CPD Record Flashcards
What typical defects would you expect to find in RC Concrete?
Carbonation
Sulfate Attack
Chloride Attack
Alkali Silica Reaction
How would you identify these concrete defects?
Carbonation - brown rusting from corrosion along lines of reinforcement, spalling and cracking of facing concrete
Sulfate Attack - mapped cracking to floor slabs, bulging to centre, displaced brickwork
Chloride Attack - large cracking and bulging, black rusting, pitting of steel reinforcement, can occur where no spalling
Alkali Silica Reaction - mapped cracking, blown pockets of concrete facing, gel behind surface of concrete
How would you test for each of these concrete defects?
Carbonation - phenolphthalein solution, purple if no carbonation, clear if carbonation present. can be used to measure depth of carbonation.
Sulfate Attack
Chloride Attack - chemical testing, brown where chlorides present. Lab testing.
Alkali Silica Reaction
How would you remediate each of these concrete defects?
Carbonation
Sulfate Attack
Chloride Attack
Alkali Silica Reaction
What are the insurance options found within the JCT Suite? And when would each be used?
Option A - Joint Names taken out by Contractor
Option B - Joint Names by Employer
Option C - Joint Names Works to Existing Structure)
What is the pre-planning process? When would you use it?
Meeting held with Local Planning Authority to discuss proposals and give them an opportunity to comment.
After meeting, they will issue a summary, which can be incorporated into plans
Reduced risk of failure to obtain planning, however extends programme duration.
What documents would you submit with a planning applications (Listed Building Consent, Full Planning, Demolition?
Standard Application Form
Location Plan & Site Plan
Ownership Certificate
Design and Access Statement (required for LBC)
Fire Statement (ful applications involving buildings 18m tall, >1 dwelling)
Application Fee
What forms of Planning Applications are you aware of?
Full Planning (full approval) Outline Planning (consent subject to review of 'reserved matters')
Approval of Reserved Matters Discharge of Conditions Ammending Proposal (where planning is in place) Ammending Planning Obgliations Lawful Development Certificate Listed Building Consent Advertising Consent
What is Discharge of Planning Conditions?
A further application made to the LPA, to satisfy conditions of Planning Consent previously achieved.
What are the common methods of basement waterproofing you would encounter?
Defined by BS8102: Code of Practice for Protection of Structures Against Water from the Ground
Type A - Barrier Protection (Internally or Externally Applied)
Type B - Intergral Water Proofing
Type C - Internally Applied Drained System
What is your understanding of Type A Basement Waterproofing?
Type A refers to the installation of a water-proof barrier either internally or externally.
INTERNALLY APPLIED
- for refurbishment application
- does not protect the structure from ingress or chemical damage to structure
- generally applied as coatings or sheet membrane linings
EXTERNALLY APPLIED
- Water proofing applied to external surfaces that are exposed to ground water.
-Suitable for new construction.
- Gives protection against water & chemical attack.
- Can be membranes or coatings.
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What is your understanding of Type B Basement Waterproofing?
- Type B is a waterproofing integrated into the concrete structure (new construction only)
- The structure itself stops the passage of water
- Typically water resistant concrete
- Careful consideration must be made for any joints (water-stop junctions)
What is your understanding of Type C Basement Waterproofing?
- Type C directs penetrating water into a drainage system and collecting sump, before using pump to discharge water.
- Can be used for either new construction or refurbishment.
- Structure is not protected
- Drainage channel & pump must be accessible for maintenance.
When would you expect each waterproofing method to be used?
Type A - External is new build only, Internal can be either new or refurbishment
Type B - Is new build only.
Type C - can be either, but typically refurbishment.
What defects would you typically encounter in basement waterproofing, and how would these be remediated?
- Georgian Basement - No DPC or Membrane, can be retrospectively waterproofed.
- Poor workmanship
- Structural Failure or Building Movement
- Leaks in pumped waste
- Appearance of Tanking, but ordinary render applied
- Tanking not to full height, or correctly jointed.
What do you understand about Modular Construction?
Process where pre-engineering unit delivered to site as large volumetric components.
Economy of scale (repetetive manufacture) Rapid install (site prep and manufacture simultaneous).
May restrict flexibility
Limited by constraints of site and deliveries.
May be limited in design potential.
What do you understand about the term defect?
Deficiency in design or construction of a building or structure arising from failure to design or construct in reasonable or workmanlike manner.
Can be latent or patent. Patent observable by reasonable inspection, latent may emerge at a later today.
Should latent emerge following issue of Certificate of Making Good, Employer would need to seek redress for damages.
What Common Defects would you encounter in Masonry Facades?
Movement in Brickwork, thermal expansion, chemical attack, ground movement, applied loadings, shrinkage of concrete.
Shrinkage of calcium silicate brickwork.
