Building Pathology (2) Flashcards
What is building pathology?
Building pathology is the study of the causes and effects of defects in buildings.
Why is building pathology important?
Building pathology is important because it helps identify and address issues in building construction and maintenance.
How did knowledge of building pathology help with this case study?
Knowledge of building pathology provided insights into the defects present and informed the remediation strategies.
What did you know about the construction of the building elements affected by works?
Understanding the construction of affected building elements allowed for targeted interventions.
How did this knowledge help the end solution?
This knowledge enabled the development of effective solutions tailored to the specific issues identified.
What are the different types of survey?
There are various types of surveys including
RICS Condition Report (Level 1)
RICS HomeBuyer Report (Level 2)
RICS Building Survey (Level 3)
Specific Defect Survey
RICS Valuation Report
What is a typical defect in buildings?
A typical defect might include dampness, cracking, or structural issues.
What building defect might you encounter in a typical building survey?
You may encounter issues such as water ingress or foundation settlement.
What type of testing can be used in building surveys?
Types of testing include moisture testing, thermal imaging, and structural integrity testing.
What tools can you use to diagnose building defects?
Tools include moisture meters, thermal cameras, and visual inspection equipment.
What are the five steps to diagnose a building defect?
- Identify the problem 2. Gather information 3. Inspect the site 4. Analyze findings 5. Recommend solutions.
What is a sign and what is a symptom in building pathology?
Sign: Water stains on a ceiling.
Symptom: A leaking roof or plumbing issue.A sign is an observable condition, while a symptom is a reported issue by occupants.
When might thermal imaging be helpful in diagnosing a building defect?
Thermal imaging is helpful for detecting heat loss, moisture issues, and electrical faults.
What are the different RICS Home Survey reports?
The RICS Home Survey reports include Home Condition Report, Homebuyer Report, and Building Survey.
When might a client instruct one of these surveys?
A client might instruct a survey when purchasing a property or assessing its condition.
What is RICS guidance relating to Home Survey reports?
RICS provides standards and guidelines for conducting Home Surveys to ensure consistency and quality in reporting.
What changes were made in the new Home Survey Standard?
The RICS Home Survey Standard (HSS), introduced in March 2021, replaced previous RICS survey formats to create a unified, consistent approach. Key changes include:
Standardized Survey Levels – Clear definitions for Level 1 (Condition Report), Level 2 (HomeBuyer Report), and Level 3 (Building Survey).
Mandatory Compliance – All RICS members must follow the standard to ensure consistency and quality.
Greater Transparency – Surveyors must clearly explain what is and isn’t covered in the report.
Client-Centered Approach – Surveyors must assess client needs and provide appropriate advice.
Enhanced Reporting Format – Clearer, jargon-free reports with traffic light condition ratings.
Focus on Risks & Safety – Greater emphasis on hazards, legal matters, and safety issues.
Sustainability Considerations – Includes energy efficiency, insulation, and environmental risks.
The RICS Home Survey Standard ensures greater clarity, consistency, and consumer protection in property surveys.
The new Home Survey Standard includes updated procedures and requirements for surveying and reporting.
What RICS guidance relating to Home Surveys are you aware of?
RICS Home Survey Standard (2021) – The mandatory framework for conducting home surveys, ensuring consistency and clarity across all survey levels.
RICS Valuation – Global Standards (Red Book) – Provides best practices for property valuations, often included in HomeBuyer Reports.RICS guidance includes the Home Survey Standard, condition rating systems, and best practices for reporting.
How would you tailor your approach to building pathology and defect analysis in a level 1 / 2 / 3 report?
The approach varies by level: Level 1 is basic, Level 2 is more detailed with some analysis, and Level 3 includes comprehensive analysis and recommendations.
What is following the trail of suspicion?
Following the trail of suspicion involves investigating potential defects or issues that arise during a survey.
What must you do in relation to following the trail of suspicion?
You must document findings and investigate further to confirm or rule out potential defects.
What relevant caselaw are you aware of in relation to following the trail?
- Agip (Africa) Ltd v Jackson [1990] Ch 265
✅ Key Principle: Tracing misappropriated funds through bank transfers.
✅ Facts:
An employee of Agip (Africa) Ltd fraudulently diverted payments.
The funds were passed through multiple bank accounts to obscure their origins.
✅ Outcome:
The court held that the company could trace the money and recover funds, even though they passed through various intermediaries.Relevant caselaw includes cases that set precedents for liability and standards of care in surveying.
Tell me about condition ratings.
Condition ratings are used to assess the state of a property’s elements and indicate the urgency of repairs needed.
What are the different types of condition ratings?
Condition ratings typically include ratings of 1 (good), 2 (satisfactory), 3 (poor), and NI (not inspected).
Explain your understanding of one of the condition ratings.
A condition rating of 1 indicates that the element is in good condition and requires no immediate action.
What advice would you give further to a condition rating of 1/2/3?
For a rating of 1, no action is needed; for 2, monitor the element; for 3, urgent repairs should be considered.
When would a condition rating of NI be given?
A condition rating of NI is given when an element could not be inspected due to access issues.
What is an example of a serious/urgent defect?
An example of a serious defect is a structural issue that poses a safety risk.
How do you apply the condition ratings?
Condition ratings are applied based on the observed state of each element during the survey.
How do you identify the elements and sub-elements?
Elements and sub-elements are identified based on the property’s structure and components.
How do you apply the relevant condition rating?
