Trace & Access Report

• © J Luscombe Associates Limited 2021.
  All rights reserved.

• Survey for:

• Survey Location:

• Rainbow International Ref:

• Prepared by:

• Date:

  Date

Instruction Overview

• Instruction Date

  Date

• Instructing Party

• Contact Name and Contact Number

• Insurance Company

• Instruction Description

• Instruction Background

• Visit Date & Time

• Engineer(s)

• Engineer's Visual Report

• External Photo of Property

  Media

• ASBESTOS

• Controls - STOP If in doubt assume it is an ACM. DO NOT DISTURB the material unless qualified & exercising control measures. Sample & make safe by encapsulation or exclusion. Wear PPE & RPE. Record all steps taken & photograph.

• MANUAL HANDLING

• Controls - Do not lift unnecessarily. Use lift equipment whenever possible. Get trained help if appropriate.

• SLIPS, TRIPS & FALLS

• Controls - Tape down all pipes & cables. Use the shortest run & cover if possible. Photograph your measures. Position equipment safely.

• EXPLOSION

• Controls - Map gas runs before excavation. Note in your methodology. Isolate gas/LPG/Heating Oil supply before excavation. No naked flames or smoking.

• HEIGHTS

• Controls - No heights work without certification by IPAF or height/ladder training. Excavations to be taped off

• ELECTROCUTION

• Controls - Be cable-aware at all times. Check for RCD protection before starting excavation. Use current detector before invasive works. Wear gloves. Check for electric underfloor heading.

• DISEASE

• Controls - Stay COVID19 aware. Wear PPE & be mindful of both animal & plant potential infections. Use anti microbial cleaners. If in doubt STOP & seek advice.

• LONE WORKING

• Controls - Does someone know where you are? Arrange regular contact & “contact lost” procedure. Do not put yourself at risk.

• I have carried out a risk assessment & informed others whom it may affect:

  Sign

Manifestation

• Location

• Description

• Evidence

  Media
Have any systems or zones been isolated?

• Is this temporary or permanent

  Temporary

  Permanent

  Not relevant

• Will opening the isolation effect loss rate or aid diagnosis?

• Notes

External Inspection

• Notes

• Excessive output from boiler (condensation pipe/pressure relief valve)

  No

  Yes

• Notes

• Evidence

  Media

• Exterior of property showing signs of damp

  No

  Yes

• Notes

• Evidence

  Media

• Are any overflows from toilets or heater tanks wet or showing signs of dripping

  No

  Yes

• Notes

• Evidence

  Media

• Gutter, downpipe or drain issue

  No

  Yes

• Notes

• Evidence

  Media

• Any causes of damp bridging

  No

  Yes

• Notes

• Evidence

  Media

• Any structural faults leading to water ingress (e.g. cracked render, poor pointing, roof/valley issues)

  No

  Yes

• Notes

• Evidence

  Media

• Signs of excessive ground water or aquafer

  No

  Yes

• Notes

• Evidence

  Media
Boundary box and stopcock(s)

• Notes

• Internal stopcock located?

  Yes

  No

• Stopcock functioning correctly?

  Yes

  No

• Photo of internal stopcock

  Media

• Boundary box located?

  Yes

  No

• Stopcock functioning correctly?

  Yes

  No

• Meter present or temporary meter fitted

  Meter present

  Temporary meter fitted

  No meter present

• Meter movement videoed with internal stopcock open?

  Yes

  No

• Water consumption detected?

  No

  Yes

• Water consumption quantity over time period?

• Meter movement videoed with internal stopcock closed?

  Yes

  No

• Water consumption detected?

  No

  Yes

• Water consumption quantity or time period?

• No consumption with internal stopcock both open and closed indicates NO LEAK from mains fed systems

• Consumption with internal stopcock closed indicates external leak

• Consumption with internal stopcock open and no consumption with internal stopcock closed indicates internal leak

• Consumption with internal stopcock both open and closed indicates internal AND external leak

• Boundary box test indicates

  Select Internal leak External leak Internal & external leak No leak detected

  • Internal leak
  • External leak
  • Internal & external leak
  • No leak detected

• Notes

• Has boundary box been worked on recently

  No

  Yes

• Notes

• Evidence

  Media

• Is there excessive water in the boundary box

  Yes

  No

  N/A

• Investigate possible leaking coupling. May require utility company repair.

