Building Pathology

Question 1

Tell me about a report you have prepared relating to the causes of failure, likely results of failure and apprpraite remedial measures.

Answer 1

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.

Question 2

Why would you use non-technical language in a report?

Answer 2

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.

Question 3

Tell me about BRE guidance you have applied and the reasoned advise you provided as a result?

Answer 3

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.

Question 4

Keyworker Showers, Hillingdon
How did you deal with the supporting of shower trays where the showers had less damage?

Answer 4

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.

Question 5

Keyworker Showers, Hillingdon
What mastic did you select and why did you choose it?

Answer 5

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.

Question 6

Keyworker Showers, Hillingdon
What advice did you give to your client about the risk of replacing the mastic only?

Answer 6

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.

Question 7

Keyworker Showers, Hillingdon
Did you comply with British Standard bs 5385-4, if not why?

Answer 7

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.

Question 8

Magdalen damp report, Oxford
What advice did you give your client about their legal responsibilities regarding damp

Answer 8

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.

Question 9

Magdalen damp report, Oxford
Did you consider the possibility of wet insulation affeceting the temperature of the wall

Answer 9

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.

Question 10

Magdalen damp report, Oxford
Did you determine what type of insulation was within the wall?

Answer 10

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.

Question 11

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?

Answer 11

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.

Question 12

Magdalen damp report, Oxford
What additional inspections did you recmmond to your client should be undertaken?

Answer 12

I recommended that an intrusive investigation of the external wall should be undertaken to ensure that interstitial condensation had not occurred.

Question 13

Magdalen damp report, Oxford
Did you consider increasing the static ventilation of the property?

Answer 13

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.

Question 14

Magdalen damp report, Oxford
What external inspection did you undertake?

Answer 14

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.

Question 15

SBHG Window Replacement programme
Why was the problem with piers not picked up at the intial survey stage?

Answer 15

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.

Question 16

SBHG Window Replacement programme
If the problem had occurred after the windows had been installed, what could have been the cause?

Answer 16

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.

Question 17

SBHG Window Replacement Programme
Why could you not speak to a lintel i.e. catnic, for advice and recommendations for the lintel?

Answer 17

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.

Question 18

SBHG Window Replacement Programme
Why did you think the lintel had cracked, what checks did you complete?

Answer 18

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.

Question 19

Prestwick Road Subsidence
What did you consider caused the problem? And what inspections did you complete to come to the conclusion?

Answer 19

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.

Question 20

Wigston Close, Structural Works
What immediate measures did you take for the safety of the occupants and the others?

Answer 20

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.

Question 21

SBHG Window replacement programme
How did you determine that the defects you noticed were structural?

Answer 21

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.

Question 22

SBHG Window replacement programme
How did you determine that the issue was structrural and was not caused by subsidence or settlement?

Answer 22

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.

Question 23

SBHG Window replacement programme
Why did you instruct the client to appoint a structural engineer for the repairs?

Answer 23

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

Question 24

What are the typical defects associated with lintels in victorian properties?

Answer 24

Timber lintels are typical with mortar facing
Insufficient depth to be safe from damp penetration
Also vulnerable to insect attack
Can cause for reduction in strength and failure of lintel

Question 25

SBHG Windows What repairs did the structural engineer presribe?

Answer 25

Install a new steel lintel to the inside which mortar concrete would be supported from New steel posts installed to mullions

Question 26

What is the relevant legislation relating to limitation periods and what does it include?

Answer 26

The limitation act 1980 6 years limitation period underhand contract 12 years if the contract is signed as a deed

Question 27

Keyworker Showers, Uxbridge What was the construction of the floors at the Hillingdon keyworker accomodation and how did this cause the defects?

Answer 27

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.

Question 28

Keyworker Showers, Uxbridge Where you prescribed a full refurbishment what did the repairs include?

Answer 28

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

Question 29

How can cavity wall insulation cause for damp in cavity walls?

Answer 29

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.

Question 30

What are the methods for testing dampness in a material?

Answer 30

The oven method - drying and comparing to wet weight Conductivity testing Carbide testing

Question 31

What are the issues with oven and carbide testing?

Answer 31

They are destructive methods of inspection Require samples from material Inpracticial to use on site A range of samples is required

Question 32

What are the issues with conductive testing?

