Building Pathology (L3) Flashcards

Question

Explain the hazards of asbestos?

Answer 1

- Airborne fibres which are release when materials containing asbestos are disturbed - Can cause lung cancer and asbestosis when breathed in

Answer 2

- Management surveys - Refurbishment and demolition surveys - Reinspection surveys

Answer 3

- Roof coverings - Insulation and pipe insulation etc - Electrical boards - Ceilings - Walls

Answer 4

- Roofing coverings - Door frames and linings - Flooring adhesives - Ceilings - Pipe insulation materials - Windows and doors - Fire proofing and sound proofing - HVAC systems

Answer 5

- Licensed contractors to remove asbestos approved by the HSE - Ensure all areas are evacuated and contained during removals - Notification to be made at least 14 days prior for licensed removals - Store in labelled asbestos disposal bags - Disposed off site to a specialist asbestos disposal site - Reinspection and air test - Reoccupation certification

Answer 6

Health and Safety Executive (HSE) publication knows as Asbestos Survey Guide - Specifies the methodology to use in carry out surveys and how to report and present the results - Advice is given as to how to recognise and sample suspected Asbestos containing materials

Answer 7

- Materials or building components which are harmful to the health and safety of occupants and the building elements - Materials that are prohibited for use in projects - H&S reasons, reliability, structural stability - Examples include asbestos, lead based paint, legionella, RAAC, silica dust

Answer 8

- The reaction of carbon dioxide in the air, reacting with the calcium hydroxide of the concrete to form calcium carbonate which lowers the PH of the concrete to around 9. Optimal for protection is 12-13 - At this value the protective oxide layer surrounding the reinforcement breaks down and corrosion becomes possible

Answer 9

Reinforced Autoclaved Aerated Concrete: - Type of pre fabricated aerated concrete commonly used in the mid 1900s up until late 1990s - Goes through a curing process to create air bubbles within the concrete making it less dense and improving thermal insulation - Made from sand, cement, lime, and aluminium powder to give air bubbles - Estimated life span of around 30 years What you do about it: - Survey the building to ascertain the presence of RAAC - Increase strength by adding extra structural supports - Incorporate structural supports such as strong boys or acro props - May require removal and replacement in some areas - Evacuate areas if necessary - Monitor and maintain

Answer 10

- Condensation formed to inner layers of materials and components, I.e walls, floors, roofs - When temperature between materials falls below dew point of the air - Can also happen when there is insufficient ventilation to remove the moisture How to remedy: - Improve ventilation to allow moisture to escape - Mechanical ventilation to high moisture areas - Breathable building materials - Improve air tightness - Use warm roofs and walls - High performance well insulated windows and doors

Answer 11

- Protimeter - Digital moisture meters with pin and pinless mode to test moisture content of materials, relative humidity and temperature - Visual inspections - Water stains, mould growth, flaky paint - Thermal imagery cameras - Detects temperature variations on surfaces - Tracer dyes - Used to trace leaks

Answer 12

- Determine the location of the damp - Rising damp - Penetrating damp - Leaking water / pipe systems - Condensation / cold bridging

Answer 13

- Foundation settlement to corner of building where foundation is settling into the ground, causing cracks to corners particularly of corners where movement is more likely to be concentrated - Thermal movement (expansion and contraction) causing hairline cracks - Movement due to shrinkage, newer buildings where materials cure - Water damage or dampness, water ingress weakens building structure

Answer 14

Shallow foundations: - Used for generally when load is not very large and soil near surface is suitable - Usually 1-3 meters depth below surface. Types - Strip Foundations; most cost effective simple with minimum 225mm depth of concrete strip at the bottom of trench - Pad foundations; commonly used for timber or metal frame structure with posts fixed to them - Raft foundations; used where ground is above old mines or unevenly distributed grounds, usually heavily reinforced and allows for minimal movement - Trench fill foundations; fill trench with concrete for higher risk areas with trees for example and then build on top, typically up to 2m Deep foundations: - For when surface can’t support the weight of the structure - Dependent on ground investigation results Types - Pile foundations (friction) - Pile foundations (point load)

Answer 15

- Masonry constructed walls with concrete and steel frame. - Concrete slab floors and roof structure - Concrete and steel columns - Steel critall single glazed windows