The relevant condition rating is applied after assessing the condition of each element against RICS guidelines.
How do you establish the element rating?
The element rating is established through visual inspection and assessment of the element’s condition.
When would you include costings in a report?
Costings are included when significant repairs are identified that require financial estimation.
When would the provision of costings need to be a separate service?
Provision of costings as a separate service is needed when detailed financial analysis is required beyond the survey.
What are the key principles of the new RICS guidance relating to asbestos?
The key principles of the new RICS guidance on asbestos focus on ensuring compliance, safety, and risk management in property and construction. Key aspects include:
Legal Compliance – Adhering to the Control of Asbestos Regulations 2012 (CAR 2012) and other relevant laws.
Duty to Manage – Property owners and managers must identify, assess, and manage asbestos risks in buildings.
Surveying & Assessment – Proper asbestos surveys (Management, Refurbishment, and Demolition Surveys) should be conducted by competent professionals.
Risk Management – Ensuring asbestos-containing materials (ACMs) are monitored, sealed, or removed if necessary.
Clear Reporting & Communication – Surveyors must provide accurate, transparent, and actionable asbestos reports to clients.
Health & Safety Considerations – Protecting building occupants, workers, and surveyors from asbestos exposure.
Professional Competency – RICS members must have the necessary training and qualifications to assess and report on asbestos safely.
The key principles include identification, assessment, management, and communication of asbestos risks.
Where is asbestos commonly found?
Asbestos is commonly found in insulation, roofing materials, floor tiles, and textured coatings.
What elements of the building might asbestos affect?
Asbestos can affect structural elements, insulation systems, and interior finishes.
What reasoned advice might you give regarding asbestos?
Advise on the safe management and removal of asbestos, ensuring compliance with regulations.
What is your defect diagnosis methodology when identifying cracking?
My methodology includes visual inspection, measurement, and analysis of the crack’s characteristics.
How do you tailor your defect diagnosis to the scope of your instruction?
I adjust the depth of investigation based on the client’s requirements and the complexity of the issue.
Explain the terms: heave, seasonal movement, settlement, shrinkage, subsidence, thermal movement.
Heave is upward movement, seasonal movement is due to temperature changes, settlement is downward movement, shrinkage is reduction in size, subsidence is sinking, and thermal movement is expansion/contraction due to temperature.
What does BRE Digest 251 relate to?
BRE Digest 251 relates to the assessment of cracking in buildings.
How does BRE Digest 251 define cracking?
BRE Digest 251 defines cracking in buildings by categorizing it based on its severity and potential structural impact. It provides a classification system for cracks, typically in masonry and plaster, ranging from minor to severe:
Crack Categories (BRE Digest 251)
Hairline Cracks (< 0.1mm) – Very fine, superficial cracks with no structural concern.
Fine Cracks (up to 1mm) – Slight cracks, often in plaster, requiring minimal repair.
Minor Cracks (1mm – 5mm) – Noticeable cracks that may need filling but pose no significant structural risk.
Moderate Cracks (5mm – 15mm) – Wider cracks requiring possible repointing or repair but not necessarily indicating structural movement.
Serious Cracks (15mm – 25mm) – Structural concern; may require specialist assessment and possible remedial work.
Severe Cracks (> 25mm) – Significant structural movement; likely to need major repairs or underpinning.
This classification helps surveyors diagnose structural issues, assess risk levels, and recommend appropriate remedial actions.
How do you use the categories in BRE Digest 251 when diagnosing movement?
I use the categories to classify the type and severity of cracking for accurate diagnosis.
How would you report on the ease of repair of cracking?
I would assess the extent of the damage and recommend appropriate repair methods.
When will building movement require further investigation?
Further investigation is required when cracks are widening, or there are signs of structural instability.
What does Building Regulations Approved Document A say about the stability and structural framework of buildings?
Building Regulations Approved Document A (Structure) provides guidance on the stability and structural framework of buildings to ensure safety and compliance. Key points include:
Structural Stability – Buildings must be designed and constructed to resist loads safely, including dead loads (weight of the building), imposed loads (furniture, occupants), wind loads, and snow loads.
Disproportionate Collapse – Buildings over 4 storeys must be designed to prevent progressive collapse in the event of an accident (e.g., explosion or impact).
Ground Stability – Foundations must be adequate for the soil conditions, avoiding risks from subsidence, heave, or settlement.
Wall and Roof Stability – Structural elements (walls, floors, roofs) must be designed to withstand horizontal and vertical forces.
Use of Approved Structural Codes – Buildings should comply with Eurocodes or British Standards for structural integrity.
Robustness & Load-Bearing Capacity – Materials and construction methods must ensure long-term durability and safety.
Approved Document A ensures that all buildings meet fundamental structural safety requirements, reducing risks of collapse and instability.
How would you establish the age of a crack?
I would examine the crack’s characteristics and surrounding materials for signs of age.
How would you establish whether cracking is historic or progressive?
I would analyze the crack’s pattern and any associated movement to determine its nature.
How would you use sketches when diagnosing building movement?
Sketches can help visualize and document the extent and nature of building movement.
How would you define the serviceability of a building in relation to movement?
Serviceability refers to the building’s ability to remain functional and safe despite movement.
How can you establish building distortion using a variety of tools?
Building distortion can be established using tools like levels, plumb bobs, and laser measures.
How would you diagnose foundation movement?
Foundation movement can be diagnosed by checking for cracks, uneven floors, and misaligned doors.
