Uncategorized Archives - Property Care Consultants

19
Mar 16
0

Structural Waterproofing Design – Underwriters Crack Down

Tags : LABC NHBC premier guarantee structural waterproofing design underwriters

Insurance underwriters such as NHBC, Premier Guarantee and LABC are all becoming more stringent on structural waterproofing design, and its delaying projects.

I’m seeing an increase in the number of basement projects that insurance underwriters are unwilling to accept. In nearly every case the reason is that waterproofing design hasn’t been carried out by a structural waterproofing specialist.

Waterproofing a structure below ground is a specialist field which calls for experience, training and examination. This is typically represented in the CSSW qualification (Certificated Surveyor in Structural Waterproofing).

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BS 8102:2009 (Code of practice for protection of below ground structures against water from the ground) calls for a suitably qualified and experienced professional within the design team on any project involving below ground structures. The technical manuals from NHBC, Premier Guarantee and LABC all do the same and this is becoming more widely recognised and enforced.

Why the crackdown? Because when there’s poor structural waterproofing design and defects occur the costs are dramatic. Between 2005 and 2013, claims related to waterproofing below ground cost NHBC in the region of £21 million and affected around 890 homes [ref]. This lead to the introduction of a new chapter in their technical manual (Chapt 5.4).

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Here’s a photo of the outside wall of a multi-million pound basement in London that Property Care Consultants were called in to investigate:

poor structural waterproofing design resulting in water ingress

Water is coming in through a construction joint above a basement swimming pool. Perhaps this problem doesn’t look too dramatic, but it wasn’t limited to just one location and the remedy lost the end user at least 75mm off all walls and floors. Not to mention adding several months and about £80,000 to the construction. Fortunately this issue was picked up during construction and before fit out. What would the costs have been if the entire swimming pool/sauna/steam room complex had to be stripped out (together with the high spec ceramic tiles and interior).

On other projects Property Care Consultants have stepped into entire terrace structures had to be re-built and earth retaining walls moved because of poor waterproofing design.

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Don’t let your project become like the one above, instruct a suitably qualified waterproofing specialist early in the design stage.

Adding Property Care Consultants to a design team when dealing with below ground structures will prevent horrible waterproofing problems and produce tender documents which save far more than consultancy fees.

Property Care Consultants provides structural waterproofing consultancy through CSSW.LONDON

30
Mar 15
0

Structural Waterproofing Design

Tags : LABC NHBC Preimer Warantee structural waterproofing design

When building a new structure below ground level it’s vital that there be a structural waterproofing design which prevents ground water entering the building. This is a requirement of BS 8102:2009 Code of practice for protection of below ground structures against water from the ground.

Unfortunately, there has been a history of getting this aspect of construction design wrong and those who insure new build property have paid the price. NHBC (National House Building Council) who provide ten year guarantees on many new build properties said in 2013 that claims on basements have cost the industry over £21 million since 2005 (you can read more here).

As a result NHBC, LABC and others including Premier Guarantee have all become much more stringent on the requirements for structural waterproofing design – and rightly so!

Unfortunately there still seems to be a lag between new requirements and contractors (and architects etc.) becoming aware. This seems to result in very late invitations to the party for structural waterproofing specialists. What I mean by that is that in the past week I’ve had three calls to construction sites which are half (or nearly fully) finished residential properties where my remit has been to inspect the structural waterproofing design and confirm that it meets the requirements of BS 8102. Two of these developments don’t have appropriate structural waterproofing and putting that right at this stage is a nightmare.

What would be far better, and is in fact the requirement of BS 8102, would be to have a structural waterproofing specialist meet with the architect etc. while plans are still coming together.

You can find out more about the services I provide here.

Property Care Consultants provides structural waterproofing consultancy through CSSW.LONDON

05
Jan 15
0

When rising damp is caused by condensation

Tags : condensation rising damp

I recently completed a very interesting survey – I just wish my photography skills could do this justice:

My client contacted me because of a long term problem with damp in a bay window. Visible dampness to the wall under the window was noted and some defects were apparent; the most notable of which was: ground levels to the exterior have been raised at some point so that the original slate Damp Proof Course was bridged (this also caused some serious risks to do with sub-floor ventilation, but that’s not for this post).

