Pathology

Question 1

Tell me about the different types of survey you are aware of.

Answer 1

In terms of the RICS there are Level 1, 2 & 3 Home Survey, for other purposes there are building surveys, dilapidations, condition surveys, valuations, planned, preventative maintenance & defect diagnoses

Question 2

Tell me about a typical defect you are aware of relating to typical buildings in your locality.

Answer 2

In Leeds it was very common to see a lot of issues related to condensation

Question 3

Tell me about a building defect you are likely to encounter in a typical building survey.

Answer 3

Condensation is a very common defect, as is the DPC being bridged

Question 4

Tell me about a type of testing you are aware of.

Answer 4

I am aware of speedy moisture testing to test the moisture content of bricks

Question 5

What is a limitation of a test?

Answer 5

Depends on the test really, with Speedy’s, if the drill bit is hot, it could, in theory dry out any brick dust that it comes into contact with which would alter the results of the test.

If the sample is taken off site, it may have time to dry out, affecting the results

Question 6

Tell me about your experience of using a damp meter.

Answer 6

I use this on a regular basis, using it to complete a moisture profile of a property or to find out if it is surface damp or not

Question 7

Tell me about the different RICS Home Survey reports.

Answer 7

Level 1 - Describes the condition of the building, services and grounds, legal issues, risks to the building plus an assessment of the defects and their importance. Level 2 - Is an assessment of the main elements of the property and the condition of it’s elements plus the relative importance of the defects. Level 3 -Detailed assessment of the property, it shows the condition and importance of defects plus the scope of remedial work, priority and timescale for the work and an indication of the likely costs

Question 8

When might a client instruct a Home Survey report?

Answer 8

Usually they do this when they are purchasing a property and want some further information not contained in the valuaiton report

Question 9

Tell me about RICS guidance relating to one of the RICS Home Survey reports.

Answer 9

It was effective from November 2018, I sets out the mandatory requirements for the HomeSurveys, the different report levels and the typical content of the report and what the surveyor should be including in their report and how in depth each survey should be

Question 10

Explain the changes made in the new Home Survey Standard.

Answer 10

It replaces the old Condition Report, Home Buyers report & Building Survey, it changes the old traffic light system to a 1-3 approach to give an indication of condition. It also combines it all into one set of guidelines. It also puts more emphasis onto the surveyor to be clearer about their findings, hopefully reducing failed transactions.

Question 11

What RICS guidance relating to Home Surveys are you aware of?

Answer 11

RICS Home Survey Standards Professional Statement November 2019

Question 12

How would you tailor your approach to building pathology and analysis in a level 1 / 2 / 3 report?

Answer 12

It would be much more detailed, so in level 1 it is a comment on the condition of the element only, so there is very little investigation, in level 2 the material defects are described and the risks of hidden issues listed so there is a deeper investigation, at level 3 it lists the form and construction, defects and performance characteristics so a good in depth look at the building and its elements is needed

Question 13

What is following the trail of suspicion and what must you do in relation to this?

Answer 13

It is where there may be a defect or concern, it is then following the trail to find the cause and if it is linked to other defects. At all survey levels I have a responsibility to take reasonable steps to follow it and if necessary recommend further investigation or fully list out the trail and other recommendations as well as taking detailed site notes and photographs of my findings.

Question 14

What relevant caselaw are you aware of?

Answer 14

Hart Vs Large where the trail of suspicion wasn’t fully followed and noted in the subsequent report

Question 15

Tell me about condition ratings.

Answer 15

This is used in the HomeSurvey Reports where each element is inspected and discussed and then given a rating of 1-3 depending on it’s condition, 1 is good and not in need of work, 2 will need work at some point in the future and 3 needs immediate rectificaiton

Question 16

What are the different types of condition ratings?

Answer 16

each element is inspected and discussed and then given a rating of 1-3 depending on it’s condition, 1 is good and not in need of work, 2 will need work at some point in the future and 3 needs immediate rectification

Question 17

Explain your understanding of one of the condition ratings.

Answer 17

At number three, this is advising that a defect or element of the property is in need of urgent attention. It is a way of flagging a risk and giving it a rating to draw the clients attention to the urgency of the matter

Question 18

What advice would you give further to a condition rating of 1/2/3?

