Inspection Flashcards
Tell me about when you have prepared a detailed Building Survey reportfor a client containing detailed information, conclusions andrecommendations.
I recently prepared a building survey report on a water damaged ground floor property within a block of flats. I was instructed to comment on the damage, determine a cause and make recommendations for remedial works. I included detailed nifromation on the construction of the property, cavity walls, dry lined, no insulation or foil, concrete floors. I concluded that damp was primarily coming from the leaking bathroom fittings but also condensation. I recommended that all of the bathroom fittings, floor covering and dry lining be removed and the substrate allowed to dry. I also recommended that a intrusive investigation of the cavity is completed to assess damage to wall ties and also to understand potential for CWI.
Prestwick Road SubsidenceWhat advice did you give to your client?
I advised the client that the approach suggested by the loss adjuster to repair the superstructure of the building only solving the immediate problems was concerning. I advised that further investigations should be completed to make a concerted effort for a claim to remove more of the trees. I also suggested that the resident should be removed from the property and a schedule of repairs should be developed to present to the loss adjuster.
Prestwick Road SubsidenceWhat were the recommendations you made regarding remedial work internally and externally.
Internally I recommended that existing poorly filled cracks with cement are removed. The cracks would then need to be repaired appropriately and decorations completed inside. Externally we recommended that the property was underpinned the full length of the wall that was being affected by subsidence.
Prestwick Road SubsidenceWhat made you consider it was subsidence
Previous reports were compelted by other surveyors which concluded that the damage was caused by shrinkage. From site there were significant BRE Cat 3 cracks that had opened up, with some doors not fitting within frames. From a desktop study, monitroing had shown further movmeent during summer months, this cyclical movement removed possibility of drainage issues. There was also a trial pit report where tree roots were found in the soil.
Prestwick Road SubsidenceWhat did you advise about the potential for damage after tree removal?
If more of the trees were removed to the rear of the property this could result in heave as moisture would not be removed from the ground from the trees, this can take several years. To avoid the potential damage of heave, the underpinning should be installe dto more than 2m.
Emma Rothschild Condition ReportWhat was the life expectancy for the roof covering compared to the photovoltaic panels
The remaining life expectancy of the concrete roof tile covering was approximately 30 years. Photovoltaic panels have a life expectancy of 40 to 50 years. However, we advised that by the end of the life expectancy of roof covering the technology of the panels would likely be obsolete/redundant and the panels could be renewed at teh same time.
Emma Rothschild Condition ReportWhat were the significant details founds?
The defects found on the roof were all related to mainteance i.e. cracked or slipped concrete tiles. There was a poorly installed boiler flue which had penetrated the underfelt and not patched repaired. We recommended that a pacth repair was conducted.
Emma Rothschild Condition ReportWhat was your advice to the client about the roof covering.
I advised that the roof covering had approximately 30 years of life expectancy remaining. There were no significant defects other than maintenance issues. There was also evidence of any issues a being addressed through the maintenance.
Cladding Surveys, LondonWhat RICS guidance did you follow?
Before undertaking my surveys I reivewed the cladding for surveyors supplementary guidance.
Carlton Vale Estate condition surveyWhat defects did you look for in the concrete frame?
I was looking for cracking and any spalling that may be related to carbonation of the steel reinforcement.
Carlton Vale Estate condition survey?Did you consider the use of HAC in the building?
The buildings of the estate are of the correct age for the concrete frame to be of HAC. However, when asking for the pre-survey information from the client it included test reports indicating the concrete was not HAC.
Carlton Vae Estate condition surveyWhat deleterious materials did you find
Considering the age of the property I was looking out for potential ACM. The reports provided by the client did however confirmed no presence.
Carlton Vale Estate condition surveyHow did you deal with inaccessible areas during your survey?
I comminicated the client before the survey to ensure that I was able to gain access on to all of the roofs of each of the blocks. I inspected the condition of gable walls and rear elevations from ground floor level with binoculars. When reporting on the condition of windows and doors, I included a discalimer in my report that my recommendations were based on a sample of flats that I gained entry into.
Carlton Vale Estate condition surveyWhen inspecting the flats what additional legislation did you need to take into considetration that did not apply to the communal areas
During my inspection of the flats I was sure to consider S11 of the landlord and tennant act to ensure the structure of the property was maintained and that no water was penetrating the property. I was also careful to check if all homes were fit for habitation.
Carlton Vale Estate condition surveyDid you make any recommendations to your client about the inspection of elements above ground level.
