Level 3 questions Flashcards
Tell me about when you have prepared a detailed Building Survey report
for a client containing detailed information, conclusions and
recommendations.
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 Subsidence
What 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 Subsidence
What 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 Subsidence
What 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 Subsidence
What 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 Report
What 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 Report
What 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 Report
What 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, London
What RICS guidance did you follow?
Before undertaking my surveys I reivewed the cladding for surveyors supplementary guidance.
Carlton Vale Estate condition survey
What 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 survey
What 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 survey
How 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 survey
When 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 survey
Did 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 survey
How 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.
Cladding Surveys, London
What 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 insulation
Aluminium composite materials
High pressure laminates
These materials all had a high chance of becoming combustible?
Cladding Surveys, London
What 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 materials
Provided to fire engeineer for review
Phase 2 report of on site testing was required due to material classification or building height
Phase 3 report from fire engineer if ESW1 option A could not be awarded.
Cladding Surveys, London
How 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 Report
How 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 guaruntees
Completed a reivew from google earth of roof spces
Arranged access to the loft spaces to determine quality of the membrane.
Emma Rothschilde Condition Report
how 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 Report
how 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.
Preswick Road Subsidence
Why 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 Subsidence
What 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 Subsidence
What 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?
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.
Talk me through your advice to a client on the party Wall etc Act 1996.
I have advised my client on the party wall procedure in my feasibility for esmond road. One of my suggestions was to introduce a new dwelling by incorporating a basement conversion. I included in my report that due to the depth of foundations and the likely requirement to install structural steels into the wall would require both section 2 and section 6 notices under the party wall act.
Provide some examples of where you have been invovled with work under the party wall act.
I have been involved with many different projects acting as both BOS and AOS. I have acted as BOS for a property in islington where a party fence wall needed to be rebuilt. I developed the section 2 notices, issued them to the AO communcaited with the AO, took out inspections and SOC and developed the award.
How have you advised clients on statutory obligations.
I have advised clients on different obligations in different projects at varying stages. In SBHG, I advised on planning requirements for the replacement of rear doors to their stock. As flats do not have the same permitted development rights. I have also advised clients with stock of over 11m on their requirement for quartely checks of all fire doors and annual check of all flat entrance doors of the updated Fire safety regulations 2022
Emma House, cladding
What information did you consider when replacing the timber cladding and balcony strips
Emma house is a block of flats that exceeds 18m approved document B height. An intrusive investigation and report was completed and a report was produced by the fire engineer. I considered the Euroclass performance requirements of materials to meet the Fire rengineers recommendations, minimum of A2, to meet option 1 of EWS1. I also considered the existing fixing structure of the strips and cladding to ensure constructability while minimising cost.
Emma House, cladding
Did you advise your client to contact their insurers about the suggested system
When the report was issued by the fire engineer I advised the client to contact their insurers. When selecting the systems for specifcation I recommended that the client check with their building insueres to ensure they would continue to insure the property if they were installed.
Stanmer Road, Party Wall
What notices had been served on your client?
My client was served with a section 2 notice as the boundary fence wall was going to be deconstructed and rebuilt to one of the properties. A section 6 notices was also issued as the basement excavations were within 6 meteres and intersected the 45 degree angle line from the existing foundations of my clients properties.
Stanmer Road, Party Wall
Were they the correct notices?
Once I was appointed I requested all of the architectural and structural drawings for review. From review I was able to check that the notices that were issued were correct for the notifiable works being completed.
Stanmer Road, Party Wall
At what stage were you apoointed?
I was appointed once my client had dissented the works upon receving the notices. I was contacted by my client and issued them a letter of appointment to act as their surveyor under the act.
Stanmer Road, Party Wall
Was there a schedule of condition prepared jointly before the work commences?
Yes there was a schedule of condition compelted of all properties that had been served notices. I liased with the residents to ensure all areas affected were accessible.
Stanmer Road, Party Wall
Why did you not refer the dispute to the third surveyor?
The discussion and negotiation was still ongoing at the point of my reference to the relevant case law. Once presented the BOS requested we present the sow for the repairs required. If the BOS had continued to dispute our position, I would have notified them that our position would be notify the third survyeor of the matter for resolution.
Stanmer Road, Party Wall
When should a thrid surveyor be agreed.
The third surveyor should be agreed when both party surveyors are appointed.
Stanmer Road, Party Wall
Why did you not recommend that your client consult a solicitor?
The matter was still within the capacity of the act. The consultation of a solicitor and legal proceedings could potentially impose significant cost and tme expenditure for my client. If the matter continued into a dispute after the involvement of the third surveyor I would have advised my client to consult a solicitor.