Answer 16

- Ensure safety; check for hazards such as exposed wires etc, wear rubber boots and gloves in case of contaminated water - Isolate the power by competent electrician - Stop the water inflow; block entry points and clear blockages - Remove the standing water; wet vacuums or pumps - Dry out the property; ventilate, dehumidify, heaters - Inspect to ascertain the damage to the building fabric, wooden structures walls etc - Address potential mould growth; clean and disinfect - Check property for structural and Electrical damage - Prevention for future storms; sump pumps, waterproof door sets

Answer 17

- Rising damp from no DPC - Penetrating damp - Condensation from lack of insulation and modern ventilation - Structural movement; subsidence - Bowing and sagging of timber structures - Decay and rot due to water ingress or insect infestation - Asbestos containing materials - Outdated electrical equipment and plumbing installations

Answer 18

- Inter war period - Rising damp possibly from failed DPCs - Penetrating damp - Condensation from insufficient ventilation - Structural movement due to subsidence or inadequate foundations, particularly for properties built with lightweight concrete blocks - Timber decay and insect infestation - Bowing and sagging to timber structures - Outdated electrical and plumbing systems - Asbestos containing materials

Answer 19

- Post war - Concrete degradation - Penetrating damp - Cavity wall tie failure - Rising damp from failed DPCs - Condensation from poor ventilation, especially with properties built with more airtightness - Poor installations and mixes bad workmanship - Inadequate insulation due to loose fill insulation degrading over time - Outdated electrical and pluming equipment - Asbestos containing materials

Answer 20

Analysis: - Identifying and reporting on the defect and possible cause - Visible inspection, non-destructive testing, destructive testing - Historical data and plans review Prognosis: - Predicting the potential for future behaviour based on current condition and collected date - Condition rating systems - Review industry investigations into the defects identified Remedy: - Advising on options for rectification to prevent further degradation - Based on severity, repair, strengthen, or replace - Possible repairs and remedial works to surrounding elements, I.e water proofing, ventilation improvements, maintenance etc

Answer 21

Visual inspection: - Look for signs of defects without any further tests - Reliant on extpert advice without physical evidence, not always conclusive Non destructive testing: - Pinless damp meter - Thermography testing - Air tightness test - Limitations; reliant on technology which could be faulty, extra costs for specialist surveys and expertise Destructive testing: - Core holes - Borescope investigations - Asbestos R&D surveying - Removing materials to uncover areas -Trial pits and boreholes for foundation investigations - Limitations include the damage of building fabric, extra costs for materials and labour, potential to cause further damage

Answer 22

- Digital moisture meter to measure moisture content in materials, relative humidity, and temperature. Has pin and pinless function. - Limited to the distance of the pins, approximately 10mm apart, can give false readings if electrical wiring or metal is detected beneath the surface, can give false readings from salt deposits within materials, calibration issues, may be calibrated for certain materials only

Answer 23

- Strips of testers used to measure the PH of water being tested to ascertain where water may be coming from, tests the chloride presence within the water - Generally not suitable for high-accuracy requirements, subjective interpretation of colour chart, high or very low concentrations may fall outside the readable range, performance can vary with temperature and give false or inaccurate readings

Answer 24

- BRE Digest 251 - Assessing Cracks in Residential Buildings - BRE Digest 245: Rising Damp - BRE Digest 345: Wet Rot - BRE Digest 299: Dry Rot - BRE Digest 401: Cavity Wall Tie Replacement

Answer 25

- Destructive testing used to inspect confined areas which are inaccessible for example cavities. - Using a probe with a camera at the tip of it, this can be inserted into small drilled holes and panned around area being inspected to transmit imagery onto a screen - Limitations include the limited viewing field, limited by the length of the probe, camera quality may be blurry, potential for damage to building fabric, required holes to be made for insertion of the probe

Answer 26

- RICS Practice Information on Building Defects and Rectification 2024 ; latent and patent defects, limitation periods etc RICS Guidance note on Surveying Assets in the Built Environment 2017

Answer 27

- Could be leaking pipes or defective plumbing - Could be penetrating damp from rainwater ingress, depending on location - Could be the result of condensation due to relative humidity levels reaching dew point from moisture not exiting the building and water condensing on colder surfaces which leads to mould spotting, usually on inner face of external walls around windows and high level corners

