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Building Pathology 1 Flashcards

1
Q

Tell me about the different types of survey you are aware of.

A

Level 1- This level of survey is designed as a very basic overview of the condition of the property.

Level 2- This intermediate level of service includes a more extensive visual inspection of the building, its services, and grounds. This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member.

Level 3- A level three survey is more thorough and detailed than then others and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.

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2
Q

Tell me about a typical defect you are aware of relating to typical buildings in your locality.

A

Historical movement or distorted walls/openings- Large areas of former coal mining.
Subsidence- Clay soil areas
Condensation issues relating to lack of ventilation and poor living conditions.

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3
Q

Tell me about a building defect you are likely to encounter in a typical building survey.

A

Raised ground levels externally causing dampness internally.
Cement render or pointing on solid brick/stone walls.
Perished sealant around windows and doors.
Slipped or strapped slates.

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4
Q

Tell me about a type of testing you are aware of.

A

Protimeter- dampness
Thermal imaging Camera
Drop Heel Test
Touch and Feel
Carbide testing
Asbestos Testing
Test holes to check foundations and movement
Stress crack tape test

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5
Q

What is a limitation of a test?

A

A non-invasive test cannot confirm or deny the existence of a problem but can give an indication of a potential issue that may need further investigation or inspection.

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6
Q

Tell me about your experience of using a protimeter.

A

Electrical Resistance Meter- 2 pin. Measures moisture in timbers.

Electrical Capacitance meter- Flat edge, measure moisture in walls and solid floors.

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7
Q

Tell me about the different RICS Home Survey reports.

A

Level 1- This level of survey is designed as a very basic overview of the condition of the property.

Level 2- This intermediate level of service includes a more extensive visual inspection of the building, its services, and grounds. This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member.

Level 3- A level three survey is more thorough and detailed than then others and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.

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8
Q

When might a client instruct one of these?
(N.b. see Inspection for the three survey levels and questions).

A

Level 1- More suitable to modern relatively recently built homes in satisfactory condition.

Level 2- This level of service suits a broader range of conventionally built properties. I.e. properties dating from 1900 onwards depending on complexity and size.

Level 3- This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property. I.e. more complex and older buildings.

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9
Q

Tell me about RICS guidance relating to one of the RICS Home Survey reports.

A

RICS Home Survey Standards.

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10
Q

Explain the changes made in the new Home Survey Standard.

A
  • Establish a clear framework that sets minimum expectations
  • Provide mandatory requirements for RICS members and regulated firms in the UK who deliver any level of residential property survey
  • Replace and harmonise previous RICS publications relating to residential surveys.
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11
Q

What RICS guidance relating to Home Surveys are you aware of?

A

RICS Building Survey (1st edition), RICS Practice Note

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12
Q

How would you tailor your approach to building pathology and defect analysis in a level 1 / 2 / 3 report?

A

L1- Condition Report with recommendations for further investigation. Does not include advice on repairs or ongoing maintenance.

L2- The focus is on assessing the general condition of the main elements of a property, but may recommend further investigation.

Level 3- Carries out more detailed inspection of each building element, visual inspection of services and on recommends further investigation if they have exhausted all other possibilities.

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13
Q

What is following the trail of suspicion and what must you do in relation to this?

A

Finding the defect and the route cause of the problem through thorough investigation.

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14
Q

What relevant caselaw are you aware of?

A

Hart V Large 2020

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15
Q

Tell me about condition ratings.

A

Condition ratings are used by the surveyor to summarise the overall condition of the property and alert you to more severe defects.

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16
Q

What are the different types of condition ratings?

A

CR1
CR2
CR3
NI
R

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17
Q

Explain your understanding of one of the condition ratings.

A

Condition rating 1 – No repair is currently needed. The property must be maintained in the normal way.

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18
Q

What advice would you give further to a condition rating of 1/2/3?

A
  • Condition rating 3 – Defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so could risk serious safety issues or severe long-term damage to your property. Written quotations for repairs should be obtained prior to legal commitment to purchase.
  • Condition rating 2 – Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way.
  • Condition rating 1 – No repair is currently needed. The property must be maintained in the normal way.
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19
Q

When would a condition rating of NI be given?

