SAVA Technical Bulletin
For registered members of the SAVA Scheme
Issue 20 | November 2015 All content © National Energy Services Ltd Welcome to the latest issue of the SAVA Technical Bulletin. The bulletin focuses on Home Condition Surveys and associated non-energy issues. We trust that you will find the bulletin useful for your day-to-day work and we welcome any feedback you have about what you would like to see covered in future editions. The contents of this technical bulletin may supersede certain scheme rules or requirements appearing in the Product Rules, Inspection and Reporting Requirements, training manuals or elsewhere. Members must therefore ensure that they have read and understood this document. IN THIS ISSUE
Cavity Wall Insulation and Damp Managing Complaints Gas Busters! Insect Attack New legislation will affect the way you report to landlord clients purc hasing “Buy to Let” investments
Does Cavity Wall Insulation Cause Dampness? There have recently been several claims, notably in some consumer advice sections in the press, that Cavity Wall Insulation (CWI) can cause damp problems. In fact, if you look on the websites of many installation companies, not only do they offer CWI installation but in most cases they also offer to remove it. CIGA (The Cavity Insulation Guarantee Agency) admits that it has paid compensation to some people where there is evidence of damp which is clearly caused by the installation of the CWI. So how big is the problem and what are the signs that Cavity Wall Insulation could have been installed erroneously?
where CWI may have been inappropriately or incorrectly installed. The Cavity Insulation Guarantee Agency (CIGA) is an independent body that provides 25 year guarantees for Cavity Wall Insulation fitted by registered installers in the UK. In order for CIGA to issue a guarantee, the insulation material used must be tested, assessed and approved by the British Board of Agrément (BBA) or the British Standards
Institution (BSI). There are several different types of insulation: Bonded bead (white polystyrene beads) Glass wool (Yellow or white in colour) Rock wool (Grey/brown in colour) Urea formaldehyde foam (white foam) (Continued on page 2)
Is CWI fit for purpose?
The simple answer is yes, if properly installed and if the materials have been tested and certified. The issue for surveyors is to be alert to situations
(Source: Energy Saving Trust – www.energysavingtrust.org.uk ) Page 1 of 13
Issue 20 | Nov 2015 Both glass wool and rock wool are known as ‘mineral wool’. According to CIGA, all are suitable for their purpose, have a similar insulation value and the systems can be used in all parts of the UK except for Urea Formaldehyde foam. All Technicians who install CWI should undergo training approved by the system supplier/manufacturer and the installing firm to ensure they are competent in CWI. How is the product tested?
A number of rigorous tests are described by the BBA. For example, on the website they explain the way they test for the water resistance of a cavity wall after CWI has been installed. A test cavity wall is filled and then subjected continuously to both water spray and air pressure of increasing severity, over a 15-day test period. The appearance and spread of any dampness on the ‘inner leaf’ is monitored and the flow of water from the ‘cavity’ measured. They also describe the facilities they
have for what is known as Hygrothermal testing. This attempts to replicate the numerous cycles of heating, freezing, thawing, wetting and drying that external elements of a building will be subject to every year. It is these repeated conditions that can lead to a premature failure of the product or system. Not every cavity wall is suitable for CWI.
years, so how many of these have gone wrong and why? CIGA officially states that 2 in every 1000 installations have resulted in a successful claim but in a recent Telegraph article it is argued that the figure could be much higher. The article claims that:
Many people with damp homes do not realise that their problems are caused by CWI, and so do not bother to investigate it, possibly paying for unnecessary chemical-injection dampproofing instead.
There are people with no physical dampness symptoms in their homes, but the CWI has nevertheless failed because rather than reducing heating costs following retro-fit CWI, their homes have either become more expensive to heat or have become colder. The argument is that these people have not yet cottoned on to the fact there is
In summary the CWI products are appropriate to use where:
External walls are unfilled cavities at least 50mm wide. The masonry or brickwork is in good condition. (This is not just the external side of the brickwork but in the cavity too. Before installation a technician should inspect the cavity using a boroscope at certain positions to ensure that the cavity itself is tidy and clear of debris). The walls are not exposed to driving rain.
CIGA has issued over 6 million guarantees for CWI over the last 20
(Continued on page 3)
What is the British Board of Agrément? The British Board of Agrément (BBA) is a construction industry approvals body based in Watford and originally set up in 1966 by Government. It offers product and installer approval. Agrément certificates cover 200 different product sectors, the largest being insulation and roofing. Originally established to test new products, in the early 1970s its remit was extended to assess construction products that were not new in order to assist manufacturers in the export market. Although set up by Government, in 1990 it became completely self funding. For insulation products, the BBA has run an Approved Installer Scheme for more than 30 years, linking the actual installation of injected cavity wall insulation systems to BBA approval of the products themselves and dealing with both the system supplier and installer. BBA approvals show compliance with Building Regulations and other requirements, including installation quality. The BBA also operate fully accredited inspection services for the Fenestration Self Assessment Scheme (FENSA) and the Federation of Master Builders, amongst others. The site inspection team of the BBA provide these organisations with a way to oversee the quality of installation of their products and to check that installers demonstrate best practice on site. The BBA also run the Highways Authorities Product Approval Scheme (HAPAS) which was set up in 1996 for the Highways Agency, County Surveyors Society etc. as a nationally recognised approval scheme for innovative products and systems used in highway works. This is similar to the Agrément Certificate process but applies to highways products. Some of these have Approved Installer schemes linked to them and the BBA also inspects those. Page 2 of 13
Issue 20 | Nov 2015 Zones
damp insulation in their cavities drawing heat out of their homes, rather than keeping it in.