Answer 28

- Condensation can form on colder surfaces which due to insufficient ventilation of moisture within the air not being able to exit the property - Once the humidity level reaches 100% the water molecules in the air will settle at the dew point on colder surfaces such as inner faces of external walls and around windows, this can lead to mould growth which can affect the health and breathing of those who suffer from respiratory problems - Mould growth to timber can lead to wet rot or dry rot which over time can affect the structural integrity of the structure of the property - Condensation and mould growth over time contribute to degradation of plaster and wall finishes, and corrosion of metal components such as wall ties - Leads to high energy costs and energy waste from increase use of heating

Answer 29

- Visual inspection - Evidence of condensation on materials, mould spots and growth in colder surfaces in corners of rooms and near windows, damp musty smell. - Hygrometer - Measures relative humidity levels within the air. Humidity of around 30-50% is considered normal, anything higher can lead to moisture problems - Moisture meters to measure the moisture content of materials - Anemometer - Measures speed and volume of air flow through air vents or windows. Understand if air is moving at the correct speed and compare with required air flow rates

Answer 30

- Lack of background ventilation - Poor ventilation, moisture build up and indoor air quality - No passage for humid air which is holding moisture to escape the property - Leads to moisture build up in the air and high relative humidity which settles on colder window and wall surfaces when dew point is reached which leads to mould growth and impact on breathing for those with respiratory problems - Leads to degradation of building fabric and faster wear and tear

Answer 31

- Moisture being released from tumble dryer from drying clothes and dispersing into the air within the property - Increases relative humidity within the air and risk of moisture issues such as condensation and mould growth once dew point is reached and water particles form on colder surfaces leading to fabric degradation and impact on breathing for this with respiratory problems

Answer 32

- Increased risk of frost damage from multiple freeze thaw cycles and expansion of water when freezing which leads to the mortar breaking away - This can impact the masonry and cause cracks due to the missing mortar joints and beds which can lead to further structural issues and increased cracking - Faster degradation of bricks - Possible water penetration and damp internally which can lead to timber structures suffering from wet or dry rot - Safety hazards from falling materials and weakening of masonry - Concrete corrosion and steel corrosion to surrounding structures

Answer 33

- Visual inspection confirmed excessive water ponding and insufficient falls to internal drainage outlets - Water ponding to edges of roof and staining to bricks at high level indicated cascading water during heavy rainfall leading to degradation of bricks, mortars and surrounding structures

Answer 34

- Difficulty in maintaining - If blockages occur which cannot be rectified through rodding, can be costs to remove internal fabric to rectify the issue and make good again - If drain covers are defective or missing, or not filtering debris sufficient, increased risk of blockages - Can lead to foul smells internally where running though the building - Risk of penetrating damp if water proofing becomes defective

Answer 35

- Accelerated degradation of water proofing membrane leading to failure and decreased lifespan - Frost damage from expansion and tearing the surface, leading to leaks internally - Risk of cascading water over the edges of the roof, affecting the surrounding structures - Standing water can affect bonding of the water proofing layer and penetrate through - H&S considerations for slips and falls during icy conditions - Structural damage caused by increased weight load - Increased risk of wet rot and dry rot to supporting timber structures

Answer 36

- Rising damp due to lack of or failed DPC - Penetrating damp from gaps in external building envelope - Blocked or leaking gutters - Decay or damage to timber roof structures - Insufficient ventilation to roof space leading to condensation issues - Insufficient insulation from mineral wool insulation degrading over time - Pest or insect infestation to timber structures - Chimney stack deterioration - Damage to roof coverings and flashings leading to leaks internally - Faulty electrics and plumbing systems due to age - Asbestos containing materials - Frost damage to external masonry and spalling bricks - Condensation and mould growth internally - Bowing or sagging of timber structures - Subsidence and foundation movement leading to structural defects