Answer 18

It may include which type of professional to seek further advice from, or it may include more information on the defect and methods for rectification

Question 19

When would a condition rating of NI be given?

Answer 19

Not inspected, where if for any reason an element wasn’t able to be inspected

Question 20

What is an example of a serious/urgent defect?

Answer 20

Missing tiles to a roof, leading to an ongoing leak

Question 21

How do you apply the condition ratings?

Answer 21

When I inspected a property for a level 3 I noted defects to the chimney stack, including poor pointing and cracked and spalling flauncing, meter readings to the chimney in the attic bedroom and ground floor living space showed that it was leaking, therefore I put this at level 3 and advised of the need for urgent repairs to the chimney by a roofing expert and replacement of the plaster to the chimney breast in all rooms

Question 22

How do you identify the elements and sub-elements?

Answer 22

Dividing the property into it’s component parts, then looking at how they are put together, so I would look at the roof, ridge tiles, verges, bay roofs etc

Question 23

How do you apply the relevant condition rating?

Answer 23

Depends on the element, I inspect, note my findings then apply the condition rating that best suits the element, so if it OK and doesn’t need attention then level one, if it will need attention but not right away level 2, if it needs something ASAP its level 3

Question 24

How do you establish the element rating?

Answer 24

By using the element for the worst part (if there are sub-elements), if no remedial work is needed then level 1, if there is but it is not urgent because it is not causing an issue right now but could in the future then level 2, then level 3 is urgent. IE, more ventilation in the roof space is needed but no damp issues at present then its a level 2

Question 25

When would you include costings in a report?

Answer 25

If it was a level 3 survey and this had been discussed with the client where advice was needed on a likely cost to rectify a defect and I had the appropriate knowledge to draw up a schedule, It could be for planned replacement vs repair

Question 26

When would the provision of costings need to be a separate service?

Answer 26

When this was not discussed in the original TOE's

Question 27

What types of foundations are you aware of and when might these be used?

Answer 27

Raft, strip, pile. Strip is the most common and traditional and can be used on relatively stable soils with good bearing capacity or where the structure is relatively light. Raft is usually used when there is a risk of differential settlement or the bearing capacity of the soil is lesser so the load needs to be spread. Pile is used when there is a need to transfer the load through less stable ground to hard bedrock below

Question 28

What is the difference between a cold and warm roof?

Answer 28

On flat, warm roofs the insulation is on the outer surface of the roof structure, with the structure at the same temp as the rest of the building, a cold roof the insulation is below the roof deck. On a pitched warm roof, the insulation is usually in line with the rafters, cold roof its at the ceiling level

Question 29

Tell me about your understanding of orientation/movement/timber defects/dampness/condensation/mould growth/asbestos/insulation/heating systems/water services/damp proof courses/rising damp/penetrating damp/roof and floor ventilation/external and internal decoration/cellars/roof space conversions/conservatories/porches/radon/EMF/mining/other environmental issues/Mundic.

Answer 29

Orientation - effects the solar gain of the property, wind and weather

Question 30

Explain the key principles of the new RICS guidance relating to asbestos.

Answer 30

It discussed the Control of Asbestos Regulations 2012 and how these can apply to surveyors, how surveyors can identify and mitigate the risks and what they are responsible for. It also looks at strategy principles for managing asbestos

Question 31

What elements of the building might the new RICS guidance relating to asbestos affect?

Answer 31

The guidance note mentions common parts of multi-occupancy residential buildings, including converted houses. But it does also touch on the regulation that cover landlords responsibilities in private areas

Question 32

What reasoned advice might you give as a result of Asbestos?

Answer 32

It would depend but usually I would advise clients to commision a refurb and demolition or management survey to confirm the presence of asbestos before undertaking any improvement work in the property

Question 33

If carrying out an inspection of a concrete framed building, what are the visual indications of carbonation?

Answer 33

The concrete will usually spall and crack around the affected area of the reinforcing steel elements

Question 34

How do you test for carbonation?

