Southampton Solent University 2015
Refurbishment Surveying 602 Kei Little: 15th April 2015
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CONTENTS PAGE FEASABILITY STUDY /CONDITION SURVEY ROOM SM215
: TASK 1
SCHEDUAL OF CONDITION
: TASK 2
MEASURED SURVEY
: TASK 3
ELEMENTAL SURVEY
: TASK 4
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TASK 0NE FEASIBILITY STUDY
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The feasibility study was carried out by Kei Little Architectural Technologist on the premises of: Southampton Solent University Conference Centre Sir James Matthews Building 157-187 Above Bar Street Southampton, Hampshire SO14 7NN United Kingdom +44 23 8201 5757 Room SM215.
TASK ONE FEASABILITY REPORT 1.1/ Introduction. Instructions to undertake a condition survey of the building services and related project areas as necessary to ensure that the project design and incorporation of shower and WC in SM215 and as it develops the project can be coordinated with: • • •
Existing infrastructure assessment on the condition of the room based on a non-intrusive survey. modifications to the existing services systems Proposed incorporation of the design within the building/designated area. To comply with Approved Document M of the Building Regulations BS 8300:2001, a Shower Compartment suitable for wheelchair users should have at least the dimensions, equipment and fittings, an assessment of the design and the method of construction of the system is designed and has been examined and it has been shown that it is capable of complying with current building regulations. 131 Words
1.1.1
Building. Are there physical problems with the building, e.g. making it accessible to people with mobility problems, planning restrictions preventing physical changes or change of use and fire safety and escape. 30 words
1.1.2 Construction. There are concrete columns in all four corners of the room and a suspended ceiling and plasterboard walls. To discover the floor construction an intrusive survey would be required.29 words 1.1.2 Location. Access is through main reception at the front of the building on above bar street on the western façade of the building, the classroom being surveyed is on the second floor of the building and can be accessed by the stairs behind the main reception desk. 47 words 1.1.3 Orientation. The building is orientated with the main reception area facing west and fire escape routes on the north and south corners facing west and towards the east of the building behind the front entrance. 34 words Page 3 of 30
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1.1.4 Occupancy. Building was occupied at the time of the condition survey by students.12 words 2.1/ Scope. The 'Disability Discrimination Act' requires that commercial and public buildings must take reasonable steps to ensure less able people have equal access to all aspects of their premises. The washroom requirements necessary for compliance with this 'act' are described in Part M of the Building regulations 2.1.1 Determine whether or not the installation of a shower facility is or is not feasible In the SM building room 215. Does the showers WC have to be in the immediate area of SM Room 215 and if not how close is reasonable? 3.1/ Feasibility. 3.1.1Walls onto which fittings are to be mounted must be suitable for the intended Use of the applicable product. Appropriate fixings should be used which are suitable for the material of the fixing wall. 3.1.2 The shower and WC must come from a DOC M pack and a checklist of the contents to assure they comply with DOC M standards of shower facilities that get assessed prior to purchase/assembly. SM215 is not the most suitable location for a shower/WC. 31.1.3 Could be located closer to fire escapes and made more easily accessible to wheel chair users. 3.1.4 This corridor serves class rooms and it is not suitable to include a shower in that area. 3.1.5 No adequate ventilation for room and plumbing connections are too far away and you won’t get the water pressure to run a shower and flushing toilet. 4.1/ Conclusion/Recommendation. 4.1.1Make recommendations that shower/ WC facility would be better positioned if it was located in room SMZ2 near to existing toilet facilities and close to fire exits and is close to lifts that are the only access point for wheel chair users on this floor, 4.1.2Access problems it would be better to put the shower on the ground floor. 4.1.3The Preamble leaves the feasibility issue up to the contractor. 5.1/ Condition Survey 5.1.2 A non-intrusive condition survey, high-lighting potential problems, unforeseen costs, or potential unforeseen costs due to condition of the room SM 215. 5.1.3 There may be extra cost to rectify any problems, and unforeseen costs for future alterations / extensions. No test have been made to confirm that appliances are working. Ref: 6.1
Element Suspended ceiling
6.2
Plasterboard walls
Condition Recommendations Comments In a good No repairs condition with no presently required. significant wear or defections Subject to general General wear and tear with maintenance Page 4 of 30
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soiling and dents in places. In a good condition with no significant wear or defections In a good condition with no significant wear or defections In a good condition with no significant wear or defections Seem to be working visually nothing to report.
cleaning or painting.