Pond Close/ Emma Rothschile, planning
What are your qualifications to undertake distance attenuation calculations for the noise produced by the units?
The calculations were only indicactive to ensure that the internal decible levels would not exceed that included in the BS and meet requirements of the noise policy statement. The calculations were not to be used for the design of the system.
Wigston Close, Impact damage repairs
Was the wall considered a dangerous structure, if so what action did you take.
The wall was considered as a dangerous structure due to the damage. The tenants were removed from the property. The wall was then propeed and hoarded off to ensure that the property would not collapse and pedestrians would not be in danger.
When does a property require planning permission?
New constructino on vacant site
Non-permitted change of use
Any works that are likely to affect the appearance of a property
Pond Close/ Emma Rothschile, planning
Why did the installation of ASHP’s require planning permission?
More than 1 unit was to be erected outside of the property
Application was related to HMO/ Old peoples home
Installation had to ensure that it would not adversely affect the residents
Pond Close/ Emma Rothschile, planning
How did you determine the residents would not be adversely affected?
Units had to be placed close to existing boiler system
Use of distance attenuation calculation to determine dBL against BSBS8233:2014 - max for bedroom at night 30dBl
Noise produced by units was then reduced by the noise insulating properties of walls
Adapater was also installed to allow units to be programmed and turned off at specficic times
At Stanmer Road, which party wall notices were served and why?
Section 2 - Underpinning and rebuilding of rear boundary structure
Section 6 - New foundations within 3m of existing property
At Stanmer Road, why did you recommend the client schedule the cost of damages to the property?
Once the BO had notified me that notifable works had been completed, I completed a post inspection. In more than one property there was evidence of cracks opening up, due to the underpinning. Especially in the areas of the overcroft. I recommended the client shedule the items with costs from their maintence supply chain to recover the costs in lieu from the BO.
Emma House, how did you know that pre-application advice would not be benefical?
Colleagues on other projects had attempted fro pre-applcication advice that did not expedite the process
I checked the LPA website and determined it would be a minimum of 6 weeks
Tell me about a report you have prepared relating to the causes of failure, likely results of failure and apprpraite remedial measures.
I carried out an inspection and developed a report on damp issues within a flat in Oxford. From my inspection, completing both visual internal and external inspections, protimeter and relative humidty checks I determined that the damp was likely a result of condensation. I advised that there was not appropraite ventilation in the property, with the windows being rarely openeing, extract fan not working and 1 bedroom flat having 1 resident and two dogs occupying. I recommended that heat retaining vents be installed into the external walls and a new extract fan installed in the bathrooom with an exract capacity of 16l/s.
Why would you use non-technical language in a report?
As an expert reporting on the field, I should assume that the reader will not have the level of tehcnical knowledge I do. Non technical language ensures that the reader will understand the information within the report and communictes its contents first time.
Tell me about BRE guidance you have applied and the reasoned advise you provided as a result?
When compelting my inspection of Esmond Road and developing the report I used the BRE crack classification system. The cracks that I inspected were between 5 and 15mm and classified as BRE 3. I was able to advised that internal remedials could completed with some minor opening up and patching by a mason. The classification also gave me confidence in that the cracks were not structural but could affect the weatehr tighness of the property.
Keyworker Showers, Hillingdon
How did you deal with the supporting of shower trays where the showers had less damage?
For showers that did not require full refurbishment I included within my specification for the contractor to ensure that the trays have 3 shower feet that were fit correctly and tight to reduce the change of further dropping.
Keyworker Showers, Hillingdon
What mastic did you select and why did you choose it?
I specified a high quality water proof and mould resistant mastic from unibond. The reason was that I wanted to minimise risk of seals compromising that were more likely to happen from a cheaper mastic. Also during the survey stage, I noticed many of the residents were sufferening with bacteria/mould growth, I specified a mould resistant in an aim to reduce the occurence of mould or bactiera.
Keyworker Showers, Hillingdon
What advice did you give to your client about the risk of replacing the mastic only?
I advised that although the bathrooms assigned to mastic replacement were currently not suffering from severe water damage there was a risk that damage could occur if the problem of support is not addressed. This would involve removing the show unit and ensuring the chipboard floor structure was supported appropriately via noggins/joists. I was aware of the budget constraints of the client, so I recommended that a monitoring survey be completed yearly of showers with mastic reparis to ensure the remedial works were suitable.
Keyworker Showers, Hillingdon
Did you comply with British Standard bs 5385-4, if not why?
