Building pathology

Question 1

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

Answer 1

• Home Report
• Level 2
• Level 3 (Building Survey)

Question 2

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

Question 3

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

Question 4

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

Question 5

What is a limitation of a test?

Question 6

Tell me about your experience of using a protimeter.

Question 7

Tell me about the different RICS Home Survey reports.

Question 8

When might a client instruct one of these?

Question 9

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

Question 10

Explain the changes made in the new Home Survey Standard.

Question 11

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

Question 12

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

Question 13

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

Question 14

What relevant caselaw are you aware of?

Question 15

Tell me about condition ratings.

Question 16

What are the different types of condition ratings?

Question 17

Explain your understanding of one of the condition ratings.

Question 18

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

Question 19

When would a condition rating of NI be given?

Question 20

What is an example of a serious/urgent defect?

Question 21

How do you apply the condition ratings?

Question 22

How do you identify the elements and sub-elements?

Question 23

How do you apply the relevant condition rating?

Question 24

How do you establish the element rating?

Question 25

When would you include costings in a report?

Question 26

When would the provision of costings need to be a separate service?

Question 27

What types of foundations are you aware of and when might these be used?

Question 28

What is the difference between a cold and warm roof?

Question 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.

Question 30

Explain the key principles of the new RICS guidance relating to asbestos.

Question 31

What elements of the building might these affect?

Question 32

What reasoned advice might you give as a result?

Question 33

If carrying out an inspection of a concrete framed building, what are the visual indications of carbonation?

Question 34

How do you test for carbonation?

Question 35

How can you repair carbonated concrete?

Question 36

Do you have to repair carbonated concrete?

Question 37

In what age of building is carbonation most likely to appear?

Question 38

If carrying out an inspection of a concrete framed building, what are the visual indications of chloride attack?

Question 39

How do you test for chloride attack?

Question 40

How does carbonation differ to chloride attack?

Question 41

Do you have to repair concrete suffering chloride attack?

Question 42

How do you repair concrete suffering from chloride attack?

Question 43

What are the things to consider when using a protimeter?

Question 44

What further investigations might you recommend and why?

Question 45

Why is this important?

Question 46

What BRE Digests are you aware of?

Question 47

What does BRE Digest 251 relate to?

Question 48

What are some common defects associated with flat roofs?

Question 49

Take me through your defect diagnosis methodology when you identify cracking.

Question 50

What are several main causes of cracking to buildings?

Question 51

Can you describe these?

Question 52

How would you diagnose subsidence / heave / settlement?

Question 53

What are the main differences between wet rot and dry rot?

Question 54

What are the main indicators of wet / dry rot?

Question 55

Explain how you would diagnose beetle infestation?

Question 56

What are the signs of woodworm?

Question 57

Describe 3 remedies for rising damp.

Question 58

What issues relate to the use of injected DPCs?

Question 59

When did DPCs become commonplace in houses?

Question 60

What types of moisture meter are you aware of?

Question 61

When would you use each?

Question 62

What does a moisture meter measure?

Question 63

What does a moisture meter not measure?

Question 64

What is a moisture meter calibrated to?

Question 65

How long would you leave brick/plaster to dry out before commencing work?

Question 66

Give examples of where asbestos is commonly found.

Question 67

What is Technical Due Diligence (TDD)?

Question 68

What RICS guidance relates to TDD?

Question 69

What is the purpose of TDD?

Question 70

How can TDD assist in risk management?

Question 71

When might a TDD be carried out?

Question 72

What is spray foam insulation and what issues relate to it?

Question 73

What would be different in terms of structural timber use in an area affected by House Longhorn Beetle?

Question 74

What are the 3 types of tanking detailed in BS 8102?

Question 75

What is FLIR used for?

Question 76

How would you identify and diagnose wall tie failure?

Question 77

How would you identify Urea Formaldehyde insulation and what problems relate to it's use?

Question 78

What type and age of wall ties are liable to wall tie failure?

Question 79

What is strap pointing and what issues relate to its use?

Question 80

Explain issues relating to the use of calcium silicate bricks.

Question 81

What RICS guidance would you look at in relation to moisture and traditional buildings?

Question 82

What are some of the key principles of this RICS Joint Position Statement?

Question 83

hat is RAAC concrete and what issues relate to its use?

Question 84

Tell me about the cause and mechanics of one type of failure.

