Calcium Sulphate Floor Screeds - The Problem!

Guest article from Joe Malone BSc(Hons) ICIOB

…obtaining accurate moisture measurement in the field can be fraught with difficulty and pitfalls…… You need to adopt a pragmatic approach in the field, understand the limitations of your test equipment and thoroughly review build specifications and manufacturers product information

Background

Figure 1. New development with pumped calcium sulphate floor screeds

Source: Author's Own

Malone Associates Ltd, were recently instructed by a large National developer to help resolve a dispute relating to one of their London developments. Essentially we were asked to investigate issues relating to ongoing dampness within a newly laid floor slab within a flat in a new low rise block. The history surrounding this matter was that a client had purchased the flat then noticed air blisters under the Amtico flooring in her lounge. The Amtico was taken up and a square section of the floor screed was excavated to see what was going on. My understanding was that moisture was found sat on top of the plastic resilience layer, the floor was patch repaired and further drying was being carried out and monitored until such time as readings were obtained that were low enough to justify laying the finished flooring.

We were unsure what methods of testing and monitoring was being carried out but had early concerns that the wrong type of equipment was being used. On initial enquiries as to the type of floor screed used we were informed that Calcium Sulphate floor screed has been laid, specifically a Supaflo pumped screed by Cemex. It is worth noting at this point that the terms applied to Calcium Sulphate floor screeds can get confusing because they can also be commonly referred to as ‘Calcium Sulphate screed’, ‘Gypsum’ screed or ‘Anhydrite’ screed. All three terms refer to the same generic product.

Construction - Inspection of the plans we were sent would indicate that the block is constructed of a 103mm brick outer leaf, a 100mm insulated cavity and a 140mm Metal section fully insulated frame inner leaf. With cement particle board outer, and 2 inner layers of 12.5mm plasterboard with taped joints. Importantly we could see that the floors appeared to be constructed of a 250mm  poured in-situ concrete floor slab overlaid with a 10mm resilient layer and a 45mm screed.

Site Observations - We attended site in November and after initial visual inspection assessed the flat for condensation risk. To that end the following readings were recorded. Relative humidity = 47%, Ambient air temperature 19.2^OC, Dew point temperature = 7.2^OC.  The floor temperature was recorded at 17^OC or roughly 10^OC above dew point temperature. These results proved conclusively that there was no active condensation damp problem in the flat on the day of inspection.

It could be seen on initial visual inspection of the floor screed which was stripped of finished Amtico flooring and attempts had been made to strip the screed of flooring Adhesive and primer. This is a difficult process and it was clear that there were still patchy areas of adhesive residue across the lounge floor. We also noted a large patch repair area to the floor and noted the dissimilarity between the existing screed and the repair material. 

                              Figure 2. Aggregate contained within this repair section gave concerns relating to compatibility

Source: Author's Own

It was initially assumed by site staff that the repair section was calcium sulphate and therefore compatible with the rest of the floor. When I asked for this to be confirmed the staff member who repaired the floor confirmed that it was in fact concrete and as such this repair section is incompatible with the existing floor screed  and would need to be excavated and replaced.  This is because the Tricalcium Aluminate present in ordinary Portland cement (OPC), contained within the concrete repair section, will react with the sulphate in the floor screed and cause ettringite to form. I’m sure you will all recognise this problem as Sulphate attack, which is an expansive reaction and could well lead to problems with the finished floor in the near future.

Test Methods

Figure 3. Tramex CME used for taking readings in floor screed.

Source: Author's Own

We noted the presence of a Tramex CME (Concrete Moisture Encounter) within the flat and it became apparent that floor moisture readings were being obtained by this means. This is standard industry practice because these meters are specifically calibrated for concrete and concrete floor screeds. Indeed, we use a Tramex CME ourselves but we are aware that the tool has some limitations when it comes to a reliable diagnostic process. We took electronic moisture readings across the whole of the lounge floor to obtain comparative readings and our own readings tended to confirm and support the previous statement made by the developer, to the effect that moisture levels were highest nearer the patio doors leading to the balcony. We received our highest Tramex reading of 7.5% at this point, which would tend to indicate that the floor was significantly damp. We also noted a very high Tramex reading of 6% to the concrete repair patch. We were looking to obtain readings of 0.5% total moisture content (TMC) or <=75% equilibrium relative humidity readings (ERH).

Some of the more attentive readers may have already spotted the potential problem with the use of the Tramex on a Calcium Sulphate floor screed… Did you note that I said they were calibrated specifically for concrete? Calcium sulphate is not concrete and therefore any readings obtained with the Tramex can only be referred to as a relative reading. Tramex’s own product information states that ‘The Concrete Encounter utilises “state of the art” electronic technology to provide the flooring industry with an accurate and simple to use non-invasive handheld instrument for nondestructive testing (NDT) of Moisture Content (MC) in concrete and comparative moisture readings in, gypsum and other floor screeds.’  Moreover, the Tramex is only reasonably reliable when used on virgin concrete that is clean and dust free. Once primers, adhesives and other coatings have been applied to the floor then the Tramex becomes even less reliable. The floor in question had too much surface contamination for the Tramex to ever be reliable even it was concrete as opposed to Calcium Sulphate flooring.