This British Standard relates t the installtion of tiles. The specification for the bathroom did not involve the use of tiles, the shower unit was comprised of hygenic wall panels.
Magdalen damp report, Oxford
What advice did you give your client about their legal responsibilities regarding damp
I advised the client that under section 11 of the Landlord and Tennant Act that they are legally responsible for maintaining the water tighntess of the structure. If the damp was a result of penetrating or rising damp it would be their responsibilty to rectify the issue. Also if unaddressed, this could result in a disrepair claim from the resident.
Magdalen damp report, Oxford
Did you consider the possibility of wet insulation affeceting the temperature of the wall
The wall that was showing signs of damp had creduly installed vents at low level. I was able to carefully remove a vent and assess the condition of the cavity wall insulation. Polystyrene bead insulation was present, from touch it was not wet.
Magdalen damp report, Oxford
Did you determine what type of insulation was within the wall?
The wall that was showing signs of damp had creduly installed vents at low level. I was able to carefully remove a vent and see that polystyrene cavity wall insulation had been installed. This eluded to the fact the freeholder had tried to improve the thermal capacity of the property, anc combined with the vents pointed toward condensation.
Magdalen damp report, Oxford
As the nomral protimeter pins only penetrate the plaster how could you assess whether the inner skin of the wall was dry or damp?
From my desk top study of the instruction before my inspection I understood there would be value in bringing a protimeter with deep probes to allow me to check the dampness of the skin inner skin of the brickwork.
Magdalen damp report, Oxford
What additional inspections did you recmmond to your client should be undertaken?
I recommended that an intrusive investigation of the external wall should be undertaken to ensure that interstitial condensation had not occurred.
Magdalen damp report, Oxford
Did you consider increasing the static ventilation of the property?
My recommendations included installing passivents into the external walls. The sytem I recommended removes hot humid air from the property to the outside using pressue, a permeable membrna allows for the moisture to be removed without allowing a draught inside.
Magdalen damp report, Oxford
What external inspection did you undertake?
I followed a six step inspection process. 1) Understand the construction and occupancy of the property. 2) Pinpoint the area of damp and key features of its presence. 3) Inspect externally for defects. 4) Test the moisture content of walls. 5) Surface temperature check 6) Check the ventilation of the property.
SBHG Window Replacement programme
Why was the problem with piers not picked up at the intial survey stage?
The list of the properties that were placed on the programme were derived from my clients stock condition survey data provided by a third party. I was instructed to complete surveys of the properties on the programme to pick up additional extneral repairs that could be picked up during the programme. This is when I noticed the issues with the piers and the lintel.
SBHG Window Replacement programme
If the problem had occurred after the windows had been installed, what could have been the cause?
The lintel cracking or piers leaning after the new windows had been installed could be a sign that the old windows were supporting the load of the building more than the new windows had been specified to do so.
SBHG Window Replacement Programme
Why could you not speak to a lintel i.e. catnic, for advice and recommendations for the lintel?
Although the symptoms of the defects were related to the lintels of the property, it was not clear the the defect was a cause of a broken/damaged lintel. I was able to determine that the issue was structural, but as this was outside of my area of expertise I reocmmended that a structural engineer was appointed.
SBHG Window Replacement Programme
Why did you think the lintel had cracked, what checks did you complete?
I completed checks on site, including measuring the crack width to categorise it in category 3. I checked the surrounding area and internally for more cracking. The cracks were localised only to the lintel. From the location of the cracking and their width I formed the opinio that the crack was likely due to failure of the structure and not movement of the ground.
Prestwick Road Subsidence
What did you consider caused the problem? And what inspections did you complete to come to the conclusion?
Before we carried out t he inspection I compelted a review of the historical documentation, this included a report from a loss adjuster, arboricultural report and trial pit. On site I completed an inspection of all damage internally. The repaired cracks had previously opened up, with the resident advising it had occured over the previous summer. Cracks were wider at the top, trial pit information included evidence of roots adjacent from the foundations, damge was seasonal which all pointed to soil shrinkage.
Wigston Close, Structural Works
What immediate measures did you take for the safety of the occupants and the others?
Due to the wall being deemed as a dangerous structure, immediate works involved decanting residents, proping the walls with accrow props and steel beams and hording the external wall to secure the property.
SBHG Window replacement programme
How did you determine that the defects you noticed were structural?
During my inspection I noticed that the elements that were effected were the mullions and the lintel. Victorian properties of the nature typically have a construction of timber lintels above bay windows that are supported on the mullions. As both of these areas were showing signs of defect I concluded this issue was structural.