How can trees and shrubs / sloping ground / leaking drains contribute to building movement?
These factors can alter soil moisture levels, leading to ground movement and instability.
What three steps would you take when assessing the effect of trees on a property?
- Identify tree species and size. 2. Assess root spread and moisture impact. 3. Evaluate soil conditions.
How would you measure the height of a tree?
The height of a tree can be measured using a clinometer or by applying the shadow method.
Explain the lateral zone of influence of trees related to water demand to me.
The lateral zone of influence is the area around a tree where roots extract moisture, impacting soil stability.
Why might removal of a tree cause building movement?
Removal can lead to sudden changes in soil moisture, causing ground shrinkage and movement.
What type of soils are most susceptible to ground movement?
Clay soils are most susceptible due to their expansion and contraction with moisture changes.
Explain what BRE Digest 475 relates to.
BRE Digest 475 provides guidance on assessing and managing the effects of trees on buildings.
Who would be an appropriate professional to refer further investigations relating to building movement to?
A structural engineer or a building surveyor would be appropriate for further investigations.
What is lateral instability and how can it cause building movement?
Lateral instability occurs when structural elements shift sideways, leading to potential failure and movement.
What is the ‘middle-third rule’?
The middle-third rule states that structural loads should be distributed within the middle third of a beam.
How would you identify and diagnose wall tie failure?
Wall tie failure can be identified by checking for bulging walls and cracks in the masonry.
What type and age of wall ties are liable to wall tie failure?
Older metal wall ties, particularly those made of mild steel, are more prone to failure.
How can cavity wall tie failure be remediated?
Remediation can involve replacing failed ties and ensuring proper wall support.
What is sulphate attack?
Sulphate attack is a chemical reaction between sulphates in the soil and concrete, leading to expansion and cracking.
How would you diagnose sulphate attack?
Diagnosis involves checking for cracking, expansion, and testing concrete for sulphate levels.
Where would you expect to commonly find sulphate attack?
Sulphate attack is commonly found in areas with high sulphate soil content.
How and why might masonry expand?
Masonry can expand due to moisture absorption, leading to potential cracking.
How can this cause cracking?
Expansion from moisture can exert pressure on masonry joints, resulting in cracks.
When might roof spread occur?
Roof spread may occur when the walls of a building bow outward due to structural loads.
How can you diagnose roof spread?
Diagnosis involves checking for outward bowing of walls and misalignment of roof structures.
How can roof spread be remediated?
Remediation can involve reinforcing the roof structure and correcting wall alignment.
Why might cracking occur in solid stone walls?
Cracking in solid stone walls may occur due to thermal expansion or settlement.
What defects might you find in stonework?
Defects may include spalling, cracking, and erosion of the stone surface.
Why might you find cracking around a bay window or enclosed porch?
Cracking may occur due to differential settlement or thermal expansion of materials.
Why might you identify corrosion in a concrete structure?
Corrosion may be identified due to moisture ingress and the presence of chlorides.
If carrying out an inspection of a concrete framed building, what are the visual indications of carbonation?
Visual indications include surface discoloration and dusting of the concrete.
How do you test for carbonation?
Testing for carbonation can be done using phenolphthalein solution on concrete samples.
How can you repair carbonated concrete?
Repair can involve applying a protective coating and ensuring proper drainage.
Do you have to repair carbonated concrete?
Repair is necessary if carbonation has led to structural compromise.
In what age of building is carbonation most likely to appear?
Carbonation is most likely to appear in buildings over 20 years old.
If carrying out an inspection of a concrete framed building, what are the visual indications of chloride attack?
Visual indications include rust staining and spalling of the concrete surface.
How do you test for chloride attack?
Testing for chloride attack can be done using chemical tests on concrete samples.
How does carbonation differ to chloride attack?
Carbonation is a chemical reaction with CO2, while chloride attack involves corrosion from chlorides.
Do you have to repair concrete suffering chloride attack?
Yes, repair is necessary to prevent further deterioration and structural issues.
How do you repair concrete suffering from chloride attack?
Repair involves removing damaged concrete and applying corrosion inhibitors.
What is RAAC concrete and what issues relate to its use?
RAAC concrete is a lightweight concrete that may suffer from durability issues and cracking.
What RICS guidance would you look at in relation to moisture and traditional buildings?
Investigation of moisture and its effects on traditional buildings
Principles and competencies
Joint position statement, 1st edition, September 2022
What are some of the key principles of this RICS Joint Position Statement?
Key principles include understanding moisture dynamics and ensuring appropriate ventilation.
What are the things to consider when using a protimeter?
Consider the type of material, calibration, and environmental conditions.
What further investigations might you recommend if you identified excessive moisture in a building?
Recommend checking for leaks, assessing ventilation, and inspecting drainage systems.
What BRE Digests are you aware of in relation to excessive moisture in buildings?
Key BRE Publications on Moisture:
BRE Digest 245 – Deterioration of RAAC Panels
Discusses how moisture absorption accelerates the deterioration of Reinforced Autoclaved Aerated Concrete (RAAC), making it prone to structural failure.
BRE Digest 245 & 369 – Condensation and Moisture Control
Covers interstitial and surface condensation, particularly in poorly ventilated spaces.
Explains how cold bridging (thermal bridging) can lead to localized damp problems.
BRE Digest 237 – Rising Damp in Walls
Identifies capillary action as the primary mechanism for rising damp.
Offers recommendations for damp-proof courses (DPCs) and remedial treatments.
