Building pathology Flashcards
Tell me about the different types of survey you are aware of
- Home Report
- Level 2
- Level 3 (Building Survey)
Tell me about a typical defect you are aware of relating to typical buildings in your locality.
Tell me about a building defect you are likely to encounter in a typical building survey.
Tell me about a type of testing you are aware of.
What is a limitation of a test?
Tell me about your experience of using a protimeter.
Tell me about the different RICS Home Survey reports.
When might a client instruct one of these?
Tell me about RICS guidance relating to one of the RICS Home Survey reports.
Explain the changes made in the new Home Survey Standard.
What RICS guidance relating to Home Surveys are you aware of?
How would you tailor your approach to building pathology and defect analysis in a level 1 / 2 / 3 report?
How would you tailor your approach to building pathology and defect analysis in a level 1 / 2 / 3 report?
What relevant caselaw are you aware of?
Tell me about condition ratings.
What are the different types of condition ratings?
Explain your understanding of one of the condition ratings.
What advice would you give further to a condition rating of 1/2/3?
When would a condition rating of NI be given?
What is an example of a serious/urgent defect?
How do you apply the condition ratings?
How do you identify the elements and sub-elements?
How do you apply the relevant condition rating?
How do you establish the element rating?
When would you include costings in a report?
When would the provision of costings need to be a separate service?
What types of foundations are you aware of and when might these be used?
What is the difference between a cold and warm roof?
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.
What elements of the building might these affect?
What reasoned advice might you give as a result?
If carrying out an inspection of a concrete framed building, what are the visual indications of carbonation?
How do you test for carbonation?
How can you repair carbonated concrete?
Do you have to repair carbonated concrete?
In what age of building is carbonation most likely to appear?
If carrying out an inspection of a concrete framed building, what are the visual indications of chloride attack?
How do you test for chloride attack?
How does carbonation differ to chloride attack?
Do you have to repair concrete suffering chloride attack?
How do you repair concrete suffering from chloride attack?
What are the things to consider when using a protimeter?
What further investigations might you recommend and why?
Why is this important?
What BRE Digests are you aware of?
What does BRE Digest 251 relate to?
What are some common defects associated with flat roofs?
Take me through your defect diagnosis methodology when you identify cracking.
What are several main causes of cracking to buildings?
Can you describe these?
How would you diagnose subsidence / heave / settlement?
What are the main differences between wet rot and dry rot?
What are the main indicators of wet / dry rot?
Explain how you would diagnose beetle infestation?
What are the signs of woodworm?
Describe 3 remedies for rising damp.
What issues relate to the use of injected DPCs?
When did DPCs become commonplace in houses?
What types of moisture meter are you aware of?
When would you use each?
What does a moisture meter measure?
What does a moisture meter not measure?
What is a moisture meter calibrated to?
How long would you leave brick/plaster to dry out before commencing work?
Give examples of where asbestos is commonly found.
What is Technical Due Diligence (TDD)?
What RICS guidance relates to TDD?
What is the purpose of TDD?
How can TDD assist in risk management?
When might a TDD be carried out?
What is spray foam insulation and what issues relate to it?
What would be different in terms of structural timber use in an area affected by House Longhorn Beetle?
What are the 3 types of tanking detailed in BS 8102?
What is FLIR used for?
How would you identify and diagnose wall tie failure?
How would you identify Urea Formaldehyde insulation and what problems relate to it’s use?
What type and age of wall ties are liable to wall tie failure?
What is strap pointing and what issues relate to its use?
Explain issues relating to the use of calcium silicate bricks.
What RICS guidance would you look at in relation to moisture and traditional buildings?
What are some of the key principles of this RICS Joint Position Statement?
hat is RAAC concrete and what issues relate to its use?
Tell me about the cause and mechanics of one type of failure.
Tell me about the defects/issues you have identified from a building inspection.
Tell me about the relationship between site observations and the diagnoses of failure in building fabric.
Tell me about a type of specialist inspection you are aware of to diagnose and explain building fabric failure.
Tell me about a report/survey you have provided to a client and the process you undertook to provide it.
What issues did you identify?
What condition ratings did you apply?
What reasoned advice did you provide as a result?
If you provided a valuation as part of the instruction, how did the defect affect this?
Tell me about an instance of when you have followed the trail.
Hardgate - how did you identify dampness?
What did you find when following the trail?
Why did you conclude that the cause was water ingress?
Fraser Street - how did the damage the floor present?
At the cottage in Drumlithie, how did you identify wood boring infestation?
Was the infestation active?
What types of infestation are you aware of?
What conditions favour insect attack?
Tell me about a report you have prepared relating to the causes of failure, likely results of failure and appropriate remedial measures.
Why would you use non-technical lay language in a report?
Why was this important?
Tell me about information you have gathered from an inspection to formulate necessary remedial/preventative works including specific detail in a schedule of works.