Answer 37

- Wet rot is fungal decay primarily caused in timber which can cause the structure to shrink and lose its structural integrity. Type of fungal is Cellar Fungus - Caused when localised moisture is prevalent on the timber with a moisture content of 50% +. - White or brownish colour with white strands of mycelium, soft and spongy feel to the timber which can be indented with a sharp object, has a damp and musty smell and is usually only present in the area of moisture ingress. - Caused by insufficient rainwater discharge, leaking plumbing systems, around bath and shower areas, penetrating damp, rising damp, insufficient ventilation - Can be treated by first eliminating the source of moisture, allow to dry out and inspecting the timber to determine the structural impact the wet rot has had in terms of shrinkage and cracking, if timber is in sound condition, a fungicidal treatment can be applied during the drying out phase, if structural integrity has been compromised it is likely the timber will need to be replaced with a pre treated timber. Ongoing monitoring of the area and timbers should be undertaken.

Answer 38

- Increase in humidity levels due to water vapour not being able to exit the area, at dew point this is settled as condensation on surfaces such as the timber structure - Ongoing moisture increase can lead to timber decay and wet rot and dry rot which can affect the structural integrity of the structure

Answer 39

- Dry rot is fungal decay which can be found on structures such as timber, brick and stone. Usually first formed on timber in poorly ventilated areas with a moisture content as low as 20-30% as well as air. Funcide name Serpula Lacrymans. - More serious form of rot which doesn’t need as high levels of moisture as wet rot and spreads among other surrounding structures - Wet spores form on the timber, which feed on the lignin within the timber which provides the timber with the rigidity. This leads to white strands formed named hyphae which continues to breakdown the timber, then forms into mycelium which is whitish and cloudy in colour with lilac and yellow streaks, this then forms into fruiting bodies mushroom like and releases a red dust like spores from the centre which goes into the air in search for other timbers and structures to settle on - Can be identified by presence of the fruiting body with red dusty centre, dark brown colour, white mycelium with lilac and yellowish tint, dry brittle mycelium and decayed timber which is prone to crumbling, cuboidal cracking to timber can be seen, damp and musty smell, moisture content in timber can be as low as 20% - Treated by increasing cross flow ventilation in the affected area, opening up all adjacent structures for inspection, brushing off all dry rot fungus and inspecting the timber, replace all affected timber by at least 500mm past the last point of mycelium growth, apply fungicidal treatment and monitor.

Answer 40

- High levels of moisture leads to increased relative humidity levels and risk of condensation forming on colder surfaces - This leads to mould growth which can impact the breathing of occupants with respiratory problems and poor indoor air quality - Accelerated degradation of building fabric and damage to wall finishes

Answer 41

- Decay such as wet rot and dry rot. Fungus such as Cellar Fungus and Serpula Lacrymans which feed on and break down the timber affecting its structural integrity - Cuboidal cracking and degradation from rot and shrinkage from moisture damage - Sagging and bowing over time due to age and insufficient loading capacities - Insect infestation such as wood boring beetles and termites causing punctures and small tunnels within the timber affecting its structural integrity - Overloading, timber shrinkage, timber splitting or cracking

Answer 42

- The timber decay had reduced the depth of the joist by half, comprising its structural integrity, and cracking was visible along the timber where the mycelium had affected it. This was localised damage and to only one timber as the others were tested and reported to be in good condition. Replacement was required for one joist.

Answer 43

- Visual inspection of the decay was the reduction in depth of the joist by approximate half of its original depth in one area with severe cracking to the timber - Yes, I decided that the joist should be replaced due to the damage caused and remaining timbers tested, although suspected they are fine as the wet rot was localised to one joist only

Answer 44

- To provide second opinion and confirm status of remaining timbers within the basement to confirm present of wet rot - They undertook a hammer test of the remaining timbers using a sharp probe and took readings this a thermal imagery camera - Report concluded and aided my visual inspection that no other timber joists were affected by wet rot and was only prevalent in the localised area where moisture ingress was present

Answer 45

- To remove the risk of future decay to timbers within the basement, I advise my client to apply a polythene DPC sheeting capped at the end of each joist in the masonry inserts by 300mm to provide a non permeable cover to prevent future moisture ingress. - Provides a moisture resistant barrier at the end of joists and relatively low in cost to undertake