Answer 34

Using a phenolphthalein solution, it's a solution, mixed with water and alchohol and sprayed onto the freshly cut surface of the concrete. If the solution goes pink you are OK, if it stays colourless then it confirms carbonation of the concrete

Question 35

How can you repair carbonated concrete?

Answer 35

You need to expose the affected areas of the reinforcing steel, hacking off any other loose areas of concrete, descale them and clean them, then add an anti-corrosion coat to the steel, then you can replace the concrete

Question 36

Do you have to repair carbonated concrete?

Answer 36

Yes, otherwise the steel will continue to corrode and expand and the situation and will worsen

Question 37

In what age of building is carbonation most likely to appear?

Answer 37

It's much more common when the steel is closer to the surface so had less concrete cover, which was most often done in the 50's & 60's

Question 38

If carrying out an inspection of a concrete framed building, what are the visual indications of chloride attack?

Answer 38

Spalling and expansion of the concrete, caused by the reinforcing steel expanding

Question 39

How do you test for chloride attack?

Answer 39

By silver nitrate testing on the concrete sample to detect if white precipitate appears

Question 40

How does carbonation differ to chloride attack?

Answer 40

Carbonation can occur with additives put into the concrete during manufacture which were used to speed up the drying process

Question 41

Do you have to repair concrete suffering chloride attack?

Answer 41

Yes, otherwise the steel will continue to corrode and expand and the situation and will worsen

Question 42

How do you repair concrete suffering from chloride attack?

Answer 42

You can apply an anti-carbonation coating which will slow down the corrosion, you can apply a corosion inhibitor. Chloride removal is accomplished by applying an anode and electrolyte to the structure's surface and passing direct current between this anode and the reinforcing steel, which acts as a cathode. Conduction of direct current through concrete is accomplished by the movement of charged ions.

Question 43

What are the things to consider when using a damp meter?

Answer 43

It is designed for timber so it does have it's limitations, I also need to consider if there are hidden services behind the surface that I'm testing

Question 44

What further investigations might you recommend and why?

Answer 44

It could be that I would recommend skirting is removed, or pipework is checked for leaks etc

Question 45

Why are further investigations important?

Answer 45

Because unless you can find the route cause of an issue then it will never be able to be rectified

Question 46

What BRE Digests are you aware of?

Answer 46

BRE Digest 251 cracking | BRE Digest 329 Wall tie replacement

Question 47

What does BRE Digest 251 relate to?

Answer 47

This relates to the assessment of cracks in houses. ``` It gives them a rating of 0-5 with 0 being 0.1mm wide, 1 is up to 1mm, 2 is up to 5mm, 3 is 5-15mm, 4 is 15-25mm and 5 is greater than 25mm. 0-2 are considered to be cosmetic, 3 & 4 are serviceability issues such as affecting weather tightness and 5 is stability issues and recommends structural investigations ```

Question 48

What are some common defects associated with flat roofs?

Answer 48

Crazing, ponding, blistering, upstands, condensation due to lack of insualtion, slumping of the cover

Question 49

Take me through your defect diagnosis methodology when you identify cracking.

Answer 49

I would measure the cracks at various intervals (if possible), look at the location of the cracks and if they run in a certain direction then look from there. Possibly work down, going at a 45 degree angle away from the crack, are there drainage runs nearby, trees, concrete floor in the interior, is it mirrored on the inside? Then potenially leave monitoring equipment in place.

Question 50

What are several main causes of cracking to buildings?

Answer 50

Heave, subsidence, thermal movement, failure to install a lintel, movement of the concrete and wall spread, settlement

Question 51

Can you describe the main causes of cracking?

Answer 51

Heave, subsidence, thermal movement, settlement, failure to install a lintel, movement of the concrete and wall spead

Question 52

How would you diagnose subsidence / heave / settlement?

Answer 52

With heave the cracking can often be vertical, lifting of paths, doors and windows sticking and signs of a tree removal etc, cracks are wider at the top, settlement is common after a new period of building and the cracks can be vertical or show signs of it pulling away from the existing dwelling, subsidence is commonly shown with diagonal cracking which narrows as it rises

Question 53

What are the main differences between wet rot and dry rot?