Question 85

Tell me about the defects/issues you have identified from a building inspection.

Question 86

Tell me about the relationship between site observations and the diagnoses of failure in building fabric.

Question 87

Tell me about a type of specialist inspection you are aware of to diagnose and explain building fabric failure.

Question 88

Tell me about a report/survey you have provided to a client and the process you undertook to provide it.

Question 89

What issues did you identify?

Question 90

What condition ratings did you apply?

Question 91

What reasoned advice did you provide as a result?

Question 92

If you provided a valuation as part of the instruction, how did the defect affect this?

Question 93

Tell me about an instance of when you have followed the trail.

Question 94

Hardgate - how did you identify dampness?

Question 95

What did you find when following the trail?

Question 96

Why did you conclude that the cause was water ingress?

Question 97

Fraser Street - how did the damage the floor present?

Question 98

At the cottage in Drumlithie, how did you identify wood boring infestation?

Question 99

Was the infestation active?

Question 100

What types of infestation are you aware of?

Question 101

What conditions favour insect attack?

Question 102

Tell me about a report you have prepared relating to the causes of failure, likely results of failure and appropriate remedial measures.

Question 103

Why would you use non-technical lay language in a report?

Question 104

Why was this important?

Question 105

Tell me about information you have gathered from an inspection to formulate necessary remedial/preventative works including specific detail in a schedule of works.

Question 106

What would you include in a schedule of works?

Question 107

hen have you referred out for specialist advice on a defect or issue?

Question 108

Tell me about the appropriate level of detail in a building survey you have provided to a client.

Question 109

What supporting information would you include within such a report?

Question 110

Tell me about an unusual defect you have identified and the remedial works employed.

Question 111

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.

Question 112

Tell about BRE guidance you have applied and the reasoned advice you provided as a result?

Question 113

At Skene Street, how did you identify the rot?

Question 114

Was this wet rot or dry rot?

Question 115

How did your advice impact the decision making of the client?

Question 116

Was a timber specialist report received?

Question 117

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?

Question 118

What are your level 2 examples? ## Footnote Summary of Experience

Answer 118

* 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.

Question 119

What are your level 3 examples?

Answer 119

* 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.

Question 120

When is woodworm most active? ## Footnote Level 1

Answer 120

* Usually runs from April to September * Depends on weather conditions * Whenever the warmer weather starts so does the woodworm emergence season

Question 121

What are some common defects in your area? ## Footnote Building Pathology - Level 1

Question 122

How does a moisture meter work? ## Footnote Building Pathology - Level 1

Question 123

What is RAAC concrete and what issues relate to its use? ## Footnote Building Pathology - Level 1

Question 124

Hardgate - how did you identify dampness? ## Footnote Building Pathology - Level 2

Question 125

What did you find when following the trail? ## Footnote Building Pathology - Level 2

Question 126

Why did you conclude that the cause was water ingress? ## Footnote Building Pathology - Level 2

Question 127

Fraser Street - how did the damage the floor present? ## Footnote Building Pathology - Level 2

Question 128

At the cottage in Drumlithie, how did you identify wood boring infestation? ## Footnote Building Pathology - Level 2

Question 129

Was the infestation active? ## Footnote Building Pathology - Level 2

Question 130

What types of infestation are you aware of? ## Footnote Building Pathology - Level 2

Question 131

What conditions favour insect attack? ## Footnote Building Pathology - Level 2

Question 132

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? ## Footnote Building Pathology - Level 3

Question 133

At Skene Street, how did you identify the rot? ## Footnote Building Pathology - Level 3

Question 134

Was this wet rot or dry rot? ## Footnote Building Pathology - Level 3

Question 135

How did your advice impact the decision making of the client? ## Footnote Building Pathology - Level 3

Question 136

Was a timber specialist report received? ## Footnote Building Pathology - Level 3

Question 137

Why did the plaster drop at Hardgate? ## Footnote Building Pathology - Level 2

Question 138

What is wet rot? ## Footnote Building Pathology - Level 2

Question 139

How do you remedy wet rot? ## Footnote Building Pathology - Level 2

Question 140

What is woodworm? ## Footnote Building Pathology - Level 2

Answer 140

Form of infestation that causes decay to timbers

Question 141

How does insect infestation occur? ## Footnote Building Pathology - Level 2

Answer 141

* 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

Question 142

What is the remedy for insect infestation? ## Footnote Building Pathology - Level 2

