Building Pathology – Level 1

Question 1

• Explain typical day to day defects you come into contact with?

Answer 1

• Damp issues.
• Bay movement.
• Two storey addition movement.
• Sometime roof sag.

Question 2

• How can dry and wet rot manifest themselves?

Answer 2

• Through dampness and high humidity levels along with condensation

Question 3

• What is often the cause of rising damp?

Answer 3

• High ground levels.
• DPC has been bridged.
• Blocked sub floor air vents.
• Leaking gutters/down pipes.

Question 4

• If you saw a section of external wall bowing, what could you deduce?

Answer 4

• That there is a lack of lateral restraint.

Question 5

• What is the four-stage approach to damp investigation?

Answer 5

1. Visual Inspection.
2. Investigation using a moisture meter.
3. Detailed investigation.
4. Locating the source.

Question 6

• How do you determine if beetle infestation is active?

Answer 6

• By frass that will be evident.

Question 7

• Explain some typical defects you might find in a 1930s property?

Answer 7

• If cavity then cavity wall tie failure.
• Bay movement to the two-storey bay.
• Damp/Condensation issues.
• Potential problems if cavity wall insulation has been installed.
• Windows originally single glazed. Modern double-glazed windows and potentially lack of ventilation.

Question 8

• Explain the structural advice you gave and your reasoning for Flat A, 206 Trudeleys Road?

Answer 8

• The bay movement was due to little or no foundations to this location. I cannot guarantee that it will not move in the future and the only way of telling this is to monitor it over a period of time.

Question 9

• What in your opinion, therefore, was the source of the cracking to Trundleys Road?

Answer 9

• The source of the cracking was a combination of the change in the lintels to both the door and window above.

Question 10

What have you learnt by reading Understanding Housing Defects - Fourth Edition (2014).

Answer 10

Property issues from Chimneys, walls, foundations, floors, cement etc.

Question 11

•What have you learnt by reading Practical guide to Diagnosing Structural Movement in Buildings.

Answer 11

Again property issues from foundations to cracks etc.

Question 12

Tell me about Mike Parrett’s guide to Building Pathology.

Answer 12

• Various DVDs ranging from roofs including thatched Roofs.
• Chimney defects and how to line a chimney.
• Flooring defects.
• Damp defects.

Question 13

Tell me about RICS Professional Support Package on Building Pathology.

Answer 13

Several Defects along with links to isurv documents with a list of property defects and some photos.

Question 14

Tell me about the property defects within my locality with properties ranging from Georgian, Edwardian, Victorian to post war units.

Answer 14

Georgian:

• Georgian Defects include damaged sliding sash windows.
• Georgian Timber frames – Sole Plate Decay.
• Softer red bricks were used which erode over time.
• Bay problems move as little or no foundations.
• Rot to timber lintels.
• Damp.

Edwardian & Victorian:

• Re-pointing issues.
• Some spalling brickwork
• Bay problems with little or no foundations.
• Rot to timber lintels.
• Roof sag due to heavier concrete tiles being added.
• Damp.

Post War Defects:

• Bay movement.
• Cast iron gutters and down pipes.
• Extensions with flat roofs now puddling.
• Condensation problems with metal windows.
• Timber window rotting.
• Sub floor air vents blocked, or ground now raised too high.
• Damp.