6.3
Suspended lighting
6.4
Strip light
6.5
Air vents
6.7
speakers
6.8
Smoke detector
Seem to be working visually nothing to report.
Recommend they are tested to find out if they work. Should be tested regularly.
Projector
Seem to be working, visually nothing to report.
Recommend they are tested to find out if they work
6.9
Clock
No recommendations
6.10
Attendance monitor
Seem to be working, visually nothing to report. Seem to be working, visually nothing to report.
No repairs presently required.
No repairs presently required. Recommend they are tested to find out if they work
Recommend they are tested to find out if they work
Usually equipment would be tested regularly to find out if they work and would be replaced if they were broken. Usually equipment would be tested regularly to find out if they work and would be replaced if they were broken. Usually equipment would be tested regularly to find out if they work and would be replaced if they were broken. Clock is working. Usually equipment would be tested regularly to find out if they work and would be replaced if they were broken. Page 5 of 30
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6.11
Projector screen
6.12
White board
6.13
cabinet
6.14
Computer desk
6.15
Tables
6.16
chairs
6.17
skirting
6.18
Carpet tiles
6.19
Room Door
Generally ok, visually nothing to report. Generally ok, visually nothing to report. Generally ok visually nothing to report. Generally ok visually nothing to report. Torn and worn in several places and peeling from the walls. Subject to hard long term wear and tear, with chewing gum stains. Is in a used acceptable condition.
Normal maintenance is required Normal maintenance is required
Replace the skirting’s if unrepairable.
The inspector does not consider these to be either serious or urgent. Nearing the end of Repairs are its useful life, required The extensive repair inspector does not required or consider these to replacement. be either serious or urgent. Opens and closes OK.
Appendices Terms and Condition of Engagement The level of safety and acceptable standards are set out as guidance in approved documents, and are considered as evidence that the building regulations have been complied with. The surveyor will not inspect or report upon any area which are covered or unexposed, irrespective of the method of fixing of the covering that may exist.
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TASK TWO SCHEDULE OF CONDITION
Survey was carried out by Kei Little Architectural Technologist on the premises of: Linda Little 15 Gent Close, Blandford Forum, Dorset, Dt11 7NF. Page 7 of 30
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TASK TWO REPORT SCHEDULE OF CONDITION 1.1/ Introduction 1.1.1The weather conditions at the time the inspection was carried out was cloudy and dull. The day of the photos was sunny and clear. The dwelling was occupied at the time of inspection, and furnished. 1.1.2 This is a general survey that takes account of relevant factors affecting condition and not valuation. 1.1.3 The minimum level of equipment required to fulfil the conditions of engagement will be used. 1.1.4 A general builder can do the necessary opening up and if it becomes necessary the subsequent reinstatement work. 1.1.1 Building 1.1.2 Access 1.1.2 Location 1.1.3 Orientation 2.1/ Scope 2.1.1 This survey looks at the location and condition of aspects of construction. Only inspecting elements visible and observable on a walk round. This includes inspection of the roof space as there is access provided. The extent of defects present will be recorded and dated. 2.1.1 This survey can be used should the client require the service of other specialists. The survey looks at aspects of construction and location, (location first).
3.1/ Conclusion/Recommendation This building shows signs of minor deterioration but is in reasonable acceptable condition. The overall building is in reasonable state of repair and satisfies most user requirements.
