of settlement a structural enigneer
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8
Q

Give an example of when you discovered a building defect and what you did?

A

15-17 heddon street. Noticed cracking from the internal wall.
I took a photo and tried to establish what the cause was. I then if formed my client and advised that structural engineer attend. They attended and find that building alterations had caused cracking where the joints had not fitted well together.

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9
Q

What structural movement caused by?

A

If you don’t compact the soil under the foundation this can cause the structure to move

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9
Q

What is the RICS guidance note on contamination?

A

RICS guidance note Contamination, the Environment and Sustainability 2010 3rd edition.

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10
Q

What does the general principle of contamination to a building?

A

In accordance with the RICS guidance note Contamination, the Environment and Sustainability 2010 the principle of contamination in a building is that the polluter pays.
As a surveyor I must understand my obligations, know my responsibilities and comply with the law.

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11
Q

Why is contamination important?

A

I must comply with legal statue under Environmental Protection Act 1990 as amended. A polluter has a legal duty to remedy contamination.

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12
Q

How could you check for contamination during an inspection?

A 
Look for evidence of chemicals
Oil
Subsidence
Underground tanks
Bare ground 
Dead vegetation
Landfill
13
Q

How could you check for contamination when back at your desk?

A

I would undertake a desktop study and research on the previous use of the site, the local history and check the local authority planning register.

14
Q

What investigations would you carry for a new site to determine if there was any contamination

A

Accordance with RICS guidance note would carry out the following things:
Phase 1. Review the site history with a desk top study, site inspection and investigation
Phase 2. I would investigate to identify nature and extent of contamination with detailed soil samples taken using boring holes (intrusive)
Phase 3. Remediation report setting out remedial options with design requirements and monitoring standards.

15
Q

When asked to value a site with contamination what approaches would you consider?

A
  1. I would not provide advice until a specialist report had been commissioned
  2. I would caveat the advice provided with an appropriate disclaimer highlighting the issue
  3. I would deduct the remediation costs from the gross site value
16
Q

If a site you were asked to value had contamination what would you tell your client?

A

. If the contamination was known I would not provide advice until a specialist report had been carried out. I wild caveat any advice with an appropriate disclaimer highlighting the issue. I would then deduct any remediation costs from the gross site value.

17
Q

What is an environmental impact assessment?

A

An assessment of the possible impact either positive or negative that a proposed project may have on the environment.

17
Q

When faced with a proposed construction project what steps would you take?

A

Identify the client’s requirements
carry out a full Site investigation to include history, contamination check, local planning
Environmental impact assessment
Development appraisal

18
Q

Give an example of a deleterious material?

A

High alumina cement (1960s)
Woodwool shuttering
Calcium chloride

18
Q

What signs are there to indicated a deleterious material?

A

Brown staining on concrete on concrete frame buildings and 1960s and 1970s

19
Q

What is the difference between a deleterious material and a hazardous material?

A

A deleterious material can degrade over time and is not hazardous to your health, unlike a hazardous material which is harmful to your health.

19
Q

What changes occurred in October 2011 to private sewer ownership?

A

private sewers have become the statutory undertaker’s ownership from the boundary of the property.

20
Q

What is surface water?

A

Water that collects on the surface of the ground and runs into water course such as a soak away or storm drain

20
Q

What is foul water?

A

Drains from soil pipes into a sewerage system either private or public.

20
Q

What should you do if discover Japanese knotweed

A

Inform the environmental agency as it must be disposed of legally.

21
Q

What does Japanese knotweed do?

A

Causes heave below the concrete and Tarmac, resulting in cracking to roads and buildings. You must follow the knotweed code of practice if you want to get rid of before an ares is used for development.

22
Q

What approach would you take in a valuation if you discovered contamination?

A

I wouldn’t do a valuation without a remedy or deduction of the remediation costs for the valuation. Especial assumptions would have to be made.

22
Q

Where does the rain water at heathrow fall into?

A

Grey water harvesting reservoir.

23
Q

How would you fix subsidence?

A

Underpin the foundation or tie the brickwork back together.

24
Q

What changes took place in April 12 to Asbestos regulations?

A

EU directive said UK not entirely compliant. Emphasis on Non licensed works being registered (likely exposure). By April 2015 all non licensed workers should be under health surveillance.

25
Q

How do you have regard to Asbestos in your line of work?

A

As PM i have regard to control of Asbestos regulation 2012. Duty of care to manage. Must have an asbestos risk register, updated annually. I Also have regard to register when carrying out investigations for valuation purposes.

26
Q

What changes took place in April 12 to Asbestos regulations?

A

EU directive said UK not entirely compliant. Emphasis on Non licensed works being registered (likely exposure). By April 2015 all non licensed workers should be under health surveillance.

27
Q

How do you have regard to Asbestos in your line of work?

A

As PM i have regard to control of Asbestos regulation 2012. Duty of care to manage. Must have an asbestos risk register, updated annually. I Also have regard to register when carrying out investigations for valuation purposes.

28
Q

What is concrete cancer/ Regent street disease?

A

Alkaline chemicals presents in cement react silica. Causes jello like substance forms around the stone which absorbs water. Water gets in and if freezes causes cracks. Steel reinforcement is then vulnerable and corrodes.

Inspection (3 decks)

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