Yes, I did make recommendations for the refurbishment of the steel double glazed windows. From my inspections of a sample of flats I found that the double glazing seals had been comproimsed throughout. I recommended that a full survey of all windows should be completed to determine the level of refurbishment and potential replacement required. I also recommended the replacement of some of the flat roof covering due to issues with leaking, I also included in my recommednation for the introduction of isnulation to meet building regulatiosn and also to aid in energy perfroamcne and condesnation within the property.
Carlton Vale Estate condition surveyHow has the verdict of Ryb V Conway Chartered Surveyors altered what you inspect when surveying a property?
The result of the case has not altered what I survey during a property but has reitterated to me the requirement to be thorough when completing my inspections and ensure that my CPD and training is inkeeping with current market trends and the tasks I am completing.
What is a dilapidation survey?
Dilapidation refers to a property falling into disrepairA dilapidation survey is usually carried out at start or end of tenancyInvolves the recording of the condition of the propertySurveyor will compare the condition of the property with the details of the tenancy agrement and advise on any potential breaches of agreementThe survey should also provide, where relevant, quantiteis of repair required and method
What is a scott schedule?
Document included alleged breaches of tennancyCost of remedy worksDefendants comment on tehe costsDefendant can provide estimate costDispute can be decided by a judge
What are the contracted and implied covenants in a tenancy agreement?
Express or contracted items are included within the contract. Implied terms are not included in the tenancy but implied by law.
What were the 2018 ammendments to Approved Document B?
Following Hackitt review of guidance due to Grenfell. The us of plain English in approved docuemtn B. Properties over 18m that have rooms of residency should only have materials of limited combustibility, minimum euroclass A2. An assessment of extenral wall system should not be used in lieu of on site testing.
Cladding Surveys, LondonWhat do you mean approved document B height?
Checkin ghte hight of property is under 18m. This is from the first floor to top of ceiling. This would determine the classification of risk in the building.
Cladding Surveys, London What were the materials you were most concerned to find on your inspections?
External wall insulationAluminium composite materialsHigh pressure laminatesThese materials all had a high chance of becoming combustible?
Cladding Surveys, LondonWhat was the process of completing the cladding surveys to fulfill the requirements of the approved document B ammendment?
Phase 1 report to determine height and external materialsProvided to fire engeineer for reviewPhase 2 report of on site testing was required due to material classification or building heightPhase 3 report from fire engineer if ESW1 option A could not be awarded.
Cladding Surveys, LondonHow did you identify areas fro intrusive inspections?
The primary reason for the survyes was to determine the external wall system suitability. This meant locating compartment lines, horizontally and vertically. Areas requiring closure i.e. around windows also needed to be determined.
Emma Rothschilde Condition ReportHow did you preprea for the condition survey of the roof?
Requested any drawings on file.Asked the client for any details of roof instllation like guarunteesCompleted a reivew from google earth of roof spcesArranged access to the loft spaces to determine quality of the membrane.
Emma Rothschilde Condition Reporthow did you present your information on the condition of the roofs to the client?
Used a map and colour coding to differentiate the different roof apces. Completed schedule of condition to all of the roof spaces and elements. Advised on any major defects or issues within the main body of the report.
Emma Rothschilde Condition Reporthow did you advise your client on the installation of the photovoltaic panels at Emma Rothschild?
The pitched roofs had a potential life span of 60 years with 40 years remaining. Flat roof covering had the potential life span of 30 years with 20 to 25 years remianing. The PV panels would have a life span of 30 years but technology would likely be outdated before then. Panels could be installed wihtout the requirement to replace the roof covering before they needed to be replaced. The panels should have been installed on the south slopes of the roofs, subject to a consultation with a structural engineer.
What are photovoltaic panels?
Photovoltaic panels turn solar energy from the sun into electrical energy, helping to reduce the carbon consumption of properties. IN order to maximise efficiency they should be installed facing south.
What is the defintion of subsidence?
Movement of the ground not caused by the imposition of building or foundation loads i.e. mining subsidence, from desacation of ground.
What is the defintion of settlement?
Downward movement of the ground or any structure on it due to the load applied by the structure.
How can buildings potenteillay subject to foundation movement be investigated?
A walk over study to check the surrounding areas, i.e. topography of area, watercourse, active or recent building worksDesk top study, check of geological gata, surrounding place names i.e. bog lane, plans with planning or building controlBelow ground, trial pits to determine composition of soil and whether there is any vegetationABove ground monitoriing wiht the use of tell tales to monitor cracks over time
How do you measyre and classify the widths of cracks?
