Case Study Flashcards

Question

Option for splice repairs to window frames, would there be any health risk to sanding down and splice repair of the existing frames?

Answer 1

The potential of lead paint; however, the windows were installed in 2002 – I am aware that lead based paint was banned in 1992 and therefore extremely low risk.

Answer 2

Construction must be in accordance with the specified materials. Works must have started no later than 3 years from the date of consent. No samples were required for discharge of conditions; however, I am aware that this may be the case under section 106 of the Town and Country Planning Act 1990.

Answer 3

Planning obligations are legal obligations entered into to mitigate the impacts of a development proposal. This can be via a planning agreement entered into under section 106 of the Town and Country Planning Act 1990. Note: Decision can take up to 8 weeks.

Answer 4

- Wet Rot - Dry Rot (internally)

Answer 5

- Excessive moisture present over a long period of time. - High moisture content 50-60% - Leaking services - Building material failure Wet rot is a type of fungus which affects wood that is wet. Wet rot is commonly found in timbers that have become damp due to excess moisture.

Answer 6

- Leaking plumbing - Poor ventilation - Moisture content up to 30% considered damp not wet.

Answer 7

- Found internally and externally. - Infected timber turns dark brown in colour. - Surface cracking where cracks follow the timber grain. - Hyphae strands which are light brown & yellow (a key difference from dry rot).

Answer 8

- Found internally usually in poor ventilated areas. - Cuboidal cracking caused by shrinkage - Lightweight and crumbles. - Mycelium (Grey when wet and yellow when dry)

Answer 9

- Remove the source of moisture. - Wet rot is limited to areas in which wood has become wet: therefore, size of outbreak is closely linked to extent of wetting. - Remove all rotted timber and replace – the wood that remains structurally intact and in a safe condition should be treated with a fungicidal spray to protect them whilst they dry.

Answer 10

- Removing the source of moisture. - Dry rot can spread. - Remove all rotted wood by cutting away timber 300–450 mm beyond the last evidence of fungus or rot. - Applying a fungicide treatment to the remaining nearby timbers. - Ventilation must also be ensured to prevent further occurrences.

Answer 11

- Structural damage. - Infestation (woodworm, furniture beetle, deathwatch beetle).

Answer 12

Allow for free movement of the lead during temperature changes. Reduces corrosive attack when laying lead onto the timber deck. BS 1521:1972 Specification for waterproof building papers

Answer 13

The cause of the ingress was through the natural rise of the water table allowing water to enter the structure through the defective waterproof system. The drainage was also checked via a CCTV survey to rule out the potential of defective drainage.

Answer 14

The system would have been recorded in the O&M (Operations and Maintenance) manual to prevent this. However, cavity drained systems are not designed to keep ground water pressed behind once entered the structure – lower risk. Cavity drained systems also have a series of inspection points for maintenance whereas tanking systems don’t and therefore leaks can often be difficult to trace.

Answer 15

The works were undertaken concurrently.

Answer 16

- The works were generally short in duration 6-8 weeks in total. - The waterproofing works were concurrently alongside the window works. - The principal contractor was the contractor who installed the dormers who also undertook minor repairs elsewhere (decoration).

Answer 17

The design portion of the basement was covered by the consultant within the design portion of the contract. This was satisfy their warranties.

Answer 18

Contractor - The contractors were selected from my firms list of approved contractors. - The contractors are required to submit a pre-qualification questionnaire. Specialist - The specialist waterproof consultant was selected from an approved list of installers found on the British Structural Waterproofing Association website.

Answer 19

- Company Name /contact details - Type of organisation (sole trader /limited company) - Number of employees - Sub contractor arrangements - Insurance details - Accreditations (CHAS) /Membership of trade bodies (GAS Safe) - Training records (Asbestos awareness) - Experience - H&S policies - Convictions (fraud /bribery /money laundering etc.)

Answer 20

£2million Excluding the first £2500 each and every claim. I considered this to be reasonable given the value of the works (circa £30k) and design liability.

Answer 21

I checked the insurance documentation at high level ensuring that: - Contractors name on the policy - Date of commencement /expiry - The amount of cover was deemed appropriate. I sent the insurance details on to the client for their legal team to assess in more detail.

Answer 22

- Professional indemnity insurance cover claims made by clients for professional negligence. - Public Liability Insurance covers claims made by members of the public for injury or damage. (usually £5mil)

Answer 23

The lower sole plate was be glued to the floor. A noggin was placed slightly higher and secured into a plug to provide bracing.

Answer 24

The stud is fixed via a plug and screw which is designed to form a watertight seal.

Answer 25

- A designated building of Special Architectural or Historic Interest - Assessed by English Heritage and placed on the Statutory List of Buildings. - The authority for listing is granted to the Secretary of State by the Planning (Listed Buildings and Conservation Areas) Act 1990.

Answer 26

Grade 1: Exceptional interest. Grade II*: Particularly important of more than special interest. Grade II: Special interest

Answer 27

Buildings are listed to protect them from demolition or insensitive alterations. This includes altering either outside or inside in any way which would change its character without written consent in the form of a Listed Building Consent.

Answer 28

Planning (Listed Buildings and Conservation Areas) Act 1990

Answer 29

Through knowledge of the area. I checked the Local Authorities website and used their planning map search. For further information I visited Historic England’s website to review the National Heritage List for England (official listing).

Answer 30

- The listing protection applies to the whole building. - Including structures that are fixed or within the curtilage of the listed building.

Answer 31

Due to the special architectural and historical significance. In 2005, ‘Reasons for Designation’ was added to the listing – as this property was listed prior to this date there was no indication as to why it was listed.

Answer 32

I identified the property was constructed circa 1850 through reviewing National Heritage List for England. (property listing) I further researched local archives and the history of Winkley Square which was part of Preston’s residential expansion at the beginning of the 19th century. I confirmed this during my site inspection by identifying typical construction detail: - Solid wall construction - Sliding timber sash windows (symmetrical – suggesting Georgian mid 18th Century) - Slate roof covering

Answer 33

A tall, narrow traditional terraced house, generally having three or more floors.

Answer 34

- Failure of slate roof covering through nail fatigue. - Damp issues due to the solid wall construction /insensitive repairs such as cementitious pointing. - Poor thermal performance of building materials. - Rotten timber windows and failed sash mechanisms.

Answer 35

- Lime mortar is applied to solid wall construction to allow the moisture to evaporate and move out freely. - When moisture levels are high the lime mortar can absorb water vapour preventing potential damage from moisture penetration. - When conditions are dryer, lime mortar releases the trapped moisture back to the environment. With other types of mortar such as cementitious – moisture gets trapped within them which can lead to dampness and structural issues (freeze-thaw action) Cementitious mortar is much harder than lime and less flexible. This may be incompatible with older bricks leading to spalling where the surface layer of the brick flakes off.

Answer 36

A mansard roof is a multi-sided hip roof with the lower slope at a steeper angle than the upper.

Answer 37

- Upon taking the initial instruction from the management agent who had received various complaints of defects by the board of directors. - I arranged a MS teams call with the board and client prior to my site visit to ensure all issues raised were covered. - This also painted a clear picture of the scope of works and time spent to inspect to develop a fee proposal.

Answer 38

- To identify the cause of decayed timber windows and a feasible solution to remedy. - To identify the cause of damp staining to the basement.

Answer 39

- I initially reviewed the site via google maps. - Reviewed the planning portal for details on the conversion works. - Reviewed National Heritage List.