Schedule of Condition Survey The aim of a schedule of condition is to be able to report on the building at a particular point in time. This report is supported photographs and sketches and drawings. Ref:
Element/Location Element Description
Element/condition/Notes
Image Ref: Page 8 of 30
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4.1
Roof
4.1.1
Roof slope/coverings front
4.1.2
Roof slope/coverings rear
Duo-Pitched Roof
It was not possible to inspect the underside of the main roof coverings. The roof area can be approached via access hatch. Could not Inspect the age of the roof insulation and locate any sarking felt. Concrete-inter-locking Roof Roof concrete tiles on trusses. Tiles. Concrete interlocking tiles embedded in concrete’ Roof shows signs of deflection or sagging in comparison with neighbour’s roof. Sagging at eaves level. Bottom row of tiles are dislodged and sunken forward looking for an aetiology possibly ponding. At the front lichens and mosses are growing underneath the chimney. Concrete-inter-locking Roof Below Velux window there is Tiles. Roof tiles line up green mosses and lichen vertically. growing on tiles Roof tiles are in good condition. The tiles are reaching their physical service life, the time it takes them to wear out but still perform there function therefore don’t need any consolidation to ensure the buildings ongoing beneficial use. Concrete tiles have a life span 60-70 years. British Standard Code of Practice for roof slating and tiling, BS 5534:2014
4.1.3
Roof Ridge/coverings
Half-round Concrete ridge tiles embedded in concrete.
Ridge tiles are well bedded and pointed. The ridge has sagged. Ridge tile at the end of the gable wall has started to lift Page 9 of 30
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this could be due to the pitched roof sagging on the ridge line. There are no timber battens showing overhang between 38mm and 50mm. The mortar around the verge holding the tiles on the gable end which is exposed to westerly winds is not crumbling in places. Caution the verge tiles may be held on using asbestos cement.
4.1.4
Roof verge/coverings
Concrete verge tiles embedded in with concrete.
4.1.5
Roof Eaves coverings
Projecting feature, Concrete Moulded Corbels eaves level on Gable Wall. Made using concrete mouldings and wall tiles.
Architects can enliven buildings with interesting shadows and forms by projecting A corbel from the wall surfaces.
4.1.6
Roof Ventilation
No visible signs of ventilation in the roof.
Could install vents in soffit boards like all the neighbours have or ventilation spacers to prevent ponding underneath tile layer where water gets through, Ventilating the roof could cause a new defect by introducing more cold air.
4.1.7 4.1.8 4.1.9
Soffits Fascia Rainwater Goods Hopper This has honey suckle growing out of it. Gutter Half round PVC gutters Installed recently originals were made from asbestos Downpipe 70mm downpipes front and back. External walls Brickwork Arranged in Stretcher bond indicating a cavity wall.
4.2 4.2.1
They are relatively new. They are relatively new. Must be stopped before attaches itself to brickwork. There is green algae staining on the PVC gutters.
Front brick work has had a good service life, no Page 10 of 30
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4.2.2
Cavity wall ties
4.2.3
Movement Joints
Bricks have a yellow and pink colour and an indentation and textured patter nation to facets.
expenditure maintenance or repair to the component is required.
Cavity has had an injected fill of UF Foam. Drill holes in the bonding 12mm in diameter.
The cavity wall has better insulation and weather resistance than a solid wall construction.
Some bricks at the rear are showing minimal crumbling around the edges. Below the line of the DPC in an isolated area of the rear there is a white coating/staining covering the brickwork.
The degradation of brickwork shows early signs of ageing and wind damage. Could be there is heavy efflorescence over 50%. This pin point areas of defective construction. Can be brushed away and will disappear if the area doesn’t get damp.
Cavity walls need wall ties, they bare here but not on as-built drawings.
Cavity walls did not become popular until the 1920s. I advise that buildings such as this are known to develop wall tie failure and remedial work has had to be carried out.
Brick envelope is bonded with OPC cement mortar joints 10mm wide.
The mortar joints have been struck.
Mortar pointing at the front is generally in reasonable condition for the age. No patch ups anywhere noticeable.
The mortar joints have been struck. Finish is achieved using flush jointing and has a significant influence.
The purpose of the bond is its strength while distributing the loads and acceptable appearance.
Mortar joints at the rear Loose missing pointing shows patches where repairs eroded and flaky joints. are needed Joints appear Page 11 of 30
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4.2.4
Sub sills
4.2.5
Ventilation Bricks
recessed in exposed areas, some areas less damaged. The mortar appears soft and sandy.
Defect is not yet serious. There may be some damp penetration, Repointing could restore the weather tightness and will enhance its appearance. The Likely causes are frost action or an incorrect mortar mix. Where defect is less serious raking out and repoint with stronger sulphate resistant mortar. The overall effect is the walls are in reasonable state of repair. Mortar joints have no gaps and are shaped in a way that directs water out of the joint. Exposer to weather makes wall deteriorate and become much more absorbent.