Using BRE digest 251 crack classification:0: Hairline cracks less than 0.1mm1: Up to 1mm2: Crack width up to 5mm3: Crack from 5 to 15mm or several of 5mm4: Extensive damage 15mm to 25mm5: Structural damage, cracks greater than 25mm
What are the repair methods specified in the BRE digest 251?
0: No action required1: Fine cracks can be treated using normal decoration?2: Cracks easily filled. Recurring cracks must be masked by suitable lining3: Cracks require opening up and repair by mason. Extrenal repointing required and some bricks may need to be replaced.4: Extensive damage that will require breaking out and replacing sections of walls especially over doors and windows.5: Major repair job required, structural engineer advice should be procured.
Preswick Road SubsidenceWhy had you been appointed to advise on works to prevent further strucrual damage and not diagnose the defect?
Our client was completing an insurance claim against the neighbouring proprety. From earlier inspections a tree had been removed, partial underpinning and repairs to the superstructure of the building had been completed.Our client appointed us to insect and advise on whether the remedials had prevented further damage and advise on whether the property was safe for occupance or required further remedials.
Preswick Road SubsidenceWhat did you advie the client to prevent further structural damage?
Cracks internally had re-opened internally over the summer months indicating trees were still desacting the surrounding clay soil.I advised that further soil investigations hould be completed in an attempt to find roots from the other trees.Underpinning should be completed to the entire flank wall, as the partial underpinning was excacerbating the damage.This method was expensive, and as an alternative a root barrier could be installed.
Preswick Road SubsidenceWhat did you advise the client on the habitation of the property?
The property was not a dange to health or safety from collapse. However, the cracks within the ground floor flat were allowing a draugh an infestiation. We advised the resident should be decanted until repairs were complete?
What is the life expetancy of concrete roof covering?
Expected 50.
What is the life expectancy of bitumen flat roof covering?
25 years.
What are the typical defects expected from a concrete roof covering?
Overloading of roof structureDiscolouration of tilesEfllourescence, salts being drawn to surface of tilesDelaminiation of tilesSlipped and broken tiles
What are the typical defects expected from a bitumen flet covering?
Loss of surface protectoin - ballast or paintPoor joints - worn or poor intial bondProblems at eaves - lack of sufficient curb allowing wind underneathProblems at verge - no curb allows for water to drain
What RICS guidance would you follow for party wall issues?
Party wall legislation and procedure 7th edition.
How would assess the age of the building?
BY reviewing construction materials, techniques and design choices and comparing them against period standards.
What would a desktop study include?
A descktop study would include a review of the building in question from google maps, to understand in principle the construciton, layour and access issues. A review of any previous information such as FRA or O&M manuals.
How would inspect for a fire risk assessment?
I would not conduct a fire risk assessment as this is outside my qualifications and my companies public indemity insurance policy.
How would you inspect to complete a schedule of condition?
In a logical manner. Externally each element would be divided i.e. roof, walls, gutter,windows. Internally inspection would be done room by room and follow the same component basis.
Explain the limitations of using a borescope?
Directing a borescope can be hard to get inspect the area/ element you need to view. They can also be confusing to navigate and require destruction/drilling of elements to allow access.
Explain the limiatations of thermography in leak detection/?
High initial investmenet to buy equipment, sometimes imaging can be difficult to interpret and can be rednered in accurate by emissions or reflections.
Explain a key issue that RICS surveying safely raises?
It raises the issue that members and firms should be aware of the hazards they are exposing themselves to and have the appropriate training in order to minimse the risk.
Tell me about the basic construction of a byuilding you have recently inspected.
Recently I inspected a proprty of early 20th century construction. Cavity brickwork walls, slate DPC, steel wall tiles. Windows were timber sash and casement. The roof strcuture was a gabled with concrete tile construction.
What is an easement?
The non-possessory right to use or enter onto the property of another without posessing it.
How might you find out abuiot an easement?
Completing a land registry check.
How can you tell if a property is cavity wall construction?
Flemish bond brick workWeep holesThicknes of walls
What is the size of a brick?
215x 102.5 x 65
What is deleterious material?
A material that is prohibited from use within constrction, for reasons of health and safety performance etc
What is a hazourdous material?
Materials that when exposed to could cause signifcant health effects.
Give me 3 examples of deleterious materials?
Asbestos or ACMLead containing materials i.e. lead paintPolyurethane foamSilica dust
Give me 3 examples of hazardous materials?
Flowers/fruit/vegetation that can cause dermatitis Dusty and fumesProlonged contact with cement.
