SOE - Core Competencies Flashcards
(148 cards)
1
Q
What are common causes/conditions of condensation?
A
Condensation is a common occurrence in homes and is caused by warm, moist air coming into contact with cold surfaces. This can happen for a number of reasons, including:
- Everyday activities: Many activities in the home, such as cooking, showering, washing clothes, and breathing, produce moisture.
- Inadequate ventilation: When there isn’t enough ventilation, moisture can build up.
- Poor insulation: Low levels, missing or incomplete insulation can create cold spots in the home.
- Single glazing: Single glazed windows can’t warm up, which can lead to condensation.
2
Q
What are the effects of condensation, and how can you spot it?
A
Condensation can often be spotted most easily on windows, where water droplets form on the window pane. It is also common to see water droplets forming in other areas with cold surfaces and where ventilation is poor, such as the corners of the room or behind furniture. Long term condensation can also begin to caused damage to the finishes and building elements. It is also common for condensation to have a musty smell.
If the water droplets are not removed, this can develop into black mould, which can be harmful to health.
3
Q
Advise on the differences between condensation and damp.
A
Condensation is a type of moisture that forms on cold surfaces when warm, humid air cools down, while dampness is a result of penetrating water through walls, floors, and ceilings.
4
Q
Are you aware of any guidance from the RICS on damp and mould.
A
RICS produced a Joint Position Statement (JPS) on investigating moisture and its effects on traditional buildings. The JPS was created in collaboration with Historic England and the PCA.
5
Q
Explain your understanding of the Joint Position Statement, September 2022.
A
The JPS is a framework to guide surveyors through the best practice for investigating moisture related defects in traditional buildings. It establishes surveyors needs for knowledge and competence in the following areas:
Understanding the building to create a holistic picture.
Understanding moisture.
Understand moisture related building defects.
How to carry out a condition assessment.
Diagnosis and recommendations.
Legal requirements such as BC, planning and other standards.
Report accurately to the client.
6
Q
What are the limitations of a damp meter?
A
Electrical resistance meters are not accurate for measuring moisture in masonry. While they can be used to establish profiles, they are not quantitative, due to salts, free water and metal content.
7
Q
What is thermal imaging and what can it tell you?
A
Surveyors use thermal imaging, also known as thermography, to identify defects and energy deficiencies in buildings. Thermal imaging generates images of objects by capturing the infrared radiation they emit and shows differences in energy absorption and loss. Thermal imaging is a non-invasive technique that can be used to detect; dampness, cold bridges, leaking underfloor heating pipework and heat loss.
8
Q
What are the limitations of a thermal imaging camera?
A
Obtaining useful information depends to a large extent on the basic principles of heat transfer, so the conditions at the time of the survey need to be correct.
* constant internal temperature of 20–22C for at least 72 hours before inspection
* a minimum temperature differential of 10C, between internal and external.
* clear internal faces to external walls; note that if there is a void behind a surface you will not record any useful infrared emissions from that source
* internal doors left open to encourage even heating
* no windows or external doors left open, as this would encourage cold air ingress.
9
Q
How do thermal imaging cameras help to identify damp defects?
A
In the context of damp detection, thermal imaging can be used to identify areas of moisture in a building. This is because as moisture is lost from a surface by evaporation, it cools that surface and, as a result, areas of damp will often appear cooler in a thermal image than the surrounding areas.
However, a cold surface does not always indicate dampness. Once thermal images find an area of interest, this area should be inspected using more traditional methods.
10
Q
If you are planning to use a thermal imaging camera, how would you inform the client to adequately prepare?
A
I would inform them that the accuracy of the thermal imaging survey will, to a large extent depend on the conditions as the time of the survey, so they will need to prepare appropriately to ensure the following:
* There is a constant internal temperature of 20–22C for at least 72 hours before inspection.
* There is a minimum temperature differential of 10C, between internal and external areas.
* The internal faces to external walls are clear.
* The internal doors are left open to encourage even heating.
* No windows or external doors left open, as this would encourage cold air ingress.
11
Q
What are the common causes for structural movement?
A
Subsidence. Settlement. Frost Heave. Ground Heave. Removal of trees. Sulphate attack. Lintel failure.
12
Q
How can you identify structural movement?
A
Cracks in walls, ceilings, or foundations can indicate structural movement.
Cracks that are large and vertical, or diagonal and wider at the top, are especially significant. Cracks above doorways that form a step pattern, or that appear with uneven floors or sagging ceilings, are also a cause for concern.
Doors and windows sticking or not opening or closing properly.
Walls that bow, bulge, or lean outward.
Floors that appear uneven or slant.
Gaps between walls and ceilings or floors.
13
Q
How do electric resistance meters (damp meters) work?
A
Pin or probe types work by measuring the electrical resistance between two probes or pins to determine the moisture content of a material.
Pinless meters are non-invasive meters detect moisture using conductance by either radio frequency or capacitance of a material. Its readings are helpful for quickly determining moisture presence in a space. They should be further investigated and confirmed by taking measurements with a pin-type meter.
14
Q
What are the housing periods in the UK?
A
Georgian and Regency – 1714 – 1837.
Victorian and Edwardian – 1837 – 1901 / 1901 – 1914.
Post WW1 Housing – 1918 – 1939
Post WW2 Housing – 1945 – 1990’s
15
Q
What are some common defects of Georgian, Regency, Victorian and Edwardian Houses?
A
Arch failure – with timber backed lintels.
Bonding failure between walls.
Condensation.
Drainages problems.
Inappropriate use of cement mortar.
Inadequate foundations.
Lack of DPC.
Over stressed joists.
Penetrating damp, causing wet or dry rot to timbers and joists.
Poorly ventilated ground floors.
Failure of roof coverings.
16
Q
What are some common defects in Post-War housing (1918 – 1939 /1945 – 1990)?
