Trace & Access Report

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

• Homeowner/Policyholder/Tenant

• Survey Location

• Rainbow International Ref

• Prepared by

• Date

  Date

Instruction Overview

• Instruction Date

  Date

• Instructing Party

  Select Homeowner Insurer Policyholder Landlord Executor/legal representative Tenant Other

  • Homeowner
  • Insurer
  • Policyholder
  • Landlord
  • Executor/legal representative
  • Tenant
  • Other

• Notes

• Insurer's Claim Reference

• Contact Name and Contact Number

• Insurance Company

  Select None Unknown NFUM RSA LV= AXA SAGA DLG Aviva Other

  • None
  • Unknown
  • NFUM
  • RSA
  • LV=
  • AXA
  • SAGA
  • DLG
  • Aviva
  • Other

• Notes

• Instruction Description

• Instruction Background

• Visit Date & Time

• Engineer(s)

• Engineer's Initial Visual Report - (Kerbside impression of property)

• 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. Keep a mobile phone with you. Do not put yourself at risk.
Other Risks and Controls

• Risk

• Control

• 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 header 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

• Notes

• Photo of internal stopcock

  Media

• Boundary box located?

  Yes

  No

  N/A

• Stopcock functioning correctly?

  Yes

  No

• Notes

• Photo of external stopcock

  Media

• Meter present or temporary meter fitted

  Meter present

  Temporary meter fitted

  No meter present

• Video the meter for at least 5 minutes to calculate leakage volume. Video for less time if loss is excessive.

• Meter movement videoed (slow leaks) or observed (significant leaks) with internal stopcock open?

  Select Yes No

  • Yes
  • No

• Water consumption detected?

  No

  Yes

• Water consumption quantity over time period? (first red number is 100s of litres next is 10s next is single litres etc.)

• Video the meter for at least 5 minutes to calculate leakage volume. Video for less time if loss is excessive.

• Meter movement videoed (slow leaks) or observed (significant leaks) with internal stopcock closed?

  Yes

  No

• Water consumption detected?

  No

  Yes

• Water consumption quantity or time period? (first red number is 100s of litres next is 10s next is single litres etc.)

• No consumption with internal stopcock both open and closed indicates NO LEAK from supply fed system(s)

• Consumption with internal stopcock closed indicates supply pipe leak

• Consumption with internal stopcock open and no consumption with internal stopcock closed indicates internal leak from supply fed system(s)

• 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 Other

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

• Notes

• Has boundary box been worked on recently

  No

  Yes

• If the works have caused leakage the water company to be advised by homeowner/tenant/landlord

• Notes

• Evidence

  Media

• Is there excessive water in the boundary box

  Yes

  No

  N/A

• Investigate possible leaking coupling. Salts test the water for chlorides (processed water). Homeowner/tenant/landlord to arrange water company repair if processed water present.

• 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

• Small Central Heating header tank dripping

  No

  Yes

• Consider sealing the system, pressurising & 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

• Tundish dry

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• Excess water from condensation pipe

  Yes

  No

  N/A

• Volume of water from condensation pipe over time period

• Evidence

  Media

• All pipework around the boiler dry

  Yes

  No

• 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 and/or underfloor heating working properly

  Yes

  No

• Why? Is this relevant?

• Notes

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

  No

  Yes

• Notes

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

• Pipework on all radiators dry. (Do not forget under unit radiators or radiators in strange locations e.g. outside toilets)

  Yes

  No

  N/A

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

• Notes

• Evidence

  Media

• Any signs of damp around the radiators (e.g. walls/floors discoloured, skirtings blown, grout cracked/damp, hollow tiles)

  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

• Are the manifolds dry and in order

  Yes

  No

• Notes

• Evidence

  Media

• Are the pressures at the manifold balanced

  Yes

  No

  N/A

• Notes

• Evidence

  Media
Hot and cold supply (internal)

• Notes

• All joints and pipework dry

  Yes

  No

• Consider sealing the system, pressurising & doing an acoustic survey if low pressure system (e.g. fed from header tank)

• Is water loss consistent with volume of leakage?

• Notes

• Large header tank dripping

  Yes

  No

  N/A

• Could be hot or cold water system leak. Consider sealing the system, pressurising & doing an acoustic survey

• Notes

• Evidence

  Media

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

• Possible redundant pipework

  No

  Yes

• Notes

• Evidence

  Media
Appliances

• Notes

• Supply to all white goods dry

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• All toilet cisterns shutting off

  Yes

  No

  N/A

• Notes

• Evidence

  Media
Sanitaryware (e.g. Showers, Baths, Hand Basins, Bidets, Toilets etc.)

• Where you have multiple items with issues (e.g. two showers and a bath) add a new Sanitaryware section for each item

• Location & Sanitaryware Item

• Notes

• Sanitaryware traps in order

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• Sanitaryware base in order

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• Grouts/mastics in order

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• Enclosures in order

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• Sanitaryware fittings in order

  Yes

  No

  N/A

• Notes

• Evidence

  Media

• Taps/Regulators and hidden pipework in order

  Yes

  No

  N/A

• Notes

• Evidence

  Media
Wastes

• Notes

• All accessible joints and connections dry

  Yes

  No

  N/A

• Notes

• Evidence

  Media
Salts Test

• Location

• Notes

• Nitrates - small pot (Red/Brown Result)

  No

  Yes

• Ground water/rising damp

• Notes

• Evidence

  Media

• Chlorides - large pot (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 there an issue with any DPM or DPC

  No

  Yes

• 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

Pipework Survey

• Use CAT & Genny to scan for pipework. Scan Gas/LPG/Oil , hot & cold supply, central heating (multiple rads and flow/returns)

• Pipework survey carried out to establish routings

  Yes

  No
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

• Use "Automatic" mode initially find anomalies then switch to "Manual/Lock" with 2 degree temperature Span and move temperature Level into anomaly temperature range for detailed colour graded image.