There are people whose homes have become damp and mouldy following retro-fit CWI who have reported this to their installer and/or CIGA, and have been told that the CWI is not the cause of the damp, which is instead due to construction defects or to “lifestyle condensation”, and have simply accepted this explanation and dropped the claim.
(Source: http://www.telegraph.co.uk/ finance/property 21st March 2015 ) Of course, all of the above could be true, but at the time of writing this article we could not source any reliable information to support or refute these claims. However, you do not have to dig very deep on the internet to find stories of disgruntled home owners fighting damp and mould problems which they claim only arose after the CWI was installed. So, where does that leave the surveyor?
There can be an increased risk from rain penetration if a cavity is filled simply because, by filling the cavity, a material has been introduced which can allow water to pass from the outer to the inner leaf of the cavity. This is particularly associated with the location and exposure of the wall. The BRE provides a technique for determining the degree of exposure of walls up to 12m high: 1.
2.
As with all home surveys, the starting point has to be “this house is damp and it is down to me to prove otherwise”. The majority of the claims and complaints against SAVA surveyors relate to damp. Rather than embark on an inspection looking for the damp, it would be more sensible to start the inspection assuming that damp exists and looking for the ‘dry’. So what are the tell tale signs that might suggest a problem? The Principle Risks to insulating masonry cavity walls are: Rain Penetration - Rain Exposure
3.
From the Driven Rain Zones map (see right) identify the Exposure Zone rating of the property If the specific location accentuates the wind funnelled onto the wall, add 1 to the Exposure Zone Rating If the specific location protects the wall, (e.g. by trees, buildings or because the wall does not face the prevailing wind) remove 1 zone rating.
In addition, external cladding can protect the wall. The zone location can then be compared to the maximum recommended exposure according to a table produced by the BRE. This table is not reproduced in full here but for example:
If a wall has full height impervious cladding then a maximum Zone 4 is acceptable for all types of filled cavity If wall has impervious cladding above facing masonry then;
For 50 and 75 mm cavities filled with built in full fill, Zone 3 is acceptable
For 50 mm cavities with injected fill (incl. UF foam) Zone 2 is acceptable
For 75 and 100 mm cavities with injected fill (but not UF foam) Zone 3 is acceptable
For 125 – 150 mm cavities filled (Continued on page 4) Page 3 of 13
Issue 20 | Nov 2015 cavity trays). These are: At all interruptions or openings where penetrating rainwater may be directed towards or across the cavity (windows, doors, ducts, meter boxes)
with built in full fill, Zone 4 is acceptable
Where the insulation is UF foam for 50, 75 and 100 mm cavities, Zone 2 is acceptable.
Above cavity insulation which does not extend up all of the cavity (unless the unfilled section is protected by a waterproof cladding)
These tolerances are reduced if the wall is rendered and reduced further with facing masonry – variations in the tolerance exist depending on whether the masonry has tooled flush joints, recessed mortar joints or flush sills and copings. Of course, the surveyor is very unlikely to know the material used to inject a cavity, so the best approach is:
Alert the conveyancer that the cavity has been retro filled and that a CIGA guarantee should be available (this can be done under Section C of the HCS. A new field specifically relating to CWI will be in the next software release) Identify the location of the property in accordance with the exposure zones and determine if the Zone should be adjusted in accordance with the technique described above.
Rain Penetration—Other Features
Rain penetration can be affected by other features of the wall:
Overhangs such as projecting sills and copings – these may provide some additional protection to the wall by deflecting water away from the wall surface. Sills, copings etc. should project a minimum of 50mm and incorporate a throating. Mortar pointing of the external skin – mortar joints are obvious points where moisture could enter the wall and the mortar mix used should be compatible
with the type of masonry used. In addition, the profile of the mortar joints may have an impact. The BRE recommends that recessed (also known as raked) mortar joints are only acceptable in rain exposure zone 1 where a clear 50mm cavity is provided, or in exposure zone 2 where a 100mm cavity is provided. (The Brick Development Association acknowledges that such joints tend to make the wall wetter than other joints). Correctly installed cavity trays are essential for the correct water-shedding capabilities of the masonry wall (although most older insulated walls do not have
Above lintels in rain exposure zones 3 and 4 and in rain exposure zones 1 and 2 when the lintel is of a material that could corrode
Above closely spaced openings separated by short piers Debris in the cavity (especially at the base of the cavity or on the cavity ties) is very important and can create a pathway for moisture to cross the cavity which is exacerbated by the insulation material. Installers should check this by using a boroscope, but the checks tend to be fairly limited (often only at the corners of the walls) and such debris is often missed.
