Building Pathology (Level 3)

Question 1

What are the typical signs of cavity wall tie failure?

What is the remedy? Advice?

Answer 1

Signs:

1) Horizontal stepped cracking
2) Outward bulging of the wall
3) Lifting of roof edges
4) Vertical cracks may be found at internal wall junctions and horizontal cracks appear at internal wall & ceiling joints

Remedy:
Most commonly done by replacing the affected ties. Endoscope or metal detector can locate the ties. Isolated bricks will have to then be removed to help remove and replace the failed ties.

Advice:
Seek advice from a specialist surveyor regarding the seriousness of the situation and required remedies

Question 2

If you saw a pattern of sealed holes in the roughcasting on a 1980s house what might that
signify? Why is that a problem? What evidence might you find internally?

Question 3

What might horizontal cracking and deflection along the length of a concrete lintel signify?

Answer 3

Sign of structural movement and that the lintel that supports the masonry above the window has failed

Question 4

How would you distinguish rising damp from other forms?

How would you advise a client to act? What remedies are available?

Question 5

What types of reports have given you the opportunity to provide advice and
recommendations?

Question 6

Give example of serious defect encountered and advice given.

Question 7

Under what circumstances would you specify particular repairs?

Question 8

What types of structural movement have you encountered?

How did you analyse the cause? What did you advise?

Question 9

How might you recognize old or defective wiring? What advice would you give?

Question 10

What are the characteristics of Japanese Knotweed?

Answer 10

1) Flowers are cream white in colour
2) Typically grows to 2.1m
3) Leaves are light green with red or purple flecks
4) Stems grow in a zig-zag pattern, green with purple and red speckles, hollow and grows to 2-3 meters in height
5) Japanese knotweed roots outsides are dark brown, insides are orange/yellow

Question 11

Have you read the RICS Information Paper on JK? How many risk categories does it
describe? What are they?

Answer 11

1) Not seen on subject property, but seen on neighboring property or land where it was more than 7 meters away from the boundary
2) Not seen within the boundaries of subject property, but it was seen on a neighboring property or land. Here, it was within 7 metres of the boundary but more than 7 metres away from habitable spaces
3) Although japanese knotwood is present within the boundaries of the property, it is more than 7 metres froma a habitable space - further investigations
4) Japanese knotweed is within 7 metres of a habitable space and it is causing serious damage to outbuildings etc - further investigations

Question 12

What are the four types of damp?

Answer 12

1) Penetrating damp
2) Rising damp
3) Condensation
4) Traumatic damp

Question 13

What defects might you find in a flat roof?

Answer 13

Blistering - occurs when moisture is trapped under the surface of the roof covering

Mechanical failure - punctures or wear and tair

Blocked rainwater goods - blocked rainwater goods causes more water to sit on flat roofs

Detailing - adjoining elements can be weak points and need proper detailing to ensure durability

Question 14

What defects might you find in a concrete tile/clay tile roof?

Question 15

Where might you find asbestos?

Question 16

What are the risks? What advice would you give?

Question 17

What are the signs internally and externally? What would you advise?

Question 18

What would you report in a SS?

Question 19

What type of foundations do traditional tenements have?

Question 20

What type of foundations do traditional tenements have?

Question 21

What advice did you give for rising damp?

Question 22

How would you deal with damp in a timber floor in a HR?

Question 23

Have you experience of structural defects in your area?

Question 24

Describe the different forms of movement and their causes?

Answer 24

Subsidence - Downward movement of the ground that occurs regardless of the presence of a building on the site

Settlement - Downward movement of the ground due to the presence of a building and its weight

Heave - Upward movement of the ground due to the expansion of previously desiccated or shrunken soil as it reabsorbs water

Sway - Buildings moving due to external forces such wind or earthquakes

Expansion and contraction - The expansion and contraction of materials when exposed to different temperatures

Question 25

How can you tell if woodworm is active?

Answer 25

1) Fresh exit holes in timber
2) Tunnels in the wood
3) Bore dust
4) Weak and damaged floorboards
5) Crumbling wood
6) Dead beetles

Question 26

What construction methods are particular to your location e.g. a tenement

• Walls
• Foundations
• Damp protection
• Problems

Question 27

Describe the characteristics of wet rot.

Answer 27

1) Dark brown staining on timber
2) Splitting or longitudinal cracking along the grain of the timber
3) Damp and musty smell
4) Timber that is damp to touch
5) Localized fungus growth on the timber
6) Timber is soft and spongey

Question 28

What are the differences between different rots and remedies?