This change in ground level would explain the injection of a chemical damp proof course; but not the current problem.

Measurement of the dew point and surface temperatures made very clear that condensation on the wall was ongoing. What was interesting about this situation is the above photo from which we can tell:

a chemical damp proof course was injected into the brickwork
beads of condensation are present on the brickwork
condensation isn’t being absorbed into the bricks – presumably because the chemical damp proof course has done its job!

The condensation in this area is the result of low surface temperatures which is at least partly due to the window seat which prevents hot air from the radiator (on the other side of the room) from warming this wall. (You could sort of describe this as interstitial condensation).

One solution might be simply to remove the window seat – we’ll start there and monitor the situation. This is one of the benefits of using a freelance surveyor; I’m not going out of my way to try and sell unnecessary work such as another chemical damp proof course.

27
Nov 14
-

Timber Identification

Tags : identification oak pine timber timber identification transverse section

I’ve just returned from a brilliant training day provided by the Property Care Association entitled “Wood Identification for the Infestation Surveyor”.

Gervais Sawyer was outstanding. He knows the subject matter inside out and is sincerely passionate. Not only that, he was able to simplify the content so that everyone could keep up and he gave each of us sharpened chisels and eye glasses!

What’s the benefit? Well firstly I’m genuinely interested and its a fascinating subject. My first degree was in Materials Science and I love wood (my Christmas list now contains various items relating to timber identification; including a microscope). Secondly, my every day job leads to encounters with timber which is at risk of decay. The better I can understand the species and the cellular structure of the timber in question the better I can understand the situation and specify repairs.

My hope is that this detailed identification of timber will be of use in scenarios with Listed Buildings where conservation officers often require like-for-like materials to be used in repairs. I’ve previously sent samples off to Gervais for identification when working on an iconic building (Cardington Hangars) and as a result the same timber species was used for replacement of decayed timber. Here’s a sample of one side:

Scotts Pine

Oak

24
Nov 14
2

Home buyers report for properties with a converted basement

Tags : building survey home buyers pre-purchase survey structural waterproofing

I’ve just come back from a survey looking at a lovely basement, but with some damp in one corner.

My investigation almost immediately revealed that the basement has type ‘A’ structural waterproofing some some sort of minor defect. For the uninitiated hear alarm bells and bad news!

I did some further investigation before informing my client that the waterproof barrier has a small defect on the other side of this wall somewhere within a 3m2 area. The lovely couple asked for the solution and I duly explained that the only real solution is to install a sump and pump and cavity drain membrane to the entire basement. This seemingly small defect will cost over £40,000 to put right!

At the same moment my client comprehended the possible cost they began bad mouthing the chartered surveyor to whom they paid £900 when they first purchased the property.

Here are my top tips for building surveyors when looking at a property with a converted basement:

1. Inform the client of what you notice.

The nature of the building survey is that you’re obliged to inform the client of any defect you notice; but that doesn’t necessarily mean diagnose.

2. Refer to a specialist.

I know you’ve been annoyed by the ‘report’ that some “damp specialists” have provided in the past but there really are some genuine specialists out there who know what they’re doing when it comes to structural waterproofing. Point your client to the Property Care Association and encourage them to find an independent surveyor who holds the following qualification: Certificated Surveyor in Structural Waterproofing.

3. Refer your client to their legal advisers

Your client needs to know whether the work carried out was done correctly. Records from building control along with reports and guarantees from structural waterproofing specialists should be collected by solicitors as part of due diligence during the conveyance. However, does your client or the solicitor know what to look for? Surely not. I think that the outstanding building surveyor would both notify the solicitor of the need for documents and inform them what to be looking for. Going further still the solicitor should supply the independent specialist surveyor with this information and ask for an opinion.

