surveying tenements · appendix 2 –procedural checklists for inspections section 0 –general •...
TRANSCRIPT
Surveying tenementsDavid Gibbon MRICS MCABE
Accredited in Conservation by RICS
Director GLM Building Surveyors, Architects and Project Managers
Common Repairs – a Scotland-wide problem?
The Home Report a wasted opportunity for flats?
The reality
Dangerous buildings
• Appendix 1 – Equipment for inspections EQUIPMENT
• PPE (suitable clothing, gloves, boots, hat – caution protruding nails in attic sarking!)
• Mobile telephone
• Camera with zoom (digital)
• Binoculars
• Waterproof paper, clip board or note book, pencils
• Dictaphone or similar (Google docs app for mobile phones has a dictation facility direct to Word)
• Compass
• Hand held torch and a separate head torch, spare batteries for both
• Penknife with a good sharp blade
• Screwdrivers (large and small)
• A small ‘tap’ hammer
• Moisture meter (a simple type will do, but be aware results will only be a rough guide)
• Pitch-o-meter / inclinometer (there are a range of apps available for mobile phones)
• Plumb-bob
• Plastic bags for collecting and removing any rubbish
Appendix 2 – Procedural checklists for inspections SECTION 0 – General
• Number of properties in the block, and those flats that are tenanted
• Get a list of who will be in and who will not be at time of inspection
• Name and contact details of any keyholders
• Set up times for appointments to inspect interiors
• Always ring the doorbell before you try using the keys to a flat
• Get copies of any keys to locked access hatches
• Get notes of any intruder alarms and ask for them to be disabled
• Ask if any fixed or other ladders are installed
• Make an initial visit to establish access and safety issues before costing the work
• Highlight to owners any concerns you have arising from the first visit
• Discuss the need for contractor assistance
• Double-check equipment list before packing your bag and leaving the office
• Tell someone else (e.g. a trustworthy colleague or family member) where you are going and when you expect to return
• (Stick to that agreed plan, no matter what)
• Establish where North is and work out how you will describe features relative to a simple compass bearing
• If a ladder (including your own portable) is too short or otherwise inadequate do not attempt to use it, remember surfaces will be slippery after rain
• Prepare a sketch plan of each area you visit, and enumerate chimneys, roof lights, etc. Indicate the North point.
• Put on your PPE/protective clothing before you reach the attic ladder
• Ensure any valuables not on your person are securely locked away before you start(!)
• Work clockwise around each area (or if you prefer anticlockwise, but be consistent)
• If bad weather develops be prepared to abort the visit
• Insist to your Stair Representative/contact that they remain with you/on site throughout your visit (enter their mobile telephone number into your personal phone)
• Work methodically and with no undue haste, avoid being distracted by chatter from others
• Follow some form of pre-written checklist, but allow for flexibility
• On completion and return from attic/roofs call your colleague/family member immediately before you leave site to inform them you are safe
Technical stuff
Typical roof types
SlateTilesLeadBuilt-up feltCopperZincAsphaltSingle PlyLiquid applied membraneFibreglass
Slate roofs
• Slate types
• Single and double nailed
• Underslating membranes
• Nailing
• Laps
• Junctions
• Turrets
Headlaps in single nailed slatework
NFRC TB43 Scottish Slating Practice
Junctions
• Valleys
• Hips or piends
• Ridges
• Skews
• Eaves
• Pipes
• Rooflights
Skews
• Skew fillets
• Watergates or skew gutters – single piece, two piece & including timber roll
• Soakers and flashings
• Soakers and mortar fillets
• Overflashings
• Flashings – fixing in raggles
• Crowsteps
Flat roofs
• Technologies
• Life expectancy & failure mechanisms
• Upstands
• Ponding
• Vapour
• Outlets
Built up felt
Leadwork
• Design considerations
• Thickness
• Thermal movement
• Panel sizes
• Joints
• Snow
• Outlets
• Sacrificial flashings
Single Ply
Masonry
• Stonework
• Brickwork
• Lime
• Render/roughcast/harling
• Chimneys
• Parapets
• Balustrades
• Copes
Stonework
• Decay
• Movement
• Repairs
• Lintels
• Rybats
• Geological matching
Rainwater disposal
• Parapet gutters
• Eaves gutters (rhones) – cast iron, cast aluminium, extruded metal, plastic, steel, zinc, lead.
• Downpipes – cast iron, aluminium, plastic, zinc, lead
• Hoppers
Woodwork
• Windows
• Joinery repairs
• Seals
• Painting
• Doors