A

Elements are not inspected due to limitations

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20
Q

What is an example of a serious/urgent defect?

A

Electrical or gas services
Dampness

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21
Q

How do you apply the condition ratings?

A

A condition rating is applied after giving a summary of the defect to that element.

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22
Q

How do you identify the elements and sub-elements?

A

Main elements:
Grounds
Exterior Building
Interior Building
Services
Roof Void

Sub-elements:
roof coverings - main and extensions
* main wall construction – traditional and non-traditional forms of construction
* wall construction finishes
* main structures – roof, walls, floors
* windows/doors
* ancillary structures – porches/garages (anything that makes up the asset the client has a repairing obligation for)
* external assets – boundaries, paths, hardstandings within the defined boundary of the asset(s) requiring survey
* kitchens
* bathrooms
* electrical installations
* heating and distribution and
* internal components where the client has a repair responsibility.

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23
Q

How do you apply the relevant condition rating?

A

Traffic Light system:
CR1- Green. No defect but needs regular maintenance.

CR2 -Amber- there are defects present which should be repaired or replaced, but they are not considered to be either serious or urgent.

CR3- Red- defects are severe and need to be repaired, replaced or investigated urgently. Or further investigation is required.

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24
Q

How do you establish the element rating?

A

Depends on the condition of the element and repair required and risk to the occupier.