Answer 46

- I advised my client to increase cross flow ventilation within the basement to reduce risk of moisture building up from condensation to prevent future decay wet rot and dry rot - I advised my client to clear out sub floor ventilation bricks to each end of the property ensuring sufficient cross flow ventilation, including clearing out the sleeper wall vented bricks - Air vents were blocked by debris and shrubbery, I advised cleaning out all areas and removing shrubbery to allow sufficient air flow

Answer 47

- Could be inspections by a surveyor during agreed intervals to take measurements of moisture content of timbers and relatively low humidity and reporting on over a period of one year - Could install a moisture logger monitoring relative humidity; device left in basement recording data at set intervals and stored on external USB drive or memory stick which can be reviewed

Answer 48

- Subsidence and movement of foundations leading to cracks - Rising damp due to failed or lack of DPC - Penetrating damp - Blocked gutters and downpipes - Electrical and plumbing faults due to age - Asbestos containing materials - Roof coverings, water proofing and flashings - Chimney stack deterioration - Decay, damage or infestation to timber roof structure - Defects to windows and doors - Defects to masonry above windows due to no lintel being present

Answer 49

- Rising damp is the movement of moisture through building fabric at low level through capillary action, by transferring moisture through porous materials - Can be caused by moisture within the ground rising through the sub floor and walls with damaged or no DPC present, can also be caused my moisture bridging at sub floor level from lack of overlap of DPM to infer skin of external wall. - Identified by low level damp staining up to approximately 1m, flaking paint finishes, degradation to timber skirtings, efflorescence salts on the wall surface - Can be treated by providing a sufficient barrier between the sub floor and super structure, I.e installation of a DPC or chemical DPC - Improve external drainage and rain water discharge to the perimeter of the building, ensuring that the ground level is at least 150mm beneath the DPC and risk of water entering through the air vents for sub floor ventilation is removed.

Answer 50

- When external ground level is the same level as the ventilation bricks for sub floor ventilation, this causes water to enter at low level and rise through the fabric through capillary action - When there is no separation or little separation between external ground level and DPC of the building, there is a high risk of moisture being absorbed into the structure which causes damp internally. The gap should a minimum of 75mm or 150mm for best practice to eliminate this risk - Blockage of ventilation can lead to increased risk of condensation build up within the sub floor - This leads to degradation of internal building fabric - Can lead to decay of timber structure through wet rot or dry rot - Can lead to corrosion of metal building materials such as pipes, cavity wall ties, fixings etc

Answer 51

- As it was solid wall construction, installation of a telescopic air vent could not be utilised

Answer 52

- Minimum requirement as per NHBC standard is 75mm (one brick) - Best practice is to increase this to 150mm where possible - Given the lay of the land and the property being at the base of a steep hill off a non permeable driveway, I advised 150mm breaking out of a channel to further improve the rainwater discharge around the perimeter of the building

Answer 53

Concrete Lintel Failure: - Small cracks appear in concrete over time due to age - Water enters into these cracks and expands during freezing weather, this process is called frost damage. Multiple freeze thaw cycles lead to water expanding and breaking away concrete. - Concrete continue to spall until steel reinforcement is exposed - This leads to steel reinforcement corrosion, when corroded, the steel also expands which further breaks down the concrete - Continued steel corrosion will eventually lead to loss of steel sections and risk of sectional steels broken if not treated and rectified - This results in the lintel failure and requirement for replacement

Answer 54

Hall Green Roof Survey: - Significant water ponding to roof due to inadequate falls to internal rainwater outlets - Standing water increases the risk of water penetration through the waterproofing layer and accelerated material degradation and risk of degradation to bonding of the layer - During heavy rain, water ponding at the edges of the flat roof cascades over the edges, affecting the masonry and concrete lintels for windows - This led to high level staining of the masonry, degradation of the mortar joints and beds and increased risk of penetration damp - Also increases the risk of structural damage to concrete lintels due to moisture ingress and cracking to external masonry wall

Answer 55

- Visual inspection can lead to diagnosis through experience and competence, reporting on likely cause and impact of various building defects - This can be further evidence through the undertaking of further specialist surveys, or intrusive surveys to aid the visual inspection - This provides a comprehensive analysis and prognosis of the defects and advice on next steps

Answer 56

Hall Green School Roof Survey - Thermographic survey of roof showing moisture map of areas with varying temperatures. Gives an indication of the presence of moisture and water beneath the waterproofing layer as water will appear as a cooler temperature. - This evidence supports visual inspection and corresponded with defects identified within the roof survey report showing water ingress to numerous areas beneath the waterproofing layer

