Building defects and Contamination Flashcards
(38 cards)
What is subsidence?
Subsidence is the downward movement of a building foundation caused by loss of support of the site beneath the foundation.
What is heave?
Heave is the expansion of the ground beneath part or all of the building.
What is wet rot? How did you test for it?
Wet rot is caused by damp and timber decay. Signs include wet and soft timber (key test) or cracking paintwork.
What is dry rot? What are the signs for dry rot?
Caused by fungal attack. Signs include fungus, large mushroom like fruiting bodies, strong smell and white felt / cotton wool type strands / growth and red spores.
It can destroy timber and masonry.
What are the common defects for a period office or shop building? (7)
Dry rot
Wet rot
Tile slippage
Death watch beetle
Damp penetration at roof and ground floor level
Water ingress around door and window openings
Structural movement / settlement
What are the common defects for modern industrial building? (6)
Roof leaks around roof lights Damaged cladding panels Blocked valley gutters Water damage from poor guttering Burst pipes Settlement / cracking in brickwork panels
What are the common defects for office buildings?
Damp penetration at roof and ground floor level
Water damage from burst pipes or a/c units
Structural movement
Damaged cladding
Poor mortar joints in brickwork
What is an inherent defect?
A defect in the design of material that has always been present.
What is a latent defect?
A fault to the property that could not have been discovered by a reasonably thorough inspection of the property
Must check warranties of the building
What 4 steps must you take if you identify a defect during an inspection?
- Take a photograph
- Try to establish the cause of the damage whilst on site
- Inform my client of my investigations
- Recommend specialist advice from a building surveyor or in case of settlement a structural enigneer
Give an example of when you discovered a building defect and what you did?
15-17 heddon street. Noticed cracking from the internal wall.
I took a photo and tried to establish what the cause was. I then if formed my client and advised that structural engineer attend. They attended and find that building alterations had caused cracking where the joints had not fitted well together.
What structural movement caused by?
If you don’t compact the soil under the foundation this can cause the structure to move
What is the RICS guidance note on contamination?
RICS guidance note Contamination, the Environment and Sustainability 2010 3rd edition.
What does the general principle of contamination to a building?
In accordance with the RICS guidance note Contamination, the Environment and Sustainability 2010 the principle of contamination in a building is that the polluter pays.
As a surveyor I must understand my obligations, know my responsibilities and comply with the law.
Why is contamination important?
I must comply with legal statue under Environmental Protection Act 1990 as amended. A polluter has a legal duty to remedy contamination.
How could you check for contamination during an inspection?
Look for evidence of chemicals Oil Subsidence Underground tanks Bare ground Dead vegetation Landfill
How could you check for contamination when back at your desk?
I would undertake a desktop study and research on the previous use of the site, the local history and check the local authority planning register.
What investigations would you carry for a new site to determine if there was any contamination
Accordance with RICS guidance note would carry out the following things:
Phase 1. Review the site history with a desk top study, site inspection and investigation
Phase 2. I would investigate to identify nature and extent of contamination with detailed soil samples taken using boring holes (intrusive)
Phase 3. Remediation report setting out remedial options with design requirements and monitoring standards.
When asked to value a site with contamination what approaches would you consider?
- I would not provide advice until a specialist report had been commissioned
- I would caveat the advice provided with an appropriate disclaimer highlighting the issue
- I would deduct the remediation costs from the gross site value
If a site you were asked to value had contamination what would you tell your client?
. If the contamination was known I would not provide advice until a specialist report had been carried out. I wild caveat any advice with an appropriate disclaimer highlighting the issue. I would then deduct any remediation costs from the gross site value.
What is an environmental impact assessment?
An assessment of the possible impact either positive or negative that a proposed project may have on the environment.
When faced with a proposed construction project what steps would you take?
Identify the client’s requirements
carry out a full Site investigation to include history, contamination check, local planning
Environmental impact assessment
Development appraisal
Give an example of a deleterious material?
High alumina cement (1960s)
Woodwool shuttering
Calcium chloride
What signs are there to indicated a deleterious material?
Brown staining on concrete on concrete frame buildings and 1960s and 1970s
