BUILDING PATHOLOGY

Question 1

What are the common defects for a Victorian property? 1837-1901

Answer 1

Penetrating dampness, Rising damp, Condensation, Lack of Subfloor ventilation, Structural defects i.e. movement between bay window and main house

Question 2

What are the characteristics of a Victorian house? 1937-1901

Answer 2

I pitched roof, a Gable trim, geometric tiled hallways, narrow hallway, stain glass windows, bay windows, fireplace in most rooms, masonry construction

Question 3

What are common defects of an Edwardian/interwar property? 1901 to 1950

Answer 3

Penetrating dampness, Rising damp, Condensation, Lack of Subfloor ventilation, Structural defects i.e. movement between bay window and main house.

Question 4

What are the characteristics of an Edwardian/interwar property? 1901-1950

Answer 4

Unlike Victorian homes Edwardian houses were wider and roomier with bigger hallways and more windows. They are likely to have a front garden will be set back from the pavement.
Red brickwork, porch with wooden frames, mock Tudor cladding and timbers on the top of the house, wide hallway.

Question 5

What are the common defects of an postwar property? 1950-1970

Answer 5

Cracking, timber windows- rotting, clay tiled roofs, dampness,

Question 6

What are the characteristics of a postwar property? 1950 - 1970

Answer 6

Lots of concrete, cavity walls, timber frame windows, render, solid floors,

Question 7

What is wet rot?

Answer 7

Wet rot occurs when there is a high moisture content of the timber of approximately 50% moisture readings which could result from external leaking, water ingress from plumbing, guttering etc.

Advice would be to Identify and repair where the moisture is coming from and likelihood to need of replacement of timber.

Common signs of wet rot:
damp or musty smell
cracking timber
softened or spongy timber
discoloured or distorted timber
weakened timber
black–brown fungal growths.

Question 8

What is dry rot?

Answer 8

More dangerous than wet rot it can be found from low moisture content of roughly 20%, commonly caused from condensation And humid areas such as loft spaces which have not been ventilated properly.

Signs of dry rot include:

damaged or decaying timber
damp or musty smell
deep cracks in the timber grain
brittle timber or timber that crumbles in your hand
concentrated patches of orange–brown spore dust
grey strands on timber
fruiting bodies that look like large mushrooms.

Question 9

What are three types of dampness?

Answer 9

Penetrating dampness, rising damp & condensation.

Question 10

Explain the differences of penetrating dampness and condensation and rising damp.

Answer 10

Penetrating dampness is caused by Water ingress where pathways are available. This can occur around cracking to Mortar, Gaps around windows and penetrations.

Condensation is a buildup of high moisture due to lack of ventilation. This can be found most commonly in roofs spaces, kitchens and bathrooms. Guidance can be found in approved document K.

Rising dampness is caused when moisture penetrates above the DPC or if there is not a DPC. Signs of rising damp must include wavy like staining internally commonly around five brickworks high.

Question 11

Which building regulations relate to the contraventions to Liss, Hampshire.

Answer 11

Part A – structure

Part B – fire safety

Part K – protection from falling

Question 12

What are the main types of notices under the party wall etc 1966 act

Answer 12

Section 1 - line of junction
Section 2 - party structure
Section 6 - 3m notice

Question 13

What would make a party wall notice valid

Answer 13

Needs to state which section under the act it relates to
should be addressed to the building owners of
should state the drawings and have them attached
Needs to reference the act
needs to reference specific work which affects the adjoining owner
needs to reference their rights
notice needs to be dated and signed
needs to state when the work is due to start.

Question 14

What are common causes of cracking?

Answer 14

Common causes for cracking can include thermal and structural movement, subsidence, heaving, personal damage to a property, neglect

Question 15

What are the key indicators to identify wood boring insects?

Answer 15

Small holes in timber, nesting and eggs, sawdust,

Question 16

Why do you believe that building pathology is important valuation?

Answer 16

I believe it’s important to understand how a property is made and common defects of a property to be able to value it effectively. For example we should know that if a property is structurally unsafe that it will be unsuitable for lending and have a reduced value in comparison to other properties.

Question 17

Can you walk through your understanding of asbestos?

Answer 17

Asbestos comes in three forms commonly known as brown, blue and white asbestos. White asbestos is more commonly found however blue asbestos is the most dangerous. All types of asbestos are hazardous to health and the fibres can get lodged in someone’s lungs cause cancer and death. It is important that asbestos is dealt with sensibly and via a competent person.

There are two types of asbestos survey one identifies asbestos and the other tests and removes it.

Question 18

What is the average moisture content for internal and external timber?

Answer 18

Internal timber ranges from 2 to 16% and external timber can be from the 20% plus.

Question 19

What type of environmental issues may building suffer from?

Answer 19

Contaminated land, flood risk, radon, mining, smoke control, noise pollution

Question 20

If you come across a fire safety issue in a property how would you advise against it?

Answer 20

I’ve come across many different types of fire safety issues including lack of fire doors in a property lack of smoke alarms, inefficient fire safety escape route for example. In building surveys are always advise on fire safety the first being that all doors should be replaced with fire doors which provide 30 minutes fire resistance and smoke alarms should be intermittent and battery backup operated. In terms of fire escape, there should be an protected staircase and escape windows with egress hinges. I refer back to approved document B for specific measurements and guidance.

Question 21

Regards to your example in Hampshire how did the aspects not comply with building control?

Answer 21

This is a three-storey property as the loft was half attempted to be converted. The first issue being that the staircase was not protected and the means of escape would be through to the kitchen rather than the hallway.

The second issue was that there were no egress hinges at first floor to any of the bedrooms they should have a minimum height of 450mm and width of 450mm, with egress hinges. Escape to the rear would also be over the kitchen.

There were no fire doors.

For the loft conversion there wasn’t a minimum head height of 2 m the staircase was smaller than the minimum width of 900 mm and there was no landing at the top of the stairs.

Question 22

What did you a voice to the client about these building control contraventions of the Hampshire property?

Answer 22

After the communications in finding out that was not able to control sign off I also advise the client that it would be difficult to get buildings insurance and possibly a mortgage due to these fire safety issues. Ultimately I advised her it’s her decision if she wishes to pursue purchasing the property. The client ended up pulling out of the sale.