A
Failure of wall ties
Sulphate attack in floors
Cracking caused by unconsolidated hardcore.
Rising damp in early concrete floors with missing DPM.
Undersized floor joists due to lack of materials.
Fungal attack on external wood due to poor quality of wood.
17
Q
What are some common defects with sand and cement render and why?
A
Cracking and shrinking are probably the most common defects that I have come across. Cement render is more prone to cracking and shrinking because they are less flexible and are less likely to be able to withstand thermal or moisture changes, or movement of the substrate.
18
Q
What are common defects with flat roofs and why?
A
Blistering.
Cracking/splitting.
Ponding water.
Defects at upstands, where two structures meet.
19
Q
What are some common defects with pointing and why?
A
Occasionally, pointing mixes are installed that mortar that is too dense (i.e too much cement). This will not allow the brickwork to ‘breath’ adequately and it will shrink and crack, which allows water ingress.
20
Q
What are some common defects with timber windows and why?
A
Rotting – windows can rot over time due to harsh weather conditions.
Warping – changes in temperature and humidity can lead to warping.
Snapped sash cords.
Peeling paint.
21
Q
At Ditton Hill Road, what was the pattern of cracking that indicated there was an issue with the support mechanism over the double doors?
A
As the lintel was absent, there was no structure supporting the brickwork or load above, leading to settlement of the brickwork over the opening. This caused diagonal cracking in the masonry over the opening, which were wider at the top than the bottom.
22
Q
Why did the lack of a lintel at Ditton Hill Road, lead to settlement cracking?
A
As there was no support to the structure above, so it settled, and cracks because visible in the mortar joints.
23
Q
What alterations were required at Ditton Hill Road to rectify the lintel issue?
A
I advised the client that this was unsafe, and a new lintel would need to be installed immediately. This would require removing brickwork and installing props to support the masonry above the opening, so that a suitable lintel could be installed.
I advised that a structural engineer would be required to specify the lintel required.
24
Q
How did you identify that there was wet rot within the loft space in Ditton Hill Road?
A
When I entered the loft area, I was initially hit with a damp musky smell. I noted that the timbers in and around the valley board were a far darker shade and the timber had a moisture content of around 50% when test with a pronged damp meter, suggesting that the timbers were suffering from continued wetting. All of which are characteristics of wet rot.
25
How did you know that the rot in Ditton Hill Road was wet rot and not dry rot?
The main indicator for me was the moisture reading, which was around 50%, and the timber was soft and wet. I know that the breading condition for wet rot is above 40%, whereas dry rot is above 20%.
The rot was also quite localised to the extremely damp timbers and had not spread very far. Dry rot is known for spreading via its mycelium. This was not apparent within the loft.
26
Describe the conditions for dry rot growth.
Dry rot, a fungal infection that can weaken a building's structure, grows in the following conditions:
* Dry rot requires a source of moisture and a lack of ventilation.
* Spores germinate when they land on damp timber with a moisture content of over 20%.
* The ideal temperature for dry rot growth is around 22°C, with a maximum of around 26°C.
27
How had the lead detailing to the gutter and chimney stack failed at Ditton Hill Road, to allow such serious water ingress issues?
Our inspection showed that there was a concealed valley gutter to the butterfly roof. The lead detailing to the chimney stack, which extended through the gutter was defective and could be an easy point for water to enter the building fabric.
28
What is a butterfly roof and what are the negatives of this type of roof construction?
A butterfly roof is a V-shaped roof that's made up of two pieces that angle upward on the outside and meet in a valley in the middle. It is almost like an inverted pitched roof.
Due to the pitch, it is difficult to access the central valley for maintenance, and it is often forgotten about as it cannot be easily seen.
29
How did you advise the client at Ditton Hill Road on how to rectify the wet rot issue?
To treat wet rot, you first need to find the cause of the penetrating water and eliminate it to remove the damp conditions.
Depending on the condition of timbers, they should either be treated fungicide to kill and remove the rot. If they are salvageable, then they can be given a wood hardener to strengthen the timber.
However, any structurally affected timbers should be removed and replaced.
Carry out any necessary repairs to the property to prevent future dampness, such as increasing the ventilation within the roof space.
30
If it was dry rot, how would you have advised the client?
If it was dry rot, I would have advised the client to:
* Find and remove the source of dampness that caused the dry rot.
* Cut away infected timber at least 500 mm beyond the last signs of fungal growth. Remove all visible spores and fruiting bodies.
* Replace the removed timber with pre-treated timber.
* Apply a fungicide or dry rot treatment fluid to the remaining wood.
* Increase ventilation in the affected area to promote drying.
* Use a damp-proof membrane to prevent dry rot from returning.
* Use a masonry dry rot treatment to sterilize masonry surfaces.
31
Are you aware of any recent techniques used for treatment of an active dry rot outbreak?
* Epoxy treatments - Filling in gaps within the damaged wooden structure with an epoxy treatment can kill the rot and strengthen the wood's structure.
* Commercial antifreeze - Antifreeze can be used to kill the fungus and prevent further growth of dry rot.
32
When advising your client at The Crescent, why did you recommend the paving should be removed and reinstated 150mm beneath the existing DPC?
I provided this advice because external ground levels should be lower than the damp proof course to prevent rainwater from splashing over the DPC, control rising damp, and allow for evaporation at the base of the wall.
33
How do you test walls for damp?
I use a moisture meter, which can measure the moisture levels in walls, floors, and timbers.
There are two main types of moisture meters:
Pin-type: These meters use two probes to measure the electrical resistance between them. The more damp the material is, the higher the reading will be.
Pinless: These meters use electromagnetic signals to detect moisture without damaging the surface.
Thermal imaging cameras: These cameras translate heat into visible light to help identify damp areas.
Visual inspection: This is the most obvious tool, but it can be useful.