Answer 40

- I considered the size of the building the complexity of the appointment taking into consideration the Listed Status. - I then considered the time required to complete the inspection. - Followed by correspondence with the local authority and specialist consultants.

Answer 41

- windows viewed via a pole mounted camera - One of the limitations were that I could not confirm the freedom of defects within the apartments I was unable to gain access to. - Limitations were set out in terms of the legal effect of the lease in relation to the service charge obligations. - I did not provide any advice weather or not it was the client’s responsibility for carrying out the repairs /liability to pay towards the costs. - It was apparent that costs were split between each apartment owner a sum of which had already been accounted for within the service charge. - However, to determine the fact on the service charge obligations was the responsibility of the client’s legal advisor.

Answer 42

- Local history archives - Historical maps - National Heritage List for England.

Answer 43

To determine which areas of the building was of potential historic significance and the original fabric of the building.

Answer 44

I adopted a top-down approach for the inspection, carefully examining the external areas beginning with the roof and working downwards followed by internal elements of the building.

Answer 45

Key elements considered included: - Minimising impact on the original fabric. - Maintaining the architectural style, - Compliance with heritage regulations - Ensuring cost-effectiveness and sustainability.

Answer 46

- Adherence to regulations - Obtaining permissions - Ensuring that the works did not affect the overall character of the area.

Answer 47

The client brief explained the location of the windows to be on the top floor of the rear out rigger. I viewed the site with an aerial view from google maps and noted the windows to be part of what looked like a modern extension. I then visited the local authority’s website and identified the extension formed part of the conversion works in 2002.

Answer 48

To the rear of the building was a church hall with a pedestrian gate accessing the courtyard area to the subject property. Therefore, the MEWP would have had to extend over the church hall and extend outwards towards the windows – given the size of machinery required to do this the vehicle height restriction of 2.5m was questionable. This also prevented the risk of damaging the church building which had ornate features such as a cross on the roof top which would also have to be worked around.

Answer 49

- Ensure the ground is suitable for MEWP operation. It should be in good condition, flat and able to withstand the applied pressure of the platform. - Any outriggers being used must be extended and grounded before work commences. - Effective guardrails must be fitted to the platform. - A harness must be worn; this should be attached to a suitable anchor point within the basket so that the wearer cannot fall from the platform. - Avoid working in high winds as these can tilt platforms and make them unstable. - Nearby potential hazards must be assessed such as nearby overhead cables. - Ensure that the platform does not protrude over any traffic routes. - Permits are sometimes required for example for use on a high street.

Answer 50

The access limitations were identified during my desktop study which was undertaken prior to the fee proposal. I therefore did not include the hire of a MEWP in the fee proposal.

Answer 51

To review the site and gain a clear picture of the work involved to accurately quote for the instruction. This included identification of the listing, conservation area, planning portal and access to the site.

Answer 52

I followed the RICS Property Measurement guidance and measured the building in accordance with IPMS 1.

Answer 53

IPMS 1 is used to measure the Gross External Area which is required for planning permission.

Answer 54

The works were procured via a traditional procurement method using a JCT Intermediate Building Contract with contractors design.

Answer 55

- The client had greater control over the design. - Ensuring the design and scope of works were agreed in full prior to the works commencement.

Answer 56

I reviewed the JCT decision tree and found this contract was the most appropriate to allow for a specialist contractor to be named to undertake and design the waterproofing works. - The Employer had the freedom to choose the sub-contractor for the specialist work. - The Contractor carries all the risk for the Named Specialist (except when the named specialist becomes insolvent).

Answer 57

- I hosted an initial briefing meeting with both the client and board of directors. This enabled introductions and clear lines of reporting. - Although my client was Homestead it was a crucial part of the project to keep all directors informed. - I did this by hosting design meetings via Microsoft Team’s. - During the works, I sent out regular updates via email with all directors and the client in the email chain.

Answer 58

I monitored the works every 2 weeks and at key intervals such as: - Windows removed. - Before dressed with lead to ensure the timbers were as per the SE design and building control compliant. - I took photographs of the works at each stage which were used as evidence to support Building Control sign off.

Answer 59

The works were well planned and managed from the outset with defects identified. This ensured a smooth running of the project with minimal issues. The main issue I encountered was that the Local Authority no longer had a conservation officer employed. This made communications difficult in relation to the heritage aspect from the outset.

Answer 60

No, the delay came to light prior to the works commencement date and therefore this was postponed. The contractor was happy to delay the commencement date due to other workload.

Answer 61

No, there was no contract in place at the time. If there was a contract in place this would have been acceptable due to delays caused that were outside the contractors control.

Answer 62

- The period of validity was for 3 months. - This enabled the contractor to re-submit their tender on this basis, but they chose not to.

Answer 63

- The sub-contractor was managed under the principal contractor in which they included for management costs within their tender. - I regularly monitored all works on site.

Answer 64

The exposed position of the windows and poor design of the angled casement allowed the windows to be consistently exposed to moisture. The dark staining of the timber and evidence of warping to the glazing bars signified the high moisture content of the timber.

Answer 65

Wet rot fungus thrives within timber that is exposed to excess moisture. High levels of moisture provides an ideal breeding ground for the spores that the wet rot fungi releases. - Excess moisture is present in timber over long periods of time. - Wet rot will begin to grow when the moisture content of the timber reaches around 50%.

Answer 66

- There was rainfall in the early hours of the morning; I inspected mid-afternoon and there was evidence of ponding to the cills between the cill and the window bottom. - It was clear the cills were slightly angled back inline with the window position. - The rot to the frame was localised to the lower portion suggesting this was where water was holding /not discharging.

Answer 67

The upper floor windows had clearly not been maintained in comparison to the decorative and overall condition of the lower floors. I considered this to be due to the restricted access of the windows.

Answer 68

I raised immediate concerns with the client in relation to the significant decay noted to the frames together with evidence of detached timbers which were found in the courtyard. As a result, I recommended the courtyard to not be used by the occupants until the area was made safe. Scaffolding was erected shortly after which not only enabled me to carry out a closer inspection of the windows but also acted as a crash deck should any of the timber become loose or fall.

Answer 69

The depth of the gutter was around 10mm which during heavy period of rain was likely to overflow onto the windows. Staining on the lead fascia suggested this had been occurring.

Answer 70

Typically around 50mm to prevent rainwater overspilling. The depth of gutters is defined by factors such as: - Roof area - Roof pitch - The typical amount of rainfall in that area.

Answer 71

I reviewed Approved Document H which provided guidance on the calculation of the drained area taking into consideration the rainfall in that area to determine the depth of gutter. I consulted with a drainage engineer to undertake rainwater capacity calculations on the existing system. This confirmed the existing depth was inadequate.

Answer 72

Typically, a depth of 50mm to prevent water over spilling on to the angled timber below. The new dormer roof did not require a 50mm kerb due to the vertical window position and the roof discharging to the left and right cheeks.

Answer 73

- The timber windows had extensive decay beyond the point which could be restored. - The decision was made to replace them based on the poor design. - Repair and retention would not have been a long-term solution for the client.

Answer 74

If the work being carried out meets the statutory definition of ‘development’ set out in Section 55 of the Town and Country Planning Act 1990. This is for works that will ‘materially affect’ the way the outside of the building looks.

Answer 75

- Full Planning Application: Proposals for developments which are not covered by a householder application. - Outline Planning Application: Outline planning applications are made to find out whether a development is acceptable. - Householder Planning Application: Used for developments such as garages, alterations and extensions. - Listed Building Consent applications: Required for alterations to, or extension or demolition of a Listed Building.