Answer 32

Does not register low levels of moisture Is calibrated to moisture content percentage of timber Only test the surface/just below the surface of material

Question 33

Magdalen Damp Report, Oxford Explani your pcoess diagnosing the damp at Magdalen.

Answer 33

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

Question 34

Can you give me a definition of damp within buildings?

Answer 34

The presence of unwatned moisture within the structure or elements of a buldinsg, either as a result of intrusion from outside or condensation from within the structure.

Question 35

How does a protimeter test for moisture?

Answer 35

Probes inserted into wall Meaures electrical current between two probes Higher the moisture, the greater the current

Question 36

What is condensation within buildings?

Answer 36

Moisture that gathers on surfaces Warmer air can hold more moisture than cool If air contacts a surface that is cold enough it will increase its relative humidity to 100% and water will condense. This is the due point. Mould and staining can then develop from the moisture on the walls

Question 37

How does condensation occur within buildings?

Answer 37

Moisture is produced by people living in properties and the activities they carry out Areas such as bathrooms and kitchens produce more moisture into the air Condesnation will then occur on cold parts of walls i.e. where there is a cold bridge It will also occur in areas where there is little ventilation

Question 38

Magdalen Damp Report, Oxford How did you determine that the damp was likely to be as a result of condensation?

Answer 38

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.

Question 39

Magdalen Damp Report, Oxford Why did you recommend the installation of a new passivents and a new extractor fan?

Answer 39

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.

Question 40

What is the relevant building regulation with regard to the ventilation and how was this relevant?

Answer 40

Building regulations part F - Ventilation Minimum extract fan ventilation for bathrooms 12l/s A minimum extract rate for the whole building of 19l/s i.e 1 bedroom flat

Question 41

What are 3 timber defects?

Answer 41

Wet rot Dry Rot Insect decay

Question 42

What are the characteristics of wet rot?

Answer 42

High Humidity 50-60% Musty Smell - cracking lengthways - bleaching - Mycelium (yellow brown) Eliminate source of water, heating and ventilation OR remove timber 500mm beyond affected areas, treat remaining timber and replace with pre-treated timber.

Question 43

What are the characterstics of dry rot?

Answer 43

Smell musky mushroom smell Cuboidal cracking to timbers Hollow sound when materials is tapped Mcelliym (cotton wool strands) beneath surface seeking food Fruiting bodies are creamy pancakes with dark edges 20 degrees optimal temperature 20-30% optimal moisture content

Question 44

What BRE Digests are available for dry and wet tor?

Answer 44

Wet : 345 Brown : 299

Question 45

Explain insect decay?

Answer 45

BRE digest 307 Uncommon is death watch beetle active March to June Common Furniture beetle - Woodworm

Question 46

What are 3 concrete defects?

Answer 46

Chloride Attack Carbonation Honey Combing

Question 47

What is chloride attack?

Answer 47

Calcium chloride added to spped up curing time It breaks down the alkaline content within the concrete which allows for steels in concrete to become oxidised Oxidisation causes for concrete to bulge and crack Loclaised buldging and cracking

Question 48

What is carbonation?

Answer 48

Calcium hydroxide reacts with the carbon dioxide in air Creates calcium carbonate which Protection for concrete is no longer there Corrosion of the steel occurs

Question 49

What is honey combing?

Answer 49

BRE digest - small voids in concrete structure Caused by poor compaction, poor formwork and has the affect of no protection to the steel reinforcement and reduced fire resistance. Treatment is for targetted repairs or wholesale replacement.

Question 50

What is High alymia cement?

Answer 50

BRE digest 392 An additive to speed up the curing process. Caused for increased pourosity of the concrete and in turn loss of strength and a reduction to chemical attack.

Question 51

How do you test for High Alumina Cement?

Answer 51

Visual defelction and brown tinges Core sample and lab testing required Treatment is Removal of HAC elements, secondary support and carbon plate bonding.

Question 52

Explain the testing proceedure when testing for concrete carbonation?

Answer 52

Use and ACTUAL INDICATOR called a…. Phenophthalein Indicator (FENO-FAL-INE) Turn pink if no acidic content Remain colourless if carbonation is present

Question 53

What are the remedial works for concrete suffering with Carbonation?