34
How did you know that the paving was bridging the damp proof course at The Crescent?
I took measurements both internally, within the front living room and externally from the window sill to the ground. This confirmed that the level of the path was above the internal floor level.
This would mean that any water that penetrates or is absorbed into the wall, at the external ground level, would be able to work its way into the inner face of the wall and cause damp within the living room.
35
How did you know that the timber frame to the timber clad balustrade was rotten at Sylvan Estate?
Following the removal of the cladding, the frame had cuboidal cracking and was crumbly to the touch. It was cracked and was begging to crumble apart.
36
Why did the absence of any membrane matter, when you uncovered this during the Walkway works at the Sylvan Estate?
A membrane would have prevented any of the moisture penetrating the concrete slab and causing damp issues within the flats below.
37
During the walkway works at the Sylvan Estate, how did you instruct the contractors to form a fully encapsulated waterproof detail between the balustrading and concrete slab?
As the concrete slab and detailing around the windows was vulnerable to water penetration, I informed the contractor that we needed a detail to encapsulate the exposed edge of the slab and the window head.
I discussed this with the roofing manufacturer who provided a detail that they were willing to guarantee.
38
What are the typical defects of a flat roof? What are the remedies?
Crazing
Surface crazing is caused where there is a lack of adequate protection from the
harmful effects of exposure to the sun or, in rare occasions, chemical attack. If this
is only in small, localised patches no treatment is necessary but should be regularly
rechecked. If more widespread the areas will have to be re roofed and specialist
protection introduced
Blistering
Blisters can be caused by water vapour pressure occurring below the roof covering.
The blister should be cut and then re-bonded to the underlay allowing any trapped
moisture to escape first. The source of the moisture should also be traced and
rectified.
39
What other sorts of cracks would you expect to see on a brick building and what might have caused them?
Subsidence — A movement down in the ground level. In clay soil, the growth of large trees which remove water from the ground can cause this. This can lead to vertical cracking if in the centre of the building or diagonal cracking if at the corner of the property. The cracks will be larger at the top and thinner at the bottom.
Heave — A movement upwards in the ground level. In clay soil the removal of a tree will lead to an increase in the moisture content of the soil which will cause the soil to swell. This leads to vertical cracking if in the centre of the building or diagonal cracking if at the corner of the property. The cracks will be larger at the bottom and thinner at the top.
Settlement — A movement down due to an increased load. Buildings will settle when first constructed or if there is a change in the load as the new load settles to the bearing capacity of the soil.
40
What is damp?
A building is only considered to be damp if the moisture becomes visible through discoloration and staining of finishes or causes mould growth, sulphate attack, frost damage or even drips and puddles.
41
How would you identify rising damp? What are the causes? How would you remedy it?
RISING DAMP - Inn high tide mark, peeling and blistering of wall finishes, musty smell, rotting of timber, hygroscopic salts. Use of Speedy carbide meter to measure moisture. The readings with moisture meter result in high surface readings, often with slight decline, finishing with a sudden cut-off
CAUSES — No damp proof course, DPC bridged by pointing, render, soil, paving, mortar droppings, affects both solid and suspended floors.
REMEDY — Remedy DPC problems, remove bridging of DPC, chemical injected DPC
42
108. What type of soil is susceptible to heave and what are the possible causes?
Cohesive soils such as clay. Possible causes include removal of trees, change in water table, leaking drains or inadequate foundations that are built within the movement zones.
43
What are the common defects associated with flat roofs?
Common defects associated with flat roofs include blistering and splitting of covering, sagging (due to failure of decking between joists), ponding (due to insufficient falls), damages to flashings, inadequate solar protection.
44
What are the different stages of construction and what do each of them entail?
Project Inception
This includes the project conception, design, and planning. A feasibility study is often conducted to determine if the project is possible, and to identify any areas that need adjustment.
Pre-construction design.
This includes preparing for construction work, such as obtaining planning permission.
Procurement
This involves sending the project out to tender, to appoint a contractor.
Construction
This includes all aspects of building, such as foundation construction, superstructure construction, exterior work, and interior work.
Post-construction
This includes the project close-out and occupancy. It also includes a period of rectification, where any issues are repaired before final payments are made.
45
Why are building regulations important?
The Building Regulations are intended to protect people's safety, health and welfare in and around buildings. The regulations are also designed to improve conservation of fuel and power, protect and enhance the environment and promote sustainable development.
46
At Maybank Road, what were the Building Regulation requirements for sound reduction between flats?
The walls and floors required a minimum performance of 43 db, which was achieved through a variety of different details such as resilient bars, acoustic hangers, acoustic insulation and acoustic plasterboard.
The separating floors had to achieve a maximum impact sound level of 64db. Again, this was achieved through floating floors and acoustic underlay.
47
What is a Planned Maintenance Programme?
Planned preventative maintenance (PPM) is a proactive programme that ensures buildings and operate efficiently and are protected from decay and dilapidation. If instructed to provide a PMP, I would inspect the property to provide a written report on the condition and also provide a capital expenditure plan, which is a recommended maintenance schedule, with budget costs for each element.
This help clients to plan for future maintenance and begin to make the necessary steps to ensure the funds are available when required.
48
What is a septic tank?
A septic tank is a buried, watertight container that holds wastewater and partially treats it.
A septic tank has two main elements.
1. The underground tank.
2. A drainage field.
49
What are the maintenance issues with a septic tank?
Septic tanks require regular maintenance in order to function properly. The most regular form of maintenance is the need to ensure the levels of bacteria within the system are topped up.
They also require cleaning and emptying to remove solid waste that accumulates are the bottom. However this is only required every 3-5 years.
50
Why do you specify a lime mix pointing to historic buildings and when did you last do this?
Building materials used to construct historic buildings are generally considered to be porous and have the ability to let water and air pass through, hence why historic buildings are often referred to as being breathable. Lime is a traditional building material and is both breathable and flexible, which helps prevent moisture damage and allows the small movements within the masonry without cracking.