Answer 76

Any works relating to a flat requires a full planning application.

Answer 77

- 8 weeks - 12 weeks for more complex matters.

Answer 78

- The development must be in accordance with the approved plans. - No materials shall be used other than those referred to on the approved plans. - Works started no later than 3 years from the date of acceptance.

Answer 79

- Advise obtained from the Local Authority to determine the feasibility of the proposal. - Submitted relevant information (description of proposal, proposed drawings and material specifications).

Answer 80

Building regulations ensure buildings are designed and constructed in line with set standards to ensure people’s health and safety.

Answer 81

If the work being carried out meets the statutory definition of ‘building work’ set out in Regulation 3 of the building regulations, such as: - Construction of a new building - Extension or alteration of existing building - Provision of new services or fittings such as heating systems, sanitary facilities replacement windows & doors.

Answer 82

Full Plans: Plans are checked to comply with building regulations and approved before the work starts, preventing corrective works on site. Building Notice: For works that are generally uncomplicated and the applicant has knowledge of the building regulations. The works do not require detailed drawings and building works can start within 48 hours of the local authority receiving the notice.

Answer 83

The heritage statement included: - The history of the building - The current condition of the building - Impact of proposed works on the historical fabric Given that the works formed part of the modern extension that did not contribute towards the listing. The heritage statement was proportionate considering that no parts of the original materials were to be changed.

Answer 84

I considered that the timber windows would be in keeping with the local areas and existing buildings. However, from a cost and quality perspective – timber windows often cost more than uPVC and then require further costs for maintenance. Given the access restriction, this would not have been cost effective. The one drawback in terms of maintenance when it comes to uPVC versus timber windows is the repairability of a timber frame. If you get significant damage to a uPVC window frame, you’re probably going to have to replace it.

Answer 85

The timber windows would have been bespoke to suite the angled nature of the mansard roof pitch. (70-80 degrees)

Answer 86

- This was based on cost and ultimately trying to retain the existing style from an aesthetical point of view. - I proposed to install a built up timber kerb to prevent rainwater overspilling together with an improved sill detail to discharge rainwater efficiently. - Further considering this option, I took into account the maintenance requirements which ultimately weren’t feasible.

Answer 87

The Role Lead Sheet manual is by the Lead Sheet Association. This provides technical advice and detailed drawings for the application of rolled lead. This manual contains technical information and designs of both inset and protruding dormers. The advice given is as per BS 6915: Desing and construction of lead sheet roof and wall coverings.

Answer 88

I considered the risk of water ponding to the recessed reveals (internal corner) from driving rain.

Answer 89

I contacted a technical sponsor from the Lead Sheet Association who advised that if the: - cill plate minimum of 50mm and dressed with lead. - lead welded gusset was installed to the internal corner in accordance with the Rolled Lead Sheet Association guidance the risk of ingress was negligible. (but ultimately there was still a risk present).

Answer 90

Yes, although the sill would have projected from the windows which wouldn’t have been aesthetically pleasing and may have caused potential obstructions to the occupants and a risk of collision.

Answer 91

On inspection I noted the owner of the apartment used the cill for storage of items particularly in the bathroom and kitchen.

Answer 92

Approved document L (Volume 1) table 4.3. - Dormer cheeks to achieve a maximum U value of 0.18. - New flat roof to achieve a maximum U value of 0.16. - New windows to achieve a maximum U value of 1.4.

Answer 93

Yes, the u-values for the roof were exceeded achieving 0.13 due to the insulated back plasterboard.

Answer 94

You need to comply with the thermal performance standards set out in the building regulations to install new windows. However, if the installer is registered a FENSA certificate is provided to validate that the installer who fitted your windows or doors has complied with Building Regulations. NOTE: FENSA is a government-authorised scheme.

Answer 95

You can apply to your local authority for a 'Retrospective Building Regulation Compliance Certificate'. This can take time and cost £300-£400

Answer 96

Part L: Conservation of Fuel and power (maximum u-value 1.4) Part F: Ventilation – All new windows are required to have trickle vents following recent. Part K: Protection from falling collision and impact.

Answer 97

Part A: Structure - Construction details of the dormers. - Building Control requested structural engineer calculations for the dormers to be obtained and included within the design. Part C: Resistance to contamination of moisture - Condensation control measures for the dormer roof and cheeks. Part L: Conservation of fuel and power – - New external walls to achieve a maximum U value of 0.18. - New flat roofs to achieve a maximum U value of 0.16. - New windows to achieve a maximum U value of 1.4. - Provide insulated cavity closers at jambs, sills and reveals. Part F: Ventilation - To provide trickle ventilation to all new windows. Part K: Protection from falling, collision and impact - Windows above 800mm from ground level not in critical glazing location.

Answer 98

When determine if to use a warm deck or cold deck roof. The warm deck construction raised the profile of the roof. When I drew this on CAD, I considered this would not be proportional to the size of the windows.

Answer 99

Cold Deck - Insulation between rafters. - Through ventilation provided above the rafters to prevent condensation. Warm Deck - Insulation above the roof deck. - Vapour control layer beneath insulation to prevent condensation. - Whole structure is insulated enhancing thermal performance.

Answer 100

I considered the depth of roof required for a warm deck would not be proportional to the mansard roof pitch and would encroach the existing roof line.

Answer 101

BS6229: Flat roofs with continuously supported flexible waterproof coverings - code of practice. Recent updates: AVCL – vapour barriers and vapour control layers are now redefined as Air and Vapour Control layers as they are recognised to perform in the same manner. States cold roofs shouldn’t be recommended, it accepts this may not always be possible. This is due to the provision of a creating a cross-ventilated void above the breather membrane.

Answer 102

To prevent thermal bridging.

Answer 103

Where heat can by-pass through poor thermal efficient materials or there are gaps in building materials. This affects the thermal performance of the building. The internal temperature to this area will be less than the better insulated surfaces causing a risk of condensation where warm internal air comes into contact with the cold surface.

Answer 104

I obtained indicative costs from a local contractor selected from my firms approved contractor list. They were chosen based on works carried out of a similar nature.

Answer 105

I considered Building Cost Information Services (BCIS) but given the specialist works to the leadwork I decided it would be more accurate to obtain costs from contractors on this occasion.

Answer 106

The options analysis was detailed within my report; my covering email suggested a teams call to run through each option with the building owners. I shared each design during this meeting explaining the pro’s and cons of each option.

Answer 107

I recommended option 3 as the best option that would complement the local area and retain the use of the internal windowsill. Option 2 and 3 were both feasible options and it came down to the owners preference and cost for the other building owners.

Answer 108

- I engaged with the local authority in the early design stages. - I progressed the designs in consultation with the client and stakeholders. - I then submitted the application based on the chosen design. - After 8 weeks I received consent for both the planning permission and listed building consent.

Answer 109

I believe there are exemptions; however, advising on VAT is outside of my competence and the client assessed this with their financial advisors.

Answer 110

- Lead is a durable material. - Given the conservation area, lead was widely used this would have been in-keeping with the local area.

Answer 111

- Lead is a toxic material but only harmful if inhaled or ingested. - The risk of inhalation arises where lead is being melted, or through breathing in dust particles contaminated with lead. - The Control of Lead at Work Regulation 2002: Employees must be protected from lead.

Answer 112

Codes 3 – 8. Depending on the thickness and weight.

Answer 113

I reviewed the Lead Sheet Assosciation guidance. This is determined by a number of factors: - Exposure (sheltered or exposed locations) - Listed or pre 1919 buildings.

