MUNDIC TESTING

The term Mundic has become used as the generic name in Cornwall, and parts of Devon, for concrete which  contains deleterious mining aggregates.

A Mundic test or Concrete Screening Assessment should only be undertaken by a suitably qualified Chartered Surveyor carrying the RICS logo (Royal Institution of Chartered Surveyors).

A Stage 1 Mundic test is a procedure which involves the removal of 50mm concrete core samples from various elements of the property in accordance with the RICS 3rd edition Mundic Guidance notes of 2016. A  chartered surveyor will undertake a site inspection and an experienced drilling operative will remove concrete core samples from the sites located. The sample locations will be annotated with detailed notes and the samples bagged and tagged for submission to a petrographic laboratory.

The laboratory, who are independent, will supply the supervising surveyor with a Stage 1 petrographic report indicating the aggregate types used in the submitted samples. If deleterious aggregates (such as mining waste) are found, Stage 2 testing will be recommended. 85% of properties pass a Stage 1 assessment and are given a Classification A1.

If deleterious aggregates are found, the Stage 2 assessment recommended will depend upon the location and condition of the concrete type submitted. You can still obtain a mortgage if the property passes a Stage 2 test. The Classification will be A2. 60% of properties pass Stage 2 and are suitable for secured lending.

In certain circumstances, should the property fail Stage 2, a Stage 3 assessment might be recommended. This is not for the faint-hearted as it takes up to a year and can be costly. A number of properties with Mundic have passed Stage 3 but these are in known locations. Discussion with our surveyors is recommended.

All sample locations are made good with cement but are not decorated.

During the early part of this century, builders and concrete manufacturers made extensive use of readily available mine spoil tips in the production of concrete. These tips were widespread throughout the county wherever mining activity had taken place. The tips were made up of crushed, broken stone, diminishing to dust, all being of an ideal size for use as an aggregate and binder in concrete.

The unsatisfactory nature of these aggregates was not fully recognised until after the Second World War when British Standards and improved quality control gradually eliminated their use. Therefore it is generally considered that any property of concrete construction built prior to 1950 can be at risk, or may already show signs of deterioration.

There are occasional exceptions and therefore the local knowledge of an experienced Chartered Surveyor specialising in this sphere is invaluable.

Almost anyone owning or wishing to purchase a property built during the at risk period will, at some point, have need of a test.

In an advanced state of deterioration Mundic concrete becomes physically unsound and in severe cases has lead to a need to demolish affected buildings.

In most instances Mundic materials cannot be identified visually in situ and the building may show no signs of distress whatsoever. For this reason a full concrete screening test is the only way of identifying whether or not a property is affected.

Due to this, anyone considering purchasing a property must have a test carried out in order to protect their investment. A cash purchaser should be mindful of the need for a satisfactory classification for potential re-sale purposes. Any purchaser or existing owner of a property considering a mortgage or remortgage will be required by their bank or building society to have a test carried out prior to an offer being made.

In most cases, anyone selling a property constructed prior to the relevant date will find that a test carried out in advance is a useful marketing tool and can certainly save time at the contract stage.