If I was to specify a cement mortar, which is not porous, flexible or breathable, this would prevent the building performing how it was originally intended to, leading to damp and mould growth as well as cracking.
51
When is a lime mix pointing or render not suitable?
Lime mortar is not used in all mortar because it has some disadvantages compared to cement mortar, including:
Strength - Lime mortar is not as strong as cement mortar, so it's not suitable for all types of building applications.
Ease of use - Cement mortar is easier to use than lime mortar, as it sets quickly and is less labour intensive.
Drying time - Lime mortar takes longer to dry than cement mortar, making it more time-consuming to install.
52
What are the benefits of using a lime based mortar/render over a cement alternative?
One of the key benefits of lime render is its breathability. Lime allows moisture to evaporate, preventing trapped moisture from causing damage to the underlying structure. In contrast, cement render tends to be less breathable, which can lead to moisture issues and potential structural damage over time.
It is also more flexible and durable, so less prone to cracking when the building or structure moves.
53
Why did you incorporate a lead capping detail to straddle two separate dormers?
The proposed works included constructing a dormer extension up to the line of junction. This meant that the existing vertical hanging tiles to the adjoining owners extension were to be removed, to allow the construction of the dormer. As there would be a 25mm vertical gap between the two dormer extensions, I believe that once the extension has been constructed, tiles and the flat roof detail had been completed, a lead flashing should also be dressed over the gap between the two extensions at roof level to prevent any water penetration into the gap, or build-up of debris within the gap. Which would be almost impossible to clean or maintain.
54
Why did you need to comply with Part L, when carrying out the roofing works to Bouverie Lodge?
If you are refurbishing more than 50% of the roof, you are required to comply with Part L, which requires a U-Value to roofs of 0.18w/m2k or lower.
55
What did you ultimately advise the client at Bouverie Lodge regarding the roofing scheme?
The due a number of different factors, I advised the client to proceed with a mixted scheme, formed with both 130mm flat board and 60mm vacuum packed insulation. Although he vacuum packed insulation was very expensive, this option was more cost effective than removing all of the doors and raising the thresholds.
The roofing manufacturer also confirmed that they would be able to design a scheme to provide a 30 year guarantee.
56
Is there such thing as rising damp?
Yes. Rising damp is when moisture from the ground travels up through the walls via capillary action.
57
What are the common issues resulting in dampness to properties internally?
Penetrating damp, rising damp and condensation.
58
Can you tell me about the rectification period under the JCT MW Contract?
Unless otherwise agreed, the rectification period is 3 months, from the date of practical completion.
The contractor is responsible to put right any defects in the work which appear during the rectification period, before he is entitled to be paid the final balance of the contract price.
The CA is required to notify the contractor of any such defects not later than 14 days after the expiry of the rectification period.
59
How do you issue instructions under the JCT MW Contract?
Under the contract, only the CA can issue instructions to the contractor. This must be done in writing.
If the employer wishes to make any changes to the work or the manner in which it is being carried out, they must ask the CA to give the necessary instruction to the contractor.
60
How do you issue instructions under the JCT MW Contract?
Under the contract, only the CA can issue instructions to the contractor. This must be done in writing.
If the employer wishes to make any changes to the work or the manner in which it is being carried out, they must ask the CA to give the necessary instruction to the contractor.
61
How do you issue valuations under the JCT MW Contract and what is included?
Following an inspection, I update the valuation to include works that have been properly executed and make adjustments for any variations. Valuations also include any materials & good that have been brought on site for the purpose of works.
Under the contract I issue interim payment certificates on a monthly basis and with 5 days of the interim valuation due date.
The payment terms state that payment is due within 14 days of the interim payments due date.
62
How do you issue EOT under the JCT MW Contract?
Under clause 2.7, if it becomes apparent that the works will not be completed by the date of completion, the contractor should notify me as soon as possible. If the delay occurs for reasons beyond the contractor’s control, the contractor will be entitled to a reasonable EOT.
I would therefore assess the events which have caused the delay. If an EOT is due, I will grant this via a written notice and establish a revised completion date.
63
What is your understanding of the RICS Guidance note on Contract Administration?
The RICS Guidance on Contract Administration has been withdrawn due to being out of date.
64
What are the changes between JCT MW16 and JCT MW24?
Collaborative working – Article 3 – states parties shall work in a co-operative and collaborative manner.
Articles 5 & 6 are new and address the identification of principal designer and principal contractor under CDM 2015 and the Building Regulations 2010.
JCT Fluctuation option has been introduced and is a clause that allows for adjustments to the contract sum, based on 3 options (A, B or C).
Provisions for using email for communications and notices and electronic signatures.
Parties are required to select a nominating body for adjudication.
65
What are the payment terms following issuing of a valuation and payment certificate under the JCT MW contract?
Once a payment certificate has been issued, the client is required to make payment within 14 days of the due date.
If the employer intends to withhold any money, they must issue a pay less notice at least 5 days before the final date for payment.
66
How did you evaluate and include ‘materials on site’ in the valuation at Courtfield?
During my visit, I noted that a large amount of rebar had been delivered to site, and was being stored within the storage unit ahead of being installed later that week. As the rebar was on site, the contractor included this within his valuation. I asked the contractor to provide evidence of the order so I could accurately account for the materials on site.
67
What are the risks of including ‘materials on site’ in a valuation?
Materials that are stored on site for a long time may be at greater risk of damage.
Ownership of materials on construction projects can be uncertain.
A supplier may include a "retention of title" clause in the contract, which gives them the right to retain ownership until certain conditions are met, such as payment.
68
What was the process of issuing a contract instruction at Mulgrave Road for the repair work to the Chimney Stack?