(Continued on page 5)
Recessed Mortar Joints ‘Recessed’ joints are raked out to a consistent depth. A wheeled jointer is an effective tool for this. The raked profile can be left as roughened texture, but it is better to compact the surface of the mortar to improve its resistance to rain penetration. A square-edged jointer or a slipper iron in a wheeled jointing tool can be used. A recess of about 5mm produces a good visual effect— exaggerated recessing of 10mm or more should be avoided. Recessed joints impede the flow of rainwater down the surface of the brickwork, which tends to get wetter than it does with other profiles. For this reason recessed joints are not recommended unless the bricks are eminently frost-resistant, that is, conforming to durability designation F2 (Continues on page 6) in BS EN 771-1 Specification for Clay Masonry Units. They are not recommended in locations liable to severe exposure to wind-driven rain for brickwork in which resistance to water penetration is important. Source : http://www.brick.org.uk/resources/brick-industry/mortar-joint-profiles/ Page 4 of 13
Issue 20 | Nov 2015 The Action of Moisture and Frost
Theoretically, if the insulation in the cavity is increased, then outer leaf is at risk of becoming wetter and colder for longer, thus increasing the risk of frost and sulphate attack. In very exposed buildings and after a particularly wet and cold winter, the BRE has documented evidence where the attack damage has been so severe that the outer skin of the wall had to be demolished and rebuilt. Also, the BRE has evidenced that walls with an impermeable painted finish are more susceptible to frost and sulphate attack and the presence of cavity insulation may increase the rate of deterioration of the outer skin of the wall. However, this is extremely rare and the BRE acknowledges that normally changes in temperature and moisture content of a wall due to introduced cavity insulation are very small and that there is little evidence that insulated walls with a facing brick outer leaf have increased levels of frost damage or sulphate attack than un-insulated walls. The ‘physics’ of this also illustrates why the correct testing of the cavity infill material and the correct use of the right material in a location is so important. Thermal Bridging
A thermal bridge (also known as a cold bridge or heat bridge) is an area which has a significantly higher heat transfer than the surrounding materials. Thermal bridges occur in three ways, through: 1.
Materials with higher thermal conductivity than the surrounding materials
2.
Penetrations of the thermal envelope
3.
Gaps in the insulation material
Thermal bridging reduces energy efficiency and can create condensation
and thermal comfort problems leading to mould growth and damage to the decoration of the wall. Areas specifically at risk include:
Around windows and doors A ground floor/wall junctions where the floor slab passes through the cavity and is in contact with the outside skin of the wall Holes e.g. those made by pipes and cables, which cause a break in the continuity of the insulation/thermal envelope Where an internal partition or party wall which is built of a dense masonry material crosses the cavity and is tied to the outside skin of the cavity wall Where metal wall ties are used.
Where CWI is introduced there can be additional risks of thermal bridging and the standards require that these should be insulated where they exist. In practice, few firms do this. For new build properties, the best way to deal with cold bridges is to either design them out or to use new products and techniques specifically developed to overcome the problem (for instance, there are now a range of non steel wall tie products on the market designed specifically to reduce the cold bridging effect). Air Infiltration
Infiltration, sometimes called air leakage, is the unintentional or accidental introduction of outside air into a building, typically through cracks in the building envelope and through use of doors for passage. Heat loss from a building will be increased where cold external air is finding a way in. The risks associated particularly with CWI are where this air is getting between the insulant and the cavity side of the inner skin. To prevent this, service ducts
should be sleeved. In practice, it is not clear how big an issue this is. Undertaking the Survey Reporting to the Client
and
So, how should the surveyor approach the inspection and how should this be reported to the client? The key questions:
How old is the insulation? When was it installed? (If the vendor is present you can ask if they know.) Older insulation is more likely to be vulnerable to problems. If you know that the insulation was installed more than 25 years ago and that it is therefore very likely to be out of guarantee, then it is even more important that a thorough and cautious approach to the inspection is adopted because the purchaser would have to meet any remedial/repair costs and, as mentioned above, older insulation is likely to be more vulnerable to problems. Is there an active guarantee/ warranty? In all likelihood the surveyor will not be able to see any warranty while on site. Bring this to the attention of the conveyancer (section C in the HCS). Is there dampness on the inside? If yes, this should be properly investigated and diagnosed and it might be perfectly acceptable to call for ‘further investigation’ since this will be outside the scope of the inspection (understandably, a seller is not going to be happy if you start drilling holes in the wall). But you do need to consider the issue based on what you can determine from the inspection. (Continued on page 6)
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Issue 20 | Nov 2015
Just because the wall has been insulated it doesn’t automatically mean that the insulation has caused the problem. Is the cavity a ‘hard to treat’ cavity? Ofgem guidance from 2013 identified 6 situations where a cavity is classed as hard to treat. These are:
cavity but the materials and techniques will be different than those used for a ‘normal’ cavity. Again, if filled recently, a warranty or guarantee should exist and this should be brought to the attention of the conveyancer.]