Answer 53

1- Remove the water source (carbonation can only occur in a solution) 2- Wire brush the corroded areas and apply corrosion inhibilitor. 3- Repair the broken concrete. 4- Coat the finished concrete to prevent further carbonation.

Question 54

When investigating structural cracking to brickwork caused by adjacent trees, what recognised standards would you refer to assist in assessing the risks posed by the trees present?

Answer 54

BRE Digest 298- Influence of trees on clay soils BS 5837:2012 - Trees in relation to design, demolision and recommendations.

Question 55

Can you give me 3 defects of masonry walls?

Answer 55

Inadeqaute wall restraint Lack of movement joints Lack of lintols

Question 56

Hillingdon Showers How wide were the centres of joists?

Answer 56

500mm

Question 57

Magdalen What was the moisture content of the walls and brickwok?

Answer 57

Wall 12.5% WME Plasterboard 9% WME

Question 58

Magdalen DId you consider the potential for wet rot behind the skirting board?

Answer 58

I carried out protimeter readings to the skirtings and none read above 10%.

Question 59

What moisture content is required for dry rot to occur?

Answer 59

Prolonged and regularly levels of WME 22%.

Question 60

What is the life cycle of rot?

Answer 60

Spores land on suitably wet substrate The spores Germinate on the sufarce Mycelium develops and begins to feed on the wood and spread Fruiting body develops and releases more spores

Question 61

How would you profile the rot?

Answer 61

Fruiting bodies and spores are unique and best form of identification Absence of fruit bodies, colour and appearance of mycelium Form of decay, brown or white rot - all white rots are wet rot Other features of the wood - size of cracks are unreliable

Question 62

What documenation would you look to for identification?

Answer 62

BRE Digest 345 for wet rot BRE Digest 299 for dry

Question 63

What are the primary measures for controlling outbreak of wet rot?

Answer 63

Locate and eliminate sources of moisture Promote rapid drying of structure

Question 64

WHat are the secondary measures for controlling wet rot?

Answer 64

Establish size and signifcance of attach Remove rottded wood and conisder the need to apply localised preservatice treatmenet Use preservative-treated replacemen timbers Introduce support measures

Question 65

Why is dry rot considered to be more dangerous than wet?

Answer 65

Dry rot mycelium strands have the ability to extend and 'travel' in search of nutrients. They have the ability to to penetrate through some plaster and mortar joints, potentially spreading through building to building.

Question 66

How can you treat dry rot?

Answer 66

Primarily remove sources of water/moisture Rapid drying Determine level of outbreak, timbers close to outbreak and their mositure content should be closely examined Remove affected timber Preservatives can be used to prevent further outbreaks Injected preservatives and be used if wood needs to remain in situe Use of chemical teatements to create barrier to rot finding food

Question 67

Hillingond showers On the refurbishment repairs, how did you check that there was no rot present?

Answer 67

When the showers and substrate were removed I inspected to ensure that there was no evidence of rot. There was no evidence of moisture on the joists and they did not exceed WME of 12%. I instructed that all water damaged chipboard was removed from the floor and walls.

Question 68

West Hayes Damp Report What were the observations you made when you inspected the ground floor flat internally?

Answer 68

- Tide marks at low levels to walls in close proximity to bathroom - Black spot mould at low levels to external walls - Black spot mould at regular intervals of the dot and dab to the external walls - Water penetration in cupboard within bedroom - Bathroom fittings were still leaking onto the floor slab - Trickle vents to the front windows but not to the back - Extract fan was not working

Question 69

West Hayes Damp Report What were the observations you made when you inspected the ground floor flat externally?

Answer 69

- Pointing was poor to front right of corner property, with brick being loose - Render had been installed that was briding the DPC - Ventliation slate to the cupboard roof was directly below downpipe - No other obvious signs of water penetration

Question 70

West Hayes Damp Report What third party investigations were conducted?

Answer 70

- Intrusive investigations to determine the costruction of the wall, cavity, no insulation, no DPC to internal skin - Salt tests of plaster suffering from water damage, chlorides and minimal nitrates - Thermal photography, indicated cold spots from dot and dab

Question 71

West Hayes Damp Report What did the investigations determine about the wall construction?

