Building Pathology – Level 3

Question 1

Tell me about Flat C, 19 Upper Grove, London?

Answer 1

• I carried out a RICS homebuyer’s report on an 1890’s Converted flat having solid 9 inch brick walls. It was raining heavily at the time of inspection.
• The subject flat internally was in good condition. However, several defects were located externally.
• This included penetrating damp at first floor level to the communal hallway due to cracked rendering.
• Flashing was missing to the turret roof and the rainwater gutters were leaking in heavy rainfall .
• The vendors informed me that the property was a share of freehold and that a service charge was being agreed of £200 per annum.
• I advised the client that Costings and planned maintenance needs to be agreed with the other leaseholders or a reduction in price, but also that the client has to be prepared to walk away from the purchase if the maintenance of the building cannot be agreed as the deterioration to the external fabric will be picked up by any other surveyor which will affect the saleability.

Question 2

• 19 Upper Grove – how did you advise client in relation to the render?

Answer 2

• I stated that there were several cracks to the rendering which can allow water ingress to penetrate. This in turn had caused penetrating damp to the first-floor level.
• • What was your advice regarding the poor flashing profile and the leaking rainwater goods?

Question 3

• What was your advice regarding the poor flashing profile and the leaking rainwater goods?

Answer 3

• The flashing needed to be replaced ass this can allow water ingress into the loft area.
• The rainwater goods needed replacing as they were broken/damaged
• To replace these items would require scaffolding which would add to the cost.

Question 4

• What other defects did you advise your client on?

Answer 4

• The basement flat had evidence that a chemical damp proof course had been inserted indicating that the damp proof course was either non-existent or had failed.
• The front steps were damaged and cracked and required repair.

Question 5

• Give me an example of a single defect inspection and how you advised your client?

Answer 5

• 13 St Justins – Thorpe Bay – Southend. A previous tenant was bringing an action claim against the landlords for damp.
• My investigation revealed that there was in fact condensation issues relating to how the tenants were living. They would have windows closed with no ventilation.