Movement from changes in temperature, moisture content, chemical composition, loading or structural movement
Corrosion of metal work (cavity wall ties)
What Common Defects would you encounter in Cavity Wall Construction?
Became common in the 20s
Cavity wall tie corrosion - 450mm courses cracking
Cavity bridging - mortar deposits bridging cavity.
Poorly installed thermal elements.
Poorly installed closers - water cannot drain from cavity / build up of water.
What Common Defects would you encounter in Timber Roof Structure?
Truss roof
Botled TRADA fink truss - can lose integrity if cut incorrectly.
Insufficeint bracing
Sagging timbers - struts resting on interal load bearing walls are cut away causing sag. Overloading (concrete tiles)
Rotten rafters around chimnys, eavs, valleys (attention to flashings)
Poor ventilation
Inadequate ventilation / thickness of insulation
Un-insulated access hatches
Insulation Blocking air circulation at eaves.
What is a Technical Due Diligence Survey? What information would be recorded?
RICS Technical due diligence of commercial property (Guidance Note)
Involves the review, analysis and collation or critical information about characteristics of land or property.
Will identify any defects or deficiencies that could have an impact on the asset or users in short medium or long term.
Consider Acquisition, Occupation & Operation, Disposal, Refurbishment or Development.
What is the role of the Contract Administrator?
RICS Guidance Note on Contract Administrator
A Party appointed by the Employer to Administer the Contract between the Employer and Contractor.
Function as agent of the employer, but also as impartial decision make in administering contract terms.
Duties include chairing meetings, assessing works progress, issue of instruction, review of EOT’s, authorising interim payments, certifying completion.
What is the difference between CA and EA?
RICS Black Book - Employer’s Agent (D&B)
An individual with whom the Employer has entrusted with their authority to manage the project.
Employer’s Agent must still act impartially under decision making and certification duties.
How would you assess risk prior to an inspection?
I would produce a risk assessment to:
Identify Hazards Assess the Risks Control the Risks (Eliminate, Substitute, Engineering Controls, Administrative Controls, PPE) Record Findings Review the Controls
What are your duties with regards to H&S
RICS Surveying Safely Practice Note
- Practice Corporate H&S Policy
- Undertake Risk Assessment where people, property or environment may be harmed.
- Ensure suitable competent.
Know and understand risks through training, keeping up to date and experience.
What are your Employer’s duties with regards to H&S?
- Implement Structures to Manage H&S
- Ensure Clear Lines of Accountability
- Identify & Manage Foreseeable Risk
- Provide Training
- Ensure Appropriate Insurances
What are your responsibilities in management of Contractors?
- Ensure competent for the works
- Are they suitable insured?
- Member of any regulatory or professional body
- Monitor works on site - are procedures being followed?
What is the differeence between passive and active ventilation?
Passive - guide existing air currents, therefore may be less consistent, no energy consumption.
Active - Mechanical refers to mechanical or energy-consuming elements provide ventilation
What types of air conditioning systems may you encounter?
Variable Refrigerant Flow - Variable flow of refrigerant, allows for controlled individual zones
Variable air volume - temperature controlled by variation of air flow, air at consistent temperature.
Heat Recovery Ventilation (HRV or MVHR) - transfers heat from extracted air, to air drawn from outside to replace it.
What is a deleterious material? Name 10.
Materials that, in certain use or functions, may cause failure in buildings, risk to a persons health, or environmentally damaging.
- Asbestos
- High Alumina Cement
- Hollow Clay Pot Floors
- Lead (Paint and Pipework)
- Wood Wool Slabs
- Chlorides (Concrete)
- Calicum SIlicate Brickwork
What is High Alumina Cement? What issues does it present?
- Commonly used in 50s & 60s - developed high early strength, resistance to sulphates
- Mostly used for prestressed floor or roof beams
- Undergoes ‘Conversion’ - process that may reduce internal reduction in volume
- Increased porosity reduces strength, but also exposes steel to corrision.
- No longer used for Structural Concrete.
- Identified by Contextual (Age), List of Manufacturers, Laboratory Testing.
What are hollow clay pot floors? What issues does they present?
- Used in early 20th Century to provide fire-proof floor.
- Concrete ribbed configuration common from 50s-80s
- Risk of voiding where concrete is not adequately compacted along ribs
- May impact fire resistance of floor, but also structural integrity.
- Hard to identify as often plastered over for smooth finish.
- May be parralel cracking along lines of ribs.
- Can be treated with resin injections to infill.
What are woodwool slabs? What issues does they present?
- Softwood shavings coated and bonded with cement to form medium density boards.
- Used as permanent shuttering to RC concrete structure
- Risk of poor cover to steel, loss of durability, potential reduction in strength.
- Buildings from 1950- mid 70s.