I had been instructed to write a specification for localised repairs to one elevation of the building, despite raising some concerns about other areas initially.
However, during the works, the client changed their mind and requested works to be carried out on the opposite side of the property.
I confirmed the scope of these works with the client and then asked the contractor to provide a price. I presented the price to the client, and they confirmed that they were happy to instruct these works.
As these works would not affect the critical path, the contractor assured me that it would not make any change to the completion date.
I therefore issued an instruction for these works.
69
Why did you arrange a pre-commencement meeting at 44a Cheshire Street? What did you do after the meeting?
I organised the pre-commencement meeting to prepare for the start of a project as it provides an opportunity to meet the team, review contract particulars, clarify responsibilities, review health and safety requirements and ultimately help with the smooth running of the project.
70
What are specifications?
Specifications describe the material and workmanship required for the project
They do not include cost, quantities or drawn information so need to be read alongside other information such as; Bill of Quantities, Schedules, Drawings
71
What are preliminaries in a specification?
Preliminaries, or "prelims", are the costs and activities that are required to complete a project but are not directly part of the finished product. These include costs such as management, site facilities and plant hire.
72
What is the preamble in a specification?
Explanation of a document to help with interpretation
Do not form part of the cost
Might include;
− Description of parties to the contract
− Description of competence
− Background
− Summary of negotiations
− Tendering Procedure
− Objectives
73
Tell us about your understanding of the RICS Design and Specification Guidance Note.
The RICS Design and Specification Guidance Note provides professional guidance on best practices for design and specification in small to medium-sized construction projects.
Ultimately, the guidance highlights the importance for specifications to include a well structured and detailed description of the quality, standards, workmanship, materials and completion of works. To ensure as little confusion as possible.
74
Why are details such as materials and workmanship included within a specification?
They provide a clear quality standard and expectations for the work to be completed
It also helps to minimise risk.
75
What impact does CDM have on design?
CDM has a significant impact on the design and specification of building works, as it places legal responsibilities on various duty holders, particularly designers to ensure health, safety and welfare are considered throughout the construction lifecycle.
It requires designers to take reasonable steps to eliminate, reduce or control foreseeable risks.
E.g – allow for safe access for cleaning windows.
- avoid suing materials that require frequent high-risk maintenance.
- choosing pre-fabricated components to avoid working from heights.
- choosing fire resistant materials or non-toxic finishes.
76
What impact do building regulations have on design?
The Building regulations ensure that construction projects meet certain safety environmental and health standards, which can impact design in various ways. For example,
Part B – Fire safety – mandates the design of fire resistant materials, escape routes, compartmentation…etc.
Park K – Protection from falls collisions & impact – External guardrails to terraces or roofs are a minimum of 900mm, but to balconies they are a minimum of 1100mm.
Part L – Thermal performance – Influences the specification of insulation materials, energy efficient glazing and building materials to achieve U values.
Part M – Access – requires design to ensure accessibility for disabled users e.g 775mm wide principal communal entrance doors (900mm recommended). Ramps to have a clear width of 900mm.
77
At Valery Court, what changes did you need to make to ensure the entrance was suitable for wheelchair access?
As the client requested to new porches were accessible for wheelchair users, they needed to have a suitably wide door, so a minimum of 775mm, but we allowed for 900mm. They also required ramp access to me a minimum of 900mm wide.
78
At Gratton Road, you specified the installation of a Gyproc Fireline plasterboard with a plastered and painted finish to satisfy Part B and provide 60min fire protection. Is there any other build up you could have specified or recommended?
Yes, I could have specified using two layers of 12.5mm fire-resistant plasterboard or an approved suspended ceiling detail.
79
At Gratton Road, you specified a Gyproc Fireline Plasterboard, with a plastered and painted finish, to provide 60 minutes fire protection. How thick was the plasterboard that you specified?
It was 15mm.
80
At Gratton Road, how did you know the current build up did not provide 60min fire protection?
Unfortunately, I was able to see the floorboards of the flat above. The ceiling structure had been removed in areas, and the floor joists and floorboards of the flat above could be seen from within the rooms of the subject flat.
81
You specified an additional guardrail for roof works in Bromley, to satisfy part K. Why would introduction of insulation have required this?
Prior to work, the guardrail height was 1100mm, as required under part K. Increasing the insulation thickness would reduce the guardrail height making it non compliant.
Therefore additional guardrails would need to be installed.
82
What is your understanding of the RICS Surveying Safely: Health and Safety principles for property professionals?
This provides guidance on managing health and safety risks. The guidance teaches that surveyors owe a duty of care to themselves, clients, colleagues and third parties that are impacted by their work. Which should be understood.
It requires surveyors to conduct thorough risk assessments in all professional activities and have a structured approach to identify, assess and mitigate risks.
This includes safe working practices, preparing and planning for site visits and having the correct PPE when required.
Surveyors should consider site specific hazards such as confined spaces, asbestos and working at heights.
The guidance essentially requires surveyors to take a proactive approach to health and safety by continuously identifying risks, ensuring proper planning and adhering to legal obligations.
83
When carrying out the PMP at Avenue Court, how did you gauge the life expectancy of certain elements?
I gauged the life expectancy of the building elements based on their current condition and my understanding of how long certain elements should last.
Avenue Court is a purpose-built block of flats formed with traditional construction and materials. The mansard roof had previously been renewed with plain concrete tiles. My inspection showed that the rest of the building had been poorly maintained and needed decoration, new rainwater goods and access staircases at an early stage.
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When carrying out the PMP at Avenue Court, how did you accurately budget for the cost of works, over the next 10 years?
When forming the capital expenditure plan for the block, I listed the necessary works that I had identified during the inspection, in order of priority and allocated them to specific years, e.g. year 1 or year 5.
Then, using my understanding of current costs, and taking averages from ongoing or recent projects, I used the average costs and scaled them to the necessary level for Avenue Court.
