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Building Surveying > Inspection > Flashcards

Inspection Flashcards

1
Q

Name different types of Building Surveys you have undertaken?

A

Building surveys

Schedules of Condition

Planned Preventative Maintenance Survey

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2
Q

What kind of information would you review for presence of Asbestos in commercial building?

A

Asbestos management plan - this includes asbestos register which identifies presence of asbestos (where and what materials).

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3
Q

What information would you consider for reinstatement cost assessment?

A 
Age
Restrictions on demolition rebuilding
Deleterios materials 
Sketch layout
Summarise structure 
specialist features / topography
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4
Q

What guidance would you use to ‘Measure Up’?

A

RICS Professional Statement on Property Measurement.

IPMS

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5
Q

What are the drawbacks with a protimeter?

A

Not accurate in masonry structures

Readings are dependant on probes connections

Pick up metal beading as windows

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6
Q

How do you calibrate a moisture meter?

A

The protimeter in house has a pin ‘calibration checker;. This provides a constant reading of 18%.

This should be done prior to every use.

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7
Q

How do you calibrate a disto?

A

Measure a known surface or use a tape measure to check accuracy.

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8
Q

What are some of the drawbacks with a disto?

A

Effected by light conditions

Does not work on certain materials

Power failures

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9
Q

What is the purpose of the Calicum Carbide Test and how does this work?

A

This is the most accurate and fastest way to identify moisture.

Brick or plaster is placed in an air tight pressurised container along with calcium carbide. If there is moisture present it will react with the calcium carbide to produce acetylene.

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10
Q

Are there alternative to the Calcium Carbide Test?

A

Yes there is the Gravimetric test, this is accurate however takes much longer to provide results.

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11
Q

You note that you use rates from BCIS and Kycloud, what is the most accurate source of data?

A

In house.

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12
Q

Explain methodology for undertaking schedule of condition?

A

Externally I would work from chimney, ridge, roof covering, eaves, external walls, windows down to the lower sections. Internally I would work methodically, ceilings, walls, floors joinery.

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13
Q

When would you understand an SOC?

A

Practical completion of works

Commencement of Lease

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14
Q

What was the purpose of the Calcium Carbide test?

A

Significant pooling under LW4 insulation and roof covering. This was to find out if moisture had penetrated the concrete and potentially lead to spalling concrete.

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15
Q

What was the cause of the defects identified when carrying out the PPM to anyone of the buildings mentioned and how did you advise your client on required remedial works?

A

Water ingress adjacent fixed openings as a result of defunct primary sealants.

Defective single ply membranes.

All defects were entered into a spread sheet along with priorities and remedial requirements.

To clarify significant defects i met with my client and advised of the requirements, prognosis.

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16
Q

With defective roof slates example was there any further damage to the roofing timbers? What would you expect to find?

A

Undersized rafters with inadequate support

Purlins of the incorrect size

Condensation and mould

Wet/dry rot

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17
Q

What is the purpose of PI?

A

1 - Protects firm from financial loss
2-Firms clients are protected
3-Firm/insured member protected against liability to pay damages to third parties.

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18
Q

What is Rule 9 for firms?

A

Insurance

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19
Q

Regarding the roof slates what repair works did you specify?

A

I ensured i checked for calcium sulphate degradation / blistering and cracking or delimitation.

There were numerous slipped and broken slate, although they did not required wholesale replacement. I advised replacing individually using aluminium alloy nails and tingles as lower slate could not be nailed into position.

As the roof was listed i ensured the advise included welsh slate for hue.

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20
Q

When specifying roof works can you explain criteria needed to be met in terms of building regulations?

A

Part 1 - Structure (SER)

Part 2 - Fire

Part 11 Conservation of Fuel and power

Drainage

Resistance to moisture and ventilation

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21
Q

What is the surveyors Mind Map?

A

(RICS Guidance) Breaks up the house into sections

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22
Q

What are the key points in the Surveying Safely Guidance Note?

A

Safe Person Concept

Fire Safety

Visiting Premises and Site

PPE

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23
Q

What typical risks would you consider for an inspection?

A

Asbestos and Other Deleterious Substances

Height

Falling Objects

Working alone

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24
Q

Can you give examples of different types of inspection?

A

Building Survey

PPM

Dilaps

Interim Dilaps

SOC

25
Q

Would you always use specialist consultants on inspections?

A

This depends on my experience, competency, qualifications and building element (Structural/M&E, etc).

26
Q

Select one type of inspection and explain what you would be looking for during that inspection?

EXPAND ON THIS FOR PPMS/Leve 3 SURVEYS

A

Condition Report (level 1)

Traffic light ratings of different elements
Summary of risks
Other matters (legal/guarantees)

Identify elements without opening up/intrusive investigation and provide condition ratings (3-serious, 2 repairs require not urgent, 1 good condition maintain).

27
Q

What equipment could you use for non intrusive inspection?

A

Camera
Dista
Protimeter
Some tools but not opening up

28
Q

What sort of info do you assess for desktop studies prior surveys?

A 
Listing status (if any) / conservation area
Particulars
Guarantees
lease details
Previous work
29
Q

Are SOC only applicable for dilaps?

A

No

Done for pre building works (to surrounding area of ?? La Motte Street

30
Q

How is a disto calibrated?

A

Measuring a known distance, using a tape

31
Q

How is a protimeteter calibrated?

A

Calcheck device which gives constant readings of 18WME

32
Q

When undertaking the PPMS, what building elements were you inspecting and what was your methodology?

A

Under the lease these were ‘communal areas’ which the tenants had responsibility for (not the LL). For instance, reception, hallways, facade, roof, floors. My inspection would be methodical, top down, roof louvres, enclosures, roof membranes, upstands, drainage.

