Building pathology Flashcards
Tell me about the different types of survey you are aware of.
Home surveys L123
Defect
Ppm
PSoC
Commercial building survey
Dilapidation
Tell me about a typical defect you are aware of relating to typical
Wall tie deterioration
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 tools can you use to diagnose building defects?
Explain the (five) steps you would take to diagnose a building defect.
What is a sign and what is a symptom in relation to building pathology?
When might thermal imaging be helpful in diagnosing a building defect?
Thermal imaging can be helpful to identify cold bridging and missing insulation
Tell me about the different RICS Home Survey reports.
Level 123
When might a client instruct one of these?
Tell me about RICS guidance relating to one of the RICS Home Survey Reports
Home survey standard
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?
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What is following the trail of suspicion and what must you do in relation to this?
What relevant caselaw are you aware of in relation to following the trail?
Hart V Large
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?
Not inspected
What is an example of a serious/urgent defect?
Roof leak
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?
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.
Give examples of where asbestos is commonly found.
What elements of the building might these affect?
What reasoned advice might you give as a result?
Take me through your defect diagnosis methodology when you identify cracking.
How do you tailor this to the scope of your instruction?
Explain these terms to me; heave / seasonal movement / settlement /
shrinkage / subsidence / thermal movement.
What does BRE Digest 251 relate to?
How does it define cracking?
How do you use the categories in BRE Digest 251 when diagnosing movement?
How would you report on the ease of repair of cracking?
When will building movement require further investigation?
What does Building Regulations Approved Document A say about the
stability and structural framework of buildings?
How would you establish the age of a crack?
How would you establish whether cracking is historic or progressive?
How would you use sketches when diagnosing building movement?
How would you define the serviceability of a building in relation to movement?
How can you establish building distortion using a variety of tools?
How would you diagnose foundation movement.
How can trees and shrubs / sloping ground / leaking drains contribute to building movement?
What three steps would you take when assessing the effect of trees on a property?
How would you measure the height of a tree?
Explain the lateral zone of influence of trees related to water demand to me
Why might removal of a tree cause building movement?
What type of soils are most susceptible to ground movement?
Explain what BRE Digest 475 relates to.
Who would be an appropriate professional to refer further investigations relating to building movement to?
What is lateral instability and how can it cause building movement?
What is the ‘middle-third rule’?
How would you identify and diagnose wall tie failure?
What type and age of wall ties are liable to wall tie failure?
How can cavity wall tie failure be remediated?
What is sulphate attack?
How would you diagnose sulphate attack?
Where would you expect to commonly find sulphate attack?
How and why might masonry expand?
How can this cause cracking?
When might roof spread occur?
How can you diagnose roof spread?
How can roof spread be remediated?
Why might cracking occur in solid stone walls?
What defects might you find in stonework?
Why might you find cracking around a bay window or enclosed porch?
Why might you identify corrosion in a concrete structure?
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 what are the
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 is RAAC concrete and what issues relate to its use?
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?
What are the things to consider when using a protimeter?
What further investigations might you recommend and why if you
identified excessive moisture in a building?
What BRE Digests are you aware of in relation to excessive moisture in buildings?
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?
What are the limitations of using a protimeter?
How can moisture damage a building fabric?
How do traditional solid walled and modern cavity walled dwellings differ
in terms of how they deal with moisture?
What are the most useful senses you can use when diagnosing excessive water
e.g.
Why do you need to know the moisture content of timber (WMC)?
At what WMC does timber become vulnerable to rot and insect attack?
Can you compare moisture levels in different building materials?
If you are using a protimeter in a material other than wood should youuse a % reading or a red/amber/green reading?
At what WMC does the accuracy of a protimeter diminish ‘considerably’?
What is a typical WMC of timber?
Explain how you could use the search and pin modes of a protimeter to
follow the trail of excessive moisture.
What does the Good Repair Guide 33 relate to.
Where and when should you use a protimeter on a Home Survey?
Does this differ between the survey levels?
How would you record your protimeter readings on a floor plan?
What information would you record?
What destructive testing methods are you aware of to diagnose excessive moisture?
Speedy carbide tested
What is the ‘speedy’ method?
What defects found in an external solid wall can contribute to directly penetrating moisture?
How can external render or wall coverings contribute to directly penetrating moisture?
What other defects can contribute to directly penetrating moisture?
How can EWI contribute to directly penetrating moisture?
How can you diagnose moisture problems in cavity walls?
What are some of the causes of moisture problems in cavity walls?
How would you identify whether a wall is of solid or cavity construction.
How can excessive moisture be created by modern extensions attached to older buildings?
How can cavity wall insulation fail and lead to excessive moisture?