If the item was in year 5, I would then make an allowance for inflation.
I also included costs for cyclical maintenance and decoration, to ensure that the block was aware of the need to stay on top of the maintenance and the associated costs, so that they could set out a plan with their managing agents to begin collecting the necessary funds.
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During you inspection of Thornhill Road, you advised the client that fire doors were needed, why was this?
The property had a loft conversion, which meant that the property had three floors. Under Part B of the building regulations, any new build or home renovation that has three or more floors must have FD30 fire doors fitted to every habitable room that leads from a stairwell. This applies to loft conversions where an extra floor has been added to a two-storey home.
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Following your inspection to Cheriton Court, why was opening up externally required to specify the correct remedial works?
As the internal walls to the mansard roof at fourth floor were constructed with concrete blocks, it would have been very disruptive to the residents form a core hole internally. However, luckily at the time of inspection there was a scaffold erected, so I was able to return with a contractor to open up externally.
Opening up was required so the construction details could be confirmed, and a relevant specification could be formed.
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How was the mansard at Cheriton court constructed with a Warm Roof Construction?
This mansard construction replicated a warm roof construction because the insulation was located to the roof structure, rather installed adjacent to the internal walls to the living accommodation of the fourth floor properties. The void between the insulation and the walls was also un-ventilated, similar to a standard warm roof construction.
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How was the lack of insulation within the construction leading to cold bridging at Cheriton Court?
The insulation was situated to the underside of the mansard roof pitch, however there was no insulation to the soffit. This created a gap in the insulated surface of the roof construction and created is a weak point in a building's insulation that allowed heat to pass through more easily
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How did you advise your client on the necessary remedial works required to address the issue at Cheriton Court?
I advised the client that in order to remove the condensation issues from the top floor flats, they had two options.
Option 1 – Retain the warm roof detail, but increase the insulation provision to the dormer cheeks and the soffits, to remove any cold bridges.
Option 2 – When they come to renew the roof, they could remove the existing insulation and install PIR insulation boards to the concrete blockwork structure, ensuring that there is a 50mm ventilation gap between the upper and lower slopes, once insulation has been installed. Ventilation grills should then be installed to the soffits. This would change the mansard from a warm roof to a cold roof.
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What do you need to consider before going to site to carry out an inspection?
Am I competent to undertake the inspection
Am I properly insured
Has an agreement been signed
What are the risks involved
What kind of survey is it,
Review all relevant existing building information, leases.
What equipment will be required to carry out the survey
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How do you undertake an inspection?
Personally, I would prefer to undertake an inspection of a building from the top down.
I would normally walk around the building externally a couple of times first to get my bearings and get an initial understanding.
I would look for an indication of age, construction and additions etc.
Then I would start the inspection externally and inspect each elevation in turn looking and the roof, elevations, windows, doors, drainage and rainwater goods.
Then I move inside and again start from the roof space and move down through the floors.
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What kinds of risks do you consider when carrying out an inspection?
Lone working
Asbestos
Accessing roofs and roof spaces at height
Hazards associated with derelict/empty properties
Confined spaces
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What is a Hygrometer?
A hygrometer is used to measure the amount of humidity in the air and can help to diagnose condensation.
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What are the key building elements you would look to survey?
Roofs
Walls & Cladding
Rainwater Goods
Windows, Doors and Joinery
Structural Frame
Substructure / basements
Floors
Finishes
Internal Walls, Partitions
Staircases
Sanitary Fittings
Building Services
Out Buildings
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What are some key valuable sources of occupier’s information you would normally look to obtain prior to a planned maintenance survey?
Structural alteration drawings
Guarantees in respect of the premises or its services
Records of service agreements on items of plant
Records of testing of life safety systems
Planning and building control applications and approvals
Operation and maintenance manuals
Asbestos registers
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What precautions would you take say you were inspecting a flat roof with a stepped ladder on your own?
I would prepare RAMS before I undertook the survey. I would consider the height of the roof if it was more than a single storey I would arrange alternative access. I would consider the type of ladder being used and if it is in good condition.
It must be capable of being placed against the wall at an angle of 70/75 degrees and allow the surveyor to be able to inspect the roof without standing on the last four rungs of the ladder.
I would consider if the roof was fragile or suitable to be walked on and even if it was suitable to be walked on, I would not suggest this was suitable from a ladder unless there was a fixed ladder.
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You are asked to inspect a flat roof take us through the inspections process?
Firstly gather historical building information and details of any current or previous issues with the roof. Make arrangements for access and prepare necessary RAMS.
Firstly identify:
Age
Previous repairs
Period defective for
When does it leak
Does water pond
Use of room below
Is it used as a balcony or terrace
Access arrangements
Secondly carry out a visual inspection during or after rain
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Are you aware of any RICS documentation that provides guidance on undertaking inspections?
RICS Guide to Surveying Safely
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Why did you advise the client that emergency lighting should be installed to the communal staircase at Avenue Court?
Under Part B of the building regulations, escape lighting is required in any block of flats with more than two storeys and is required to guide residents through escape routes.
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What is emergency or escape lighting?
Emergency lighting is battery-backed lighting that activates when the building's main power supply fails. It's designed to:
Illuminate escape routes and emergency exit signs
Guide people out of the building in an emergency
Provide illumination for at least three hours
Function during circuit failures
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What is a licence to alter and what process did you follow for the licence to alter in Chiswick?
A licence to alter or licence for alterations is a formal agreement between the landlord and tenant that outlines the terms and conditions for proposed alterations.
It is required for both residential and commercial leases. It ensures that the work won't cause conflicts with the building's owner or other tenants.
For the LTA in Chiswick, I was contacted by the freeholder’s agent who informed me that one of the tenants had submitted a request to make alterations.
The freeholder appointed me to conduct a technical review of the application, and I was provided with drawings and a specification of work.