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25
When would you include costings in a report?
Level 3 survey.
26
When would the provision of costings need to be a separate service?
Valuation
27
What types of foundations are you aware of and when might these be used?
Strip- normal ground conditions Raft- Marshy areas Pile- flood areas
28
What is the difference between a cold and warm roof?
Cold roof insulation is placed between the ceiling joists meaning that there is little to no loss in height - although space for ventilation is required. A warm roof is where the insulation is attached to the floor decking and rafters, this makes it a quick and easy method, offering the most thermal protection. This also makes it a more cost effective choice.
29
Tell me about your understanding of orientation/movement/timber defects /dampness/condensation/mould growth/ asbestos/insulation/heating systems/ water services/ damp proof courses/ rising damp/penetrating damp/ roof and floor ventilation/ external and internal decoration/ cellars/roof space conversions/ conservatories/porches/radon/EMF/mining/ other environmental issues/Mundic.
30
Explain the key principles of the new RICS guidance relating to asbestos.
RICS Guidance Note Asbestos: Legal Requirements and Best Practice for Property Professionals and Clients 4th Edition. - All surveyors should have asbestos awareness training - A duty to manage asbestos arises under Regulation 4 of the Control of Asbestos Regulations 2012. - Where the duty of manage under Regulation 4 does not apply, a duty arises to minimise the risk of asbestos to the health & safety of others in relation to domestic premises. - The duty to manage can be fulfilled by ensuring that an asbestos register is available, assessing the risk of any asbestos present and making this information available to anyone liable to disturb the asbestos present
31
What elements of the building might these affect?
Any part of the building from gutters, downpipes, soffits, floor covering, wall and ceiling coverings, water tanks, toilets, etc.
32
What reasoned advice might you give as a result?
Asbestos is a potentially harmful material if disturb. It have been widely used in construction until the early 2000's at which time it was banned. This does not mean that asbestos is not still present in properties today. If asbestos is found please do not disturb it as this can realise the hazardous fibres which can prove fatal to anyone who inhales it. It is advised that further testing and investigations is carried out by a licensed Asbestos specialist.
33
If carrying out an inspection of a concrete framed building, what are the visual indications of carbonation?
Concrete carbonation causes embedded steel reinforcements to corrode, with the resulting expansion cracking and weakening the concrete
34
How do you test for carbonation?
Carbonation depth is generally assessed on site using a solution of phenolphthalein indicator that appears pink in contact with alkaline concrete with pH values in excess of 9 and colourless at lower levels of pH.
35
How can you repair carbonated concrete?
The reinforced bar must be descaled and cleaned ready for an anti-corrosion coat to be applied. This coat isolates the bar and protects it from water and chemicals that could cause further corrosion. Next the missing concrete needs to replaced; if a higher cement to water ratio is used then carbonation will be a slower process. Furthermore, once the repair mortar is set then an anti-carbonation coating can be applied to prevent carbonation of the concrete.
36
Do you have to repair carbonated concrete?
37
In what age of building is carbonation most likely to appear?
1950' - 70's
38
If carrying out an inspection of a concrete framed building, what are the visual indications of chloride attack?
The colour of the concrete can be an indicator – dark grey, perhaps with a brownish tinge. The formation of powdery deposits on materials subjected to long-term water ingress may also invite questions.
39
How do you test for chloride attack?
Rapid chemical test
40
How does carbonation differ to chloride attack?
41
Do you have to repair concrete suffering chloride attack?
Isolated patch repairs
42
How do you repair concrete suffering from chloride attack?
Cathodic protection
43
What are the things to consider when using a protimeter?
Material being tested Salts
44
What further investigations might you recommend and why?
Damp and timber report where you cannot access underfloor voids
45
Why is this important?
To follow the trail of suspicion if the walls are damp, spring to the floor or airbricks are covered then it is likely that there is a rot to the subfloor area.
46
What BRE Digests are you aware of?
BRE digest 251
47
What does BRE Digest 251 relate to?
Assessing cracks in houses
48
What are some common defects associated with flat roofs?
Leaks Pooling water Cold Bridging Lack of Thermal insulation Defective materials
49
Take me through your defect diagnosis methodology when you identify cracking.
Measure the crack width using a tape measure. Refer to BRE 251 regarding crack identification. Categories 0-2 are superficial and should be repaired Categories 3-4 generally be regarded as ‘serviceability’ issues, that is, they affect the weather-tightness of the building and the operation of doors and windows. Category 5 presents ‘stability’ issues and is likely to require structural intervention.
50
What are several main causes of cracking to buildings?
Subsidence Leaking drains Wall tie corrosion Lateral movement Lintel failure Thermal cracking Permeability of concrete
51
Can you describe these?
Subsidence- ground movement Leaking drains- Cracked pipework causing foundation movement Wall tie corrosion- Horizontal cracking due to corrosion of wall ties. Lateral movement- Due to lack of lateral restraint to the walls Lintel Failure- cracking above doors or windows as a result of lintel failure. Thermal cracking is caused by the overheating and cooling of material elements. Permeability of concrete- depending on the ratio of materials used this can affect the strength of a element.
52
How would you diagnose subsidence / heave / settlement?