Cavity walls in buildings with 3 or more storeys Where the cavities are less than 50 mm wide (see also above) Cavities in homes which are either of prefabricated concrete construction or with metal frames Where the cavity is uneven due to the wall being either: - all built in natural stone or - made from a natural stone outer leaf with a block or brick inner leaf Cavity walls where a chartered surveyor has reported the wall as not suitable to insulate with standard insulation materials or techniques (e.g. timber frame) Cavity walls which a chartered surveyor has reported as not suitable to insulate without substantial remedial works to the building. [It is possible to insulate a ‘hard to treat’
So how would you report this in the HCS? The fundamental approach must still apply – that is: 1. 2. 3.
Describe the element Give it a condition rating in line with the SAVA Protocol Justify the reason for the Condition Rating given.
Example of Appropriate Wording For Condition Rating 1
Description: The outside walls are brick-faced and of cavity construction (this means that it was built with an air gap between the inside and outside faces). The cavity has been insulated for which there should be an insurance backed guarantee. (Note: I have raised this in Section C for
Cavity Wall Construction This type of construction became widely used from the beginning of the 20 th Century and, according to the BRE, since 1945 the majority of houses built in the UK have been of cavity masonry construction. [Note: earlier cavity construction has been identified. In issue 18 of this publication we found a cottage in Kent dating from 1863 which had cavity walls.] The type of construction was introduced principally to reduce the risk of rain penetration. Early cavities consisted of two leaves of brickwork tied together with metal wall ties to form a cavity nominally 50mm wide. Later cavities used lightweight masonry on the inner leaf and, as the need to improve thermal performance increased, insulation was introduced into the cavity.
your conveyancer/solicitor to check). Justification for Rating: Cavity Wall Insulation can sometimes cause problems by allowing water to cross the cavity and cause damp on the inside skin of the wall. I saw no evidence of this at the time of my inspection (though it is not within the scope of the survey to drill a hole in the wall to look inside the cavity for possible problems). No repair is presently required. Normal maintenance must be undertaken. Example of Appropriate Wording For Condition Rating 3
Description: The outside walls are brick-faced and of cavity construction (this means that it was built with an air gap between the inside and outside faces). The cavity has been insulated for which there should be an insurance backed guarantee. However, because I suspect that the insulation was installed more than 25 years ago, there is a possibility that such a guarantee has now expired. (Note: I have raised this in Section C for your conveyancer/solicitor to check). Justification for Rating: Cavity Wall Insulation can sometimes cause problems by allowing water to cross the cavity and cause damp on the inside skin of the wall, particularly where repairs to the outer brick work are required. I saw evidence of this at the time of my inspection. For example, there is a significant damp patch on the inside of the exposed flank wall below the small window on the half landing. Significant areas of the pointing (the mortar joints between the brickwork) of this flank wall are incomplete and allowing damp penetration to get into the insulation and across the cavity. This is considered serious and in need of urgent repair. Page 6 of 13
Issue 20 | Nov 2015
Managing Complaints As part of your membership to the SAVA scheme, we are here to manage any complaints you may have. If you have attempted to resolve the complaint and escalated it to us, we look after the communication between the complainant and yourself and, if necessary, the insurer too. As you can appreciate, managing a complaint can be time consuming and, on average, a complaint that we manage for you involves logging, recording and responding to at least 40 individual pieces of communication – if our insurer is involved, the number may increase to in excess of 70 items. We basically act as the facilitator of communication between the complainant and the investigating party. We aim to keep you updated as to the progress of the complaint, requesting further information from you if needed. In the first instance, you must try and resolve the complaint yourself. You must also notify us so we can begin to record the complaint in case it is escalated to us. Do this by emailing membership@nesltd.co.uk. We will then check in with you every 10 days for an update until the complaint is either resolved or formally escalated – all we ask at this stage is that you don’t accept any liability for the complaint and no offer of money is made. It is very important that you adhere to this and we are happy to help if you are not sure. The reason this is so important is that if you accept liability you may find that you have breached the terms of your insurance cover. If you reach a stage with the complaint when all your efforts to resolve have not closed the complaint, you must notify the scheme and upload all
relevant site notes, photos and other supporting evidence to NES one. It is from this point that we will take on the complaint for you and you can pass our details to the complainant. Common complaints
Unlike other products such as Energy Performance Certificates, complaints for Home Condition Surveys can be diverse and range from problems with septic tanks and leaking taps to woodworm and cracked floor tiles. However, there is one issue that comes up time and again – damp. We take the view that the attitude of all surveyors should be “that all properties will have some dampness and it is down to the surveyor to prove otherwise”. It is the surveyor’s job to find the damp, report on it appropriately and to apply the correct Condition Rating. Therefore it is vitally important that: 1.
