Level 3 Flashcards
(4 cards)
Tell me about when you have prepared a detailed Building survey report for a client containing detailed information conclusions and recommendations.
The client had reported signs of damp staining and peeling paint to the first-floor ceiling, directly beneath the flat roof.
Inspection Process:
-Visual Inspection: Internal and external inspection
- Roof Assessment: ingle-ply membrane system. signs of ponding, poorly sealed perimeter detailing, and degradation to roof edge trims.
- Internal Assessment: Internally, there was visible damp staining, efflorescence, and moisture readings exceeding 25% on the protimeter
Findings:
-Primary Cause: Defective detailing at the roof upstand where the membrane had failed, allowing water to track behind the render and into the ceiling void.
-Secondary Issues: Lack of insulation contributed to cold bridging, increasing the risk of interstitial condensation, exacerbating the damp.
-Rainwater Goods: Blocked outlets and vegetation build-up were also observed, which likely worsened ponding and ingress.
Conclusions:
-The building was suffering from ongoing water ingress due to poor roof detailing and lack of maintenance.
-Internal damage was consistent with long-term damp exposure, requiring further investigation of timber structures.
Remedial
-Immediate clearance of rainwater goods.
-Strip and renew defective roof membrane and edge detailing.
-Introduce tapered insulation to improve drainage falls and meet current Part L requirements.
-Replace damaged ceiling finishes and test exposed timber for rot.
-Implement a routine inspection and maintenance plan for the flat roof and gutters.
How have you interpreted and provided advice in relation to results of advanced inspections undertaken by others?
I noted spalling and discolouration to soffits and beams. I advised the client to instruct a structural engineer to investigate the condition of the concrete.
Findings:
- Carbonation testing using phenolphthalein indicated carbonation depth exceeding the concrete cover in several areas.
-Areas of corroding reinforcement were present, particularly where moisture ingress was evident.
-The carbonation had reduced the alkalinity of the concrete, exposing the steel to corrosion.
Advise
-Explained the risk: carbonation reduces concrete’s protective properties, allowing reinforcement to rust, expand, and cause further spalling.
-Concrete repair works, including removal of damaged sections, cleaning of reinforcement, and re-application of corrosion inhibitors and repair mortar.
-Improved waterproofing to exposed surfaces to limit further carbonation.
-Regular structural monitoring and maintenance
Review of similar concrete elements not yet visibly affected.
Molyneux Drive Shopping Parade - What caused the deterioration of the building fabric? Can you talk me through the construction detail of this? What consideration did you have to damage to the structure? Was there any timber work that require treatment if so why and how? What considerations did you have for future mould growth?
The walkway functioned as the roof to the property below, and several factors contributed to the deterioration:
-Failed Waterproofing: The asphalt waterproof membrane had deteriorated over time, allowing water to penetrate through the surface and into the building below.
-Cracked and Poorly Maintained Drainage: Inadequate or blocked drainage outlets on the walkway caused water to pool, further exacerbating the situation.
-Structural Movement: The walkway slab had signs of minor cracking due to structural movement or settlement, which could have created channels for water to seep through.
Construction Detail:
-The walkway was constructed using concrete, with an asphalt overlay for waterproofing.
-The walkway slab was designed as a flat, horizontal surface, but insufficient fall meant that water could pool instead of draining efficiently.
-edge detailing was inadequate; there were no sufficient upstands or drip details to prevent water from reaching the walls below.
Structure Damage
-Concrete Slab Integrity: The ingress of water through cracks or defects in the slab could compromise the structural integrity over time, particularly if the reinforcement within the slab had been exposed to water and corroded.
Mould
Damp and Mould Risk: The persistent water ingress could lead to high humidity levels in the building, creating the ideal conditions for mould growth.
Remediation
-Ventilation:
-Dehumidification:
- Mould Treatment:
Bracknell Centre - Can you talk me through the Boeing and deflected window? Why was the structure engineer required? Was there any evidence of cracking externally? What was the outcome of the CCTV training survey? Why has this happened?
On an inspection:
-Cracking to the external brickwork and internal finishes near the corner of a single-storey classroom block.
Minor signs of subsidence, including dropped window sills and misaligned doors.
- I recommended a structural engineer be instructed alongside a CCTV drainage survey to investigate further
Findings
-The cracking was consistent with differential settlement of foundations.
-Localised movement was isolated to one corner of the building.
-The soil beneath was susceptible to washout.
Drainage CCTV Survey:
-A fractured clay pipe was found near the subsiding area.
-Ongoing water leakage had eroded the sub-base material, contributing to foundation instability.