Answer 57

Hall Green Roof Condition Survey - Understand the brief and scope of the survey and agreed timescales - Undertake and produce the report addressing the requirements set out by the client and the agreed scope - QA’d by line manager and prepared for issue - Issue using secured link through DLM software within my organisation - Requested for client to review and provide any comments and feedback

Answer 58

- Significant water ponding and standing water to roof surface due ti inadequate falls to internal rainwater outlets - Failed lap joints and do bonded felt - Blistering to roof surface due to air and moisture being trapped beneath water proofing layer - Evidence of water cascading over edges of roof during heavy rainfall due to inadequate falls, affecting the surrounding brickwork and mortars with staining at high level - Standing water accelerating degradation of roofing felt - Blocked internal rainwater outlet covers - Significant moss build up to roof surface - Saturated insulation recorded during core sampling and evidence of water presence beneath insulation layer

Answer 59

- RAG Rating, Red, Amber, Green - As per RICS Guidance Note on Surveying Assets in the Built Environment 2017

Answer 60

- To replace the main block roof system as a priorty

Answer 61

- I didn’t - However, I would calculate the estimated cost of the repairs and subtract from the overall valuation figure - Note a breakdown of the cost for reference purposes.

Answer 62

Dalcour Maclaren Building Survey - Identfied the damp staining to wall at low level internally, this was flaking paint and degradation to timber skirtings, I suspected possible rainwater penetration and rising damp at low level internally - I inspected the corresponding external side of the damp patch to inspect ground levels and possible source of entry of the rainwater - I concluded that perimeter surface water drainage was insufficient with a steep gradient front driveway made of an impermeable asphalt surface toward the house, there was insufficient gap between the external ground level and air vent, allowing water to enter the building at low level and rise through the building through capillary action

Answer 63

Dalcour Maclaren: - Low level damp patch to internal wall, suspected rising damp showed saturation Citizen Housing: - Measured the moisture content of suspected wet rot to timber within basement area using the pin moisture meter which showed a reading of 60% saturation

Answer 64

- Poor ventilation was attributing to the rot, not allowing sufficient passage of air through the air vent - The air vent adjacent to the joist was also allowing water to enter and resulting in timber becoming moist due to excessive debris and shrubbery build up externally

Answer 65

- To maintain airflow and provide background ventilation as per Building Regulations Part F - To allow for moisture within the air to exit the building, eliminating the risk of forming water droplets on colder surfaces around windows - Background ventilation requirements set out in table within ADF

Answer 66

- Shower room on first floor with no mechanical ventilation installed - Windows to bedrooms were shut with no trickle vents present, not allowing for sufficient airflow - Tumble dryer being used in hallway with no extract fan fitted attributing to high levels of moisture within the air - Clothes drying on first floor hallway bannister

Answer 67

- Stained dark patches to high level masonry to sections of the perimeter - Vegetarion buildup to mortar joints and some mortar joints were broken away, freeze thaw cycles and frost damage from expansion leading to further degradation of masonry and mortar

Answer 68

- Significant water pooling to roof surface at edges due to insufficient falls to internal rainwater outlets - During heavy rain, water is cascading over the edges of the roof causing degradation to surrounding masonry and structure

Answer 69

- Internal drainage outlets with visible falls seen to the top of the calling sheets - Diagonal and triangular sections intended for rainwater discharge to internal outlets

Answer 70

Dalcour Maclaren Building Survey - Identfied the damp staining to wall at low level internally, this was flaking paint and degradation to timber skirtings, I suspected possible rainwater penetration and rising damp at low level internally - I inspected the corresponding external side of the damp patch to inspect ground levels and possible source of entry of the rainwater - I concluded that perimeter surface water drainage was insufficient with a steep gradient front driveway made of an impermeable asphalt surface toward the house, there was insufficient gap between the external ground level and air vent, allowing water to enter the building at low level and rise through the building through capillary action - Advised the client to remedy by breaking out channel to perimeter at least 150mm below the air vents to eliminate the risk of water entering the building at sub structure and allowing for sufficient drainage to local underground rainwater services