Answer 142

* Normally treated with insecticides

Question 143

What is dry rot? ## Footnote Building Pathology - Level 3

Answer 143

* Form of brown rot that causes severe decay in timber

Question 144

What is the remedy for dry rot? ## Footnote Building Pathology - Level 3

Answer 144

* 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

Question 145

What is structural movement? ## Footnote Building Pathology - Level 3

Question 146

How do you investigate structural movement? ## Footnote Building Pathology - Level 3

Question 147

What is the remedy for structural movement? ## Footnote Building Pathology - Level 3

Question 148

How did you identify the rot in Fraser Street as wet rot rather than dry rot?

Question 149

The dry rot in Skene Street was in a flat, how did this infleunce your advice?

Question 150

You observed stepped cracking at Great Western Place, how does the appearance of cracking here or elsewhere influence your advice?

Question 151

How do you identify any defective electrics and can you provide me with two examples of advice you would offer?

Question 152

What are the typical signs of cavity wall tie failure? What is the remedy? Advice?

Question 153

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?

Question 154

What might horizontal cracking and deflection along the length of a concrete lintel signify?

Question 155

How would you distinguish rising damp from other forms? How would you advise a client to act? What remedies are available?

Question 156

What types of reports have given you the opportunity to provide advice and recommendations?

Question 157

Give example of serious defect encountered and advice given.

Question 158

Under what circumstances would you specify particular repairs?

Question 159

What types of structural movement have you encountered? How did you analyse the cause? What did you advise?

Question 160

How might you recognise old or defective wiring? What advice would you give?

Question 161

What are the characteristics of Japanese Knotweed?

Question 162

Have you read the RICS Information Paper on JK? How many risk categories does it describe? What are they?

Question 163

What are the four types of damp?

Question 164

What defects might you find in a flat roof?

Question 165

What defects might you find in a concrete tile/clay tile roof?

Question 166

Where might you find asbestos?

Question 167

What are the risks? What advice would you give?

Question 168

What are the signs of, or what do you understand by the term “nail sick”?

Question 169

What are the signs internally and externally? What would you advise?

Question 170

What would you report in a SS?

Question 171

What type of foundations do traditional tenements have?

Question 172

What advice did you give for rising damp? – What are the alternatives?

Question 173

How would you deal with damp in a timber floor in a HR?

Question 174

Have you experience of structural defects in your area?

Question 175

Describe the different forms of movement and their causes?

Question 176

What construction methods are particular to your location e.g. a tenement - Walls - Foundations - Damp protection - Problems

Question 176

# ``` How can you tell if woodworm is active

Question 176

# ``` Describe the characteristics of wet rot.

Question 177

- Remedy for damp in basement? e.g. the house/retail unit you inspected.

Question 178

What types of tell-tales are there?

Question 179

What about dry rot? What are the differences between different rots and remedies?

Question 180

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

Question 181

Can you discuss the 3 different types of cracking that can occur as a result of structural movement?

Answer 181

1. Tensile - Occurs when materials are pulled apart from each other 2. Compressive - Occurs when materials are compressed togther 3. Shear - Occurs when perpindicular force is applied

Question 182

Can you talk me through the various signs of structural movement

Answer 182

* 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

Question 183

Can you discuss the considerations that are given to cracking when establishing the nature of structural movement?

Answer 183

* 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

Question 184

Can you discuss the various evidence of foundation failure?

Answer 184

* 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

Question 185

What is normally the cause of diagonal cracking?

Answer 185

Foundation failure

Question 186

What normally causes horizontal cracking?

Answer 186

* Cavity wall tie failure * Sulphate attack

Question 187

What normally causes vertical movement?

Answer 187

* Thermal movement * Moisture movement

Question 188

What is deemed as recent movement?

Answer 188

Occuring in the last 5 years

Question 189

How can you establish if movement is recent?

Answer 189

* 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

Question 190

Talk me through your five step plan for investigating structural movement

Answer 190

1. Spot triggers 2. Investigate triggers and establish extent of damage 3. Classify damage - does it cause aeshetic, serviablilty or stability 4. Establish the likely cause and whether the damage will get worse 5. Decide whether the movement requires further investigation

Question 191

Discuss repointing in regards to structural movement

Answer 191

* Repointing is the most basic level of repair for structural movement once the defect has been resolved * Difficulty lies