What is cold bridging and how can it lead to excessive moisture?
How can a property’s exposure to driving rain lead to excessive moisture?
How would you identify Urea Formaldehyde insulation and what problems relate to it’s use?
What remedies can deal with problematic insulated cavity walls?
What is ‘rising damp’ (otherwise known as a moisture-related defect at the base of a wall)?
When and why might it occur?
When did DPCs become commonplace in houses?
How and why might a DPC fail?
How can a DPC be bridged and what might the result of this be?
What moisture problems can be caused by hygroscopic salts?
How can you diagnose issues relating to hygroscopic salts?
Describe a potential remedy for ‘rising damp’.
What issues relate to the use of injected DPCs?
What is an electro-osmotic DPC?
What is the Schrijver system and why is it often problematic?
What are Dalton drying tubes?
How can a replacement DPC be installed?
How can the junction between the floor (DPM) and wall (DPC) lead to problems?
How should this junction be appropriately finished?
What type of plaster should be used to replace salt contaminated plaster?
What is condensation?
How would you diagnose condensation?
What are the causes of condensation?
How can you reduce condensation in a property?
How long would you leave brick/plaster to dry out before commencing work
What is traumatic dampness?
How would you diagnose traumatic dampness?
How can a chimney stack lead to excessive moisture in a building?
What are the main differences between wet rot and dry rot?
What are the main indicators of wet and dry rot?
What are the technical names for wet and dry rot?
What environmental conditions does dry rot need to grow?
Explain the WMC temperatures and level of ventilation required for the growth of wet and dry rot.
What does cuboidal cracking indicate?
Where would you typically find wet rot?
How can you report on rot?
What is the difference between a cellar and a basement?
What trails of suspicion would you follow in a cellar or a basement?
What are some of the main types of wood-boring insect?
Explain how you would diagnose wood-boring insect infestation?
What conditions encourage wood-boring insect infestation?
What is frass?
How would you identify if wood-boring insect infestation is active?
When would replacement of structural timbers be required following wood-boring insect infestation?
What other remedies are available?
What other types of pest might you find in a building?
What health & safety risks relate to pigeons?
What advice could you give on bird nuisance?
What are potential signs of rodent infestation?
How can you identify signs of bats and what advice would you give as a result?
What legislation relates to bats and how do they affect you as a surveyor?
Can you enter part of a property where there is evidence to suggest it is the roost or hibernation site of bats?
How could you identify damage due to masonry bees?
What remedial action could be taken?
What advice would you give if you saw creepers or climbing plants on a building?
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 types of roofs are you aware of?
How do these differ between traditional and modern buildings?
Explain your understanding of the adequacy of timber rafters.
What issues relate to timber roof purlins / ceiling ties or joists / roof alterations?
Explain types of pitched roof coverings you are aware of.
Explain a building defect associated with one of these and how you would diagnose it.
What is sarking felt or underlay?
How should roof coverings be fixed down appropriately?
What is spray foam insulation and what issues relate to it?
What issues relate to roofs that have been recovered?
Is Building Regulations approval required for a replacement roof?
Explain a building defect associated with a chimney stack.
Explain how a roof can be thermally insulated.
What is the difference between a cold and warm roof?
How when and why should a roof be ventilated?
What defects can be related to loft conversions?
Explain the relationship of the Building Regulations to loft conversions.
What are common defects associated with flat roofs?
What type of flat roof coverings are you aware of?
What issues relate to valley construction?
What defects might you find in relation to windows or doors?
What action can be taken to remedy rotten timber windows?
What are signs of rain penetration around windows or doors?
What type of windows might suffer from excessive condensation?
What does ‘functional performance’ mean in relation to windows and doors?
What standards would you look for in relation to replacement windows?
What defects might you identify in relation to a conservatory?
What structural failures might occur in load-bearing partitions?
What inspection indicators would suggest a failed load-bearing partition?
What issues might relate to a blocked fireplace?
Why would a chimney be capped?
Should a disused chimney breast be ventilated – if so
why?
Explain issues relating to the removal of a chimney breast.
What structural support should be provided if a chimney breast is removed
Is Building Regulations approval required for the removal of a chimney breast?
What type of lower / upper floor construction are you aware of?
What typical defects might you find in a timber / solid concrete floor /suspended concrete floor / upper floor?
When and why is ventilation essential in relation to sub floors?
Why might joist ends suffer from wood rot?
Where might you find a concrete upper floor?
What types of ceiling are you aware of?
Which may carry a health & safety risk?
What is lathe and plaster?
Why might plasterboard fail?
What is dot and dab?
