Building pathology Level 2 and 3

Question 1

Tell me about the cause and mechanics of one type of failure.

Answer 1

Wet rot Ð fibre saturation points of the wood due to moisture ingress.

Question 2

Tell me about the defects/issues you have identified from a building inspection.

Answer 2

Defects are often a result of neglect/poor maintenance e.g., blocked rainwater goods leading to penetrating dampness.

Question 3

Tell me about the relationship between site observations and the diagnoses of failure in building fabric.

Answer 3

Site observations are about recording relevant information and following the trail of suspicion. Diagnoses of failure is following the trail to the source to identity the cause of the failure or referral to rule out/accurately diagnose a failure e.g., cracking.

Question 4

Tell me about a type of specialist inspection you are aware of to diagnose and explain building fabric failure.

Answer 4

Chartered structural engineer will be able to diagnose structural movement and if it is progressive.

Question 5

Tell me about a report/survey you have provided to a client and the process you undertook to provide it. 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? If you provided a valuation as part of the instruction, how did the defect
affect this?

Answer 5

Case study = Neglected property Ð Dampness, structural movement etc. Condition rating 3 with the need of urgent attention. I referred the client on to specialist and made the client aware of repairs needed. The valuation figure was lower than the agreed price because of the poor condition/structural movement.

Question 6

Tell me about an instance of when you have followed the trail.

Answer 6

Defected flashing on a chimney and dampness to the flue system

Question 7

You are inspecting and end of terrace two storey property and find a chimney breast at first floor level but not at ground floor what are the issues to consider?

Answer 7

Flue has been partially removed. Has it been adequately supported?

Question 8

You find cuboidal cracking to the skirting board at ground floor level in an interwar property with a suspended timber floor. What are the issues you would look to check and how would you decide what type of rot might be present?

Answer 8

You would test the timber and surrounding timbers, look for mycelium, check sources of water, is the space well ventilated or is the dampness in the vicinity of the source?

Question 9

Strickland Court: What was the age of this property? If it was a building constructed around 1900 or before what else might you have considered?

Answer 9

1960Õs. If it was constructed around or before 1900Õs I would have to consider the condition of the timber

Question 10

Cobb Moor Road: What defect did the lead tingles suggest was present in the roof? How did your internal inspection confirm your findings?

Answer 10

Nail fatigue. Internal inspection revealed rusting nails which indicates more tiles were likely to slip without repair.

Question 11

Cobb Moor Road: Can you explain the difference between maintenance repairs, a roof covering overhaul and replacement of the roof covering?

Answer 11

Maintenance repairs would be trying to extend the life of the roof e.g., re-bed the ridge, replace broken tile, refix slipped tiles, renew verge detailing. An overhaul would be recovering the roof and replacing all the tiles.

Question 12

Tell me about a report you have prepared relating to the causes of failure, likely results of failure and appropriate remedial measures.

Answer 12

Specific defect. I inspected a property with rotten joist ends which caused the floor to fail. I advised the client that the joist ends needed splicing and new timbers installing and strapped with a DPM to prevent future rot.

Question 13

Why would you use non-technical lay language in a report? Why was this important?

Answer 13

So that the client can understand the report. It is important because it allows the report to be clear and transparent to benefit the client.

Question 14

Tell me about information you have gathered from an inspection to formulate necessary remedial/preventative works including specific detail in a schedule of works.

Answer 14

Photos and notes. Including defect analyses and measurements. E.g., testing damp/rotten timbers resulting in a new roof structure.

Question 15

What would you include in a schedule of works?

Answer 15

Specification of work, time scales and costs.

Question 16

When have you referred out for specialist advice on a defect or issue?

Answer 16

Serious structural crack I have referred onto a chartered structural engineer.

Question 17

Tell me about the appropriate level of detail in a building survey you have provided to a client.

Answer 17

In-depth analysis of property condition with detailed advice on defects, repairs and maintenance. Cost estimates can also be included at an additional fee.

Question 18

What supporting information would you include within such a report?

Answer 18

Written advice, maps, photographs any further investigations required.

Question 19

Tell me about an unusual defect you have identified and the remedial works employed.

Answer 19

Cavity tie failure Ð horizontal cracking every 6 course of brick. Cavity tie remediation.

Question 20

Tell me about your reasoned advice on the type of report which would be appropriate for a specific client/situation.

Answer 20

Homebuyer Ð First time buyer on a relatively simple and newer property.

Question 21

Tell about BRE guidance you have applied and the reasoned advice you provided as a result?

Answer 21

BRE Digest 251 Ð Measuring crack width of cracks. If it is 4/5 I would refer if onto a chartered structural engineer.

Question 22

Maple Close: Was this an original patio door? What type of lintel did you believe was present?

Answer 22

Yes, and a steel lintel.

Question 23

Maple Close: Was there any cracking to the external skin of brickwork above the opening?

Answer 23

Yes, step cracking above and to the side of the door opening.

Question 24

Maple Close: What is the normal pattern of cracking above an opening in a cavity wall when a lintel has failed?

Answer 24

Vertical step cracking appearing diagonally up form the corner of the lintel.

Question 25

Maple Close: What were you looking for to indicate wall tie failure?

Answer 25

Horizontal cracking every 6 courses of brick

Question 26

Maple Close: Why did you only advise the wall ties were at risk and not recommend a check?

Answer 26

There were no signs of horizontal cracking anywhere else on the property and the property is not in an exposed location/near a coastal area which increases the risk.

Question 27

Sandown Road: Where exactly were the damp patches, in the gable? or elsewhere in the flank wall?

Answer 27

Damp patches were localised to the internal skin of the plaster.

Question 28

Sandown Road: Where was the previously leaking pipe?

Answer 28

Room above due to an incorrectly fit shower outlet running down the cavity.

Question 29

Sandown Road: Tell me how you used the Flir camera in this case.

Answer 29

I used the thermal imaging camera to take pictures of wall to identify the temperature and to check for any cold spot.

Question 30

Sandown Road: How did the internal plaster become affected by salts/dampness in a cavity wall?

Answer 30

Though moisture running down the internal skin of the cavity and onto the plaster. The salts from the water are left over from the moisture.

Question 31

Sandown Road: you have used another method to check for potential cold bridging?

Answer 31

Use the hand to feel the temperature differences.

Question 32

Tell me about a case where you have found dry rot and the advice you gave. Why did you give that advice?

Answer 32

I have found dry rot under a floorboard and noticing mycelium and cuboidal cracking. I advised that the dry rot needed to be treated by a specialist who can locate and eliminate the outbreak. The affected timber needs to be removed 50cm from affected area and replaced and the masonry treated with biocide to eradicate the dry rot growth.