• Notes

• Evidence

  Media

• Summary Notes

Boiler survey

• Location

• Notes

• Photo of boiler

  Media

• Boiler make and model

• Boiler fired by

  Gas

  LPG

  Heating Oil/Kerosene

• Boiler approx. age

• Boiler last serviced date

• Boiler notes

• Boiler type

  Vented

  Non-vented Combi

  Non-vented Hybrid

• Header tank dripping

  No

  Yes

• Consider sealing the system, pressuring & doing an acoustic survey

• Is water loss consistent with volume of leakage?

• Notes

• Evidence

  Media

• Is the filling loop dry & working correctly

  Yes

  No

• Notes

• Evidence

  Media

• Excess water from condensation pipe

  No

  Yes

• Volume of water from condensation pipe over time period

• Evidence

  Media

• All pipework around the boiler dry

  Yes

  No

• Notes

• Evidence

  Media

• Tundish dry

  Yes

  No

  N/A

• Notes

• Evidence

  Media
Central Heating System

• Central Heating comments

• System type

  Pressurised/non-vented

  Ambiant/vented

• System losing pressure

  No

  Yes

• Volume of loss & notes

• Check for acoustic anomalies

• Consider sealing the system, pressuring & doing an acoustic survey

• All radiators working properly

  Yes

  No

• Why? Is this relevant?

• Notes

• Possibility of redundant pipes from moved/removed radiators (e.g. under kitchen units or for modelling)

  No

  Yes

• Notes

• Ask customer if property has been modified or extended or radiator(s) moved or removed.

• All radiators dry

  Yes

  No

• Can leaks be stopped? Is water loss consistent with volume of leakage?

• Notes

• Evidence

  Media

• Any signs of damp around the radiators

  No

  Yes

• Source of damp visible? Is water loss consistent with volume of leakage?

• Notes

• Evidence

  Media

• Does the property have underfloor heating

  No

  Yes

• Is the manifold dry and in order

  Yes

  No

• Notes

• Evidence

  Media

• Are the manifold outflows balanced

  Yes

  No

• Notes

• Evidence

  Media

• Any sign of discoloured flooring or moisture damage to the floor

  No

  Yes

• Notes

• Evidence

  Media
Hot and cold supply (internal)

• Notes

• All joints and pipework dry

  Yes

  No

• Consider sealing the system, pressuring & doing an acoustic survey

• Is water loss consistent with volume of leakage?

• Notes

• Possible redundant pipework

  No

  Yes

• Ask customer has the property been modified or extended - especially bathrooms, toilets, utility rooms or kitchens. Think pipework & rads

• Notes

• Evidence

  Media
Appliances

• Notes

• Supply to white goods dry

  Yes

  No

• Notes

• Evidence

  Media

• All toilet cisterns shutting off

  Yes

  No

• Notes

• Evidence

  Media
Showers/Baths

• Location

• Notes

• Shower/Bath trap in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Shower/Bath base in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Grout/mastic in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Enclosure in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Shower/Bath fittings in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Taps/Regulator and hidden pipework in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media
Wastes

• Notes

• All accessible joints and connections dry

  Yes

  No

• Notes

• Evidence

  Media
Salts Test

• Location

• Notes

• Nitrates (Red/Brown Result)

  No

  Yes

• Ground water/rising damp

• Notes

• Evidence

  Media

• Chlorides (Yellow Result)

  No

  Yes

• Treated water from a system

• Notes

• Evidence

  Media

• Inconclusive (Yellow/Red Results)

  No

  Yes

• Possibly rain water

• Notes

• Evidence

  Media
Dye Test

• Dye test carried out on waste(s)