Sulphate problem would need to be identified to prevent the wall becoming damp. Constructed using Wall tiles without a glazed finish. There are air bricks below DPC.
Expansion and disintegration of mortar is due to sulphate attack.
There are air bricks below the eaves at the back that are blocked with a glue. There are trickle vents (slotted vents in the window frames).
This could be inadequate to the ventilation of the building. Leave trickle vents) open when rooms are occupied even in the winter when you’re heating is on. These vents provide constant
Sills are Projecting clearly from the wall. Recommended to owner leave air bricks in floor clear so they can perform their purpose/ so building can breathe. The sub floor ventilation should be adequate.
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ventilation which removes water vapour. 4.2.6 4.2.7
Plinth Brick Course DPC Damp Proof Course
4.2.8
4.2.9
Windows
Positioned Five Brick courses above ground level. Astro DPC, should be 150mm above ground level, DPC is 75mm above ground level.
This could be because of obsolescence or soil is banking and paving laid has reduced the height of the DPC.
The DPC is extruding. The defect is primarily seen on walls with a southerly aspect.
This may be the result of heat and load but is more likely to be caused by structural movement. The defect could may indicate expansion of the solid concrete floor. If the extrusion is caused by overloading this would not likely effect resistance to moisture penetrations.
Skylights generally allow much more light into a room than windows do, thanks to their access to direct sunlight.
UPVC Windows and doors are relatively new and have a life span of 40 years. The surface of the UPVC shows no colour change. Cleaning and washing the windows prevents dis-colouration.
Casement windows are hinged at the sides and open outward, with screens on the inside -and they offer some ventilation advantages in some situations. Awning windows are hinged at the top, and open outward. 4.2.10 Doors 4.2.11 Lintels
PVC external doors Open and close OK Brick on end and tile, lintels in acceptable condition.
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4.3.1
Internal walls
Dry lined block separating partition walls.
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5.1/ Image References
Image 1/ Front Elevation 11/04/2015
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Image 2/ Chimney repaired new brickwork 11/04/2015 Lead DPC. Support to prevent expansion visible in picture. The new brickwork has expanded down the middle and the original brickworks joints have expanded also.
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Image 3/ Concrete interlocking roof tiles and half round ridge tiles embedded in concrete 11/04/2015 Roof appears to sag slightly.
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image 4/ 11/04/2015 injected UF foam insulation.
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Image /5 DPC and efflorescence 11/04/2015.
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Image 6/ Defective mortar joints 11/04/2015
APPENDICES Terms and Condition of Engagement The survey does not require a ladder for health and safety reasons, working at height. It is not expected that any fixed floor boards being raised or lifting fitted carpets. Reporting only on areas accessible that can be inspected safely. The surveyor has skills in the subject area construction Technology, The surveyor is not an architect, builder, engineer or surveyor.
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TASK 3 MEASURED SURVEY
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Survey was carried out by Kei Little Architectural Technologist on the premises of: Linda Little 15 Gent Close, Blandford Forum, Dorset, Dt11 7NF.
TASK THREE REPORT MEASURED SURVEY 1.1 Introduction 1.1.1 Measured surveys involve taking measurements of sites or buildings in order to produce accurate drawings to scale, and may include levels’ (Construction Industry Council definition) 2.1 Scope. 2.1.1The aim should be to specify project requirements in a clear and concise manner to obtain an appropriately accurate, complete set of dimensions, to the satisfaction of all parties and within the time expected. 2.1.2 No professional activity can take place without PPI professional indemnity insurance. 3.1 Conclusion/Recommendation 3.1.2 For Problematic areas to accurately record new data to access movement and settlement, triangulation measurements were taken from corner to corner in the rooms to get a better idea how far out the building surveyed was since it was built in 1953. The Building should have been square. The hand drawn measured survey dimensions are going be more accurate than the Cad Drawings as for reasons explained above. Suggests there is some building movement. 4.1 Measured Survey Drawings
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Appendices Terms and Condition of Engagement Accurately carry out measurements where there is access to rooms, and no working at a heights for health and safety reasons.