Answer 114

- Code 6 - As per the Lead Sheet Association guidance for specifying thickness of lead for various uses.

Answer 115

I didn’t obtain a quotation for Option 1 as ultimately this was not deemed a feasible solution. Retained the angled design / increase maintainence costs - this was dismissed early in the design phase.

Answer 116

- The surfaces were heavily stained and damp to touch. - I also took readings with a moisture meter to the timber skirtings.

Answer 117

The client’s maintenance team were on site to assist with access to locked areas and confirmation was sought by the client to open the areas up for further investigation.

Answer 118

They allow water to enter the property which is then managed through the perimeter drainage channel and out of the building via a sump pump.

Answer 119

Into the storm drain – away from the property. Residents can be fined for illegally connecting a sump pump to the sanitary sewer system.

Answer 120

- Waterproof systems are usually guaranteed for 10-years. - If the system was still under guarantee, the works may have been covered under poor workmanship.

Answer 121

Part C: Site preparation and resistance to contaminants and moisture. I reviewed Approved Document C which then led me to BS 8102

Answer 122

A national standards body for the UK producing technical standards for a wide range of products and services.

Answer 123

BS 8102: Protection of Below Ground Structures Against Water Ingress'

Answer 124

Grade 1a: Seepage and damp areas are acceptable. Grade 1b: No seepage but damp areas are tolerable. Grade 2: No seepage but damp areas subject to internal moisture condensation is tolerable. Grade 3: no water ingress or damp areas are acceptable. NOTE: All properties used for residential purposes must be designed to Grade 3.

Answer 125

Type A: Barrier protection Type B: Structural integral protection Type C: Drained Protection Combined Protection

Answer 126

- I provided the outline design for the proposals. - The specification of products and methodology of installing was undertaken by Peter Cox.

Answer 127

BS8102 outlines the requirement to appoint a Waterproofing Specialist during the design phase. A waterproofing specialist = suitably qualified and experienced.

Answer 128

I reviewed a list of Waterproof Specialist via the British Structural Waterproof Association website. Peter Cox was appointed by the client during the design phase.

Answer 129

I didn’t obtain a quotation for this option as I discarded this option fairy early in the design process for not being a proportionate repair solution. This would not have been a cost-effective solution as per my clients brief.

Answer 130

This option would have provided a continuous system and would have been a belt and braces approach. However, the cost and disturbance this would have caused would not be proportionate considering the use of the basement.

Answer 131

The basement was used to house the main services for the flats and various storage rooms for the occupants and cleaners cupboard.

Answer 132

Part K: Protection from falling, collision and impact. - Maximum pitch of 42% - Rise between 150mm and 220mm. - Going between 220mm and 300mm.

Answer 133

I considered issue with bonding the cementitious tanking to the membrane especially at the junction of the steps which were a weak point for ingress. Upon reflection, the cementitious tanking could have extended partially up the wall behind the existing drained system. However, the reason for departure of this option would have still been the same.

Answer 134

I did consider this but ultimately discarded the option due to the significant disruption externally followed by the making good works required. I was also mindful this was a Grade II listed building.

Answer 135

- Only withstand minimal movement. Buildings can naturally move slightly due to ground movement which can result in cracks to allow water to penetrate. - Follow on trades penetrating the wall. - Cracks can be caused by vibrations from the nearby Preston Train Station. - Hydroscopic pressure causing the water pressure to build up which usually then effects the floor. BS8102 includes recommendations to floors subject to water pressure. - If I was to proceed with this option – a structural engineer would have been appointed to advise on this further in relation to the additional pressure on the concrete floor.

Answer 136

The waterproofing specialist advised that they would not guarantee the tanking solution as a single form of waterproofing used in a Grade 3 basement as per BS8102 combined protection would have been required.

Answer 137

The membrane plus the timber thickness increased the step height slightly. I reviewed Approved Document K and ensured the staircase was compliant. - Minimum riser of 150mm. - Minimum going of 220mm.

Answer 138

The membrane was protected by the timber. The timber was fixed through the membrane at vertical points only via fixing plugs. Due to the nature of the system, the water would drain past the vertical point and not sit there – therefore, should the plug have failed, no water ingress would occur.

Answer 139

There was a slight slope built in to allow for water to run off. This was less than 2 degrees. Keep probing – I ran this by building control who advised this was acceptable.

Answer 140

A series of inspection ports are located to allow for inspection of the channels to identify any blockages due to the build-up of free-lime mortar.

Answer 141

Calcium oxide found within building products known as free lime. Free lime passes through the structure by groundwater ingress, this then deposits within the drainage system.

Answer 142

By adding an anti-lime coating to the structure prior to the installation of membrane.

Answer 143

Confirmation could not be sought to confirm if the existing system had been designed in accordance with BS8102. However, following the time of writing my case study, the works are now complete and have been signed off to warrant a 10-year guarantee.

Answer 144

The guarantee was limited only to the works undertaken by Peter Cox. The system must be inspected annually by an approved waterproof specialist.

Answer 145

- Guarantee is usually free (can be an implied or expressed promise) - Warranty typically includes a premium for the cover (like an insurance with written contractual promise) The insurance-backed guarantee was provided to protect against poor design, workmanship and the installation of the product. A product warranty was provided by the manufacturer. This does not protect against design /workmanship but offers a written promise for replacement if the product is defective.

Answer 146

Guarantee: Insurance policy offered by the installers that covers the cost to rectify defective work or installations. Insurance Backed: If the installer goes out of business the work will still be covered for the specified term of the guarantee.

Answer 147

- I would define all stakeholder’s involvement. - Although the stakeholders were clarified during the brief; in hindsight I should have asked more questions in relation to the owners of which apartment.

Answer 148

- The different types of waterproofing systems available. - The Grade of basements dependent upon use. - That water management system should be “serviceable and maintainable”, - To engage with a specialist early in the design stage.

Answer 149

To prevent causing too much internal damage – at that stage, I new it could have been 6-8 weeks before works commenced.

Answer 150

Yes, in hindsight this would have exposed more of the system and prevented any unforeseen damage to the system such as splits or tears. The level of workmanship was clear, and for that reason this should have raised concerns about the whole system.

Answer 151

The contractor had undertaken schemes of a similar nature with leadwork in the past. I checked recent case studies of works undertaken by the contractor. I checked if the contractor had a CSCS (Construction Skills Certification Scheme) with a blue craft 'skilled worker' card for 'Roofer-Specialist Leadworker'

Answer 152

- Falling rainwater contains dissolved carbon dioxide which attacks the lead resulting in a layer of lead carbonate. - Lead carbonate is a white, powdery substance. This can get washed down along the flashing onto the surrounding roof by rain. - Patination oil should be applied just after lead is applied to seal the surface from damp, so there's never any lead oxide run-off.

Answer 153

* Thermal Movement /Splitting * Underside Corrosion * Lead Carbonate * Sagging – Inadequate support * Leaching – Substrate starts to slowly take tiny amounts of lead into the concrete causing the sheeting to become fragile as it hollows.

Answer 154

Allows for natural thermal movement of the lead. Prevents a corrosive attack to the underside of the Lead Sheet. This can be by acids present in timber woods (such as oak) and from glues commonly used in hardboards and plywood. Also caused by Alkali`s from the drying cement below if laid on concrete.

Answer 155

- White staining - Powder falling out at the laps and rolls - Ripples in the surface where it has thinned. Corrosion can not always be obvious and lifting the lead sheet to inspect the condition of its underside is the only way to be certain.