Answer 71

- External walls were formed from cavity brickwork - External skin had DPC but no DPC from internaly skin could be found - No insulation was present - Internal plasterboard was fixed on dot and dab cement with no foil backing

Question 72

West Hayes Damp Report What trace of nitrate did the plaster analysis test find?

Answer 72

- Chlorides present but only a trace of nitrates - If rising damp was present there would be higher levels of nitrates present.

Question 73

West Hayes Damp Report How did you conclude that the leaking fittings were causing water to travel up the internal walls?

Answer 73

- Walls in close proximity to the bathroom were suffering from tide marks - Plaster analysis only returned traces of nitrates salts, proving rising damp unlikely - Water from fittings was leaking directly onto slab, in close proximty to slay floor tiles - Clay floor tiles were then present in the rest of the property - I concluded it was likely the water from the bathroom fittings was causing the tide marks and this should be the first element of repair

Question 74

West Hayes Damp Report What additional moisture was causing for condensation to occur on the external walls?

Answer 74

- Although the flat was currently empty, there were two additioanl causes for excess moisture in the property - The leaking bathroom fittings were allow significant water into the property for an extended period of time - The water penetrations in the cupboard of the bedroom was allowing significant water into the property

Question 75

What experience do you have in identifying damp issues and diagnosing their defects?

Answer 75

- I have attended disrepair inspections with my senior colleagues to understand damp issues - This includes conducted investigations to determine whether damp and mould is a cause of building failure or from resident life style - Firstly understanding the building cosntructino and resident occupation - Then profiling areas of damp and mould - Inspecting external areas for obvious signs of water ingress - Using tests to assist in concluding what the cause is - Recommended remedials

Question 76

How have you used survey and other information to diagnose the cause and mechanisms of failure?

Answer 76

I have attended expert witness surveys with senior colleauges to understand if properties are in disrepair. We have used survey information gathered such as speaking to residents, understanding construction, air temperature, relative humidity, surface temperatures and moisture readings to determine if damp and mould are occurences of disrepair or whether they have been caused by resident life style i.e. condesnation.

Question 77

What have you done to develop your knowledge of building pathology?

Answer 77

I have used reading sources, attended CPD events and shadowed senior colleauges on surveys. Recently I attended a CPD workshop on condesnation within my organisation that explained the following sections: - Why it is a hot topic - Science and physics behind condensation - The inspection process - Appropirate tools and equipment

Question 78

Desribe a recent project you have worked on where you have applied your knowledge of building pathology?

Answer 78

Outside of the projects that I have included within my summary of experience, th condition survey for Grove View apartments required me to apply my building pathology knowledge. During the inspection I identified a boundary wall that had developed cracking. Using BRE 251 crack classification, i classified the crack as category 3. I used my knowledge and experience of cracks to identify that the crack was wider at the top than the bottom and was likley due to the ground movement. There was a tree in close proximity to the area of damage. I advised the client that the wall should be re-built due to the damage and that it was likely due to the proximity of the tree. I advised that if they wanted to build a potential claim against the tree owner they should complete a trial pit investigation to understand the depth of foundations and determine if there were any tree roots in close proximity to the walls footings.

Question 79

What methods have you used to ensure accuracy and reliability when diagnosing mechanisms of failure?

Answer 79

I have used resources and information gained from sources such as BRE 251 to help me profile and classify cracks to accurately diagnose the mechanism of the failure. When inspecting for damp, I use observations and tools to rule out all other possibilities. By understanding building construction, occupation, profile of damp, moisture content of materials, salt tests, air temptraute etc.

Question 80

Prestwick Road Subsidence Report What were the main findings form the arboricultural and geotechnical reports?

Answer 80

The geotechnical reports showed that the front corner of the building had been previously underpinned at an earlier date, and that building was sat on a clay subsoil. The arboricultrual report found that there were ash tree roots below the levels of the properties original foundations.

Question 81

Prestwick Road Subsidence Report What initial understanding did you gain from reviewing the third party information from the client?

Answer 81

I understood that from the findings in that the previous damage was likely caused by subsidence from trees in close proximity dessecating the soil beneath the buildings footings. As there were no drainage leaks, roots were in close proximity a tree had been removed but further damage had occured.