BRE Report 466 – Understanding Dampness
Comprehensive guide explaining different forms of dampness:
Condensation (lack of ventilation and high humidity).
Penetrating damp (rainwater ingress through walls).
Rising damp (ground moisture moving up through masonry).
BRE Good Repair Guide 6 – Repairing Flood-Damaged Buildings
Guidance on drying out and repairing buildings after flooding.
Recommendations on moisture-resistant materials and ventilation.
What types of moisture meter are you aware of?
Conductive, capacitance, and resistance moisture meters.
When would you use each type of moisture meter?
Use conductive meters for wood, capacitance for non-destructive testing, and resistance for specific applications.
What does a moisture meter measure?
It measures the moisture content in materials.
What does a moisture meter not measure?
It does not measure the source of moisture or the rate of evaporation.
What is a moisture meter calibrated to?
It is calibrated to specific materials, typically wood.
What are the limitations of using a protimeter?
Limitations include material type, surface moisture, and environmental factors.
How can moisture damage a building fabric?
It can lead to decay, mold growth, and structural weakening.
How do traditional solid walled and modern cavity walled dwellings differ in moisture management?
Solid walls absorb moisture, while cavity walls provide drainage and insulation.
What are the most useful senses when diagnosing excessive water?
Touch, sight, and smell.
Why do you need to know the moisture content of timber (WMC)?
To assess its vulnerability to rot and insect attack.
At what WMC does timber become vulnerable to rot and insect attack?
Above 20% moisture content.
Can you compare moisture levels in different building materials?
Yes, moisture levels can vary significantly between materials.
If using a protimeter in a material other than wood, should you use a % reading or a red/amber/green reading?
Use a red/amber/green reading.
At what WMC does the accuracy of a protimeter diminish considerably?
Above 30% moisture content.
What is a typical WMC of timber?
Typically around 12-15%.
Explain how you could use the search and pin modes of a protimeter.
Use search mode to locate moisture sources and pin mode to measure specific areas.
What does the Good Repair Guide 33 relate to?
It relates to moisture in buildings and repair methods.
Where and when should you use a protimeter on a Home Survey?
Use it in areas prone to moisture issues, such as basements and bathrooms.
Does this differ between the survey levels?
Yes, different survey levels may require varying approaches.
How would you record your protimeter readings on a floor plan?
Mark the readings at specific locations on the plan.
What information would you record?
Record the moisture levels, locations, and any observations.
What destructive testing methods are you aware of to diagnose excessive moisture?
Core sampling and invasive moisture testing.
What is the ‘speedy’ method?
A method for rapid moisture assessment using a specific testing device.
What defects found in an external solid wall can contribute to directly penetrating moisture?
Cracks, missing pointing, and damaged render.
How can external render or wall coverings contribute to directly penetrating moisture?
They can trap moisture and prevent evaporation.
What other defects can contribute to directly penetrating moisture?
Blocked weep holes and faulty gutters.
How can EWI contribute to directly penetrating moisture?
If improperly installed, it can trap moisture against the wall.
How can you diagnose moisture problems in cavity walls?
Inspect for damp patches, use moisture meters, and check insulation.
What are some of the causes of moisture problems in cavity walls?
Poor drainage, blocked vents, and defective insulation.
How would you identify whether a wall is of solid or cavity construction?
Check for thickness and look for cavity ties in the wall.
How can excessive moisture be created by modern extensions attached to older buildings?
Poor integration and lack of drainage can trap moisture.
How can cavity wall insulation fail and lead to excessive moisture?
It can become saturated or improperly installed, leading to moisture retention.
What is cold bridging and how can it lead to excessive moisture?
Cold bridging occurs when heat escapes through a material, causing condensation.
How can a property’s exposure to driving rain lead to excessive moisture?
It can overwhelm the building’s defenses and penetrate walls.
How would you identify Urea Formaldehyde insulation and what problems relate to its use?
Identify by its appearance and recognize it can degrade and release harmful gases.
What remedies can deal with problematic insulated cavity walls?
Various remedies include improving ventilation, installing a cavity drainage system, and applying damp-proofing treatments.
What is ‘rising damp’?
‘Rising damp’ is a moisture-related defect at the base of a wall.
When and why might rising damp occur?
Rising damp may occur when moisture from the ground rises through the walls due to capillary action.
When did DPCs become commonplace in houses?
Damp Proof Courses (DPCs) became commonplace in houses in the early 20th century.
How and why might a DPC fail?
A DPC might fail due to physical damage, bridging, or improper installation.
How can a DPC be bridged and what might the result of this be?
A DPC can be bridged by soil or debris buildup, leading to rising damp issues.
What moisture problems can be caused by hygroscopic salts?
Hygroscopic salts can attract moisture, leading to dampness and degradation of building materials.
How can you diagnose issues relating to hygroscopic salts?
Diagnosis involves visual inspection for salt efflorescence and moisture testing.
Describe a potential remedy for ‘rising damp’.
A potential remedy includes installing a new DPC or using chemical damp-proofing solutions.
What issues relate to the use of injected DPCs?
Injected DPCs can lead to uneven moisture distribution and may not be effective in all cases.
What is an electro-osmotic DPC?
An electro-osmotic DPC uses electrical currents to repel moisture from walls.
What is the Schrijver system and why is it often problematic?
The Schrijver system is a method of damp proofing that can be problematic due to its complexity and potential for failure.