• Location

• Notes

• Evidence (Context and detailed photo(s))

  Media
Acoustics Survey

• Notes

Acoustics Survey Anomaly

• Location

• Notes

• Evidence

  Media
Endoscope Survey

• Notes

Endoscope Survey Anomaly

• Location

• Notes

• Evidence

  Media
Supply Pipe Survey

• Notes

Location

• Location

• Notes

• Evidence

  Media
Other Inspection/Survey Works

• Notes

Other Works

• Notes

• Evidence

  Media

Tracer gas survey

• Drain down the system being Tracer Gassed. Securely fix hose(s) to drain points with jubilee clip(s). If central heating - check for multiple drain cocks/spigots, open bleed valves (highest points first). Hot/Cold water systems - open taps to assist drain down.

• Insert gas to 0.5 Bar initially - check for leakage. Then raise pressure to 1.0/1.5 Bar gradually. Do not increase pressure over 1.5 Bar other than in exceptional circumstances.

• System/location

• Notes

• System drained down

  Yes

  No

• Expect the Tracer Gas to take longer to manifest

• Reason/notes

• Boiler switched off/isolated

  Yes

  No

  N/A

• BOILER MUST BE SWITCHED OFF/ISOLATED

• Notes/Reason for not isolating the boiler

• Is the water clear or very discoloured when draining down

• All radiator bleed valves on central heating system closed or taps on hot/cold water system closed

  Yes

  No

  N/A

• Close all radiator bled valves and/or taps before introducing gas

• Notes

• Central Heating - All radiators fully open on both sides. (note original settings and reset after)

  Yes

  No

  N/A

• Ensure all radiators are fully open before introducing gas

• Notes

• Central Heating/Hot Water Heating - All zone/diverter valves manually set to open

  Yes

  No

  N/A

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

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

  Yes

  No

  N/A

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

• Gas filling point

• Evidence

  Media

• Gradually increase Tracer Gas pressure from 0.5 Bar to 1.0/1.5 BAR

• Maximum tracer gas pressure used

• Photo of pressure gauge on gas rig

  Media

• Pressure loss

  No

  Yes

• Pressure loss over time period

• Gas detected internally

  No

  Yes

• Notes

• Evidence

  Media

• Gas detected 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

  N/A

• Open all automatic air bleed valves

• Notes

• Radiators reset

  Yes

  No

  N/A

• Reason/notes

• Inhibitor added to system

  No

  Yes

• Reason/notes

• Additional charge may apply

• Amount of inhibitor added

• Leak sealing agent added

  No

  Yes

• Additional charge may apply

• Reason/notes

• Amount of sealing agent added

Asbestos Containing Material Removal

• Are you qualified to remove Asbestos Contain Materials

  Yes

  No

• DO NOT PROCEED WITH REMOVAL - REMOVAL MUST BE CARRIED OUT BY QUALIFIED OPERATIVES ONLY

• Location

• Is the ACM removal non licenced works (either presumed or confirmed)

  Yes

  No

• DO NOT PROCEED UNLESS YOU ARE A LICENCED ASBESTOS REMOVAL OPERATIVE

• Are you a licenced asbestos removal operative

  Yes

  No

• ACM Type

  Select Thermoplastic Tiles Bitumen Textured Coating Cement Sheet Asbestos Paper Linoleum AIB (small area & good condition) Other

  • Thermoplastic Tiles
  • Bitumen
  • Textured Coating
  • Cement Sheet
  • Asbestos Paper
  • Linoleum
  • AIB (small area & good condition)
  • Other

• Description of material

• Continue under controlled ACM removal conditions including RAMS and appropriate PPE/RPE

• Notes

• Before photos

  Media

• After photos

  Media

• DO NOT PROCEED - REMOVAL MUST BE CARRIED OUT BY LICENSED OPERATIVE(S)

• ACM Type

  Select Thermoplastic Tiles Bitumen Textured Coating Cement Sheet Asbestos Paper Linoleum AIB (small area & good condition) Other

  • Thermoplastic Tiles
  • Bitumen
  • Textured Coating
  • Cement Sheet
  • Asbestos Paper
  • Linoleum
  • AIB (small area & good condition)
  • Other

• Description of material

• Continue under controlled ACM removal conditions including RAMS and appropriate PPE/RPE

• Notes

• Before photos

  Media

• After photos

  Media

Excavation

• HAS THE OCCUPANT GOT SUFFICIENT WATER RESERVES FOR THEIR NEEDS IF THE WATER SUPPLY IS INTERRUPTED. Filled containers, pots, pans, cisterns and/or bath.

• 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 understands and excepts that utility services maybe disrupted until such time as a repair or other works can be carried out.

• Customer contact advised of reasons for excavation prior to works commencing - our terms & conditions apply regarding excavation

  Yes

  No

  N/A

• Reason customer not advised

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

  Yes

  No

  N/A

• 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

  Yes

  No

  N/A

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

  No

  Yes

  N/A

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

• Notes

Location of Excavation

• 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 Infrared Camera 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

• Additional 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

  Select Yes No Already Referred/Instructed by Insurer N/A

  • Yes
  • No
  • Already Referred/Instructed by Insurer
  • 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 (subrogation )

  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

• 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

• Time on Site (Total Time)

• Time on Tracer Gas

• Time on Excavation

• Time on Asbestos Removal

• Other Time Details