Question 82

Prestwick Road Subsidence Report What advice did you give to the client regarding the likley cause of the structural damage?

Answer 82

The advised that the damage had occured in areas that had already been repaired, and were still indicative of subsidence. The monitoring and talking from the resident indicated that the movment was seasonal, indicating that the subsoil was still being dessicated by a tree. The partial underpinning of the building was causing damage to be excacerbated, as one section was remaining still and the other moving, causing the building to 'tear'.

Question 83

Prestwick Road Subsidence Report What range of options did you provide to help prevent further structural damage?

Answer 83

I gave the client a range of options to solving the building movement. As an interim and low cost solution I advised that a root barrier could be installed to prevent further dessiciation of the soil in close proximity. I then advised that underpinning the entire flank of the property shoul dbe completed to prevent 'tearing' continuing. To ensure no building movement, the other large trees in close proximity should be removed.

Question 84

Prestwick Road Subsidence Report How did you advise the client on the required internal repair works?

Answer 84

I advised that the cracks internally were of BRE category 3 (several of 5mm) and would require some minor raking out and rebuilding. I advised though the cracks were not structural, the resident should be decnated until repairs were complete as they would be allowing draught and vermin entry.

Question 85

Prestwick Road Subsidence Report What process did you suggest for presenting the repair works to the insurance providers loss adjusters.

Answer 85

I recommended that a schedule of work was developed, which could then be priced by contractors as the insurance policy required. I also recommended that in order to build a claim against the neighbours insurance they should carry out further investigations to the soil in close proximity to find evidence of more tree roots.

Question 86

Prestwick Road Subsidence Report What challenges did you face during this project and how did you overcome them?

Answer 86

- There was signficant information that needed to be considered to come to an appropraite solution. - I ensured that I was provided with all of the information that had already been gathered which was reviewed dillegntly before attending site. - This allowed me to form a view before i attended. - I then made a conscious effort to ensure that my investigations were comprehensive and included considered all of the elements.

Question 87

Magdalen Damp Report What was the purpose of your inspection of the flat?

Answer 87

My appointment was to inspect the flat and determine, if the reports of damp were true, if so what the cause of the damp was any remedials to remedy the damp.

Question 88

Magdalen Damp Report What specific complaints had the resident made about damp?

Answer 88

The resident had made claims that damp and mould had been occuring in her property for a number of years and that efforts from the landlord had not been sufficient enough to make the problem go away.

Question 89

Magdalen Damp Report What type of damp did you identify on the external walls of the lounge?

Answer 89

When investigated there was evidence of block spot mould to low levels of the external walls, particularly behind furniture and around vents installed by the landlord. There was also black spot mould around the window reveals.

Question 90

Magdalen Damp Report What tools did you use to test for damp and what readings to you get?

Answer 90

I use a protimeter with deep probes to test both surface moisture levels and the moisture levels of the substrate beneath. The moisture levels of plaster and plasterboard were above 30% in the areas of mould, but the substrate below did not give any reading.

Question 91

Magdalen Damp Report How did you present your findings to the client?

Answer 91

I presented all of my findings in a report to the client, the sections were broken down into: - Intro - Construction - Occupation - Damp profile - Test results - Conclusion &Recommendations

Question 92

Magdalen Damp Report What recommendations did you make to the client?

Answer 92

I recommended that the vents that had been installed were replaced with passivents with a humidistat funciton and draught prevention. The extract fan should be replaced in the bathroom. Advice should be given to the resident to open their windows and trickle vents.

Question 93

Magdalen Damp Report What was the defect with the bathroom extractor fan?

Answer 93

The fan was not working and their was no window within the bathroom. When the resident would shower, water vapour would not be able to leave the property and when the door was opened it owuld spread into other areas of the property.

Question 94

Magdalen Damp Report How would installing passivents in the external walls improve the ventilation of the property?

Answer 94

Passivents would help to take excess moisture of the property. By installing a vent with humidstat function and draft prevention it would also help to maintain the temperature of the property, further preventing condensation.

Question 95

Magdalen Damp Report What other measures could have been taken to address the damp issue?

Answer 95

We could have improved the heating system or further improved the insulation.