Building Pathology 1 Flashcards
Tell me about the different types of survey you are aware of.
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.
Tell me about a typical defect you are aware of relating to typical buildings in your locality.
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.
Tell me about a building defect you are likely to encounter in a typical building survey.
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.
Tell me about a type of testing you are aware of.
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
What is a limitation of a test?
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.
Tell me about your experience of using a protimeter.
Electrical Resistance Meter- 2 pin. Measures moisture in timbers.
Electrical Capacitance meter- Flat edge, measure moisture in walls and solid floors.
Tell me about the different RICS Home Survey reports.
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.
When might a client instruct one of these?
(N.b. see Inspection for the three survey levels and questions).
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.
Tell me about RICS guidance relating to one of the RICS Home Survey reports.
RICS Home Survey Standards.
Explain the changes made in the new Home Survey Standard.
- 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.
What RICS guidance relating to Home Surveys are you aware of?
RICS Building Survey (1st edition), RICS Practice Note
How would you tailor your approach to building pathology and defect analysis in a level 1 / 2 / 3 report?
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.
What is following the trail of suspicion and what must you do in relation to this?
Finding the defect and the route cause of the problem through thorough investigation.
What relevant caselaw are you aware of?
Hart V Large 2020
Tell me about condition ratings.
Condition ratings are used by the surveyor to summarise the overall condition of the property and alert you to more severe defects.
What are the different types of condition ratings?
CR1
CR2
CR3
NI
R
Explain your understanding of one of the condition ratings.
Condition rating 1 – No repair is currently needed. The property must be maintained in the normal way.
What advice would you give further to a condition rating of 1/2/3?
- 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.
When would a condition rating of NI be given?
Elements are not inspected due to limitations
What is an example of a serious/urgent defect?
Electrical or gas services
Dampness
How do you apply the condition ratings?
A condition rating is applied after giving a summary of the defect to that element.
How do you identify the elements and sub-elements?
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.
How do you apply the relevant condition rating?
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.
How do you establish the element rating?
Depends on the condition of the element and repair required and risk to the occupier.
When would you include costings in a report?
Level 3 survey.
When would the provision of costings need to be a separate service?
Valuation
What types of foundations are you aware of and when might these be used?
Strip- normal ground conditions
Raft- Marshy areas
Pile- flood areas
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.
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.
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
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.
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.
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