What would you include in a schedule of works?
hen have you referred out for specialist advice on a defect or issue?
Tell me about the appropriate level of detail in a building survey you have provided to a client.
What supporting information would you include within such a report?
Tell me about an unusual defect you have identified and the remedial works employed.
Tell me about your reasoned advice on the type of report which would be appropriate for a specific client/situation, e.g. mortgage valuation, level 1/2/3 survey, defect report, Technical Due Diligence.
Tell about BRE guidance you have applied and the reasoned advice you provided as a result?
At Skene Street, how did you identify the rot?
Was this wet rot or dry rot?
How did your advice impact the decision making of the client?
Was a timber specialist report received?
Great Western Place - how did the cracking appear fresh and how did this impact your reasoned advice? Was a structural engineer’s report received? What did it show?
What are your level 2 examples?
Summary of Experience
- Home Report of flat in Hardgate - damp staining was recorded to ceiling around chimney breasts. Plaster was beginning to loosen and fall. Used a protometer to measure moisture levels. Followed trail outside and inspected roof, especially areas adjacent chimney breast. Skews were in bad condition. Concluded that water was likely to be entering via damaged skews and into flat.
- Home Report of flat in Fraser Street - Inspected bathroom cupboard and noticed deterioated flooring adjacent hot water cylinder. Flooring was lighter in colour and displayed high moisture meter readings. Flooring was brittle. Concluded flooring was likely to be affected by wet rot caused by the cylinder leaking.
- Home Report on cottage in Drumlithie - Scattering of small holes were noted to timbers within roofspace. Concluded that it was wood boring insect infestation.
What are your level 3 examples?
- Home Report of flat on Skene Street - Rot was noted to doorframe in communal hallway. Door drame suffered cuboidal cracking and was dry and crumbly to touch. When inspecting other side of door fruiting bodies were noted. Concluded rot was most likely dry rot and informed client. Advised client that dry rot is a serious defect that can result in costly repairs and restricted lending/saleability issuses. Advised client to instruct timber specialist to establish extent of outbreak and prepare schedule of remedial works required.
- Home Report on flat on Great Western Place - Obvious structural movement was recorded internally in the form of off level flooring. Externally there was areas of stepped cracking. Previous remedial works had been carried out in the past to secure the toilet stack to the main building. The rear had been repointed at some point and the pointing had opened up again. Informed client that structural movement was evident and was unable to confirm whether or not it was long standing. Informed the client that structural movement is potentially a serious defect if its ongoing and it can lead to restricted lending and saleability. Advised client to instruct a structural engineer to investigate the nature of the movement and prepare a scope of works if required.
When is woodworm most active?
Level 1
- Usually runs from April to September
- Depends on weather conditions
- Whenever the warmer weather starts so does the woodworm emergence season
What are some common defects in your area?
Building Pathology - Level 1
How does a moisture meter work?
Building Pathology - Level 1
What is RAAC concrete and what issues relate to its use?
Building Pathology - Level 1
Hardgate - how did you identify dampness?
Building Pathology - Level 2
What did you find when following the trail?
Building Pathology - Level 2
Why did you conclude that the cause was water ingress?
Building Pathology - Level 2
Fraser Street - how did the damage the floor present?
Building Pathology - Level 2
At the cottage in Drumlithie, how did you identify wood boring infestation?
Building Pathology - Level 2
Was the infestation active?
Building Pathology - Level 2
What types of infestation are you aware of?
Building Pathology - Level 2
What conditions favour insect attack?
Building Pathology - Level 2
Great Western Place - how did the cracking appear fresh and how did this impact your reasoned advice? Was a structural engineer’s report received? What did it show?
Building Pathology - Level 3
At Skene Street, how did you identify the rot?
Building Pathology - Level 3
Was this wet rot or dry rot?
Building Pathology - Level 3
How did your advice impact the decision making of the client?
Building Pathology - Level 3
Was a timber specialist report received?
Building Pathology - Level 3
Why did the plaster drop at Hardgate?
Building Pathology - Level 2
What is wet rot?
Building Pathology - Level 2
How do you remedy wet rot?
Building Pathology - Level 2
What is woodworm?
Building Pathology - Level 2
Form of infestation that causes decay to timbers
How does insect infestation occur?
Building Pathology - Level 2
- Adult beetles lay eggs on or just below the surface of timber
- They then feed on the timber
- They then pupate and hatch as beetles breed, lay eggs and repeat th process
What is the remedy for insect infestation?
Building Pathology - Level 2
- Normally treated with insecticides
What is dry rot?
Building Pathology - Level 3
- Form of brown rot that causes severe decay in timber
What is the remedy for dry rot?
Building Pathology - Level 3
- Affected timbers should be stripped out at a radius of 1 metre from nearest decayed timbers and replacement pre-treated timbers installed
- All areas should be covered with fungicidal spray
What is structural movement?