I reviewed the tenants’ proposals and identified a lack of acoustic provisions to the new kitchen. I advised the client and tenant of these and requested that further information was submitted, to confirm the bedroom above the kitchen would not be adversely affected.
Once all of the requested documentation was received, I provided my client with a letter to confirm that the proposal was in line with the lease provisions and stipulated the documentation required from the tenant on completion.
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What additional information did you request from the leaseholder in Chiswick, that applied for a licence to alter and why?
I requested additional information with regard to the acoustic provisions within the new kitchen as it was proposed to be located directly underneath the primary bedroom of the flat above.
The tenant was proposing to make changes to the ceiling, in order to install the necessary kitchen equipment. The lease set out criteria focused on maintaining or improving the existing sound insulation performance. I requested information to confirm that the works included installation of acoustic insulation to ensure the tenants in the flat above would not be adversely affected by the alterations.
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How did you ensure that the works carried out by the leaseholder in Chiswick, were compliant with the stipulations of the licence to alter?
To ensure that the works progress as per the approved details, I conducted site visits and also received photographs from the tenants project team throughout the duration of the works.
After the works had finished, I was furnished with the completion documentation which I reviewed. I also visited the flat above to check for any damage as a result of the works.
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Why did you believe it was necessary to organise an asbestos refurbishment and demolition survey at Welford Place?
Welford place is a private estate, which was constructed in the 1970’s. Given the date of construction, it was very likely that asbestos would be present.
My client was planning to undertake a full refurbishment of the property and it was therefore a requirement to carry out refurbishment and demolition survey to locate any asbestos.
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Once asbestos was found in Welford Place, why did you approach licenced asbestos removal companies?
I appointed a licensed asbestos removal company, as this was the advice received following the survey, as they believed that removal of the asbestos found was quite high risk and needed to be carried out by a regulated company.
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When can you use a non-licenced asbestos removal company?
Non-licenced asbestos companies can be used when the risk associated with removal are lower.
Examples of non-licensed work with asbestos includes the removal of floor tiles, textured decorative coatings and the removal of asbestos cement sheeting.
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What is the difference between an asbestos management survey and a refurbishment and demolition survey?
Management Survey - This records the location, amount, condition and type of ACM's within a property. It helps manage ACMs during normal occupation and use of a premises.
Refurbishment/Demolition Survey - A more detailed survey that is fully intrusive, and usually requires the building to be vacated so that samples can be taken. This is required if any works are planned to the property.
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Under what sections of the PWA did you serve notice on the adjoining owners for the single storey rear extension in Devonshire Road?
Section 1(2) to build a new party wall astride the boundary.
Section 2(2) for works related to the party structure, including the removal of a chimney breast.
Section 6(1) for excavation within 3 metres, to a level below the adjoining owners existing foundations.
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Why did the building owner require the adjoining owners consent to build astride the line of junction, in Devonshire Road?
Under section 1(2) of the Act consent is required to build astride the boundary, to protect the interests of both property owners and ensure that construction doesn't negatively impact neighbouring properties.
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What is a Party Wall Award?
A party wall award is a legally binding document that outlines the rights and responsibilities of property owners involved in projects where the works are notifiable under the Act.
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What is the Control of Asbestos Regulation 2012?
The purpose of the Control of Asbestos Regulations 2012 is to serve as a framework for controlling exposure to asbestos and managing asbestos in buildings.
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Who are the Control of Asbestos Regulations 2012 applicable to?
The regulations are applicable to two types of people:
Duty Holders – are defined as the owner(s) of non-domestic premises, or the person or organisation that has clear for the maintenance and or repair of non-domestic properties.
Employers – which is self explanatory.
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What is regulation 4 of the Control of Asbestos Regulations 2012?
Regulation 4 imposes a legal duty to manage the substance if it is present or presumed to be present.
A substantial breach of the regulations can lead to an unlimited fine and up to two years’ imprisonment.
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Does the Control of Asbestos Regulations 2012 relate to domestic properties?
The regulations apply to common areas in multi-occupancy domestic premises but does not apply to private houses.
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What is asbestos?
Asbestos is a group of naturally occurring minerals that are made up of long, thin fibres that can be separated into threads. Asbestos can cause serious health problems and even death if people are exposed to it.
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What is the Party Wall Act?
This legislation helps to resolve disputes relating to excavations or works caried out to a boundary wall, party wall, party structure or boundary structure. Notice of the intended work must be given to the adjoining owner or owners, leading to agreement, changes to the proposed works or a dispute that is then resolved by an appointed surveyor or surveyors.
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What are the rights provided under permitted development?
Permitted development allows householders to improve and extend their homes without the need to apply for planning permission.
The rights granted relate to:
Single storey extensions – 4m for detached. 3m for others. Larger extensions of 8m and 6m can be granted, but they require prior notification.
Loft conversions – 40 cubic metres for terraced houses and 50 cubic metres for semi/detached.
Outbuildings – Sheds, garages and garden rooms can be constructed if they do not exceed 50% of the curtilage and are no higher than 2.5m if they are within 2m of a boundary.
Change of use – Commercial to residential and office to residential can be granted via prior approval.
Flats do not benefit from permitted development.
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When would a planning application be required?
Planning is required if you wish to build something new, make a major change such as an extension that does not meet permitted development rights or change the use of your building.
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Why is the enforcement of CDM regulations important in the construction industry?
The enforcement of Construction (Design and Management) (CDM) regulations is important in the construction industry because it:
Improves health and safety
Reduces accidents and injuries
Saves lives
Enforces legal compliance
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What are building regulation?
The Building Regulations 2010 provide minimum standards for the design, construction and alteration of buildings. They are supported by a suite of approved documents providing detailed practical guidance on compliance.
They apply in England and Wales.
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When do the Building Regulations apply?