SBHG Window replacement programme
How did you determine that the issue was structrural and was not caused by subsidence or settlement?
The cracking and bowing was localsised to the mullions and the lintels. I completed an inspection to the ground floor bays and they were not showing any signs of deflection or cracking.
SBHG Window replacement programme
Why did you instruct the client to appoint a structural engineer for the repairs?
Although I was able to determine that the defects I observed were structural, prescribing and designing the repairs were outside of my experince and competence
SBHG Windows
What repairs did the structural engineer presribe?
Install a new steel lintel to the inside which mortar concrete would be supported from
New steel posts installed to mullions
Keyworker Showers, Uxbridge
What was the construction of the floors at the Hillingdon keyworker accomodation and how did this cause the defects?
The floors were constructed of timber joists with a tounge and groove chipboard. The loose edges of the chipboard were not supported by noggins and end joints were not all supported joists. The floor was then unable to resist the load of occupant using the shower.
Keyworker Showers, Uxbridge
Where you prescribed a full refurbishment what did the repairs include?
Removal of all water damaged chipboard
Installation of noggins at loose ends of chipboard
Use of moisture resistant grade chipboard
All chipboard junctions to be supported on joists
How can cavity wall insulation cause for damp in cavity walls?
In proper installation can cause for the cavity to be bridged
Water repellent systems must be installed to manufacturers guidance
If mortar gathers on the insulation it can allow for water to travel inside
Batt at gable ends should be taken up to verge, or a cavity tray should be installed to prevent water travelling across the top of them
Retrospective cavity fill can prevent evaporation in external skins, make the wall more vulnerable to frost attack and if mortar falls onto the fill can cause for cold bridging.
Magdalen Damp Report, Oxford
Explani your pcoess diagnosing the damp at Magdalen.
1- Understand the construction and occupancy of the property
2- Pinpoint areas of damp and mould/identify key features
3- Inspected externally for any obvious defects
4- Test moisture percentage of walls using protimeter
5- Complete temperrature check of wall surface
Magdalen Damp Report, Oxford
How did you determine that the damp was likely to be as a result of condensation?
The areas where damp was forming were to low level and areas of low ventilation, i.e. behind furniture and curtains. I tested the walls with the protimeter and they did not give a reading of excess moisture, there was also no sign of relevant defects externally. The property also had crudely installed vents that did not retain any heat. The resident also lived in the property with three dogs indicating high levels of moisture int he air.
Magdalen Damp Report, Oxford
Why did you recommend the installation of a new passivents and a new extractor fan?
Crude ventliation had been installed into the external walls that did not have any heat retention function. This would have decsreased the internal temperature of the property and therefore lower levels of moisture it could hold.
The extractor fan in the bathroom was faulty, and was not discharging enough air. This meant mositure developed in the bathroom was moving into the flat. A new extractor fan would remove more moisture from the property.
Magdalen
What was the moisture content of the walls and brickwok?
Wall 12.5% WME
Plasterboard 9% WME
Magdalen
DId you consider the potential for wet rot behind the skirting board?
I carried out protimeter readings to the skirtings and none read above 10%.
Warley Hill, Office refurb
What was the risk of the work proceeding before you had agreed the price to your client?
By proceeding without a cost, it presented a risk of the client being a higher rate. The client would have been able to reject the works if the contractor had provided a price for them beofer hand that was unreasonable. By instructing the works without a price, the contractor has more control over the negotiation.
Warley Hill, Office refurb
How did you quantify the risk of proceeding wihtout costs?
The main risk was the client was going to be overcharged for the works, this needed to be compared against the benefit of completing the works while the scaffold was up, potential prolongation costs and complaints from residents. To quantify I explained that the risk of being over charged was relatively low as some similar items had already been included in the tender by the contractor. Meaning they could be used as a SoR. The cost of potential prolongation costs was greater than the potential for being over charged.
Warley Hill, Office refurb
What advice did you give to your client about the risk of completing works without confirming the costs?
I advised the client that completing the works while scaffold was erected for the roof and windows presented a greater economy of scale than the risk of being over charged presented. I also removed any mainteance works identfied that did not require a scaffold to be completed. Further reducing the risk of being overcharged.
Warley Hill, Office refurb
Why could the works not be priced beofre the works were started?
The works could have been priced before they were started, but this could have caused for the scaffold to be erected for longer than originally programmed. Presenting a risk of an extension of time claim to the client. The client also wanted to avoid complaints from residents. I explained the risk of proceeding without prices, but the client wished to proceed to avoid the EOT and resident complaints.