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TASK4 ELEMENTAL SURVEY
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Survey was carried out by Kei Little Architectural Technologist on the premises of: Linda Little 15 Gent Close, Blandford Forum, Dorset, Dt11 7NF.
TASK 4 REPORT ELEMENTAL SURVEY 1.1/ Introduction 1.1.1The purpose is to keep the client up-to date as building methods change as a result of regulation and practice and advise them. 1.1.2 This will require awareness of construction methods of the past. This allows the client to have record of the property’s condition that can be used before any work commences and can refer to if any damage rises from building work. 1.2.1Building. 1.2.2 A low rise two storey building and a prefabricated reinforced concrete (PRC) house. PRC houses fall within the more general category of non-traditional housing. 1.2.3 The property comprises as a semi-detached house dating from 1953 and is approximately 62 years old. The construction is conventional cavity wall brick elevation and a duo- pitched tiled roof. The roof is timber framed covered with concrete inter-locking tiles. Roof pitch is 18 degrees. The main structure is rectangular and has two-storeys, there is no extension on the clients/ home owner’s side. 1.3.1 Location 1.3.2 The house faces north east and is constructed on a sloping site sloping from North West to south east. The location is a housing estate near to the town centre of Blandford Forum. The area is home to over 342 people. The town’s population is of around 4000. There are many examples of the same house construction in the area. 1.4.1 Orientation 1.4.2 The house faces north east and is constructed on a sloping site sloping from North West to south east. 2.1 Scope. 2.1.2 From the research and investigation into the construction of the property the trail has led me to assume that this is probably a Hawksley Schindler SGS house built in semi-detached pairs. These have solid concrete ground floors and timber upper floors and are dry lined internally. The roof is concrete tiles on trusses. This means it could have strip foundations with brick walls raised to the underside of the slab. The Page 25 of 30
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extent of deteriorations is small in most cases. The inner and outer leaves of the wall are secured to the concrete frame with metal ties. If it is a Hawklsley Schindler house then the only way of renovating is to remove the frame and build new walls in cavity brick and block work, the inner breeze block wall remains in place. The concrete panels and posts are removed ready for the new brickwork. Undergoing a PRC Homes Ltd repair scheme. Coverts the house as an Airey house. To recognise a HawkSley Schindler house there is a Metal diagonal tie placed below the stairs/within the larder of the kitchen. 3.1 Elemental Survey 3.1.1 Roof 3.1.2 Roof is concrete tiles on trusses. The roof is timber framed covered with concrete inter-locking tiles the Roof pitch is 18 degrees. 3.1.3 There is Access to the roof through a trap door. An Intrusive survey could check for a high moisture content of the air in a Roof space, because the area feels colder and damp. Timber members visible in the roof space show no signs of mould growth. Couldn’t check whether the insulation is blocking any ventilation at the eaves. 3.1.4 However, in some roofs, ventilation isn’t needed because the underlay (the material seen on the roof slopes from within the roof space) is water vapour permeable. This type of roof allows water vapour to pass through the underlay to the outside of the structure, instead of forming as condensation on the surfaces within the roof space. However, condensation can sometimes still occur in this type of roof during cold weather while the building is drying out an intrusive survey would have to confirm this, confirming whether there is underlay. 3.1.5 The Damp conditions has encouraged moulds, on entering the roof was cold and felt damp. Feeling the area around the chimney there were no damp areas. Once water vapour has entered the roof space, the usual and most practical way of removing it is by ventilation. 3.1.6 Black moulds on the frames of the Velux windows indicates the condensation in the roof. The Velux windows have adequate flashing but no DPM. Tank bearers are used in the trussed rafter roof. An intrusive survey could check that the water tank in the roof is being supported on a sufficient number of rafters. 3.1.7 The verge tiles overhang between 38-50mm less than 38 and water marks appear, greater than 50mm tiles become unstable due to overhang. An Intrusive survey could check for a high moisture content of the air in a Roof space, the area feels colder and damp. Timber members visible in the roof space show no signs of mould growth. Could not check whether insulation is blocking ventilation at the eaves. 3.1.2 Main External Walls/ 3.2.1 Cavity walls require wall ties in section 2c of approved document A. Wall ties effectively tie the two walls together, improving stability and, to a very minor degree, the load sharing capabilities of both walls. Two leaves are effectively tied together, preferred wall ties are stainless steel or non-ferrous ties BS EN 8451. Stretcher bond brick work (BS EN 772-1, BS EN 772-3, and BS EN 772-7). If the ties fail there is risk of partial collapse of part of the cavity wall. When corrosion takes place it causes horizontal cracks. I have Page 26 of 30