Answer 53

Wet rot typically occurs in timber that is frequently or always wet, with a moisture content above 50%, dry rot occurs in moist atmospheres at around 20%-30% moisture in the wood. The visual differences are

Question 54

What are the main indicators of wet / dry rot?

Answer 54

Staining to the timber, mycelium growth, cuboildal cracking, with wet rot it could be wet to the touch and crumbly. With dry rot the timber can turn a lighter brown and the fruiting bodies may look like they are spreading (wet rot doesn't spread). The moisture content of the timber will be different too

Question 55

Explain how you would diagnose beetle infestation?

Answer 55

You will see the escape holes in the timber, possibly some frass around it if it's live. Depending on the size of the hole will give an indicator of what type of insect it is

Question 56

What are the signs of woodworm?

Answer 56

Small, round holes in the timber, possibly some dust

Question 57

Describe 3 remedies for rising damp.

Answer 57

You can silicone inject the damp proof course, lift any solid floors and fit a DPM, allow it and fit breathable materials, removing the source of bridging, clear the cavities

Question 58

What issues relate to the use of injected DPCs?

Answer 58

Well is it actually rising damp and therefore an appropriate remedy? It may then just be masking the issue without tackling the cause. It can be incorrectly installed and diagnosed as well. It may not fully cover the bricks through capillary action, do the bore holes get plugged

Question 59

When did DPCs become commonplace in houses?

Answer 59

They became compulsory in 1875

Question 60

What types of moisture meter are you aware of?

Answer 60

There are a few, mostly made by Protimeter but there are other brands and the types are usually, pin type, pinless or a combination of both, there are also speedy moisture testing kits and hygrometers

Question 61

When would you use each type of moisture meter?

Answer 61

Pin is for surface level testing, pinless tends to have a deeper penetration and a combi is good for both. Speedy kits are for testing brickwork, hygrometers for measuring concrete moisture levels

Question 62

How long would you leave brick/plaster to dry out before commencing work?

Answer 62

Depends on the application but up to 6 months, however, new plaster, on new plasterboard can be painted within 3 weeks. Curing for a masonry wall is typically around 7 days but can depend on the atmospheric conditions

Question 63

Give examples of where asbestos is commonly found.

Answer 63

Sink pads, roof tiles, undercloaking, insulating board, artex, corrugated roof panels

Question 64

What is Technical Due Diligence (TDD)?

Answer 64

Technical due diligence of property, when carried out by an RICS member or RICS registered firm, consists of the systematic review, analysis, discovery and gathering of information about the physical characteristics of a property and/or land. The RICS member or RICS registered firm then undertakes an impartial and professional assessment of the property and provides a balanced and professional opinion of the condition of the property in the form of a technical due diligence report. This enables a prospective purchaser, occupier or financier of the property to make an informed assessment of the risks associated with the transaction from a technical perspective.

Question 65

What RICS guidance relates to TDD?

Answer 65

RICS Guidance Note: Technical Due Diligence for Commercial Property Jan 2020

Question 66

What is the purpose of TDD?

Answer 66

It is to gather the information about the physical characterisitcs of a property, then review and analysis them so an informed and impartial opinion can be given to the client on the condition of the building

Question 67

How does TDD compare to a BS or condition survey?

Answer 67

It will include more details, including legal and technical advice along with solutions to issues, it may include multi-disciplinary teams like structural engineers, flooding consultants issues on cultural heritage which may not be commented on in a BS as the purpose of the BS is to provide advice on the condition of the building, whereas TDD reports can be used to plan investments, extensions, improvements, is the building suitable and for the client to understand the risk associated with a building from a technical perspective

Question 68

How can TDD assist in risk management?

Answer 68

It allows for the identification of risks associated with property and the proposals, therefore giving the opportunity for an analysis of how these risks can be managed, mitigated or reduced

Question 69

When might a TDD be carried out?

Answer 69

In residential terms, in a larger multi occupancy block or when the purchase is more risky or complicated or there is a significant investment. It is typically done before either disposing or aquiring an asset

Question 70

What is spray foam insulation and what issues relate to it?