Answer 156

When lead sheets are first laid on a roof, white staining of corrosion will appear on the top side, but gradually the lead combines with carbon dioxide in rainwater to build up a protective layer of lead carbonate. On the underside, where no carbon dioxide is present, any condensation will begin the corrosion process (use building paper).

Answer 157

Yes, this can be caused by underside corrosion - lack of ventilation (condensation) Top side is usually protected by a layer of lead carbonate which is formed from the carbon dioxide from falling rainwater which reacts with the lead and provides a layer of lead carbonate. This gradually thickens to form a protective layer preventing further attack.

Answer 158

Yes, a Patination oil was applied to seal the surface from damp and prevent lead oxide run-off.

Answer 159

Maintenance and like-for-like in-situ repairs that do not affect the character of the building. For example, repainting or in-stitu timber repairs. These works, should use the same materials and techniques used in the original construction of the building. I would seek advice from the local planning authority.

Answer 160

No, I contacted the local Conservation Officer who advised the works would be considered as 'repair works'. Preventing further deterioration took precedence as the modern materials did not contribute towards the significance. Also, given the ongoing threat to the building caused by the internal moisture ingress, I was advised by the local authority that the works were ok to commence without listed building consent as this would be in the best interest of the building. This was put in writing by the Local Conservation Officer.

Answer 161

* Keeping in regular contact with them. * Explaining the defects and design options in full with the use of drawings over a Microsoft Teams call. Anything else; not acting outside my level of competence by getting a waterproofing specialist on board during the design phase.

Answer 162

Keeping all stakeholders informed. Ensuring the designs and cost satisfied all of them.

Answer 163

I reviewed the guidance and reccomendations in the Rolled Lead Sheet Manual. This took into consideration: - What the lead was being used for. - Exposure (sheltered, moderate or severe). - Listed or pre-1919 buildings.

Answer 164

Where warm air collides with cooler surfaces. The air cools down below its dew point and cannot retain the same amount of water vapor as it could when it was warmer. The excess moisture then shifts from a gas to liquid resulting in the development of droplets of water on the cold surface.

Answer 165

Interstitial condensation occurs when moist air transfers through the building fabric and there is a temperature difference. If the temperature drops sufficiently, the dew point may be reached within the fabric and condensation will occur.

Answer 166

From the internal face: - Insulated-backed plasterboard connected to the existing insulated plasterboard (with in-built vapor control layer). - Timber frame fixed to the existing timber structure. - Insulation between the timbers. - 50mm air gap between the insulation and roof deck vented to the dormer eaves. - 25mm air gap between the insulation and timber cheeks vented from the bottom of the cheek to the eaves. - 18mm plywood substrate - Class A building paper - Code 6 lead.

Answer 167

Yes the insulated plasterboard had an in-built vapour control layer.

Answer 168

Installed on the inner, warm side of the insulation to reduce the risk of condensation within the roof structure. To prevent warm, moist air from diffusing into the structure and condensing into water when it hits a cold surface (due point).

Answer 169

- Concerns over poor design and maintenance restrictions would have remained the same. - The access and maintenance restrictions of the timber would have remained the same. - The advise /design therefore would have been the same.

Answer 170

I would investigate why the subcontractor was not meeting their deadlines to define whether the fault is due to issues within their control or if the delay is caused by other factors. If the delay is caused by reasons beyond the subcontractor’s control, they may be entitled to an extension of time to complete their work. The subcontractor's contract would usually have a delay penalty clause. This means that for every day the work is delayed, the subcontractor will have to pay a fixed amount stated in the contract as 'liquidated damages'.

Answer 171

Named Subcontractor: The client names a short-list of subcontractors that would be acceptable to them in the tender documents. The responsibility for their performance with the main contractor. The client names at least three companies from which the contractor chooses one to be the sub-contractor. Nominated Subcontractor: The client may wish to select (nominate) a subcontractor, rather than allowing the contractor to select them. Ultimately, the nominated subcontractor is still appointed by the main contractor, but they are imposed on them by the client. JCT contracts no longer include provision for the nomination of sub-contractors.

Answer 172

Unable to physically check the timber for moisture readings and to feel the timber 'tap test' for durability.

Answer 173

Section 106 of the Town & Country Planning Act: A planning obligation subject to conditions, it can specify restrictions. - Restrict the development or use. - Require the land to be used in any specified way - Require a sum to be paid to the authority on a specified date or dates or periodically.

Answer 174

Contractor: - Approved contractor list (PQQ) - Undertaken schemes of a similar nature Consultant - Approved contractor from the British Structural Waterproofing Association website list - Requested case studies

Answer 175

Disadvantages - maintenance (8-10 years painting depending on exposure) Advantage - frames could easily be repaired (rather than replaced) - sympathetic towards the listed building and conservation area.

Answer 176

The waterproofing specialist would not guarentee this as a single form of waterproofing system for residential use. BS8102 recommends the use of a maintainable system - the inability to maintain a tanking system restricts this requirement.

Answer 177

Depending if the works could be carried out in-situ using the same materials then no. However, given the level of decay the windows would have required removal and repairing off site which would require LBC.

Answer 178

Repairing the windows would have still retained the poor angled design and therefore would have been a short-term repair that would have costed a lot given then significant amount of decay. Windows would have required removing and repairing off site. The issue of future maintenance of the timber through access difficulties.

Answer 179

Code of Practice for installing rolled lead sheet roof and wall coverings that are fully supported.

Answer 180

- Measured the distance across from the outer edges of the curve to get its width. - At the midpoint, I measured the depth of the curve (Using a long straight edged level) - Delivered the measurements for the width of curve and depth into CAD to identify the radius.

Answer 181

- Through site inspection and measurement. - Reviewing the previous building control drawings for the extension. - Provided by the client upon request.

Answer 182

- Seal all knots with a spot primer (prevent the knot bleeding – resin compound) - Apply two coats of sealer to protect the wood /create a barrier. - Apply primer to enhance adhesion /return tooth to the surface and optimise paint colour. - Paint the timber as per manufacturer instructions (usually two /three coates)

Answer 183

Mechanically fixing a 50mm timber kerb to the existing gutter base and re-dressing with lead.

Answer 184

- uPVC windows are not designed to be installed on an angle. - I did consider the option to install a roof lights /velux which I considered would not be in keeping with the mansard roof design /local area. - Replacement timber windows would have been bespoke made /modified on site to create a suitable sill detail.

Answer 185

- Sill to project beyond the wall by at least 25mm. - Ensure the water drip projects at least 10mm beyond wall.

Answer 186

- Safety glass for glazed areas lower than 800mm from finished floor level. - Glazing to critical locations must be in accordance with BS 6262.

Answer 187

- The sill should be set at a sufficient angle to discharge water away from the frame. - This is typically around five degrees.

Answer 188

- The jambs insulated and boarded with 18mm plywood. - The sill boarded with a 50mm sill plate beneath the window. - Sill & Jambs dressed with lead in accordance with the Lead Sheet Association. - uPVC double glazed window installed vertically to the inner edge.

Answer 189

This design formed an internal corner which posed a higher risk of rainwater pooling from driving rain.

Answer 190

I contacted a technical sponsor from the Lead Sheet Association. Who advised: - 50mm sill plate between the sill and window dressed in Code 6 lead. - Lead welded gusset to the corner of the cheeks for additional protection against wind-driven rain. However, given the design of an internal corner there was still a risk of penetration from wind-driven rain

Answer 191

The lead sheet was bossed in position. Where minor lead welds were required; this was done off site to reduce risk of fire. Should the works require welding in position a hot works permit would have been in place and strict instructions to carry out welding in the morning an no less than 1 hour before work ceases as per Lead Sheet Association guidance for fire precautions when lead welding.