Answer 71

- For non-technical clients with little construction knowledge - To provide information which can be presented in conflicts and court cases

Answer 72

- To ensure stakeholders and general public can understand the issues - For instances involving health and safety information

Answer 73

Hillcrest Windows - Undertook inspection to identify defects to windows - Collected information such as dimensions and opening sizes for design of new window system - Collected information for inclusion into health and safety Pre Construction Information such as constriction and safety risks - Included details for works in a Schedule of Works

Answer 74

- Preliminary costs, contractor costs and standing charges and rates for labour, plant, insurances, management, temporary works - Provisional sums of undefined and defined works if applicable - Instructions for providing an itemised breakdown of all costs, timelines, restrictions, access, reference to drawings and specifications - Strip out costs, installation costs, associated M&E works if applicable, formulation of handover pack and O&Ms - Contract Sum Analysis including contractor OHPs, with totals for each section and total taken to main summary

Answer 75

Citizen - Wood rot specialist to provide confirmation of no further wet rot presence within basement area as a second opinion to aid the condition report

Answer 76

Hall Green Roof Conditon Report - Appropriate level of detail with depth investigations to confirm failure of roofing system - Cause and mechanics of defects identified and analysis of the impact on other building elements - Specialist thermographic survey undertaken to aid the visual survey and report corresponding with defects and advice given

Answer 77

- Appended photographs - Roof plan showing areas for referencing purposes - Specialist thermographic moisture mapping survey report - Core sampling results showing within report - Matrix for RAG rating and severity of defects identified

Answer 78

Hall Green Case Study - Key issue 1. Sports hall brick pier facades were standing proud and clearly misaligned and was suspected not to be tied into the supporting structure. During the window replacements I advised my client of the options to address this defect by presenting three options for consideration

Answer 79

Hall Green Roof Condition Survey - Level 1 survey required as a targeted survey for roof areas only with a photographic schedule and defect analysis and recommendations Dalcour Maclaren Building Survey - Level 2 Building survey for pre acquisition purposes to identify defects to all areas of the property and reporting on likely impact to surrounding building elements and urgency of repairs required with recommendations

Answer 80

BRE Digest 345 - Wet Rot Used for Citizen Housing Building Survey - How to identify the wet rot and best course of action - Eliminate, inspect, treat or replace, added measures such as applying a DPM around masonry inserts to break the bridge for further moisture

Answer 81

- Traditonal masonry construction with timber pitched roof and timber sub floors and first floor - Slat coverings to roof - uPVC windows and doors

Answer 82

- I reviewed the relevant BRE Digest 345 - Identified the type of rot and conditions in which the rot thrives - Given the high levels of moisture 30-40% indicated it was likely wet rot - The appearance was white, all white rot it wet rot, there was a musty damp smell, rot was localised only to the insert in the masonry wall near the air brick which was the source of moisture, there was a soft spongy feel to the timber - Cracking to timber across the cross strands not as deep as you would expect if it was dry rot

Answer 83

- Identify and eliminate the source of moisture, in this case the air vent at sub floor level - Improve ventilation within the basement allowing for sufficient air flow and reduction of relative humidity levels - Allow for drying out and inspection of the timber to understand the severity of the decay - Determine whether fungicidal treatment if timber is in sound condition or replace the affect timber with pre treated timber - Consider added measures such as separating the timber from possible sources of moisture or capping with DPM polythene to break the bridge of moisture - Monitor in future to ensure remedial works are working effectively

Answer 84

- Wasn’t required as visible inspection concluded that the timber decay had clearly affected the structural integrity of the timber by reducing the depth of the joist by half - I advised my client to replace this timber joist

Answer 85

- Outlined the defects within a building survey report - Accompanied with appended photographs and recommended solutions for remedial works - Issued report using my organisations platform and secured network - Report stored on files for future referencing

Answer 86

- Damp patches to walls at low level on ground floor, up to approximately 1m - Flaking paint finishes to walls at low level - Degradation to timber skirtings and door frames and archives at low level, to paint finishes and bonding of adhesives - Defective or missing DPC - Mould growth - Impact of flooring and damp