Explain issues relating to sound insulation and how sufficient levels can be achieved
How is fire resistance provided in dwellings?
In what type of building is fire resistance particularly important to consider?
What defects relate to staircases?
Irregular Steps. A 240 to 355 mm run ideal for a stair tread. …
Isolated Steps. From one tread to the next, a height of 190 to 195 mm is ideal. …
Cracked Treads. Treads that are defective or damaged must be changed right away. …
Tilting staircase. …
Squeaky and Creaky Stairs. …
No Railings.
What are some of the basic requirements for a safe staircase?
What are Type A B and C in relation to waterproofing for rooms below the ground?
Type A (Barrier Protection):
This system relies on a waterproof barrier, like a membrane or tanking, to prevent water from entering the structure.
Type B (Structurally Integral Protection):
The structure itself is designed and built to be water-resistant, with no reliance on external barriers.
Type C (Drained Protection):
This system allows water to enter the structure but manages it by directing it to a drainage system, such as a cavity drain membrane and sump pump.
What issues relate to garages or outbuildings / retaining walls / drives /paths / patios / decking / steps?
What types of foundations are you aware of and when might these be used?
What is strap pointing and what issues relate to its use?
Explain issues relating to the use of calcium silicate bricks.
What issues relate to the use of lead in buildings?
Can you explain what a ‘hammer test’ for concrete is and how might you undertake it?
The test involves striking the concrete surface with a rebound hammer and measuring the rebound index. This index is then correlated with the concrete’s compressive strength using conversion charts or tables
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?
Tell me about an instance of when you have followed the trail.
Tell me about your experience of using a protimeter.
Zetland Road – Accompanied Level 3 Home Survey
I identified sagging and distortion of the brickwork above the ground floor bay roof. Internally, the ceiling area was affected by dampness. The sagging indicated deteriorating timber bressummer lintels used in 1930s construction. I advised that the lintel would continue to deteriorate and should be replaced with a new metal lintel featuring a cavity tray and weepholes to allow any penetrating rainwater within the cavity to discharge externally
Why had the chemically injected damp proof course failed?
Why did the blocked gutters cause an issue?
What caused the pointing to a road?
What is blown fibre insulation?
What was the remedial worth?
Zetland Road – Accompanied Level 3 Home Survey
I identified sagging and distortion of the brickwork above the ground floor bay roof. Internally, the ceiling area was affected by dampness. The sagging indicated deteriorating timber bressummer lintels used in 1930s construction. I advised that the lintel would continue to deteriorate and should be replaced with a new metal lintel featuring a cavity tray and weepholes to allow any penetrating rainwater within the cavity to discharge externally
Can you please talk me through the sagging and distortion?
How did you determine the ceiling was damp?
What is a timber bressummer lintel?
timber lintel, is a large, load-bearing timber beam that spans openings in a building, like bay windows, to support the masonry above, often found in period properties
Did you specify the metal lintel?
Why was a cavity and weep holes required?
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?
When 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 1/2/3 survey, defect report
Tell about BRE guidance you have applied and the reasoned advice you provided as a result?
Grove Road – Defect investigation
The owner was concerned about horizontal cracking on the
southwestern elevation of a 1890s Gosport property. The horizontal
cracking was at regular intervals, and there was bulging brickwork to the gable. I observed the presence of some historic wall tie repairs in isolated areas around the ground floor windows. I advised that the historic repairs had not proved effective with the original metal wall ties continuing to expand as they corroded. The bulging suggested that the outer leaf was likely independent with little restraint at high level. I advised that works to the wall ties would be required, including rebuilding the brickwork gable, given the age of the property, and the location, the wall ties on the other elevations were likely to be deteriorating although hidden by the recent rendering, therefore, I instructed an intrusive assessment to establish the extent of the repairs required
Can you please describe the nature of the horizontal cracking?
What was the construction of the property?
Given the age of the building what would the cavity wall ties have been constructed with?
How would the wall ties have been replaced?
What was the outcome of the intrusive assessment?
What was the outcome of your advice?
Essex Road – Accompanied Level 2 Home Survey
I noted spring and undulation to the suspended timber ground floor. I informed the client that the subfloor ventilation was impeded by the construction of a concrete floor to the rear extension. I advised the client that timber floors must be properly ventilated and any timbers bedding into damp brickwork were at risk of fungal decay or wood boring insects.
I advised that the floorboards would need to be lifted to inspect the
subfloor void to establish the damage and the need to improve the
ventilation. Upon further investigation substantial repairs were
undertaken by the vendor prior to exchange of contracts
Why is subfloor ventilation important?
Why did the concrete floor block this?
What was the substantial repairs required?
How did you assess the quality of these repairs?