Answer 192

Required for any works involving open flames or producing heat and/or sparks (cutting or welding). Hot Works Permit provides control measures with precautionary checks before and after the welding process. - Spray water before welding. - Never leave flame unattended. - Two fire extinguishers close to the works. - Thorough checks before leaving site. Must be prepared by a competent person.

Answer 193

Very little maintenance required: - Clean down with reach and wash pole system. - Maintain the functioning components internally.

Answer 194

Cavity drainage membranes manage the passage of water through the structure to the perimeter drainage channel and out of the building via the sump pump.

Answer 195

I considered ‘Time, Cost & Quality’ Although replacing the wall membrane would have improved quality with less risk – the time and expense to replace would not have been acceptable given the use of the basement and isolated are of ingress. The tape is a recommended method of joining the membrane under BS8102 /Manufacturers instructions.

Answer 196

The new windows reflected the existing style of the timber windows but provided a long term-solution for maintenance purposes. The rear extension was constructed in 2002 and therefore did not contribute towards the listing of the building.

Answer 197

I obtained three insulation specifications to achieve the u-value requirements in Part L (0.18). - Warm deck (vented as per RLSA guidance) - Cold deck (150mm insulation between roof timbers) - Cold deck with insulation between roof timbers and insulated back plasterboard to the head.

Answer 198

Roof: 0.13 (exceeded the 0.16 required). 105mm insulation in total. Cheeks: 0.18 Windows: 1.4

Answer 199

Tapered firings were installed to discharge rainwater to the left and right sides of the dormer. BS 6229 recommends that a flat roof should have a minimum design fall of 1:40 to ensure a finished fall of 1:80 can be achieved,

Answer 200

Away from the building. The sump pump discharged directly to the storm drain, so the water can be taken away with the rest of the rainwater.

Answer 201

Installed at the lowest point of a basement. When water drains to the sump chamber, the pump then ejects the water away through internal pipes to a safe evacuation point like an external drain. These pipes are fitted with one-way valves to stop water flowing back into the basement.

Answer 202

Typically spread brick footings.

Answer 203

I would review Approved Document K to consider: - Rise: between 150mm and 220mm - Going: between 220mm and 300mm - Angle: not greater than 42 degrees - Kite winder: 50mm minimum tread width at the narrow end - Headroom: two meters headroom at all points from the pitch line.

Answer 204

The lower sole plate was glued to the floor with a noggin placed slightly higher and secured into a plug to provide bracing.

Answer 205

In this instance it was plywood and vinyl flooring. Marine-grade plywood cut to size and laid over the membrane and the boards would be nailed to the plywood.

Answer 206

The structural impact of the floor. In this instance, the drainage channel was laid over the floor slap with a sacrificial screed bonded to the slab and the membrane laid over the top.,

Answer 207

- Anti-lime coating applied to the walls. - Membrane fixed with membrane sealant plugs. - Waterproofing tape to any overlapped joints. - Timber battens fixed into the plugs without piercing the membrane. - Rigid insulation (closed cell) between the studs (highly resistant to water absorption /vapour – not like mineral wool) – leave a gap for ventilation. - Vapour control layer sealed at joints with an aluminium foil tape. - Plasterboard & skim

Answer 208

Mains services for each apartment. Storage /cleaning cupboards.

Answer 209

Type A: Barrier System /Tanking Type B - Structurally integral protection (Usually water resistant concrete /waterproofed by design). Type C - Drained protection. /Cavity Drainage

Answer 210

Grade 1a: Seepage is acceptable. Grade 1b: No seepage but damp patches are tolerable. Grade 2: No water penetration acceptable but moisture vapour tolerable. Grade 3: No seepage or damp is acceptable – all residential properties should be designed to grade 3.

Answer 211

- Portland cement - Aggregates - Chemical modifiers

Answer 212

A slight crack or pin hole will puncture the tanking causing ingress. A punctured Cavity drained membrane may not cause ingress as they are not deisnged with withold water behind and instead water moves freely past. CDM are generally forgiving of damage and movement.

Answer 213

The adhesive bond between the tape and concrete. The manufacturers instructions recommends that the tape is used to bond membrane to membrane only.

Answer 214

Recording this in the O&M manual (Operations and Maintenance Manual.) To make all maintenance operatives aware.

Answer 215

Overlaps were to be a minimum of three rows of studs. The joint is then formed by using the waterproofing joint tape.

Answer 216

The level of workmanship came into question given that the membrane hadn't been bonded to the steps. Also the poor design of angled timber windows during the same renovation.

Answer 217

The design satisfied the client requirements and all stakeholders were satisfied with the cost. Client feedback was obtained following the works and I received good feedback.

Answer 218

12 months from the “date of practical completion of the Works”. No defects were noted; the basement walls remained dry.

Answer 219

The guarantee was limited only to the works undertaken by the specialist and not the existing system. The system should be inspected every 12 months.

Answer 220

Yes, to satisfy a 10-year warranty this would have required a full replacement system which they agreed would not be a cost-effective solution taking into consideration the use of the basement.

Answer 221

BS8102 recommends that designs account for the likely highest level of the water table and periods of heavy rainfall to deal with all eventualities given the current climate change issue.

Answer 222

Ask more questions surrounding the stakeholders and their level of involvement to ensure a clear picture of who the works will affect.

Answer 223

The plain white uPVC satisfied the client and conservation officers requirements. Therefore I considered the additional costs for a wood grain effect wouldn’t be necessary.

Answer 224

The coating to the flat roof had delaminated - while the scaffold was in place the client opted to have the flat roof re-coated while access cost has been catered for. Didn't require LBC as considered maintenance.

Answer 225

I reviewed Approved Document J and identified the minimum distance between the flu and openable window. This was a minimum of 600mm from openings.

Answer 226

During the design phase; the waterproof specialist was appointed by the client. The waterproof specialist was appointed to develop the design /specification of waterproofing materials.

Answer 227

Sub consultant agreement. - This is where the client wants the firm to appoint a sub-consultant to undertake a portion of the services. - Agreeing the scope of services and fee while creating a contractual link with the sub-consultant.

Answer 228

Spread brick footings. It may also be possible for no foundations to be present and the basement walls functioning as the foundation.

Answer 229

Certificate of Lawfulness of Proposed Works to establish whether proposed works to a listed building would be lawful. i.e. they would not affect the character of the listed building therefore, would not require listed building consent. Note: Applications for Certificates of Lawfulness of Proposed Works cannot be submitted in respect of works which have already been carried out.

Answer 230

This can vary depending on exposure and maintenance but generally: Timber Windows: Up to 60 years. uPVC Windows: 25-30 years on average. Note: timber windows can be repaired as opposed to uPVC where they often require replacement.

Answer 231

I would have considered the special importance of the area and how the design would have contributed to this. This would have been determined by the Local Planning Authority and would not require listed building consent. Delt with together with the Planning application - separate conservation area consent has been abolished. Permitted development rights are more stringent in conservation areas - dormers would fall under PD in a conservation area.

Answer 232

An Insurance Backed Guarantee for 5 years. This provided protection against poor design, workmanship and the installation of the product even in the event of the firm ceasing to trade.

Answer 233

- The exposed location of the windows. - Poor angled design. - Lack of maintenance. - Orignal windows were likely to be hardwood and the modern windows soft wood.