What are Dalton drying tubes?
Dalton drying tubes are devices used to facilitate drying of damp walls by allowing moisture to escape.
How can a replacement DPC be installed?
A replacement DPC can be installed by cutting into the wall and inserting a new damp-proof membrane.
How can the junction between the floor (DPM) and wall (DPC) lead to problems?
Improper junctions can allow moisture to bypass the DPC, leading to damp issues.
How should this junction be appropriately finished?
The junction should be sealed properly to prevent moisture ingress.
What type of plaster should be used to replace salt contaminated plaster?
A salt-resistant plaster should be used to replace salt contaminated plaster.
What is condensation?
Condensation is the process where moisture in the air turns into liquid on cooler surfaces.
How would you diagnose condensation?
Diagnosis involves checking for moisture buildup, mold growth, and temperature differences.
What are the causes of condensation?
Causes include high humidity, poor ventilation, and temperature differences.
How can you reduce condensation in a property?
Reducing condensation can be achieved by improving ventilation, using dehumidifiers, and insulating surfaces.
How long would you leave brick/plaster to dry out before commencing work?
Typically, you should leave brick/plaster to dry out for at least 4-6 weeks.
What is traumatic dampness?
Traumatic dampness is moisture intrusion caused by physical damage to a building.
How would you diagnose traumatic dampness?
Diagnosis involves inspecting for visible damage and moisture sources.
How can a chimney stack lead to excessive moisture in a building?
A chimney stack can lead to moisture issues if it is damaged or improperly flashed.
What are the main differences between wet rot and dry rot?
Wet rot requires high moisture levels to thrive, while dry rot can grow in lower moisture conditions.
What are the main indicators of wet and dry rot?
Indicators include discoloration, a musty smell, and structural damage.
What are the technical names for wet and dry rot?
Wet rot is known as ‘Serpula lacrymans’ and dry rot as ‘Poria incrassata’.
What environmental conditions does dry rot need to grow?
Dry rot needs damp conditions, poor ventilation, and a food source like timber.
Explain the WMC, temperatures and level of ventilation required for the growth of wet and dry rot.
Wet rot requires a wood moisture content (WMC) above 20%, temperatures between 20-30°C, and poor ventilation.
What does cuboidal cracking indicate?
Cuboidal cracking indicates potential structural movement or drying shrinkage.
Where would you typically find wet rot?
Wet rot is typically found in areas with persistent moisture, such as basements and bathrooms.
How can you report on rot?
Reporting on rot involves documenting findings, providing photographs, and recommending remedial actions.
What is the difference between a cellar and a basement?
A cellar is typically below ground level and used for storage, while a basement is often a livable space.
What trails of suspicion would you follow in a cellar or a basement?
Trails of suspicion include signs of dampness, mold growth, and structural issues.
What are some of the main types of wood-boring insect?
Main types include woodworm, termites, and carpenter ants.
Explain how you would diagnose wood-boring insect infestation?
Diagnosis involves looking for frass, exit holes, and damaged wood.
What conditions encourage wood-boring insect infestation?
Conditions include damp wood, poor ventilation, and untreated timber.
What is frass?
Frass is the powdery waste produced by wood-boring insects.
How would you identify if wood-boring insect infestation is active?
Active infestation can be identified by fresh frass, exit holes, and live insects.
When would replacement of structural timbers be required following wood-boring insect infestation?
Replacement is required when timbers are severely damaged and compromised.
What other remedies are available?
Other remedies include chemical treatments, heat treatments, and physical removal of infested wood.
What other types of pest might you find in a building?
Other pests include rodents, ants, and cockroaches.
What health & safety risks relate to pigeons?
Pigeons can pose health risks through droppings that may carry diseases.
What advice could you give on bird nuisance?
Advice includes installing deterrents and ensuring proper waste management.
What are potential signs of rodent infestation?
Signs include droppings, gnaw marks, and nests.
What remedies can deal with problematic insulated cavity walls?
Various remedies include improving ventilation, installing a cavity drainage system, and applying damp-proofing treatments.
What is ‘rising damp’?
‘Rising damp’ is a moisture-related defect at the base of a wall.
When and why might rising damp occur?
Rising damp may occur when moisture from the ground rises through the walls due to capillary action.
When did DPCs become commonplace in houses?
Damp Proof Courses (DPCs) became commonplace in houses in the early 20th century.
How and why might a DPC fail?
A DPC might fail due to physical damage, bridging, or improper installation.
How can a DPC be bridged and what might the result of this be?
A DPC can be bridged by soil or debris buildup, leading to rising damp issues.
What moisture problems can be caused by hygroscopic salts?
Hygroscopic salts can attract moisture, leading to dampness and degradation of building materials.
How can you diagnose issues relating to hygroscopic salts?
Diagnosis involves visual inspection for salt efflorescence and moisture testing.
Describe a potential remedy for ‘rising damp’.
A potential remedy includes installing a new DPC or using chemical damp-proofing solutions.
What issues relate to the use of injected DPCs?
Injected DPCs can lead to uneven moisture distribution and may not be effective in all cases.
What is an electro-osmotic DPC?
An electro-osmotic DPC uses electrical currents to repel moisture from walls.
What is the Schrijver system and why is it often problematic?
The Schrijver system is a method of damp proofing that can be problematic due to its complexity and potential for failure.
What are Dalton drying tubes?
Dalton drying tubes are devices used to facilitate drying of damp walls by allowing moisture to escape.