  No

  Yes

• Notes

• Evidence

  Media
Other Potential Causes

• Has there been a previous escape of water or flood at the property

  No

  Yes

• Has the property been dried properly

  Yes

  No

  Needs further investigation

• Notes

• Evidence

  Media

• Is there an issue with an adjoining property

  No

  Yes

• Notes

• Evidence

  Media

• Is DPM and DPC in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Signs of Bridging or Penetrating Damp

  No

  Yes

• Notes

• Evidence

  Media

• Is condensation an issue

  No

  Yes

• Notes

• Evidence

  Media

• Ventilation under ground floor in order

  No

  Yes

  N/A

• Notes

• Evidence

  Media

• Capped chimney

  No

  Yes

• Is there adequate ventilation

  Yes

  No

• Consider endoscope survey

• Notes

• Evidence

  Media

Moisture Mapping

• Location

• Excessive moisture discovered

  Yes

  No

  N/A
Excessive Moisture Area

• Notes

• WME/MC reading(s)

• Evidence

  Media
Infrared Camera Survey

• 1)Cold taps running slowly 2) Hot taps running slowly boiler highest setting 3) CH on highest setting 4) Boiling water in wastes

• Notes

Infrared Camera Survey Anomaly

• Location

• Notes

• Evidence

  Media
Acoustics Survey

• Notes

Acoustics Survey Anomaly

• Location

• Notes

• Evidence

  Media
Endoscope Survey

• Notes

Endoscope Survey Anomaly

• Location

• Notes

• Evidence

  Media
Ferret Survey

• Notes

Location

• Location

• Notes

• Evidence

  Media
Other Inspection/Survey Works

• Notes

Other Works

• Notes

• Evidence

  Media

Tracer gas survey

• System/location

• Notes

• System drained down

  Yes

  No

• Reason/notes

• Boiler switched off/isolated

  Yes

  No

• BOILER MUST BE SWITCHED OFF/ISOLATED

• Is the water clear or very discoloured when draining down

• All radiator bleed valves closed

  Yes

  No

• Close all radiator bled valves before introducing gas

• Notes

• All radiators fully open

  Yes

  No

• Ensure all radiators are fully open before introducing gas

• Notes

• All zone/diverter valves manually set to open

  Yes

  No

• Manually set all zone/diverter valves open including hot water system.

• All automatic air bleed valves closed. Check non-vented boiler and CH high points (loft/airing cupboard)

  Yes

  No

• Ensure all bleed valves are closed before proceeding. System unlikely to hold pressure.

• Gas fill point

• Maximum tracer gas pressure

• Pressure loss

  No

  Yes

• Pressure loss/period

• Gas detected internally

  No

  Yes

• Notes

• Evidence

  Media

• Gas detect from hot water tap(s)

  No

  Yes

• Indicates heating coil in water cylinder has failed

• Notes

• Evidence

  Media

• Gas detected externally

  No

  Yes

• Notes

• Evidence

  Media

• Notes

• System refilled

  Yes

  No

• Reason/notes

• Automatic air bleed valves opened

  Yes

  No

• Open all automatic air bleed valves

• Notes

• Radiators reset

  Yes

  No

• Reason/notes

• Inhibitor added to system

  No

  Yes

• Reason/notes

• Additional charge may apply

• Leak sealing agent added

  No

  Yes

• Reason/notes

• Additional charge may apply

Excavation

• Customer contact advised prior to excavation and agrees to our terms & conditions

  Yes

  No

• Reason customer not advised

• Customer must accept our terms & conditions.
  We will carry out the excavation using best endeavours
  Making-good the excavation is customer’s responsibility

• A leak might not be found

• Further excavation works may be necessary

• We will use best endeavours, however, we may cause collateral damage whilst excavating including striking a water or gas pipe or other service. Any repair or making-good is the responsibility of the customer.

• As a result of the excavation the customer accepts that some or all utility services maybe disrupted until such time as a repair or other works can be carried out.

• Does customer contact have plans of pipework and other service routings

  Yes

  No

• Customer contact advised we accept no liability for any disruption and/or repair to any utility service we might strike or disrupt or otherwise damage.