Answer 87

- Penetrating damp possible from openings in external envelope, I.e to edges of door and window surrounds, leaking rainwater goods such as downpipes - Plumbing leaks from nearby services, showers, bathrooms, kitchen etc - Condensation, mould growth to surface of finishes due to insufficient ventilation and air flow, allowing for moisture to settle on colder surfaces when dew point is reached internally

Answer 88

- My advice was identified and included within my report with supporting photographs and analysis of the defects with recommendations for remedial works - This was provided to the client who needed it for pre-acquisition purposes. - Although I was not involved with the works post survey, I would expect the client would negotiate a settlement amount for the remedial works with the vendor prior to purchasing based on the defects identified during my survey

Answer 89

- BRE Digest 251 - Guidance document which shows how to identify and report on cracking of building and possible causes Categories of Damage: 0 - Hairline cracking - Crack widths of less than 0.1mm - Classed as negligible - No action required 1 - Fine Cracks - Crack widths up to 1mm - Can be treated easily using normal decoration - Damage generally restricted to internal wall finishes - Cracks rarely visible to external brickwork 2 - Cracks easily filled - Crack widths up to 5mm - Recurrent cracks can be masked by suitable linings - Cracks not necessarily visible externally - Some external repointing may be required to ensure weather-tightness - Doors and windows may stick slightly, requiring easing and adjusting 3 - Cracks which require some opening up and can be patched by a mason - Crack widths 15-25mm - Repointing of external brickwork and possibly small amount of brickwork to be replaced - Windows and doors sticking - Service pipes my fracture - Weather tightness often impaired 4 - Extensive damage which requires breaking out and replacing sections of walls, especially over windows and doors - Crack widths 15-25mm - Windows and door frames distorted - Floor sloping noticeably - Some loss of bearing in beams 5 - Structural damage which requires a major repair job, involving partial or complete re build - Crack widths greater than 25mm - Beams lose bearing - Walls lean badly and require shoring - Windows broken with distortion - Danger of instability

Answer 90

- Break out and replace sections or entirety of walls - Epoxy injections to concrete structure within cracks to and bond them together - Stitching by drilling holes to bothe sides of crack and inserting meal stitching rods into them and bonded using epoxy adhesive - Underpinning to repair cracks in the foundation involves excavating soil beneath the foundation and installing additional support to strengthen it

Answer 91

- Vernier callipers - These callipers can measure crack width and length with high accuracy - Crack gauges - Designed specifically for measuring cracks width and can be attached to surface

Answer 92

- Visible cracks in walls, floors and foundations of buildings - Uneven or sloping floors - Windows or doors stick or don’t close properly - Water damage or dampness in buildings

Answer 93

- Settlement - Temperature changes

Answer 94

1. Foundation movement - Settlement or subsidence, uneven settling of ground can lead to structural cracks - Expansive soils, clay rich soils expand and contract with moisture changes - Poor soil compaction, loose or improperly filled soils beneath foundations can lead to shifting 2. Thermal Movement - Expansion and contraction, temperature changes cause materials to expand and contract, leading to cracks 3. Moisture Changes - Shrinkage, concrete and player shrink as they cure and dry, leading to hairline cracks - Water ingress can cause materials to weaken, swell or deteriorate 4. Structural Overloading - Excessive overloading of slabs and beams can cause cracks - Design flaws, inadequate structural design or changes in use 5. Tree Roots and Vegetation - Roots can lift or disturb foundations 6. Ageing and Wear - Older buildings may naturally develop cracks due to material fatigue and long term movement

Answer 95

Stepped cracking - Differential foundation settlement - Subsidence due to tree roots, water leaks or poorly compacted fill - Soil heave or shrinkage - Often starting at openings like doors and windows Vertical cracking - Foundation settlement (uniform or differential) - Shrinkage in plaster or concrete during drying - Temperature changes causing thermal movement - Poor workmanship, improper curing or rapid drying Horizontal cracking - More serious sign of structural issues - Potentially subsidence or foundation movement - Wall tie failure - Excessive loads - Lintel failure Cracks wider at top of crack and narrow at bottom of crack - Indicates upward movement, I.e heave Cracks narrow at bottom of crack and wider at top of crack - Indicates downward movement, I.e subsidence, settlement

Building Pathology (L3) Flashcards

(121 cards)