2.
3.
Moisture meter readings are taken and clearly indicated on floor/sketch plans (including not just where they were taken but what the readings were)
Moisture meter readings are taken at 1m intervals on external walls, but also on internal walls and areas where you suspect that deficiencies or defects in the construction could be cause for damp to get into the fabric of the property Anything that limits your inspection and which prevent readings from being taken (such
4.
as furniture, carpets, the sellers possessions etc.) are included on the floor plan and also photographed as well The report identifies any potential issues or highlights that the conveyancer should check possible existing warranties and these are clearly indicated in the relevant sections of the report.
Whilst our insurers will do their best to defend any claim we receive, they ultimately rely on the quality of the report and, most importantly, the supporting evidence. The stance taken is, if it went to court, could we defend it? Unfortunately, missing evidence, lack of photos and incomplete or illegible site notes are just some of the problems we and the insurer encounter. When producing a Home Condition Survey, you should always think—“if a complaint was raised and went to court, could it be defended based on the evidence I have provided and the report I have written?” More often than not, it’s not about proving there was an issue but being able to prove that there wasn’t an issue when the survey was undertaken. When compared to the number of surveys actually lodged, the number of complaints we handle are, thankfully, fairly small, and many of them we are able to defend. If you have any concerns about a possible complaint or you just need some general help, please do not hesitate to contact us. Hopefully the situation will never arise where you need to pass a complaint to us to manage on your behalf, but please rest assured that the SAVA Scheme is here to assist you and take away the pain of managing the complaint yourself.
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Issue 20 | Nov 2015
Gas Busters! Guest article by Andy Flook: Head of Business Development, NES With winter fast approaching and everyone starting to get their boilers firing up, it's probably worth paying that extra bit of attention to the quality and, more importantly, the safety of any installation. Accepting the fact that we are not registered gas engineers and we can't start breaking the boiler into bits to inspect it, there are some basic observations that could make for a better quality of assessment, and might even save someone's life! The rules
The gas safety regulations, like many legislative documents, are not an enjoyable bedtime read. However, there is one section which I have always considered to be the cornerstone of maintaining and ensuring the safety of any gas appliance. This is regulation 26(9) of the gas safety installation and use regulations 1998.
to automatically provide your client with additional useful information about the boiler. It is essential that you include this information in the report. We recently had a potential complaint about a boiler which had failed almost as soon as the new owner had moved into the property. Luckily the complaint was easily dealt with as the surveyor had correctly used the Boiler Database to populate this bit of the report. The report clearly stated when the boiler had been manufactured – manufacture had ceased about 12 years previously – and although the exact date of installation was not known it was clear from the report that this was not a new boiler. Use this section of the report as follows: At data entry section B10 select ‘Find Heating System’:
The regulation basically states that there are 4 fundamental considerations to ensure a safe gas appliance: 1. The effectiveness of any flue 2. The supply of combustion air 3. Operating pressure or heat input 4. Its operation as to ensure its safe functioning Now there is a reason I really like this little piece of legislation and it's primarily because, if we always consider these 4 items at every job, we are almost certain of never leaving an appliance in a condition where it could kill somebody, and that's the really important bit in all honesty. You can have scruffy installations with pipes all over the place, inadequate clipping etc., but if it's not dangerous, it's not a problem. So the slightly more difficult consideration is to establish a methodology of checking some of these requirements given limited knowledge and experience in this area.