Subsidence: - The crack is more than 3mm thick (thicker than a 10p coin) - A diagonally positioned crack that is wider at the top and slimmer at the bottom - You can see the crack both internally and externally - The crack is visible near doors and windows - You may notice the crack spread under the damp-proof course Heave: - Cracking to brickwork and windows: this cracking is more likely to be vertical, whereas subsidence cracking is more likely to be diagonal. - Doors sticking as their frames become out of square - Lifting of paths and patios surrounding buildings Settlement: Hairline cracks Usually historic May relate to a recent extending where the foundation is settling.
53
What are the main differences between wet rot and dry rot?
Wet Rot thrives in timber with a high moisture content of around 50% or higher, whereas dry rot only requires 20% moisture presence before it can attack
54
What are the main indicators of wet / dry rot?
Wet Rot: Damp Musty Smell Darkened Spongy Timber Loss of Timber Strength Localised Fungus Growth Water Ingress Problems Dry rot: Damp Smell Spore Dust Hyphae Mycelium Timber Decay Dry Rot Fungus
55
Explain how you would diagnose beetle infestation?
Flight holes Frass Humidity levels or damp conditions Weak timbers
56
What are the signs of woodworm?
Flight holes Frass Humidity levels or damp conditions Weak timbers
57
Describe 3 remedies for rising damp.
Reduce ground level Install new DPC repair DPC
58
What issues relate to the use of injected DPCs?
Poor workmanship Poor positioning Lack of guarantees Incorrect diagnosis Treating symptom not cause
59
When did DPCs become commonplace in houses?
1875
60
What types of moisture meter are you aware of?
Electrical Resistance Meter Electrical Capacitance meter Hygrometer
61
When would you use each?
Electrical Resistance Meter- 2 pin. Measures moisture in timbers. Electrical Capacitance meter- Flat edge, measure moisture in walls and solid floors. Hygrometer- Measuring humidity levels.
62
What does a moisture meter measure?
Moisture meters are used to identify those parts of the property that could be subject to a damp problem.
63
What does a moisture meter not measure?
Accurate measurements of the moisture content of brick or mortar cannot be obtained by the use of electrical moisture meters because the presence of salts increases the electrical conductance of the water, giving falsely high readings.
64
What is a moisture meter calibrated to?
Your meter should display a reading for a wood moisture equivalency of +/- 18% (in Protimeter Instruments)
65
How long would you leave brick/plaster to dry out before commencing work?
2-6 weeks depending on the plaster and finish.
66
Give examples of where asbestos is commonly found.
Toilet cistern Water tank Soffit and fascia Rainwater fittings Floor covering Plaster Etc.
67
What is Technical Due Diligence (TDD)?
Consists of the systematic review, analysis, discovery and gathering of information about the physical characteristics of a property and/or land (the property).
68
What RICS guidance relates to TDD?
Technical Due Diligence of Commercial Property 1st Edition 2020
69
What is the purpose of TDD?
A TDD report could be instructed by a client for the following purposes: - Optimising the design of new development or refurbishment - Understanding the condition and design of a property - Establishing suitability for use - Understanding future repair liabilities and associated costs - Understanding risk - Informing price negotiations for an acquisition - Improving health & safety standards - Improving performance and sustainability metrics
70
How can TDD assist in risk management?
A TDD report will consider the short, medium and long-term risks relating to the property. It will also include identification and advice on defects and associated repairs, relating to: - Quality issues in design or construction - Lack of maintenance - Neglect - Misuse - Remaining economic or useful life - Deleterious materials - Non-compliance with statutory requirements, e.g. planning or building control
71
When might a TDD be carried out?
- Acquisition - Occupation and operation - Disposal - Refurbishment or development
72
What is spray foam insulation and what issues relate to it?
‘spray foam’, is a form of insulation material that can be applied to roof spaces, walls and floors. It can hide underlying problems as this can cover them up. Damp and Condensation problems. Energy saving costs Fire safety Lack of documentation or warranties.
73
What would be different in terms of structural timber use in an area affected by House Longhorn Beetle?
Reduced structural integrity.
74
What are the 3 types of tanking detailed in BS 8102?
Type A (Barrier) system, Type B (Structurally Integral) system and Type C (Drained) system.
75
What is FLIR used for?
Thermal imaging camera used for detecting heat loss.
76
How would you identify and diagnose wall tie failure?
Horizontal cracks to the external brickwork usually every 4-5 courses. Bulging walls. Thermal imaging camera
77
How would you identify Urea Formaldehyde insulation and what problems relate to it's use?
white or a dull yellow, and may have been darkened over time from exposure to dust and dirt; and. texture. UFFI is soft and crumbly and will be easily damaged if handled. Over time, urea-formaldehyde breaks down, releasing a toxic gas that poses a carcinogenic risk to those exposed.
78
What type and age of wall ties are liable to wall tie failure?
1930-1980's onwards as wall ties were constructed of corrosive material or galvanised wall ties.
79
What is strap pointing and what issues relate to its use?
Strap pointing is when cement mortar is used on a older or traditional building, which is placed over the existing joint rather than in it, the incorrect pointing sits on the face of the stonework. It causes brickwork or stone works to spall.
80
Explain issues relating to the use of calcium silicate bricks.
high thermal conductivity high water absorption brittleness instability to acidic and alkaline aggressive environments. Poor fire resistance
81
What RICS guidance would you look at in relation to moisture and traditional buildings?
Investigation of moisture and its effects on traditional buildings.
82
What are some of the key principles of this RICS Joint Position Statement?
- Understanding the building and differentiate between old and new - Understanding Moisture - Understanding Moisture Related defects - Condition assessment - Diagnose and Recommendations - Legal Requirements - Report
83
What different types of construction/styles of property are you aware of?
Detached Semi-detached Terraced Bungalow Flats
84
What is meant by ‘diagnosis, prognosis and remedy’?
Diagnose the defect, find the cause of the defect and how it can be repaired.

APC Residential (24 decks)

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