Building Pathology - Level 3
How do you investigate structural movement?
Building Pathology - Level 3
What is the remedy for structural movement?
Building Pathology - Level 3
How did you identify the rot in Fraser Street as wet rot rather than dry rot?
The dry rot in Skene Street was in a flat, how did this infleunce your advice?
You observed stepped cracking at Great Western Place, how does the appearance of cracking here or elsewhere influence your advice?
How do you identify any defective electrics and can you provide me with two examples of advice you would offer?
What are the typical signs of cavity wall tie failure? What is the remedy? Advice?
If you saw a pattern of sealed holes in the roughcasting on a 1980s house what might that signify? Why is that a problem? What evidence might you find internally?
What might horizontal cracking and deflection along the length of a concrete lintel signify?
How would you distinguish rising damp from other forms?
How would you advise a client to act? What remedies are available?
What types of reports have given you the opportunity to provide advice and recommendations?
Give example of serious defect encountered and advice given.
Under what circumstances would you specify particular repairs?
What types of structural movement have you encountered? How did you analyse the cause? What did you advise?
How might you recognise old or defective wiring? What advice would you give?
What are the characteristics of Japanese Knotweed?
Have you read the RICS Information Paper on JK? How many risk categories does it describe? What are they?
What are the four types of damp?
What defects might you find in a flat roof?
What defects might you find in a concrete tile/clay tile roof?
Where might you find asbestos?
What are the risks? What advice would you give?
What are the signs of, or what do you understand by the term “nail sick”?
What are the signs internally and externally? What would you advise?
What would you report in a SS?
What type of foundations do traditional tenements have?
What advice did you give for rising damp? – What are the alternatives?
How would you deal with damp in a timber floor in a HR?
Have you experience of structural defects in your area?
Describe the different forms of movement and their causes?
What construction methods are particular to your location e.g. a tenement - Walls
- Foundations
- Damp protection - Problems
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How can you tell if woodworm is active
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Describe the characteristics of wet rot.
- Remedy for damp in basement? e.g. the house/retail unit you inspected.
What types of tell-tales are there?
What about dry rot?
What are the differences between different rots and remedies?
You are level 3 Building Pathology and Property Inspection. Can you provide experience and examples of work you’ve carried out to level 3 in these competencies
Can you discuss the 3 different types of cracking that can occur as a result of structural movement?
- Tensile - Occurs when materials are pulled apart from each other
- Compressive - Occurs when materials are compressed togther
- Shear - Occurs when perpindicular force is applied
Can you talk me through the various signs of structural movement
- Cracking
- Misalignment - sloping sills, lintels, masonry coursing and floors
- Windows and doors don’t open/close property and fractured service pipes
- Environmental clues such as sloping ground, damage to other properties in the locality
Can you discuss the considerations that are given to cracking when establishing the nature of structural movement?
- Type of crack - is it tensile, compressive or shear
- Width of crack and whether it tapers along its length
- Where the cracks are disturbed around the building
- Whether the cracks extend through the width of the wall and appear internally
Can you discuss the various evidence of foundation failure?
- Cracks affect internal and external faces of walls in close proximity - especially true in cavity walls as foundation movement is one of the few processes that can cause cracking in both leaves of a cavity
- Damage extends down below DPC and into ground - when support benath foundations is removed or weakend the building will virtually break and rotate around the focus of movement
- Cracks are normally tapered, wider at one end than the other - as the building normally rotates cracks tend to be wider at one end
- Cracks are usually wider and more frequent, closer to the point of movement
- Cracks are normally diagonal
- Floors and walls tilt and openings distort, causing them to bind in their frame
- Cracks tend to travel through openings - openings attrack cracks as they find them easier to travel around weak points
What is normally the cause of diagonal cracking?
Foundation failure
What normally causes horizontal cracking?
- Cavity wall tie failure
- Sulphate attack
What normally causes vertical movement?
- Thermal movement
- Moisture movement
What is deemed as recent movement?
Occuring in the last 5 years
How can you establish if movement is recent?
- Enquire as to when the property was last decorated
- Recent cracks will look fresh with crisp, sharp edges
- Old cracks will appear erroded, worn and dirty
- Damage on elevations facing prevailing winds will age quicker
- Older interal cracks may have emulsion or paint inside
- Look for evidence of repairs that have opened up again
Talk me through your five step plan for investigating structural movement
- Spot triggers
- Investigate triggers and establish extent of damage
- Classify damage - does it cause aeshetic, serviablilty or stability
- Establish the likely cause and whether the damage will get worse
- Decide whether the movement requires further investigation
Discuss repointing in regards to structural movement
- Repointing is the most basic level of repair for structural movement once the defect has been resolved
- Difficulty lies