  Yes

  No

• Reason customer contact not advised

• Is there NOW or HAS THERE EVER BEEN a gas/LPG/oil supply to the property

  No

  Yes

• Has the gas/LPG/oil mains supply been isolated

  No

  Yes

  N/A

• GAS/LPG/OIL SUPPLY MUST BE ISOLATED BEFORE EXCAVATION

• Notes

Location

• Location of excavation

• Reasons for excavation

  Select Infrared Camera Survey Indicates Anomaly(ies) Acoustics Survey Indicates Anomaly(ies) Tracer Gas Detected Elevated Moisture Levels Visible Manifestation Salts Test Results Visible Defect(s)/Anomaly(ies) Other

  • Infrared Camera Survey Indicates Anomaly(ies)
  • Acoustics Survey Indicates Anomaly(ies)
  • Tracer Gas Detected
  • Elevated Moisture Levels
  • Visible Manifestation
  • Salts Test Results
  • Visible Defect(s)/Anomaly(ies)
  • Other

• Additional notes supporting excavation

• Is there any wet or electrical underfloor heating in the area of excavation

  No

  Yes

• Isolate electrical underfloor heat before proceeding

• Proceed with extreme care

• Use pipe detector or IR to detect wet pipework

• Has the area been scanned for pipes, cables or other obstructions

  Yes

  No

• Reason area not scanned (Area should be scanned to avoid risk of death, injury or damage)

• Before photos

  Media

• After photos

  Media

• Any collateral damage caused

  No

  Yes

• Homeowner advised

  Yes

  No

• Reason why homeowner not advised

• Notes

• Evidence

  Media

• Notes

• Discussion

• Conclusion

Repair carried out

• Type of repair

  Select Permanent Temporary Parts fitted Other (see notes below)

  • Permanent
  • Temporary
  • Parts fitted
  • Other (see notes below)

• Notes

• Cost to be charged to party instructing works

  No

  Yes

• Cost notes

• Refer to insurers

  Yes

  No

  N/A

• Reason (e.g. Property damage due to Escape of Water and/or requires professional drying to mitigate structural damage)

  Select Property damage due to Escape of Water Professional drying required to mitigate structural damage Danger of mould damage Other (see notes below)

  • Property damage due to Escape of Water
  • Professional drying required to mitigate structural damage
  • Danger of mould damage
  • Other (see notes below)

• Notes

• Notes

• Cost recovery opportunity

  Yes

  No

  N/A

• Notes

• Recommendation(s)

  Select Book revisit to continue survey Situation to be monitored by customer contact (see notes below) Permanent repair required (see notes below) Re-route pipe work Replace water cylinder Replace boiler Refer to boiler engineer (see noes below) Check/Replace Pressure Relief Valve (PRV) Check/Replace Pressure Expansion Vessel Flush/Service Central Heating System Refer to Water Utility Company (see notes below) Refer to Building Surveyor (see notes below) Refer to Insurers (see notes below) Refer to neighbour (see notes below) Refer to Landlord/Letting Agent (see notes below) Other

  • Book revisit to continue survey
  • Situation to be monitored by customer contact (see notes below)
  • Permanent repair required (see notes below)
  • Re-route pipe work
  • Replace water cylinder
  • Replace boiler
  • Refer to boiler engineer (see noes below)
  • Check/Replace Pressure Relief Valve (PRV)
  • Check/Replace Pressure Expansion Vessel
  • Flush/Service Central Heating System
  • Refer to Water Utility Company (see notes below)
  • Refer to Building Surveyor (see notes below)
  • Refer to Insurers (see notes below)
  • Refer to neighbour (see notes below)
  • Refer to Landlord/Letting Agent (see notes below)
  • Other

• Notes

• Notes

• Does the property require professional drying

  No

  Yes

• Reason

  Select Property damage due to Escape of Water Professional drying required to mitigate structural damage Danger of mould damage Other (see notes below)

  • Property damage due to Escape of Water
  • Professional drying required to mitigate structural damage
  • Danger of mould damage
  • Other (see notes below)

• Notes

• Photos

  Media

• Notes