This directs you away from the HCS to the Boiler database. Enter the make of the boiler and click ‘search’:
You will then get a list of possible boilers. Go through the list to find the correct model. Select the correct model and the report will automatically populate with generic information about this boiler:
The basics
The Product Rules for the HCS are completely unambiguous when it comes to services: “When applying Condition Ratings to any of the ‘services that kill’ if no recent test certificate is present in accordance with the guidance from the relevant competent persons scheme, then a Condition Rating 3 should be applied on the basis that further investigation is needed”. [Product Rules for the SAVA HCS; Reference: Reg 73; Date:19/8/2015; Version:7] Also, when it comes to the boiler itself, the HCS enables you
Even if a recent test certificate is present there are some additional checks that a surveyor can do to ensure that the (Continued on page 9) Page 8 of 13
Issue 20 | Nov 2015 system is in good condition and we will start by looking at visual checks that a surveyor can make of the flue. Flues
The definition of a flue is a duct, pipe, or opening for conveying exhaust gases from a fireplace, furnace, water heater, boiler, etc. to the outdoors. One by-product of burning gas in a boiler is the lethal gas carbon monoxide. The trouble with carbon monoxide is that it has no taste, colour or smell and people can die from carbon monoxide poisoning without being aware of the danger. The effectiveness of the flue is predominantly governed by the fact that it's the right flue for the appliance which can be checked against manufacturer’s instructions. Of course, when undertaking a survey you are unlikely to have access to the manufacturer’s instructions for the boiler. Consequently, as a surveyor, all you can do is to check for generic issues that might give cause for concern. The age of the appliance will determine whether you need to look for signs of corrosion. Older metallic flues tend to have a pressed seam along the length, which particularly if they have been installed facing downwards, are susceptible to heavy corrosion. So this is worth a quick check if achievable (if you have a little mirror on the end of an extendable pole, these can be very useful for checking these areas.) Corrosion within a flue structure can cause a mixture of fresh air and the products of combustion (vitiation) and this can create real danger for a gas appliance. Another type of flue which can cause particular problems is a flue for an appliance which is not located on an external wall. As a consequence the flue has to run some distance to the outside. Sometimes this might be in a roof space or routed through a ceiling or wall void. It may be boxed in and pass through a room and it might pass through another dwelling. Such flues are normally associated with flats or apartments, where they might be routed between properties, but they can be found in houses. Concealed flues of this type came about with the introduction of fan-flued gas appliances in the mid 1990s. This allowed boilers to be installed away from external walls. Clearly this provided builders and architects with greater flexibility and they could design new-build and refurbishment properties with boilers installed on internal walls. This practice became progressively more popular from 2000 onwards and, according to the Health and Safety Executive (HSE), the vast majority of affected systems are thought to be located in new build flats and apartments completed since 2000. It is, however, possible that other types of home
may have similar central heating systems installed, particularly conversions. The problem with such flues is the fact that ‘out of sight is out of mind’ and that they can fall into disrepair without anyone realising a problem exists. The risk, particularly of carbon monoxide poisoning, is such that the HSE particularly references ‘flues in voids’. According to the HSE: “Gas engineers are legally required to check the flue after carrying out any work on the boiler. This will include a visual inspection. Similarly, when an engineer installs a boiler they need to ensure that it can be used without constituting a danger to anyone; this would include checking whether the flue is safe. The original installer and every subsequent servicing or maintenance engineer need to be able to check that: *the flue is continuous throughout its length; *all joints are correctly assembled and are appropriately sealed; and *the flue is adequately supported throughout its length. Unless the gas engineer can make these checks they cannot ensure that the flue from the boiler is safe in order to comply with their legal duties. This necessitates the provision of appropriate inspection hatches in the ceiling (and, where relevant, stud wall).” Originally, the technical guidance provided by the gas industry for systems without inspection hatches was that they “were not to current standards”. However, in 2011 revised technical guidance was introduced which requires inspection hatches to be fitted in properties where the flue is concealed within voids and cannot be inspected. The homeowner (or landlord etc.) had until 31st December 2012 to arrange for inspection hatches to be installed. Any gas engineer working on such a system after 1st January 2013 has to tell the homeowner that the system is "at risk" in accordance with the Gas Industry Unsafe Situations Procedure (GIUSP) and, with the owner's permission, will turn off the gas supply to the boiler so it cannot be used. As a rented property should have an annual Gas Safety (Continued on page 10)
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Issue 20 | Nov 2015 Certificate, the chances are that a property with an internal boiler that has been previously rented will have a compliant flue – so inspection hatches will have been created. Without them a Gas Safety Certificate could not have been issued. However, a home owner of a property that has not been rented may be oblivious to the risks. So, how should a surveyor react if they survey a property that has a concealed/hidden flue without inspection hatches? The Gas Appliances are reported in detail at F2. The suggested wording when reporting on a gas boiler for the HCS in all situations:
In this case the boiler has a concealed flue with no inspection hatches. This means that the system is "at risk" in accordance with the Gas Industry Unsafe Situations Procedure (GIUSP). Under C6, Recent Testing, there is no facility to mention concealed flues. So, in such a situation, you should enter the matter of the concealed flue at C7 using the wording above and verbally report your suspicion to the agent or property owner. The important factor to always consider when dealing with any property which has gas appliances installed is to err on the side of caution. Unless you happen to hold full gas safe approval for domestic gas work activity, there is a limit to what you are able to do in order to accurately establish the safety of an installation, and as such, it is wise to never report on anything which you feel falls outside your scope of knowledge. It is all about demonstrating that you have taken
All gas appliances, including your gas boiler, gas cooker and gas fire should be safety checked once a year and serviced regularly according to manufacturer’s instructions by a competent person. The Gas Safe Register is the official gas registration body for the UK. By law all gas engineers must be on the Gas Safe Register. If gas appliances are not regularly serviced and safety checked the occupants could be at risk and in possible danger of carbon monoxide poisoning. If there is no evidence of a Gas Safety Certificate then the following can be added to justify CR3: There was no evidence of a recent safety check or service. Remember, if there is no Gas Safety or service record, it is important to also report this at Section C, in this case selecting ‘boiler’ from the drop down menu. If you inspect a property with a concealed flue then it should still be CR3, but we suggest you report it as follows: All gas appliances, including your gas boiler, gas cooker and gas fire should be safety checked once a year and serviced regularly according to manufacturer’s instructions by a competent person. The Gas Safe Register is the official gas registration body for the UK. By law all gas engineers must be on the Gas Safe Register. If gas appliances are not regularly serviced and safety checked the occupants could be at risk and in possible danger of carbon monoxide poisoning.