The Building Regulations apply to any building that involves the erection of a new building, the extension of a building, the material alteration of a building, the installation, alteration or extension of a controlled service or fitting.
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What are approved documents?
Practical guidance on ways to comply with the functional/minimum requirements in the Building Regulations is contained in a series of 14 Approved Documents.
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What is a Full Plans application and the process?
A full plans application is a type of building regulations application that's used to obtain approval for detailed plans of a building project.
The full plans application is deposited with the local authority, usually together with 25% of the full charge payable.
With agreement, work may be started after 2 working days, however before the plans are checked and approved, it is at your own risk. You will be invoiced for the remaining part of the charge after work starts.
You must inform the local authority at certain stages of the work so they can carry out
inspections to confirm that building work is in accordance with the approved plans.
On satisfactory completion of the building work, you will be given a completion certificate.
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What is a Building Notice application and the process?
A building notice application is a way to get building control permission for minor building work on a domestic property.
The notice is served on the local authority, together with the full charge payable.
Work may be started after 2 working days. The local authority may ask for further details to support the notice
You must inform the local authority at certain stages of the work so they can inspect the work. As no plans have been approved, it is important that these notifications are given.
On satisfactory completion of the building work, you will be given a completion certificate.
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What is a type A party wall?
A wall which forms part of a building or stand on lands belonging to different owners. These walls are Party Walls throughout their height and length and both owners are entitled to make use of it.
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What is a type B party wall?
A type B party wall is essentially a wall separating two buildings, which has been built right up to the boundary line wholly on the land of one owner. This type of party wall does not straddle the boundary.
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What is an 11(11) contribution and when should it be paid?
The amount a building owner pays an adjoining owner to use a wall that the adjoining owner built. The payment is due when the adjoining owner uses the wall for their own benefit.
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What is LACORS Fire Safety Guidance 2008 and what did it teach you?
The LACORS document provides a comprehensive framework for fire safety in existing residential properties and should be considered when carrying out surveys. It provides guidance on fire risk assessments, changes in requirements due to the type of property, detection and alarms, escape routes, compartmentation, firefighting equipment and smoke ventilation.
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When are smoke vents required in domestic properties?
Smoke vents are required when the nearest exit door is over 7.5m from a flat entrance door.
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What smoke & fire detection systems are suitable for domestic properties?
Grades D-F are suitable for domestic properties, but flats and HMO’s require higher graded systems.
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What is compartmentation and why is it important?
Compartmentation is a fire safety technique that involves dividing a building into fire-resistant sections to contain the spread of fire, smoke, and heat. It is important to contain the spread of fire.
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What is fire stopping?
It is a fundamental part of passive fireproofing. It refers to the process of filling openings and joints between walls and floors with fire-resistant material, inhibiting the spread of fire between 'compartments' within a building.
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Are you aware of any Fire safety regulations?
The Regulatory Reform (Fire Safety) Order 2005.
Fire Safety Act 2021.
Fire Safety Regulations 2022.
Building Safety Act 2022.
Approved Document B: Fire Safety.
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What is a fire risk assessment?
Is a systemic review of a building or premises to identify fire hazards and the people that may be affected.
It is a legal requirement for anyone responsible for a building that is not a single private dwelling.
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What works did you specify in Ladygrove, to bring the blocks up to date with regulations?
The works specified included installation of fire door sets to the internally opening for the bin store, upgrading of the walls to the bin store with a fire resisting construction, electromagnetic door closers to the fire lobby doors linked to the fire alarm system and fire stopping within the riser cupboards at each level.
I also specified for the entrance mat to be raised, level with the floor to remove a trip hazard.
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Explain the importance of fire doors.
Fire doors are an essential part of compartmentation, to contain the spread of smoke and fire. Fire doors provide protection to escape routes to allow users to escape safely and fire services to enter the building.
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What is a fire strategy for a building, and when is one required?
A fire strategy is a document that outlines a building's fire safety measures and how they are managed.
A fire safety strategy is required when a building is constructed, extended, or undergoes a major change of use. They can be prepared retrospectively or in the design stage.
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How do electromagnetic fire door closers work?
An electromagnet is powered by a building's fire alarm system and attached to a steel plate on the door. When the door is fully open, the steel plate contacts the electromagnet, which holds the door open. When the fire alarm is triggered, the electromagnet is de-energized and the door closes.
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What is Safe2Torch?
Is a campaign used to reduce the risk of roof fires caused by gas torches. Safe2Torch encourages designers and installers to use torch-free solutions when there is a fire risk. Torch application is only used if it is proven safe and agreed between all parties.
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What is a hot works permit?
A hot work permit is required for any hot work activity, and should include the following details:
* What work will be done
* When and how the work will be done
* What precautions will be taken
The permit must be signed by all relevant parties before the work begins, and signed off by an authorised person when the work is finished.
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Tell me about travel distance?
Travel distance is a fire safety measure that refers to the distance a person must travel to reach an exit from any point in a building. The distance is measured along the shortest route to the nearest protected stairway, separate fire compartment, or final exit.
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What is the maximum travel distance within a flat?
The maximum travel distance within a flat is 9 meters, meaning that a person should be no more than 9 meters away from the flat exit door or the entrance hall if it is protected.
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Can you tell me some travel distances to be aware of?
For properties with more than one escape route - 45 meters.
For properties with a single escape route - 18 meters.
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When are protected means of escape required?
All buildings, except for individual private homes, must be designed and constructed to provide a protected means of escape in the event of a fire.
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What is the Fire Safety Act 2021?
The Fire Safety Act 2021 is part of wider UK government building and fire safety reforms following the Grenfell Tower fire in 2017, this amends the Regulatory Reform (Fire Safety) Order 2005.
It requires those who are defined as responsible persons to assess, manage and reduce fire risk associated with certain types of building, essentially blocks of flats in multiple occupancy.
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