Building Pathology – Level 2

Question 1

Tel me about your inspection of 62 Ruskin Avenue, London?

Answer 1

• I carried out and an RICS building survey on a 1900’s three-bedroom extended mid terrace house having nine-inch brick walls with a rendered finish.
• The ground floor was of timber suspended construction with sub floor air vents.
• The original walls had a slate damp proof course, and the rear extension had a bitumen damp proof course.
• I recorded high moisture readings using my electronic moisture meter to the original walls internally. The exterior pathway had bridged the subfloor air events and the underside of the Timbers to the suspended floor viewed from the cellar had signs of condensation and woodworm.
• I carried out a heel drop test to the ground floor and there was no sign of any serious bounce.
• I concluded that the high pathway had contributed to the dampness internally and there was not enough cross flow of air to the sub floor timbers causing condensation which in turn caused the infestation.

Question 2

• 62 Ruskin Avenue – Did you identify any defects to the render?

Answer 2

No there were no defects to the render that could be seen at the time of inspection.

Question 3

• How did you determine that the ground floor was suspended timber?

Answer 3

• A heel drop test which I felt some bounce.
• Visual inspection from the cellar seeing the sub floor timbers.

Question 4

• How did you determine when the rear extension was built?

Answer 4

• I gained knowledge from the vendor.

Question 5

• What would your advice to client have been if L3 in relation to the internal dampness?

Answer 5

• A further investigation by a competent timber and damp company to carry out a more intrusive survey to drill holes and do a carbide test to see the moisture content within the wall.

Question 6

• Where have you found evidence of condensation?

Answer 6

• On walls.
• On windows.
• On ceilings.
• Pin Mould.
• Within Loft Space on rafters.
• Within a cellar to the sub floor timbers.

Question 7

• When using a moisture meter what materials can you use it on. What are some of the pitfalls of this device if not used correctly?

Answer 7

• Timber and Masonry.
• Moisture meters can detect metal and carbon which can give false readings.

Question 8

• How did you know it had solid walls?

Answer 8

By measuring the width and being circa 240mm.

and

The bond pattern

Question 9

• What is the remedy for beetle infestation?

Answer 9

• Firstly you need to identify the type of beetle infestation.
• Common Beetle = Apply two coats of woodworm treatment via a brush.
• Deathwatch Beetle = Requires a paste or Gel as it burrows deeper into the timbers.
• House Longhorn woodworm = Consult a specialist as all timbers will need to be treated as this is a very destructive type. Use a rapid paste and insert by injection.

Question 10

When did you carry out the inspection of 62 Ruskin Avenue and what was the weather conditions?

Answer 10

• 10th December 2020
• Cold and Dry following Dry weather

Question 11

What RICS Guidance Notes did you follow for:

• 62 Ruskin Avenue
• Flat C, 19 Upper Grove

Answer 11

• 62 Ruskin Avenue
  
  • ​RICS Building Survey Practice Note 1st Edition.
  • RICS Professional Statement - Property Measurement Standards 2nd Edition.
  • Comparable evidence in real estate valuation.​
  • RICS Valuation - Global Standards
• Flat C, 19 Upper Grove
  
  • ​RICS Homebuyers Report Survey & Valation 5th Edition.
  • RICS Professional Statement - Property Measurement Standards 2nd Edition.
  • Comparable evidence in real estate valuation.​
  • RICS Valuation - Global Standards

Question 12

When did you carry out the inspection of Flat C, 19 Upper Grove, London and what was the weather conditions?

Answer 12

19th November 2020

Heavy Rainfall and Cold