- May require intrusive inspections to determine adequacy of cover.
- Can be sprayed or hand applied repair to ensure cover.
What is the RRFSO?
The Regulatory Reform Fire Safety Order (2005)
Was introduced to consolidate existing fire safety legislation.
Applies to:
- all workplaces & commercial buildings
- non-domestic parts of multiple-occupied residential buildings
What parties are named under the RRFSO? What are their duties?
Responsible Person - Own the building or have control over the premises
Employer to who the work space is under control, person with control over premises where no employer (village hall), or own a premises not under legal control (derelict)
Duty-Holder -Subject to contract or tenancy makes you responsible for maintenance & repair of premises, or safety of premises.
Can include Fire Risk Assessor, Fire Alarm Engineer, Managing Agent.
What are the duties of the Responsible Person under the RRFSO?
- Must complete a Fire Risk Assessment
- Record Findings and Take Actions
- Minimise Risk of Fire Occuring, and Risk of Spread
- Ensure escape routes are available, and exit doors are not blocked.
- Ensure methods of detection and alarm are in place.
- Train Staff
- Tell Residents what the procedures are.
What are the duties of the Duty Holder under the RRFSO?
Responsible to the extent of their obligation. May be a:
FIre Risk Assessors
Fire Alarm Engineers
Do you have any duties as an Employee under the RRFSO?
- Follow fire safety measures put in place
- Co-operate with Employer to help comply with their duties
- Notify employer of any dangers
- Do not interfere with measures put in place
What is a fire risk assessment? What does it contain?
To ensure the Responsible Person is able to take appropriate steps, but demonstrate compliance with their duties
- Identify Fire Hazards
- Who is at risk?
- Eliminate or reduce risk wherever possible.
- Provide precautions to deal with remaining risk
- Special Precaution where flammable or explosive materials are present.
- Recorded risk assessment, including actions taken.
- Provide training
- Review findings regularly and as necessary.
How did the Building Safety Act amend the RRFSO?
Clarified that Responsible Person or Duty Holder for multi-occupied residential units must manage risk of fire for:
- Th structure, external walls of the building, including cladding, balconies and windows
- Entrance doors to individual flats opening into common parts.
What are the principles of fire safety in historic buildings?
- Fire Risk Assessment should be undertaken by party with particular competence in heritage or historic assets, due to unique considerations.
- Issues with compartmentation of historic doors & walls.
- Hidden voids which can impact compartmentation.
- Automatic Fire Suppression - may compensate limitations, but could damage asset.
- Permit systems for hot works.
- Lighting and Electrical faults.
- Establish robust procedures.
What legislation applies to your role with regards to H&S, and what are the impacts of this legislation?
Fire Safety - Building Regulations Part B, RRSFO
Control of Asbestos Regulations
Working from Height
COSHH
What is ACM Cladding? How would you identify?
- Aluminium Composite Material
- Flat Panel comprising two sheets on aluminium, bonded to an insulated core.
- Often panelised system on a frame
- Identify insulation at cut edge. Opening up may be required.
- Knocking on it can be indicative.
- Assess as built information where available
What is meant by a Class A Material? What other classifications are there?
Euroclass Classification on Combustability of Materials
A1 and A2 are non combustible
Also rates propensity to release smoke and droplets. A1-s1-d0
Referred to in Approved Document B for performance.
E.G Building Regulation 6 In a building with a storey 18m or more in height product, filler material (such as the core materials of metal composite panels, sandwich panels and window spandrel panels but not including gaskets, sealants and similar) etc. used in the construction of an external wall should be class A2-s3, d2 or better
What are the legal responsibilities and enforcement avenues for fire safety?
RRFSO Enforced by Local Fire and Rescue Authority
Can check FRA and Fire Prevention measures are appropriate.
Alternations Notice - If premises has high safety risks
Enforcement Notice - Serious Risk that’s not being managed. Includes improvements required and date for rectification.
Prohibition Notice - If risk is so great, access to premises needs to be restricted or prohibited.
Fines - Unlimited Fines, up to 2 years in prison. £5,000.00 for minor penalties.
What modern flat roofing products are available?
PVC Single ply membrane - polymerised compounded resin. Flexible, durable, multiple colours.
FPO (Thermoplastic) - ‘new generation’ improved resistance to chemicals and microorgnism attack- for green roofs.
EPDM - single ply synthetic rubber. joined with primer and tape.
What are traditional flat roof materials?
Traditional Felt - applied in three layers. 1) Partially Bonded underfelt to allow for movement, 2) Intermediate fully bonded bitumen membrane, 3) Cap sheet, as per second layer, implementing a protective finish.
Modern felt - base layer is a fully bonded elasticised bitumen, cap sheet as above.
Can be applied by - 1) Pour and Roll, 2) Torch On (heated to adhere), 3) self/cold adhesion.
