Case Study - Home Survey

Question 1

When carrying out your desk top risk assessment what factors did you consider?

Answer 1

Local parking facilities, lone working policy, location, google street view search

Question 2

When discovering the cellar what action did you take in regard to your risk assessment?

Answer 2

I identified the cellar on the agents online sales details and considered guidance on confined spaces

Question 3

When entering the cellar what H&S measures do you consider and what did you ensure?

Answer 3

I considered fire risks, flooding, lighting, rodents, and generally confined space guidance included in Confined Spaces Regulations 1997. Approved Code of Practice, Regulations and guidance

Question 4

Was this a confined space if so what are some of the factors the HSE ACOP states you need to consider?

Answer 4

It was enclosed so I considered it a confined space as there was a possible lack of ventilation: specified risks are:
1. serious injury arising from fire
2. loss of consciousness from body temperature, gas asphixiation or lack of oxygen
3. drowning
4. asphyxiation

Question 5

With the lack of ventilation to the cellar how did you determine that there was no harmful gas in the cellar?

Answer 5

I used a confined space gas detector purchased £35 online and carried out visual checks for gas appliances, storage or valves/meters and any chemical storage

Question 6

Did you consider the risk of radon gas?

Answer 6

Desktop survey indicated low levels of Radon in the area

Question 7

Did your insurance cover you for entering the cellar?

Answer 7

There is nothing in the policy working to say that I am not covered

Question 8

What are 3 of the differences between a level 2 and level 3 survey?

Answer 8

Level 3 will:
1. Outline repair options and timeline
2. Provide comments on energy efficiency
3. Establish how a property is built, the materials used, and their future performance
4. Describes visible defects and potential problems due to hidden defects

Question 9

What RICS guidance note did you follow for the survey?

Answer 9

I followed RICS Home Survey standards and guidance on Conduct and Competence

Question 10

What was the moisture content you recorded?

Answer 10

I have a Protimeter with scan mode that registered the maximum reading of 999

Question 11

Why did you not recommend or advise the client of the advantages of forced drying of the wall?

Answer 11

I did not have enough space left due to the case study word limit to mention it but I did advise the client that ventilation and a dehumidifier would help to dry out the damp wall. I also advised that the use of central heating would help.

Question 12

Looking at Photograph 1 the wall seems to have been repointed in cement mortar. Given the age of the property was this the correct specification?

Answer 12

No, cement mortar is not suitable for a solid walled property as it restricts breathability, can trap moisture and is less flexible than lime mortar which would accommodate micro-movements in the structure. It can also cause damage to the bricks via spalling.

Question 13

If not, what advice did you give to your client about the effects of suing cement mortar n this age of property

Answer 13

I advised that cement mortar is not suitable for a solid walled property as it restricts breathability, can trap moisture and is less flexible than lime mortar which would accommodate micro-movements in the structure. It can also cause damage to the bricks via spalling. I recommended that they monitor walls for additional damp issues and replace when suitable to do so with a lime mortar

Question 14

How would cement mortar affect your advice to your client in dealing with the damp wall?

Answer 14

I recommended that they replace the cement mortar on the damp affected wall with a lime mortar to allow it to breathe

Question 15

Why did you think a party all notice may have been required for the steel plate let into the wall?

Answer 15

I am aware that you must tell your neighbours if you want to carry out any building work near or on your shared property boundary, such as a party wall.

Question 16

Why did you conder that you needed to advise the estate agent of the conditions found in the roof space?

Answer 16

There was a duty of care to make them aware that there was a risk of the chimney collapsing further that could cause damage to the property and/or injury to any persons within the vicinity

Question 17

Was the cellar mentioned on the sales particulars?

Answer 17

Yes

Question 18

How old did you consider the cellar to be?

Answer 18

I concluded that it was likely built at the time of construction.

Question 19

If you considered the cellar to postdate the construction of the house, what advice should you have given to your client?

Answer 19

That they should establish that it had planning permission and building control approval

Question 20

What moisture levels did you obtain in the floor joists?

Answer 20

In excess of 75% in some areas

Question 21

What are the critical moisture contents for wet and dry rot?

Answer 21

Wet rot between 30%-50%
Dry rot around 20%

Question 22

Did you “probe” the joists where they entered the walls

Answer 22

I probed them with the moisture meter and although damp there was no significant evidence of rot

Question 23

What moisture readings did you obtain the in the walls above the ground floor level?

Answer 23

I have a Protimeter with search mode that registered the maximum reading of 999

Question 24

Why did you consider that both sides of the party wall in the cellars may need to be tanked

Answer 24

I was concerned that tanking one side would drive the moisture toward the neighbours side and cause them damp issues

Question 25

If you had discovered as part of your survey the adjoining property owner had tanked their cellar walls how would your advice have differed?

Answer 25

I would have advised that this was possibly causing increased moisture levels within the subject property and but that tanking was still advised

Question 26

Did you carry out drainage check to see f there was the potential for a leaking drains(s) to be affecting the cellar walls

Answer 26

I lifted the inspection chamber to check the direction of flow which was away from the cellar. No water fittings drained within the vicinity of the cellar.

Question 27

You discussed your report with your client- what does the RICS Home Survey Standard warn about such discussions.

Answer 27

RICS members can extend their liability and/or confuse the client by qualifying and expanding on the delivered report.

Question 28

What is RICS guidance on post-report discussions?

Answer 28

• clearly explain the status of the discussion/exchange with the client at the beginning
• not go beyond the scope already described in the agreed terms of engagement and
• keep a written record of the exchange. This should be securely stored and accessible in compliance with current data protection legislation and regulations

Question 29

If your client wanted advice outside your brief what would have been your answer?

Answer 29

It would depend on the advice and whether I was competent to provide such advice. If not, I would recommend they seek further advice from a specialist.

Question 30

How to determine if wet or dry rot?

Answer 30

In cases where the moisture content is over 20% this is classified as ‘dry rot’. Fine grey strands of fungus spread through wood and other materials developing into sporophores which give off spores which in turn spread the fungus further. Timber suffering from dry rot becomes very dry and brittle and begins to fracture to such an extent that it can be broken and crumble by hand. When the moisture content is higher than 40% to 50% this is classified as ‘wet rot’. The presence of wet rot in timber is recognised by a dark brown staining colour and splitting or longitudinal cracking.