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APC - My Cards - Core > Building pathology > Flashcards

Building pathology Flashcards

1
Q

Can you give me some typical defects for Victorian properties?

A

Lintel failure, penetrating damp.

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2
Q

Can you give me some typical defects for Georgian properties?

A

Asbestos, penetrating damp.

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3
Q

What are the BRE Digests for dry rot and wet rot?

A

Dry rot: BRE Digest 299.
Wet rot: BRE Digest 345.

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4
Q

When do the humidity levels begin for dry rot and wet rot?

A

Dry rot: 20%.
Wet rot: 50%.

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5
Q

What’s the difference between dry rot and wet rot?

A

Moisture content required to grow, dry rot spreads easier (masonry and plaster)/wet rot doesn’t spread easily (timber).

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6
Q

How are you able to determine whether a property had dry rot on site?

A

Present on masonry or timber, white fluffy (cotton-like) and brittle, forms strands.

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7
Q

How are you able to determine whether a property had wet rot on site?

A

Stays within areas of moisture, timber becomes darker and spongey, doesn’t form strands.

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8
Q

What is the risk of dry/wet rot if not dealt with properly?

A

Weakens timber, health issues.

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9
Q

How would you deal with dry rot/wet rot?

A

Find the source of the moisture, remove rot 500mm past fungus, treat.

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10
Q

Is there any literature referenced to back up the recommended repair?

A

Dry rot: BRE Digest 299.
Wet rot: BRE Digest 345.

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11
Q

What BRE Digest is there for assessing cracks?

A

BRE Digest 251.

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12
Q

What is the difference between subsidence, heave and settlement?

A

Subsidence: Soil beneath sinks.
Heave: Upward movement of soil from an increase in moisture levels, which causes clay soils to expand.
Settlement: Downward movement of the ground (caused by weight of the building).

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13
Q

Can you give me some examples of deleterious materials?

A

Asbestos (1940s-2000).
Lead paint (before 1970s, windows and doors).
Woodwool slabs (1960s, warehouse and soffits - used as permanent formwork in my experience).
HAC (1950s-70s, public sector and industrial buildings).
RAAC (1950s-90s, public sector buildings).

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14
Q

Can you tell me the different types of asbestos?

A

Chrysotile (white).
Amosite (brown).
Crocidolite (blue) - thin needle like.

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15
Q

What is carbonation?

A

CO² reaction that makes concrete more acidic.

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16
Q

What is the effect of carbonation?

A

Rebar begins to expand as it corrodes which casues the concete to spall.

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17
Q

What is the issue with RAAC?

A

Porous so is susceptible to water damage, deteriorates over time.

18
Q

What is the issue with HAC?

A

Loss of strength over time through ‘conversion’, vulnerable to chemical attack.

19
Q

How do you identify RAAC and HAC?

A

RAAC: No gravel, bubble appearance internally.
HAC: requires lab testing.

20
Q

If a property has been suffering from condensation for over a year and the mould is excessive on the surface of the wall and ceiling, how would you know if the subsurface such as masonry isn’t damp?

A

Calcium carbide test, damp meter calibrated for timber.

21
Q

What causes rising damp and what are the signs?

A

Moisture rising though porous materials.
Tide marks, salt deposits.

22
Q

What causes wall tie failure?

A

Corrosion of wall ties. Identified by cracking to a course around 5 bricks wide.

23
Q

Windsor Walk, London - What guidance can you use to assess the severity of cracks?

A

BRE Digest 251.

24
Q

What is the relevant guidance note for brickwork repairs?

A

BRE Good Repair Guide 3.

25
Q

Can you give me an example of where you have used crack stitching previously?

A

17 Bowling Green Lane.

26
Q

Windsor Walk - The helical bars – did you design these?

A

No I contacted a specialist contractor who undertook the designs and carried out the works.

27
Q

What are some common causes of cracking in brickwork?

A

Frost damage, arch failure, settlement.

28
Q

You mention woodwool slabs – what is the issue with these?

A

When used as permanent formwork there was poor compaction which created voiding and reduced its structural integrity. [Exposed rebar, combustible].

29
Q

Where do you typically find woodwool slabs?

A

I have only seen them in industrial buildings.

30
Q

You carry out a survey of an industrial building constructed in the 1970’s. What type of defects might you come across?

A

HAC – 1950s-70s, a process called conversion occurs which weakens the structure, asbestos fibre cement roof sheets.

31
Q

Bircholt Road, Maidstone - How did you identify composite cladding panels?

A

Smaller profile to the cladding vs built up system and if you push it its firmer than built up cladding.

32
Q

What is the Loss Prevention Certification Board (LPCB)?

A

A third-party organisation that sets standards for fire and security products.

33
Q

What would you have done if the panels hadn’t been LPCB approved?

A

Advise the client to discuss this with their insurers to assess the implications of purchasing a building with non-LPCB approved cladding.

34
Q

Windsor Walk/18-20 Tileyard Road - What flat roof tests did you undertake aside from visual inspections?

A

Damp meter on timber structure.

35
Q

What ventilation would you expect to see in a pitched roof?

A

Eaves ventilation.

36
Q

Note: Damp meter: WME (Wood Moisture Equivalent); calibrated for timber; foil backed plasterboard can give false readings.

A
37
Q

You mention having a knowledge of testing methods, including damp meters. What type of damp meter is calibrated to timber?

A

Pin type (electrical resistance). Other types? Pinless (electromagnetic waves).

38
Q

What percentage WME would indicate damp in softwood timber?

A

Over 20%.

39
Q

You carry out a survey of an industrial building constructed in the 1970’s. What type of defects might you come across?

A

Asbestos – roof sheets, Artex (test samples).
HAC (lab test of samples), [concrete floor slab cracks].

40
Q

Record Street, Bermondsey cut edge corrosion – a) what remediation did you recommend?
b) How did you cost it
c) What additional things were there to consider?

A

a) Localised repairs to the affected areas.
b) I used tendered rates provided by my company.
c) Health and safety – edge protection or mansafe system.

41
Q

Anchorage House, London – Draw the gutter detail how it should have been.

A

[Show the membrane to overlap the extension and gutter].

42
Q

Anchorage House, London – Assuming your hypothesis on the water ingress was correct, how would you rectify this?

A

Redress the membrane to ensure it lapped the extension and the gutter, giving a continuous layer.

APC - My Cards - Core (13 decks)

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