Facades top down. Same internally.

33
Q

L2 - Using one of the PPM examples, explain how you produced the ten year forecast for maintenance costs? How was this presented?

A

This included all elements maintenance costs, replacement costs in line with BCIS and whole life cycle costs, and manufacturers guidance.

Excel

34
Q

L2 - For the PPMS, did you prioritise any of the remedial works?

A

Ingress or works which the prognosis indicated would lead to significant further damage.

35
Q

L2 - Using examples of building elements describe condition?

A

Joint sealants - perished

Granite Rain Screen - fine soot and debris

Copper roof - patina was in poor repair (staining from non compatible iron drainage pipes).

Single Ply Membrane - no routine maintenance and had tears in areas where plant was situated with no sacrificial layer

No up stands at parapets of 150mm

Parapets - cranks in the joint sealants

Defect

Mechanics

Prognosis

Remediation

36
Q

L2 - What was the result of the Calcium Carbide Test?

A

2% moisture x weight

37
Q

L2 - Give examples of what remediations you have advised/provided R2D2 for the PPM surveys?

A

RBP - Roof patch repair single ply

38
Q

L3 - For your PPMS what maintenance requirements did you highlight these and how did you advise your client?

A

Roof single ply
required annual maintenance which was not being carried out
I advised my client of the mechanics of potential failure and prognosis and the maintenance requirements in line with O&M info

Rain Screen Cladding
Required cleaning at fifth year
I advised my client of the mechanics of build up of fine soot and debris and advised they the prognosis of leaving this would detract from it aesthetic value.

39
Q

L3 - What other detailed information information do you refer to?

Was this required as part of the PPM or was it things your identified

A

Asbestos Register

Fire risk assessment update requirements

Detailed requirements for routine maintenance

Yes as they fall under the service charge agreements in the leases

40
Q

L3 - What was the extent of the building surveys your refer to? Use one as an example to explain?

A

There are three different levels of survey 1, 2, 3

I most often conduct level 3 surveys.

  • Thorough inspections
  • Description of visible defects/potential probs
  • an outline repair schedule and likely prognosis
  • Advise for legal advisers or serious risks and dangers

Victorian Property (era 1837-1901)
This was a level 3, formally known as a structural survey
Included traffic light rating system
and the above

41
Q

L3 - At 47, how did identify the roof slates were damaged and how were you able to be specific with remedial repairs advised/recommended?

A

My analysis starting from external, top down indicated that the slates slipped and in multiple areas, in addition about 20% of the slates were blistering.

When inspecting the roof space i could see daylight penetrating the in the locations corresponding with the defects externally. I further inspected the timbers which were surprisingly dry and did not show signs of wet rot or dry rot.

No underfelt was present.

I made specific advice to replace the slates that were defective and not to replace the whole roof. It was evidently well ventilated as the timbers were in good condition. Tingles were specified to hold slates in place that were not at the top and slates were to be removed using a ripper.

42
Q

L3 - What were the local building regulation implications you refer to and how did this impact your advice?

A

For instance, Library P.

My client request advice on removal and reinstatement, due to the overall poor condition of some of the roofs to their building (there were 27). The local regulations state that any roof (commercial/residential0 needs to comply with the latest approved document on conservation of fuel and power and that roof works or replacement of covering over 50% requires the whole roof areas to be replaced/upgraded to modern standards. The implications of this are structural, MIC requirements for major projects, scaffold embargos.

43
Q

Other examples are important here!

A

?

44
Q

L1 - What is a dynamic risk assessment?

A

Analysing risk in the environment we work

45
Q

L1 - What does your risk assessment include prior going to site?

A 
1 - Summarise risk
2 - Decide who might be harmed
3 - evaluate risk and decide on precautions
4 - record findings
5 - advise those affected
46
Q

L1 - What does asbestos roof materials look like?

A

Corrugated sheet

Man made tiles in buildings prior 2000

Underfelts

47
Q

L1 - What does typical asbestos floor look like?

A

Vinyl flooring

48
Q

L1 - What does typical asbestos insulation board look like?

A

Asbestos loose fill

49
Q

L1 - What other asbestos materials are common/you are aware of?

A

?

50
Q

L3 - When would you advise a condition report?

A

Level 1 (new buildings in good condition)

if the client is seeking - property condition including risks and legal issues and any urgent defects (for mortgage purposes)

51
Q

L3 - When would you advise a home buyer report?

A

Level 2 (reasonable condition)

All condition report features and defects which may appear

52
Q

L3 - When would you advise an RICS building survey?

A

Level 3 (larger/older/poor condition)

If the client seeks an in depth look.

53
Q

L2 - What PPM have evolved into projects?

A

R Banky

44 espy

54
Q

L2 - other experience of inspection!!!

A

Bay View

5-6 Kasbar

LFDC

55
Q

L3 - what were your recommendations to R2D2 for 44?

A

spalling

Facade remediations

Roof repairs

56
Q

L3 - what were your recommendations to R2D2 for Banky P?

A

Roof repair (patch) including plant

Joint sealants

57
Q

L3 - what were your recommendations to R2D2 for Chambreros?

A

Roof repairs to copper roof standing seams

Joint sealants

58
Q

L3 - why did you advise seeking a structural engineer for the spalling to 44 and how did you know it was spalling?

A

The spalling was to the structural columns in multiple areas at the basement. In some instance the steel reinforcement was showing.

59
Q

L3 - talk through the defects to the 27 roofs and what your advice was?

A

?

Building Surveying (25 decks)

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