reasonable steps to visually inspect any gas installation and identified any concerns you may have, without ever formally suggesting that you have deemed the installation to be completely safe because, unless you are able to break into an appliance and check gas rates, burner pressures, flueways and ventilation, you will be unable to make that judgement. We will publish a much fuller article in the next bulletin edition to cover other critical areas which are worthy of attention when inspecting any property which contains a gas appliance. Should you have any further questions or perhaps feel that you would benefit from finding out a little bit more about effectively inspecting gas appliances and what to look out for, why not give our training team a call and ask about our 'gas safety appreciation' training course, which covers off many of these items and more, so you can really get to grips with the topic.
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Issue 20 | Nov 2015
Insect Attack People can get very worked up if they find evidence of “woodworm” in their property because they worry that it will spread and impact on the structural timbers of their homes. It is no surprise then that a number of claims and complaints arise where the surveyor has missed evidence of woodworm. This article will explain the lifecycle of ‘woodworm’ and how to avoid potential claims and complaints. What is woodworm?
Woodworm is the generic term used for the larvae of wood boring beetles. There are several species of wood boring beetles in the UK. The types of wood they attack and their lifecycles vary depending on the species. It is the larvae that do the damage, the adult beetles themselves do not damage the timber other than to provide the next generation.
see if there is any ‘dust’ (also known as ‘frass’). If the adults have emerged recently then often small piles of dust can be seen. The paler the dust the more recent it is likely to be (though note, if dust is not present, it may have been shaken or blown off). Of course, it is not always possible to inspect the susceptible areas. Examples of limitation of inspection could be:
Carpets or other fixed floor coverings preventing access to floor boards Fixed bath panels Fixed vanity units Inaccessible floor voids Owners possessions in under stair cupboards.
As with any limitation of inspection this should be carefully recorded on site
notes, photographed and recorded on the HCS. Assessing Insect Activity and the Extent of the Damage This will vary depending on the species of beetle. According to the BRE, infestations of Common Furniture Beetle, even where the infestation is quite old, is unlikely to be structurally significant. However, the home buying public can get quite upset when there is any evidence of woodworm, believing that their home will be structurally compromised, and so are likely to call in a ‘timber expert’. And this is where it can all unravel. It is quite possible that many homes are treated for woodworm when in reality the insects are probably not active. The salesman may mention “the surveyor should have seen it” – a comment sure to spark a phone call to you and/or us.
Damp conditions will generally encourage infestation – particularly the death watch and common furniture beetles.
“Every week 5000 British homes are sprayed with toxic chemicals to kill woodworm which probably left 100 years ago.
The most common beetle is the Common Furniture Beetle.
The problem with woodworm is that when they leave the wood they also leave holes, and the holes are used by chemical salesmen to convince householders that they have a problem with insect infestation. But the truth is that the holes are probably 100 years old, and spraying them with chemicals is one almighty case of shutting the stable door after the horse has bolted.” (http:// www.askjeff.co.uk/woodwormthe-hole-in-the-argument/)
Being alert to insect attack
The BRE has identified a number of key locations in a dwelling where insect attack is most common and when you are undertaking a survey you should examine these areas to see if there has been any insect attack (see Fig 1):
Timbers should be inspected with a torch to see if there are any adult flight holes If flight holes have been identified then note to
(Continued on page 12) (Fig 1)
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Issue 20 | Nov 2015 The problem that we and the insurers have is that the homeowner calls in a firm, gets a quote (or even gets the work done) and then makes a claim against us for the cost of that work. Our difficulty is:
Should the surveyor have seen the evidence of the attack? Was it live? Was it then reported appropriately?
In all cases to date where we have had a complaint against a surveyor relating to woodworm, our difficulty has been to determine the above when all we have to go on are scribbled site notes and any photographs the surveyor took on site. If the site notes are complete and accurate, the photographs are clear and well annotated and all limitations of inspection are recorded, we stand a good chance of being able to challenge the claim against the surveyor. However, very often this is not the case and so our insurers have had to settle on a number of claims which may not have all been fully justified but which we were simply unable to defend.
mark this clearly on your site notes and take a photograph When you do get access, check evidence for woodworm – ideally by shining a torch along the wood When you find flight holes look carefully to see if they are likely to be ‘fresh’ and what size and shape they are (a photograph with an object to enable you to reference the scale is ideal and then enables you to check the likely insect later) If you find evidence of ‘frass’, is it likely to be ‘fresh’? If you find any evidence of damp in the property be particularly vigilant for attack.