Even if the structural waterproofing was carried out perfectly, has the system been maintained. Will the guarantee company easily assign guarantees to your client when they are the owner; or will it only then come to light that the vendor hasn’t paid for proper maintenance and the guarantees are void.

Here’s my shortlist for what a solicitor should collect from the vendor:

copies of structural waterproofing company’s
- report
- amendments
- guarantees
- receipt confirming payment was made in full
- maintenance schedule (this may be provided through a third party)
copies of sign off from building control
copies of maintenance records
a formal letter from guarantee issuing company that they will willingly assign the guarantee upon completion

24
Nov 14
8

Should I pay for a damp and timber survey

Tags : damp and timber survey

How do you know what to do? You have a problem with some damp (you think rising damp maybe), and so you go to www.yell.com.

There you find a bewildering selection of ‘Damp and Timber Specialists’, ‘damp proofing and plastering’ types and builders. When you call some people there’s no answer and there’s a bit of a grisly answer phone message, others are driving; but eventually you get through to someone.

What will I get from your Damp and Timber Survey? How much will it cost? Are they trying to sell me something I don’t need?

In essence there are three categories of Damp and Timber Survey:

Independent

These reports cost you anything from £150 – £350. This will get you a report from CSRT qualified surveyor who has no bias IE. there is no interest in finding any work that needs doing. This is the pick of the bunch. Lenders love these reports and if you’re hoping for sound professional advice with no coercion this is the one to go for.

That said, make your instructions clear. If you want a report from which you can obtain a number of quotes for repairs let them know. We provide (at additional expense) a schedule of works which may be sent to a list of good contractors allowing clients to compare like-for-like quotes.

Local Professional

A local professional will normally charge you between £50 and £75. This will get you a report from a CSRT qualified surveyor. Although not independent, these surveyors are audited for technical competence. The biggest problem with going down this route is how many reports do you obtain? And then once you’ve got a couple of reports how do you wade through the contents and compare the quotes?

Unqualified Tradesman

Surveys are normally free; but the surveyors lack training and equipment to correctly diagnose the issue. This can lead to unnecessary work costing thousands of pounds. Furthermore, the reports tend to be little more than a page of typing and the guarantees are worthless. When you come to sell your home lenders aren’t satisfied because the work doesn’t carry the necessary certification.

Damp in homes is a complex specialist area and that’s why Chartered Surveyors differ to “Damp and Timber Specialists” (normally specifiying CSRT qualified members of the Property Care Association) .

Always make sure that your surveyor is CSRT qualified. If they aren’t you have to wonder why they haven’t bothered getting appropriate training and relevant qualifications.

20
Nov 14
0

Specialist survey of defective gutters

Tags : gutters listed building

I’ve just finished a report on a modern Listed Building with significant defects to the gutters.

The property inspected is within the overhang in the above image and suffers from dampness in the walls. From the investigation it turns out the gutters are behind parapet walls, and while the parapet is covered in lead, the gutters themselves are of concrete.

Leaves and other debris block the gutters and although the maintenance company have taken some action I think that the down pipes have been blocked – hence the dampness in the brick peers in the first image.

What fascinates me is that this building is only 40 years old, but its been Listed by English Heritage for its architectural value. This means that repairs to rectify these issues will necessitate the involvement of the local conservation officer. He/she is likely to expect the maintenance company of this building to use materials etc. in keeping with the original construction. As a result I would anticipate repairs to the roof/ windows/ gutters amounting to a huge expense.

Category Archives: Uncategorized

Mar 16

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Structural Waterproofing Design – Underwriters Crack Down

Mar 15

0

Structural Waterproofing Design

Jan 15

0

When rising damp is caused by condensation

Nov 14

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Timber Identification

Nov 14

2

Home buyers report for properties with a converted basement

Nov 14

8

Should I pay for a damp and timber survey

Independent

Local Professional

Unqualified Tradesman

Nov 14

0

Specialist survey of defective gutters

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