Answer 234

- Grain: Softwoods have a softer grain than hardwoods. - Colour: Hardwoods tend to be darker than softwoods. - Hardness: Hardwoods are stronger, more scratch resistant. If the wood chips easily with a chisel, it’s most likely a softwood. - Weight: Hardwoods are usually heavier than softwoods. To distinguish the difference the species of the tree that the wood came from would need to be identified. - Hardwoods come from trees that have broad leaves often fall every autumn. - Soft woods are evergreen such as confiers with green needles all year round.

Answer 235

Hardwoods are denser than softwoods, making them stronger and more weather resistant.

Answer 236

Hardwood taking into consideration the exposed location and restricted access for maintenance. Given the poor angled design and restricted access I thought uPVC would be a more feasible option.

Answer 237

I assisted the client with putting together the pre-construction information. I prepared a designer's risk assessment (for the PD).

Answer 238

To inform the Client and Principal Contractor of potential health and safety risks from the design that need to be considered and managed on site and during the use of the building.

Answer 239

The design and results satisfied the clients objectives. Client Performance Feedback was obtained to gather feedback from the client. This was carried out by an independent person to encourage open discussions with the client to ensure satisfactory service is delivered and that goals are achieved.

Answer 240

Cavity Drained Systems (Type C) include drainage channels which have accessible Inspection Ports to allow for the system to be accessible and maintainable. Tanking ‘Type A’ systems without drainage channels are not maintainable and fall off the recommendations within BS 8102:2022. BS8102 recommend a maintainable system to be installed where the basement designed to a Grade 3 basement. (residential use, no seepage or damp staining acceptable)

Answer 241

The inspection was via a pole-mounted camera so I couldn’t physically inspect them. I inspected the windows internally but given the level of rot I considered it wouldn’t be wise to open the windows. When scaffold was erected and the windows were removed I inspected the frame and did not identify any decay, cracking or warping.

Answer 242

The delay was during the design phase – this delayed the start date /completion date back by 5 weeks.

Answer 243

Mineral wool (and mineral wool insulation board). Tight fitting to reducing gaps and unwanted air infiltration. Vapour permable; allowing the insulation to breath and allow moisture to evaporate (unlike PIR Boards) which I considered to be appropriate, especially to the kitchen and bathroom windows. Sustainable; Rockwool is 100% recyclable. PIR boards contain chemicles which can take hundreds of years to break down in landfills. Note: I did consider wood fibre insulation but the thickness would exceed mineral wool.

Answer 244

Means of Escape: The windows were not required for a means of escape as identified in the fire strategy. Combustibility of materials: Timber frame and mineral wool insulation boards which is a non-combustible insulation material with a Euroclass Fire Rating of A1.

Answer 245

Historic England Advice note: Energy Efficiency and Historic Buildings

Answer 246

Joint Position Statement: Investigation of moisture and its effects on traditional buildings This document provides best practice for inspection of traditional buildings. This considers a ‘whole building approach’ when identifying the cause of moisture ingress.

Answer 247

The source of moisture. I am aware of the Joint Position Statement which recommends to consider: - The construction of the building (construction new /old) - Understanding moisture-related defects - Condition assessment - Diagnosis and recommendations - Legal requirements - Report

Answer 248

Solid wall construction built from permeable materials sush as brick, stone and timber. In traditional buildings, water enters and exits the building fabric as conditions become wetter and dryer. Modern materials have impermeable barriers to prevent moisture entering all together.

Answer 249

No, the building was constructed in 1850. DPC became mandatory in 1875 under the Public Health Act 1875 Early DPC’s were commonly slate, blue engineered bricks or bitumen. There was a remedial DPC injection that had previously been installed in an attempt to remedy the damp to the basement – this was ineffective.

Answer 250

Single stage tender to obtain a competitive price. - The contractors received all detailed information to assits with costing. - This provided the client with certainty over costs. - Designs were agreed with the client involvement and local authority approvals.

Answer 251

Stage 4 - The contractors received all detailed information to assits with costing. - This provided the client with certainty over costs. - Designs were agreed with the client involvement and local authority approvals.

Answer 252

This enables the design and tendering to overlap (due to time constraints) Issued at Stages 2-3 then the selected contractor works with the project team to develop the design in Stage 4.

Answer 253

I used a laser disto and tape measure. I measured the property in accordance with IPMS 1 as the plans were used for planning purposes.

Answer 254

- Drone This is something my firm is looking to invest in near future in which surveyors will be sent on courses. I am aware of the RICS insight paper on Drones: Applications and compliance for surveyors.

Answer 255

The fundamental purpose of Insight papers is to raise awareness of significant topics and trends in emerging themes and markets

Answer 256

Lateral penetration through the natural rise and fall of the water table. A CCTV drainage survey was undertaken to confirm freedom of defect.

Answer 257

By extending the exterior plane of the perimeter walls at ground floor level downwards. This was an estimation of the wall thickness which was stated on the drawings.

Answer 258

The property management company: Homestead Consultancy Services. I enquired with the waterproofing consultancy who advised the guarantee was transferable should Homestead’s Appointment terminate.

Answer 259

The advice was given to the client which was then disclosed to third parties by the client. This was made clear in the terms of engagement that the advice may only be relied on by the named client. This protects the firm from third parties who may look on the advise differently /bringing claims against the firm.

Answer 260

- This was confirmed during the client brief. - Limitations in the terms of appointment stated that ‘no due diligence had been undertaken in regard to the legal effect of the lease’ and it was the responsibility of the clients legal advisor. - The client obtained independent legal advice relating to service charge obligations.

Answer 261

I would have reviewed the warranty at high level to see if still valid, and any obvious omissions. A detailed assessment would have been undertaken by the clients legal team.

Answer 262

The handrails weren’t removed to facilitate the works. I am aware of the requirements in Approved Doc K: - Continuous handrail - Positioned 900mm – 1m above the pitch line. - If stairs are wider than 1m handrails are required either side.

Answer 263

I considered the cost of a sub-contractor to undertake this would not be necessary given that I had access to a pole camera.

Answer 264

- To provide additional head room in the roof space to provide additional accommodation. - The mansard was of timber frame construction. - I am aware they are typically built off the existing wall plate with a high pitch rafter (around 60-70deg). - Connected to internal partition head plate.

Answer 265

- I took the initial client brief from the property management company and arranged a Teams call with the building owners. - During the meeting I listened and asked questions to determine the scope of services required. - Following the meeting I confirmed the brief via email and a fee proposal and terms of engagement.

Answer 266

Minimum fall of 1:80 BS 6229: Requires 1:80 anywhere on the roof which includes internal gutters. NOTE: Flat roofs should be designed with a fall of 1:40 to ensure a 1:80 fall is achieved once the roof is completed.

Answer 267

Yes there was a liability cap up to £1million pound. This was set by the director where the liability cap is determined on a case by case basis.

Answer 268

Protection against a financial loss caused by negligence.

Answer 269

- Blockages - Collapsed /damaged drainage channels - Incorrect gradients /falls - Tree roots penetrating

Answer 270

The drainage structure was an underground culvert made up of brickwork draining to the River Ribble. (typical for Georgian engineering) The drainage system had been reinforced with concrete following restoration works to Winckley Square in the late 19th century.

Answer 271

Groundwater pressure in the soil which has nowhere to go. This causes the water it to force itself against the basement walls causing cracking /bowing.

Answer 272

There was a property management agreement in place between the management company and building owners. A property management agreement is a legal document that defines a contractual link between the property owners and a property management company. This contract contains the terms and conditions under which the manager agrees to manage a property on behalf of the property owner. This agreement would have outlined the termination /payment structure which was dealt with the clients legal team.