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found no indications to suggest there is an existing defect in the wall ties. The cavity wall has better insulation and weather resistance than a solid wall construction. Using the brick pattern of the wall you can identify whether your wall has a cavity or is solid. Measurement of the walls to identify there construction measure over 250mm if they are cavity walls the thickness of the walls measured 260mm.There are no wall ties marked on the drawings. The holes found that were made in the walls were made for injecting insulation not wall tie repair. 3.2.2 The yellow colour in the brick work means the brick contains some chalk or sulphur, the pink colour means this is a soft fired brick. Bricks fired for longer would be stronger and more durable. Front elevation brick work has had a good service life, no expenditure maintenance or repair to the component is required. The cavity according to as built drawings shows a 40mm cavity this could be down to obsolescence. Cavity’s must be at least 50mm wide and have partially or full fill insulation. Below the line of the DPC in an isolated area at the rear there is heavy efflorescence over 50%. Bricks are classified in BS3921 by the extent of the efflorescence. And some sympathetic renewal of the mortar pointing by a specialist builder or skilled labourer would be desirable as worn joints can retain rainwater and encourage damage by frost action and growth of lichens. The overall effect is the walls are in reasonable state of repair. 3.2.3 Improvements have been made to improve the thermal performance of the building. Cavity insulation has been installed Cavity has had an injected fill of UF foam. Urea-formaldehyde foam inserts into cavity is done in accordance with BS 5617:1985 and installed in accordance with BS 5618:1985. 3.3.1 DPC 3.3.2 The DPC is extruding, if the extrusion is caused by overloading this would not likely effect resistance to moisture penetrations. DPC is 75mm above ground level and should be moved and re-located. This could be because of obsolescence or soil is banking and paving laid has reduced the height of the DPC above ground level. DPC needs consolidating. Basic renewal to ensure the buildings on going beneficial use. The consequence is a loss in terms of cost. DPC should be 150mm above ground level and incorrectly installed and requires remedial treatment. 3.3.2 There should be weep holes below the DPC. BRE digest 380- After the public health act 1875 it is mandatory to install damp proof courses. Worth checking to see inside the wall for poor workmanship and mortar droppings inside the cavity or miss –alignment of DPC and the DPM. DPC Still satisfies most user requirements but i recommend a new installation that can be costly. 3.4.1 Internal walls 3.4.2 Internal walls are dry lined fixed direct to the blockwork with adhesive. Holes for services are cut prior to fixing plaster boards. Internal walls are all blockwork partitions and appears all are load bearing. The Cracks in the plasterboard internally are less than 5mm wide they may correspond to joints in blockwork. This could be moisture movement of the concrete blocks. Blockwork must exceed the length width or height of dimensions that are specified for bricks BS EN 772-10. 3.4.3 The coal store walls feel cold and could be vulnerable to condensation, the walls indicates areas of surface dampness. There could be delayed expansion, there is a slight rippling, softening, expansion and Page 27 of 30
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blistering of the walls that can be re-plastered, and the dry lining of the walls is losing its adhesion you can keep applying emulsion paint on to the walls to prevent. Existing Copper pipes should be insulated. 3.5 .1 Chimney 3.5.2 There is a light brown colour internally in the second bedroom just below eaves level next to the chimney breast this defect is usually only associated with wet and cold weather. This could be a chimney leak Stain down the walls and across the ceiling. Flashings don’t look faulty rain could be penetrating the masonry of the chimney or there is condensation in the stack. To treat the Brown stains apply a coat of alkali resisting primer. A properly constructed new chimney should have a lining and damp proof course. Chimney has the required flashing and DPC if the DPC was missing it would have to be replaced, mortar to existing chimney brickwork looks defective. 