How can a replacement DPC be installed?
A replacement DPC can be installed by cutting into the wall and inserting a new damp-proof membrane.
How can the junction between the floor (DPM) and wall (DPC) lead to problems?
Improper junctions can allow moisture to bypass the DPC, leading to damp issues.
How should this junction be appropriately finished?
The junction should be sealed properly to prevent moisture ingress.
What type of plaster should be used to replace salt contaminated plaster?
A salt-resistant plaster should be used to replace salt contaminated plaster.
What is condensation?
Condensation is the process where moisture in the air turns into liquid on cooler surfaces.
How would you diagnose condensation?
Diagnosis involves checking for moisture buildup, mold growth, and temperature differences.
What are the causes of condensation?
Causes include high humidity, poor ventilation, and temperature differences.
How can you reduce condensation in a property?
Reducing condensation can be achieved by improving ventilation, using dehumidifiers, and insulating surfaces.
How long would you leave brick/plaster to dry out before commencing work?
Typically, you should leave brick/plaster to dry out for at least 4-6 weeks.
What is traumatic dampness?
Traumatic dampness is moisture intrusion caused by physical damage to a building.
How would you diagnose traumatic dampness?
Diagnosis involves inspecting for visible damage and moisture sources.
How can a chimney stack lead to excessive moisture in a building?
A chimney stack can lead to moisture issues if it is damaged or improperly flashed.
What are the main differences between wet rot and dry rot?
Wet rot requires high moisture levels to thrive, while dry rot can grow in lower moisture conditions.
What are the main indicators of wet and dry rot?
Indicators include discoloration, a musty smell, and structural damage.
What are the technical names for wet and dry rot?
Wet rot is known as ‘Serpula lacrymans’ and dry rot as ‘Poria incrassata’.
What environmental conditions does dry rot need to grow?
Dry rot needs damp conditions, poor ventilation, and a food source like timber.
Explain the WMC, temperatures and level of ventilation required for the growth of wet and dry rot.
Wet rot requires a wood moisture content (WMC) above 20%, temperatures between 20-30°C, and poor ventilation.
What does cuboidal cracking indicate?
Cuboidal cracking indicates potential structural movement or drying shrinkage.
Where would you typically find wet rot?
Wet rot is typically found in areas with persistent moisture, such as basements and bathrooms.
How can you report on rot?
Reporting on rot involves documenting findings, providing photographs, and recommending remedial actions.
What is the difference between a cellar and a basement?
A cellar is typically below ground level and used for storage, while a basement is often a livable space.
What trails of suspicion would you follow in a cellar or a basement?
Trails of suspicion include signs of dampness, mold growth, and structural issues.
What are some of the main types of wood-boring insect?
Main types include woodworm, termites, and carpenter ants.
Explain how you would diagnose wood-boring insect infestation?
Diagnosis involves looking for frass, exit holes, and damaged wood.
What conditions encourage wood-boring insect infestation?
Conditions include damp wood, poor ventilation, and untreated timber.
What is frass?
Frass is the powdery waste produced by wood-boring insects.
How would you identify if wood-boring insect infestation is active?
Active infestation can be identified by fresh frass, exit holes, and live insects.
When would replacement of structural timbers be required following wood-boring insect infestation?
Replacement is required when timbers are severely damaged and compromised.
What other remedies are available?
Other remedies include chemical treatments, heat treatments, and physical removal of infested wood.
What other types of pest might you find in a building?
Other pests include rodents, ants, and cockroaches.
What health & safety risks relate to pigeons?
Pigeons can pose health risks through droppings that may carry diseases.
What advice could you give on bird nuisance?
Advice includes installing deterrents and ensuring proper waste management.
What are potential signs of rodent infestation?
Signs include droppings, gnaw marks, and nests.
How can you identify signs of bats and what advice would you give as a result?
Look for droppings, scratches, or sounds. Advise caution and check for legal protections.
What legislation relates to bats and how do they affect you as a surveyor?
Legislation protects bats, requiring surveys before work on potential roost sites.
Can you enter part of a property where there is evidence to suggest it is the roost or hibernation site of bats?
No, entry is restricted to protect bats and comply with legislation.
How could you identify damage due to masonry bees?
Look for small holes in masonry and loose mortar.
What remedial action could be taken for masonry bee damage?
Repair the masonry and consider bee-friendly alternatives.
What advice would you give if you saw creepers or climbing plants on a building?
Assess for potential damage and recommend removal if necessary.
What is Technical Due Diligence (TDD)?
TDD is a process of evaluating a property’s condition and compliance.
What RICS guidance relates to TDD?
RICS provides standards for conducting TDD assessments.
What is the purpose of TDD?
To identify risks and inform decision-making regarding property investments.
How can TDD assist in risk management?
By highlighting potential issues that could affect property value.
When might a TDD be carried out?
During property transactions, refinancing, or major renovations.
What types of roofs are you aware of?
Pitched, flat, and green roofs.
How do these roofs differ between traditional and modern buildings?
Traditional roofs often use natural materials, while modern roofs may incorporate synthetic materials.
Explain your understanding of the adequacy of timber rafters.
Timber rafters must be structurally sound and free from decay.
What issues relate to timber roof purlins / ceiling ties or joists / roof alterations?
Look for signs of sagging, decay, or improper load distribution.
Explain types of pitched roof coverings you are aware of.
Tiles, slates, and thatch are common pitched roof coverings.
Explain a building defect associated with one of these and how you would diagnose it.