Answer 273

Quality was key during this project to deliver a design that would compliment the historical importance of the building and to protect the building fabric for the future (damp issues). Time: The pre-construction phase was completed between December – March ready to commence works in the summer months. This prevented another winter causing further issues from weather. Cost: The total of all works including professional fees was £27k which aligned with the client budget of £30k.

Answer 274

A water table is the boundary between water-saturated ground and unsaturated ground. The water table can fluctuate as water seeps downward from the surface and therefore waterproofing systems should be designed to account for a full height water table und BS 8102.

Answer 275

Option 2 as the window would have been inline with the thermal element. To overcome this; the dormer cheeks were insulated connecting to the existing insulation.

Answer 276

- Windows were above 800mm from ground level so not considered critical location. - Protection from collision – windows opened outwards. - Window restrictors were installed to prevent the risk of injury /falling. Windows with restrictors can only be opened by 100 mm or less.

Answer 277

When a building is listed, it is listed in its entirety. This includes: - Internal /Externally - Any structure fixed to the building - Structure within the curtilage of the building (which formed part of the land since before 1 July 1948).

Answer 278

I contacted the local conservation officer who advised that prior approval was not required this was because: The plastered wall were a later addition that did not contribute towards the listing. The ongoing threat to the building condition due to the water ingress took precedence.

Answer 279

- Pole mounted camera from the rear courtyard. - I also viewed the windows internally but did not open them given the poor condition noted.

Answer 280

Option C: Employer required to take out a Joint Names Policy for All Risks insurance for the Existing Structure and Works. Option A & B are for the use in the case of new buildings. The employer consulted with their insurance advisor on this matter.

Answer 281

Basements can be vulnerable to vibrations in the ground; and Hydrostatic pressure from water in surrounding earth. These pressures can cause cracks and leaks in the tanking.

Answer 282

The most common type of wet rot is Coniophora puteana (latin name) – known as cellar fungus. Other species include Fibroporia vaillantii (mine fungus)

Answer 283

Wet Rot: The timber is likely to feel soft and spongy to the touch with discolouration present. Dry Rot: Cuboidal cracking likely to feel brittle.

Answer 284

1. Darkened timber – darker than surrounding timber. 2. Cracked appearance 3. Warping of the timber due to excess moisture levels. Note: The timber is likely to feel soft and spongy to the touch with discolouration present.

Answer 285

Combustion appliances and fuel storage systems

Answer 286

I reviewed Approved Document J and identified the minimum distance between the flu and openable window. This was a minimum of 600mm from openings.

Answer 287

The basement walls may have been thicker and corbelled up the building.

Answer 288

- Drainage: CCTV drainage survey - External inspection to rule out failure of rainwater goods. - Condition of external walls - I considered surface water sitting next to external walls (paving wasn’t abuted to the brickwork there was a pea gravel perimeter drain)

Answer 289

The waterproofing specialist provided a 5 year insurance backed guarantee. This protected the client from poor workmanship and poor-quality products. Note: The membrane manufacturer ‘Delta’ also covered provided a product guarantee of 30 years.

Answer 290

Difficulty providing: - Natural light - Ventilation - Drainage - Access - Means of escape

Answer 291

No, this is considered best practice guidance for protection of below ground structures against water ingress.

Answer 292

The guarantee was limited to the new system installed and not the existing system retained. Guarantee not apply where the work has been interfered with or damaged.

Answer 293

The British Standard identifies that a cavity drainage membrane is the **safest single waterproofing system** method available for those not wishing to implement a full dual waterproofing strategy. This is because future **groundwater ingress is depressurised and then controlled**, diverted and removed **rather than being ‘’blocked’’** at the point of entry. Consequently, **the risk of increased hydrostatic pressure is reduced.**

Answer 294

I reviewed the requirements in BS 8102 which states: “waterproofing measures should be designed on the basis of water to the full height of the retained ground at some time during the structure’s life”

Answer 295

I regulally inspected the works at key intervals prior to the system being concealed and kept a photographic log. The area manager from the waterproofing specialist also inspected at key stages and kept a log.

Answer 296

Impact Damage: Foot traffic causing wear and tear. Poor quality vinyl: Good quality vinyl usually has thicker wear layers enhancing its resistance to damage. Poorly fitted: The concrete beneath wasn’t level or cleaned down prior to install.

Answer 297

PolyFlor Slip Resistant Vinyl (R10) To match the existing vinyl to the remainder of the basement. Slip reistant for safety – frequently occupied to and from cleaners cupboard. R10 rated products are for areas that are kept largely dry.

Answer 298

Increases the treads durability by protecting the tread from damage and wear. Because most people plant their feet at the very end of a staircase tread. Stair nosings give the steps a nonslip surface area at the head of each step.

Answer 299

The risers were fixed with membrane fixing plugs providing a watertight seal. The treads were glued to risers and fixed to treads with a good quality contact adhesive.

Answer 300

I prepared the outline design. The waterproofing specialist prepared the specification of products.

Answer 301

I considered that timber repairs would not be an economical solution given the access restrictions. I consulted with a timber preservation specialist during the early design phase who advised the windows would have to be removed and repaired off site given the extent of decay. The poor design of the windows would have remained and therefore would require additional costs for regular maintenance (3-5 years) to include scaffold cost. (£8k for the works - £1k per week).

Answer 302

The drainage channels are fitted with accessible inspection ports that allow for the drainage channels to be inspected, jetted or washed as necessary. * A cleaning nozzle can be inserted and directed in both directions as required * A camera can also be inserted in order to allow for inspection in either direction

Answer 303

Principal Contractor (and waterproof specialist to match) detailed under Section 6 of the JCT contract: - Professional Indemnity: £2million (every one claim) - Public Liability: £5million - (Employers Liability: £5million) The limits were set by the employers insurance team to ensure the risks were correctly apportioned and insured limit.

Answer 304

The new and old membrane studs interlocked into each other. The overlap was a minimum of three studs. Waterproof sealent tape was then used to the flat area between the last two studs of the previous sheet of membrane to create the flat joint.

Answer 305

Moisture resistant MDF. This was specified and installed by the waterproofing specialist. Note: Moisture-resistant MDF is pre-bonded and treated with moisture-repellent resins, making it more capable of dealing with damp or moist environments.

Answer 306

Decay timber Defective cord mechanisms Note: Cords might contain asbestos.

Answer 307

I consulted with the client who advised on the amount of loss that would be incurred. This was based on a loss of rent. The owner of the flat whose windows were being replaced temporarily moved into the vacant flat in the building during the works. This was to due to the disruption as the owner worked from home. £250.00 per week. Note: liquidated damages are a calculation of the loss the client is likely to incur if the contractor fails to meet the completion date.

Answer 308

I took the initial brief from the property management company and then arranged a team call with the board of directors and client. Their objectives aligned.

Answer 309

Yes, i checked the asbestos register which confirmed no asbestos was present. The area was a modern alteration so the risk was low.

Answer 310

I prepared a Letter of Engagement (appointment document) The Terms and conditions was formally agreed /signed before undertaking the inspection. - Agreed scope of services - Agreed fee - Limit of liability - Complaints handling process issued.

Answer 311

Scope of services Limitations (pole camera to view windows) Proposed fee T&C's

Answer 312

Exposed roof joists below and there was no identifiable void suggesting it was a warm deck build-up.

Answer 313

- Materials, workmanship. - Insurance backed guarantee. - New works covered only.

Case Study Flashcards

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