If there is any suggestion that the attack is by any insect other than a common furniture beetle you should report this as a Condition Rating 3 because a further invasive (damaging) survey will be needed in order to verify the extent of the attack.
We have also been in touch with the Property Care Association, the trade body representing firms who deal with structural maintenance, timber preservation, damp and condensation control, flood protection and remediation and the control and management of invasive weeds. They advise us that ‘Remedial surveyors’ from firms offering woodworm treatments, have traditionally described the condition or extent of an insect infestation as:
So, when on-site please ensure that you do the following:
These points should be borne in mind when applying the appropriate condition rating using the SAVA Protocol.
Where the attack is by common furniture beetle, because the attack is unlikely to cause structural damage, unless it is very severe, and because the treatments are all toxic pesticides then BRE recommends the following:
Take care to inspect all areas identified by the BRE as being at risk of wood boring insect attack (see Fig 1) Where there is anything that prevents you getting full access,
If there are fresh flight holes/ frass but the damage is not widespread then the appropriate remedial treatment will be to treat the affected timbers and the surrounding wood extending
300mm beyond the last flight hole If it is active and widespread then the appropriate remedial treatment will be to apply preservative to all the timbers in the affected floor or roof area.
Old and inactive, Active/ or old inactive local infestations Light active/ or old inactive infestations scattered throughout Heavy and intense activity
They told us that the term ‘severe’, although not commonly used, would imply heavy infestations to an area of timber components possibly causing some breakdown to sapwood edges (for example, floor boarding). They acknowledge that this does not follow any BRE guidance (or indeed any PCA guidance) but it is useful to know how a treatment firm might classify an attack.
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Issue 20 | Nov 2015
New legislation will affect the way you report to landlord clients purchasing “Buy to Let” investments We have always reported on safety issues when undertaking the Home Condition Survey (HCS) but from 1 st October 2015 The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 made it even more important for us to comment on the presence of smoke and carbon monoxide detectors. With effect from 1st October 2015 the regulations require all private rented sector properties to have:
At least one smoke alarm installed on every storey of a property where that storey is wholly or partly used as living accommodation, and
A carbon monoxide monitor in any room used as living accommodation and contains a solid fuel burning appliance (this excludes non-functioning purely decorative fireplaces).
After that, the landlord must make sure the alarms are in working order at the start of each new tenancy. If the property is subject to a current tenancy as at 1st October 2015 the landlord must still comply with the regulations. Failure by the landlord to comply will result in an enforcement notice from the local housing authority requiring a landlord to fit and /or test alarms within 28 days. If the landlord fails to comply the local authority must, if the occupier consents, arrange for alarms to be fitted and/or tested. The local housing authority can levy a civil penalty charge on the landlord of up to £5,000. The landlord’s responsibility is however restricted. After the landlord’s test on the first day of the tenancy, tenants should take responsibility for their own safety and test all alarms regularly to make sure they are in working order. Testing monthly is generally considered an appropriate frequency for smoke alarms. Your HCS inspection would typically include a check for smoke alarms and carbon monoxide detectors. If you are completing a HCS for Buy to Let purposes you should ensure smoke and or carbon monoxide alarms are in place or advise accordingly within the report. You can also read further on this subject and expand your CPD learning by reading the official guidance at the following link https://www.gov.uk/government/uploads/system/uploads/attachment_data/ file/464717/150929_SC_Explan_book_Annex_A_LandlordsTenants_REVISED.pdf
About our bulletins We trust you find this edition of the SAVA technical bulletin useful. If there are any areas you would like to see covered in future editions drop us a line at bulletins@nesltd.co.uk. All editions of the bulletins and an index are available in the Useful Documents section of NES one. Technical Support: 01908 442105 (8am–7pm Monday-Thursday, 8am-5pm Friday, 10am-4pm Saturday); support@nesltd.co.uk Membership Services: 01908 442277 (9am–5.30pm Monday -Thursday, 9am-5pm Friday); membership@nesltd.co.uk Compliance: 01908 442288 (8am–7pm Monday-Thursday, 8am-5pm Friday); compliance@nesltd.co.uk Training enquiries: 01908 442240 (9am–5.30pm Monday -Thursday, 9am-5pm Friday); assessment@nesltd.co.uk The content of this technical bulletin is protected by copyright and any unauthorised use, copying, lending or making available of it, howsoever defined, which is not specifically authorised by National Energy Services Ltd., is strictly prohibited. © 2015 National Energy Services
SAVA, The National Energy Centre Davy Avenue, Milton Keynes, MK5 8NA Web: www.nesltd.co.uk Page 13 of 13