Answer 70

It is a form of insulation, usually sprayed directly onto the internal face of the roofing tiles, it was a simple way of providing some insulation, an additional barrier when there is no felt and to help provide a further bond for the tiles. The issues are that it is not breathable, it is hard to remove without damaging the tiles, some mortgage lenders will not lend against a property with it in and it can expand the roof timbers.

Question 71

What would be different in terms of structural timber use in an area affected by House Longhorn Beetle?

Answer 71

They usually attack the sapwood in softwoods so a simple preventative measure is to use hardwoods, or use pre-treated timbers and ensure they are kept dry as the beetle prefers moist timber

Question 72

What are the 3 types of tanking detailed in BS 8102?

Answer 72

Type A - Water Proofing (Barrier Protection), Type B - Waterproofing, structurally integral protection, Type C Waterproofing - Drainage protection

Question 73

What is FLIR used for?

Answer 73

Forward Looking InfaRed cameras can be used in a number of applications, including to analysis heatloss, thermal performance, is a light emitting too much heat etc

Question 74

How would you identify and diagnose wall tie failure?

Answer 74

It could be that there is a course of bricks which appears to have lifted, a mortar course could have cracked and fallen, you can then use a boroscope or remove some bricks to confirm the suspicions

Question 75

How would you identify Urea Formaldehyde insulation and what problems relate to its use?

Answer 75

It is usually yellow and has a dull colour and can go a dark, dusty colour. It can ooze out in areas like the attic, when probed with a pencil it is soft and crumbly, there can also be drill holes. The problems with its use is that as it degrades it can produce a gas which causes health issues like burning eyes and nose & coughing and it could be carcinogenic

Question 76

What type and age of wall ties are liable to wall tie failure?

Answer 76

Typically cast iron which rusts and expands

Question 77

What is a Speedy moisture kit?

Answer 77

It is a testing kit, using dust from a brick, mixed with a carbon calcide powder to see if there is moisture contained within the brick. It is usually used to test for rising damp

Question 78

What is a Livett Cartwright build type?

Answer 78

It is a pre-fabricated post war house, also called a Leeds Corporation build type, with a steel frame and story heigh, vertical concrete panels to the exterior, to the internal faces are a plasterboard like fabric, covered in a thick lining paper and the original roofs have an asbestos tile covering

Question 79

Tell me about the cause and mechanics of one type of failure.

Answer 79

Carbon attack in concrete, the alkine content of the concrete changes, removing the proterctiver barrier on the steel within in, this then becasuse prone to moisture attack which expands the steel as it rusts, causing the concrete to spall

Question 80

Tell me about the defects/issues you have identified from a building inspection.

Answer 80

I have identified failure in the soldier course of bricks, where the windows have been replaced with a weaker replacement, with no lintel the window has bowed, causing cracking of the brick above as the soldier course sags

Question 81

Tell me about the relationship between site observations and the diagnoses of failure in building fabric.

Answer 81

You need the site observations to follow the trail of suspicion, using the clues seen to arrive at a diagnoses. It can also help rule out other potential causes which can confuse matters

Question 82

Tell me about a type of specialist inspection you are aware of to diagnose and explain building fabric failure.

Answer 82

I am aware of damp and moisture profiling in a property, taking readings moisture, temperature and humidity readings and samples to each room, methodically inspecting each component to rule out alternative options and arrive at a diagnoses

Question 83

Tell me about a report/survey you have provided to a client and the process you undertook to provide it.

Answer 83

I have undertaken a full moisture profile at a property after the tenant had reported rising damp, taking readings to each room and following the trail of suspicion. There were high humidity readings and mould but by being methodical I found the problem worsened as it got nearer to the downstairs toilet. I eventually found the issue to be a leak to the WC supply pipe in a service duct

Question 84

What issues did you identify on a survey for a client?

Answer 84

I have identifield high moisture to a loft space, with condensation and staining visible to the felt layer. I diagnosed the issue as the eaves ventilation had been blocked when the roof insulation had been topped up a year before

Question 85

What condition ratings did you apply in a client report?

Answer 85

I have identified a few, including a condition 3 for repairs needing urgent rectification which included high moisture levels and rot visible to the timbers, caused by a total lack of any ventilation to the space which needed urgent rectification

Question 86

What reasoned advice did you provide as a result?