A slipped tile can be diagnosed by visual inspection and checking for leaks.
What is sarking felt or underlay?
A moisture barrier placed under roof coverings to prevent water ingress.
How should roof coverings be fixed down appropriately?
Using appropriate fasteners and ensuring proper overlap.
What is spray foam insulation and what issues relate to it?
A type of insulation that can trap moisture and cause structural issues.
What issues relate to roofs that have been recovered?
Potential for inadequate drainage and hidden defects.
Is Building Regulations approval required for a replacement roof?
Yes, approval is typically required to ensure compliance.
Explain a building defect associated with a chimney stack.
Cracks in the chimney stack can lead to structural instability.
Explain how a roof can be thermally insulated.
By adding insulation materials in the roof space or under the roof covering.
What is the difference between a cold and warm roof?
A cold roof has ventilation above the insulation, while a warm roof has insulation above the rafters.
How, when and why should a roof be ventilated?
Ventilation prevents moisture buildup and should be done during installation.
What defects can be related to loft conversions?
Insufficient headroom, inadequate insulation, and structural issues.
Explain the relationship of the Building Regulations to loft conversions.
Loft conversions must comply with regulations for safety and structural integrity.
What are common defects associated with flat roofs?
Ponding water, blisters, and leaks.
What type of flat roof coverings are you aware of?
Felt, EPDM, and TPO membranes.
What issues relate to valley construction?
Improper drainage and potential for water ingress.
What defects might you find in relation to windows or doors?
Rot, misalignment, and failed seals.
What action can be taken to remedy rotten timber windows?
Replace or repair the affected timber.
What are signs of rain penetration around windows or doors?
Water stains, mold, and peeling paint.
What type of windows might suffer from excessive condensation?
Double-glazed windows with failed seals.
What does ‘functional performance’ mean in relation to windows and doors?
The ability to operate effectively and provide insulation.
What standards would you look for in relation to replacement windows?
Energy efficiency ratings and compliance with building regulations.
What defects might you identify in relation to a conservatory?
Leaks, poor insulation, and structural instability.
What structural failures might occur in load-bearing partitions?
Cracking, bowing, or collapse.
What inspection indicators would suggest a failed load-bearing partition?
Visible cracks, sagging ceilings, and misaligned doors.
What issues might relate to a blocked fireplace?
Poor ventilation and potential fire hazards.
Why would a chimney be capped?
To prevent water ingress and animal entry.
Should a disused chimney breast be ventilated - if so, why?
Yes, to prevent moisture buildup and decay.
Explain issues relating to the removal of a chimney breast.
Risk of structural instability and the need for support.
How can you identify signs of bats and what advice would you give as a result?
Look for droppings, scratches, or sounds. Advise caution and check for legal protections.
What legislation relates to bats and how do they affect you as a surveyor?
Legislation protects bats, requiring surveys before work on potential roost sites.
Can you enter part of a property where there is evidence to suggest it is the roost or hibernation site of bats?
No, entry is restricted to protect bats and comply with legislation.
How could you identify damage due to masonry bees?
Look for small holes in masonry and loose mortar.
What remedial action could be taken for masonry bee damage?
Repair the masonry and consider bee-friendly alternatives.
What advice would you give if you saw creepers or climbing plants on a building?
Assess for potential damage and recommend removal if necessary.
What is Technical Due Diligence (TDD)?
TDD is a process of evaluating a property’s condition and compliance.
What RICS guidance relates to TDD?
RICS provides standards for conducting TDD assessments.
What is the purpose of TDD?
To identify risks and inform decision-making regarding property investments.
How can TDD assist in risk management?
By highlighting potential issues that could affect property value.
When might a TDD be carried out?
During property transactions, refinancing, or major renovations.
What types of roofs are you aware of?
Pitched, flat, and green roofs.
How do these roofs differ between traditional and modern buildings?
Traditional roofs often use natural materials, while modern roofs may incorporate synthetic materials.
Explain your understanding of the adequacy of timber rafters.
Timber rafters must be structurally sound and free from decay.
What issues relate to timber roof purlins / ceiling ties or joists / roof alterations?
Look for signs of sagging, decay, or improper load distribution.
Explain types of pitched roof coverings you are aware of.
Tiles, slates, and thatch are common pitched roof coverings.
Explain a building defect associated with one of these and how you would diagnose it.
A slipped tile can be diagnosed by visual inspection and checking for leaks.
What is sarking felt or underlay?
A moisture barrier placed under roof coverings to prevent water ingress.
How should roof coverings be fixed down appropriately?
Using appropriate fasteners and ensuring proper overlap.
What is spray foam insulation and what issues relate to it?
A type of insulation that can trap moisture and cause structural issues.
What issues relate to roofs that have been recovered?
Potential for inadequate drainage and hidden defects.
Is Building Regulations approval required for a replacement roof?
Yes, approval is typically required to ensure compliance.
Explain a building defect associated with a chimney stack.
Cracks in the chimney stack can lead to structural instability.
Explain how a roof can be thermally insulated.
By adding insulation materials in the roof space or under the roof covering.
What is the difference between a cold and warm roof?
A cold roof has ventilation above the insulation, while a warm roof has insulation above the rafters.
How, when and why should a roof be ventilated?
Ventilation prevents moisture buildup and should be done during installation.
What defects can be related to loft conversions?
Insufficient headroom, inadequate insulation, and structural issues.
Explain the relationship of the Building Regulations to loft conversions.