3.5.2 The chimney has had repairs and some of the brickwork has been replaced to rebuild the chimney. It appears the mortar joints to original masonry show they have been affected by expansion of the mortar joints and the new brickwork is showing expansion vertically in the middle bond to the brickwork. 4.1.1 Conclusion/Recommendation 4.1.2 The building is free from any serious disrepair and is structurally stable and fit for human habitation and is suitable for occupation it also has adequate lighting (natural/artificial), heating and ventilation, and provides a reasonable degree thermal comfort. Provided with modern facilities and services fair conditional minor deterioration is acceptable condition. Has suitably located WC and bath with hot and cold water. APPENDICES I am aware that survey can impose repairing obligations onto the tenant/home owner prior to there being any work, which come under the remit of the party wall act 1996. Terms and condition of engagement A sound knowledge of building construction and a systematic step by step approach should be adapted to minimise over sights and errors. The extent of equipment needed should be in any event a standard set of PPE as well as a basic range of building surveying equipment. Not to be used to make structural appraisal of the building for change of use. Visual inspection means the survey includes anything seen by eye and identify visually any defects that desirably need to rectify. Identify areas that require further inspection pointing out any defects and deficiency’s hazardous to health, any repairs reported are in the form as advice. The survey was to the best of my knowledge done with an adequate level of skill and knowledge needed to undertake the survey. The inspection carried out does not include the checking of the existing wall ties within the wall thickness Does not include a valuation of the property or energy assessment. The surveyor does not have the skills to undertake physical tasks /such as inspecting at heights with a ladder.
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REFERENCES BRE DIGEST 89: Sulphate attack on brickwork BRE Digest160: Mortars for bricklaying BRE Digest 246: Strength of brickwork and blockwork walls: design for vertical load BRE Defect action sheet 70: External Masonry walls-eroding mortars-repoint or rebuild? BRE Defect Action sheet 71: External Masonry walls: Re-pointing-Specification BRE Defect Action Sheet 72: External masonry walls: repointing. BRE Defect Action sheet 77: Cavity external walls: cold bridges around windows and doors. BRE Defect action sheet 78: External walls: dry lining: avoiding cold bridges BS 5250: 1975 Code of basic data for the design of buildings: the control of condensation in dwellings. BRE A CTION Sheet 94:1987 Masonry chimneys: DPCS and flashing-location. BRE Defect Action Sheet 16: walls and ceilings: remedying recurrent mould growth. BRE Digest 200: Repairing brickwork/concrete chimney BRE Digest 75: Cracking in buildings. BRE Defect Action sheet 21: External masonry cavity walls: wall tie replacement. BRE Digest329: Installation of wall ties in existing construction BRE Digest77:1985 Damp proof courses. BRE Digest 110. Condensation BRE Digest145. Heat losses through ground floors BS 5250:1975 Code of Basic data for the design of buildings: the control of condensation in dwellings. BRE Digest 54. Damp-proofing solid floors BS 6150: 1982 Code of practice for painting of buildings. BS 5268: Part 3:1985 Structural use of timber: code for practice for trussed rafter roofs BRE Defect action sheets 43. Trussed rafter roofs: tank supports Specification. BS 8103-2 Structural design of low rise buildings, for masonry walls for housing BS 5628-1: The use of masonry. The structural use of unreinforced masonry. BRE Digest 245 Rising damp in walls diagnosis and treatment Page 29 of 30
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BS repair guide 6 BS 6576 Thermal insulation requiring further inspection BIBLIOGRAPHY Building Adaptation second edition: James Douglas/2006. Understanding House defects second edition: Duncan Marshall, Derek Worthing, and Roger Heath/2003. BRE Digest 502 principles of masonry construction Building survey and inspections of commercial and industrial property. Good practice guide: Building Condition Surveys/ Mike Hoxley/RIBA Publishing 2009 Construction Companion to Building Surveys /Mike Hoxley/RIBE Publications 2002 Defects in buildings PSA Property services agency/ 1989 Refurbishment manual 2009 Edition/ Gieber, Fisch, Knouze, musso, petzijnka, Rudolphi./ Birkhauser Publishers Surveying Buildings Malcolm Hollis /Fourth Edition/200=/RB RICS Books SURV Specimen schedule of condition.
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