Answer 86

To replace the affected timbers, treat the rest and install some ventilation to the space ASAP

Question 87

If you provided a valuation as part of the instruction, how did the defect affect this?

Answer 87

It had an impact as urgent repairs were needed to the roof, with missing slates and works to repair damage internally, the valuation was therefore adjusted downwards as a result

Question 88

Tell me about an instance of when you have followed the trail.

Answer 88

In inspecting a report of dampness in an upper floor flat, I found brown staining to the ceiling and junction with the walls. I inspected the roof with a colleague and found a previous repair had added felt to an ashphalt roof, the felt had debonded as it has a different expansion rate and was causing a leak. There were also issues with the upstands debonding

Question 89

Saxton Gardens, Leeds, how did you diagnose penetrating damp?

Answer 89

In inspecting a report of dampness in an upper floor flat, I found brown staining to the ceiling and junction with the walls. I inspected the roof with a colleague and found a previous repair had added felt to an ashphalt roof, the felt had debonded as it has a different expansion rate and was causing a leak. There were also issues with the upstands debonding

Question 90

How did you conclude that past repairs to the flat roof had used inappropriate materials in Saxton Gardens?

Answer 90

Felt material had been added as a patch repair, which has a different expansion rate to the existing ashpalt roof covering, it had therefore de-bonded to the edges and was allowing water to penetrate underneath

Question 91

Talk me through your report on the condition of the roof at Saxton Gardens.

Answer 91

I undertook a wider inspection of the roof and noted a number of previous, poor patch repairs which were de-bonding, the upstands in some places coming away from the parapet walls, the pointing to the internals on the parapet walls was in poor condition, there were cracks to the ashpalt with plant growth visible in a number of places and it just looked to be in poor condition all over

Question 92

How did you assess whether repair or replacement would be the most cost-effective option?

Answer 92

The number of patch repairs was high, and although not all had failed it looked like they could do in the coming years. Given the scale of the issues and the potential for future problems I felt it was more cost effective to tackle the full lot in one go, rather than continually patching up problems

Question 93

Esthwaite Gardens, Leeds, how did you categorise the crack?

Answer 93

The cracks were directly to the corners of the lintels, rose diagonally and narrowed as the ascended vertically. To the area closest to the window I found them to be a 10mm so a category 3 crack

Question 94

What BRE Digest applies to cracking?

Answer 94

BRE 251

Question 95

Cardinal Road, Leeds, how did you identify the high levels of humidity?

Answer 95

I used an MMS2 protimeter, which was able to provide humidity readings

Question 96

Talk me through your diagnosis of condensation at Cardinal Road?

Answer 96

I found black spot mould to the hallway, in the corners to the external walls at ceiling height. I took moisture readings and temp readings of the surface as well as humidity readings. They showed it was surface moisture with higher humidity readings. To the doorway of the kitchen and hall I noticed a tumble drier, with an vent pipe sat on top of the dryer. I asked the tenant about it and they said they simply opened the back door and put the pipe outside when using the dryer. Based on the evidence my finding was that the mould was condensation, with the additional moisture from the dryer being a large contributory factor

Question 97

How could the problem be rectified of condensation at Cardinal Road?

Answer 97

I raised an order to treat the mould and advised the tenants that they either needed to properly vent the dryer directly to the outside or replace it with a condensing one (whilst also explaining that these still produce additional moisture)

Question 98

What is meant by PRC

Answer 98

Pre-cast reinforced concrete

Question 99

Talk me through carbonation of concrete

Answer 99

Rain water falls, picks up carbon dioxide as it falls which turns it into a weak carbonic acid, as the acid seeps into the concrete, it turns an alkaline environment into an acidic one. If the steel reinforcement is too close to the surface it will start to oxidise the steel, which is rusting, when it rusts it expands, putting the concrete under tension which then cracks the concrete.

Question 100

What type of roof tile contains asbestos?

Answer 100

They are an asbestos and portland cement mix

Question 101

What Building Regs doc applies to ventilation and airbricks

Answer 101

Part C