What defects would you commonly find in Traditional flat roof coverings?
- Ponding due to insufficient falls can cause early degredation 1:40 minimum falls)
- Moss growth
- Thermal movement leading to splits
- Blistering (loss of adhesion due to water penetration)
- Joints negative the roof falls where not properly bonded
- Water penetration to detective joints causing loss of adhesion.
- Surface cracking
What is the Party Wall Act 1996? What are it’s purposes?
The party wall act provides a framework for preventing or resolving disputes in relation to party walls, party structures, boundary walls and excavations.
Party Wall Type A - stands astride the boundary of lane belonging to two or more different owners.
Party Wall Type B - Stands entirely on one portion of Land, but used to separate two buildings.
Also introduces rights to undertake repairs to party wall requiring access to neighbouring land (Access to Neighbouring Land Act)
What types of notices are defined under the Party Wall Act?
Section 2 - repair of the wall, insert DPC, underpin whole thickness, cut into to load beam, raise height, extend downwards, demolish and rebuild.
Section 1 - New Building astride the boundary line between neighbouring lane
Section 6 - Excavation within 3 meters OR excavate within 6 metres, where part of the work will beet a line drawn downwards 45 degrees.
What are a Surveyor’s duties and role when acting on Party Wall instructions?
Settles matter by making an award which
- Sets out work to be carried out
- When and how works are to be carried out
- Specifies additional works rquired
- Often contains record of condition
What are some common sources of dispute? How can these be avoid?
- Uncertainty (Lack of Information, undefined roles, contradictory information)
- Contractual Problems (bespoke contracts, dispute under administration of terms)
- Behaviour (expectation, unethical behaviour, aggressive behaviour)
Resolved by:
- Clear responsibilities / Defined roles
- Good record keeping
- Formal appointments / Contracts forms
- Clear and good quality documentation
What Methods of Dispute Resolution are available?
Negotiation Mediation Adjudication Arbitration Litigation
What is alternative dispute resolution?
What Contractual Provisions are there for Dispute Resolution?
What is LTHW / CHW? What are the advantages?
District Heating is a centralised hating system, which is distributed to multiple buildings or properties. More sustainable than individual boilers.
LTHW - Flow and return pipework, heat interface connected into, to interface between systems.
CHW - same principal
What Risk Management strategies are available in your role as CA?
RICS Management of Risk (Black Book) Guidance Note
Ensure Risk Ownership is clearly defined.
Management via Risk Register
Identify Risk, Impact of Risk and Mitigation Measures.
What legislation applies to Work at Height?
Working at Height Regulations 2005
Employers and those in control of any work at height activity must make sure work is properly planned, supervised and carried out by competent people.
This includes using the right type of equipment for working at height
Employees have general legal duties to take reasonable care of themselves and others who may be affected by their actions, and to co-operate with their employer to enable their health and safety duties and requirements to be complied with
How would you manage risks of working at Height?
Eliminate - Do I need to work at height?
Substitute - Can I undertake by other means?
Controls - Use Equipment if cannot be avoided
Administrative Controls - Implementing safe procedures
PPE - Suitable PPE.
What are your personal responsibilities in working from height?
If using access equipment, ensure suitably trained.
Ensure safety of myself and others that may be effected.
Ensure wearing suitable PPE.
Consider safer means where feasible?
What Remedial options can be considered in refurbishing a flat roof?
- Patch Repairs
- Overcoating
- Overhaul
What is the Surveyor’s Role in Dilapidations? Where could you find further guidance?
What documents would you review prior to attending?
What types of Dilapidations Schedules are there?
What is Section 18(1) of the Landlord’s & Tenant Act?
Provides a statutory cap for damages, by calculating the difference by which the Landlord’s interest has been reduced on account of breaches of covenant.
What is the difference between procurement and tendering?
How would you manage an effective tender process?
What law is applicable to high level access equipment?
What types of high level access systems are you aware of?
What is the Contractual status of Variations and Instructions?
What are the JCT Timescales for Payment?
- Interim Valuation Date defined in Contract, Contractor must submit Application for Payment in Advance of this Date.
+ 7 Days = Due Date - Date defined by Interim Valuation, forms basis for Payment
Payment Notice be issued within 5 days of due date, with works valued up to due date.
Payless Notice must be issued no less than 5 days prior to final date for payment.
What are the two limbs of Section 18 (1)
The first limits the claim to the amount that the value of the landlord’s reversion is diminished by breaches of the covenant to repair. The landlord cannot recover more than it has cost, in terms of the loss caused to the value of the property. This is the diminution in the property’s reversionary value, caused by the disrepair.
The second part states that no damages are recoverable, if it can be shown that on expiration of the lease the premises would be demolished or altered to the extent that would render valueless the repairs in question.