Loft conversions must comply with regulations for safety and structural integrity.
What are common defects associated with flat roofs?
Ponding water, blisters, and leaks.
What type of flat roof coverings are you aware of?
Felt, EPDM, and TPO membranes.
What issues relate to valley construction?
Improper drainage and potential for water ingress.
What defects might you find in relation to windows or doors?
Rot, misalignment, and failed seals.
What action can be taken to remedy rotten timber windows?
Replace or repair the affected timber.
What are signs of rain penetration around windows or doors?
Water stains, mold, and peeling paint.
What type of windows might suffer from excessive condensation?
Double-glazed windows with failed seals.
What does ‘functional performance’ mean in relation to windows and doors?
The ability to operate effectively and provide insulation.
What standards would you look for in relation to replacement windows?
Energy efficiency ratings and compliance with building regulations.
What defects might you identify in relation to a conservatory?
Leaks, poor insulation, and structural instability.
What structural failures might occur in load-bearing partitions?
Cracking, bowing, or collapse.
What inspection indicators would suggest a failed load-bearing partition?
Visible cracks, sagging ceilings, and misaligned doors.
What issues might relate to a blocked fireplace?
Poor ventilation and potential fire hazards.
Why would a chimney be capped?
To prevent water ingress and animal entry.
Should a disused chimney breast be ventilated - if so, why?
Yes, to prevent moisture buildup and decay.
Explain issues relating to the removal of a chimney breast.
Risk of structural instability and the need for support.
What structural support should be provided if a chimney breast is removed?
Support such as a steel beam or lintel should be provided.
Is Building Regulations approval required for the removal of a chimney breast?
Yes, Building Regulations approval is required.
What type of lower / upper floor construction are you aware of?
Timber, solid concrete, and suspended concrete.
What typical defects might you find in a timber / solid concrete floor / suspended concrete floor / upper floor?
Defects may include cracking, sagging, or rot.
When and why is ventilation essential in relation to sub floors?
Ventilation is essential to prevent moisture buildup and wood rot.
Why might joist ends suffer from wood rot?
Joist ends may suffer from wood rot due to moisture exposure.
Where might you find a concrete upper floor?
Concrete upper floors are commonly found in commercial buildings.
What types of ceiling are you aware of?
Types include plasterboard, suspended, and lathe and plaster.
Which may carry a health & safety risk?
Lathe and plaster ceilings may carry a health & safety risk.
What is lathe and plaster?
A traditional ceiling construction method using wooden laths and plaster.
Why might plasterboard fail?
Plasterboard may fail due to moisture damage or improper installation.
What is dot and dab?
A method of fixing plasterboard to walls using adhesive dabs.
Explain issues relating to sound insulation and how sufficient levels can be achieved.
Issues include noise transmission; sufficient levels can be achieved with proper materials and design.
How is fire resistance provided in dwellings?
Fire resistance is provided through fire-rated materials and compartmentalization.
In what type of building is fire resistance particularly important to consider?
Fire resistance is particularly important in multi-story buildings.
What defects relate to staircases?
Defects may include loose treads, inadequate rise/run ratios, and lack of handrails.
What are some of the basic requirements for a safe staircase?
Basic requirements include proper dimensions, secure handrails, and non-slip surfaces.
What are Type A, B and C in relation to waterproofing for rooms below the ground?
Type A is barrier protection, Type B is structural waterproofing, and Type C is drained protection.
What issues relate to garages or outbuildings / retaining walls / drives / paths / patios / decking / steps?
Issues may include drainage problems, structural integrity, and material degradation.
What types of foundations are you aware of and when might these be used?
Types include strip, pad, and pile foundations, used based on soil conditions and load requirements.
What is strap pointing and what issues relate to its use?
Strap pointing is a method of finishing brickwork; issues may include water ingress if not done properly.
Explain issues relating to the use of calcium silicate bricks.
Issues include moisture absorption and potential efflorescence.
What issues relate to the use of lead in buildings?
Lead poses health risks and may require special handling and disposal.
Can you explain what a ‘hammer test’ for concrete is and how might you undertake it?
A hammer test assesses concrete strength by striking it with a hammer and observing the sound.
Tell me about the cause and mechanics of one type of failure.
One type of failure can be due to inadequate drainage leading to foundation settlement.
Tell me about the defects/issues you have identified from a building inspection.
Defects may include structural cracks, dampness, and inadequate insulation.
Tell me about the relationship between site observations and the diagnoses of failure in building fabric.
Site observations provide critical data for diagnosing underlying issues in building fabric.
Tell me about a type of specialist inspection you are aware of to diagnose and explain building fabric failure.
Thermal imaging inspections can identify heat loss and moisture issues.
Tell me about a report/survey you have provided to a client and the process you undertook to provide it.
I conducted a thorough inspection, documented findings, and provided a detailed report.
What issues did you identify?
Identified issues included structural defects and moisture ingress.
What condition ratings did you apply?
Condition ratings ranged from satisfactory to poor based on observed defects.
What reasoned advice did you provide as a result?
I advised on necessary repairs and maintenance to prevent further deterioration.
If you provided a valuation as part of the instruction, how did the defect affect this?
Defects negatively impacted the valuation due to potential repair costs.
Tell me about an instance of when you have followed the trail.
I followed the trail of moisture damage to identify the source of a leak.
Tell me about your experience of using a protimeter.
I used a protimeter to measure moisture levels in various building materials.