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Because the floor repair section was to be excavated and repaired we decided to test the floor using the calcium carbide meter. For those of you not familiar with calcium carbide testing, a small amount of test material is weighed and placed into the pressure vessel. This is then mixed with calcium carbide powder and the chemical reaction within the vessel releases acetylene gas that pressurizes the vessel and causes a reading to register on the gauge. The amount of acetylene produced is directly proportional to the amount of moisture present in the sample and this is the most reliable site test in use for establishing the moisture content of concrete and masonry products. 

Figure 4.  Repair section excavated and showing a TMC of 1.8% (Tramex showed 6%)

Source: Author's Own

The concrete repair section was indeed still damp, though this was a null point due to its excavation. We simply tested this area to complete our understanding of what moisture contents were actually present right across the floor compared to readings obtained with the Tramex CME. In fact the calcium sulphate screed proved to be bone dry with readings no higher than 0% TMC obtained. 

Figure 5. Tramex showed 7.5%, actual TMC = 0%

Source: Authors Own

We believe that the Amtico flooring was initially laid too early but subsequently after removal of the Amtico the developer has dried the floor thoroughly but been chasing their own tail due to false positive readings obtained from the Tramex.

After the floor slab was repaired we provided the client with ongoing advice for monitoring the deep repair section that was replaced but there are only three reliable ways of obtaining reliable results for moisture content in floor slabs, these are:

      1.  Calcium carbide testing

      2.  Testing equilibrium relative humidity (ERH) using Hygro sleeves.

      3.  Testing equilibrium relative humidity (ERH) using a floor humidity box.

Since options 1 & 2 involve destructive testing, then the only option available for ongoing moisture tests in the flat is option number 3. A floor humidity box should be placed on the large repair section and sealed with double-sided Butyl tape. We recommend that the humidity level inside the box is then recorded after a 72 hour period. If the ERH reading is 75% or less then you are free to proceed with the installation of finished flooring. Manufacturers information on the calcium sulphate screed used for the repair section indicated that the screed could take up to 50 days to dry so clearly an initial period of drying would be required before monitoring was started.

Ongoing Tests

The developer chose to use a ‘Tramex Hygrohood’ floor humidity box sealed in place with double sided butyl tape for ongoing moisture measurement of the repaired floor section. However this proved what we already know, in that readings of <=75% ERH are extremely difficult to achieve in floor screeds. Four weeks later I was called back to reassess the flooring after the developer failed to get ERH readings below 77%. Also you must remember that that ERH readings are relative to temperature as well as moisture yet product information makes no reference to the temperature benchmark at which the ERH reading should be taken. We generally recommend that rooms are maintained at circa 20^oC when screeds are being dried out and this is a general recommendation that is often found; it therefore makes sense to recommend that an ERH reading of <=75% should be obtained with a room temperature of 20^oC. The Hygrohood shows a reading of 77% ERH at 21.5^oC but if we drop the room temperature to 20^oC then the ERH increased to circa 80%.

The client asked if we could test with calcium carbide again and it was simply a matter of understanding what depth the latex screed could be laid to. This allowed us to take a series of shallow drillings to obtain enough material for calcium carbide testing. The test again proved that the repaired floor section was now completely dry  and the developer could move forward with installing the latex screed. The drilled areas will be made good by the latex screed.

All this proves that obtaining accurate moisture measurement in the field can be fraught with difficulty and pitfalls. Moreover, I think some of the guidance information is poor; particularly the guidance that an ERH of <=75% should be achieved, perhaps <=80% ERH would be more realistic because once that figure was achieved at a room temperature of 20^oC the floor proved to be dry. You need to adopt a pragmatic approach in the field, understand the limitations of your test equipment and thoroughly review build specifications and manufacturers product information. 

Figure 6. Tramex showing 77% ERH at 21.5oC. The repair section proved to be dry.

Source: Author's Own

Joe Malone

Director (Malone Associates Ltd)

First Published on 6/1/15 at www.buildingdefectanalysis.co.uk

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Negligence – Part 3 - Defences to Negligence

In today’s extremely litigious society there will always be those who are willing to pursue a claim in negligence if they feel a professional has been negligent which has resulted in them suffering some loss or damage. Unfortunately this is the World we now live in and due to the fact that a defendant (the person accused of negligence), does not intend for the bad consequence to happen, many who are accused of negligence are likely to be surprised that they find themselves in that predicament.

Source: http://imgarcade.com/

In my two recent negligence articles (Link 1) & (Link 2) I have introduced the basic principles of the tort of negligence and discussed the ‘ingredients’ necessary to establish a claim in negligence. I have also considered the significance of this area of law to the professional person and in particular those working in Construction and the Built Environment. In today’s extremely litigious society there will always be those who are willing to pursue a claim in negligence if they feel a professional has been negligent which has resulted in them suffering some loss or damage.  Unfortunately this is the World we now live in and due to the fact that a defendant (the person accused of negligence), does not intend for the bad consequence to happen, many who are accused of negligence are likely to be surprised that they find themselves in that predicament.

In the event that someone is found to be negligent there are a number of defences in UK law that may be used to reduce or nullify any damages or compensation that can be claimed.  These defences do not remove the fact that a person has acted and has been proved to be negligent, moreover, to help them to reduce the impact and consequences of their actions.  The three defences of Contributory Negligence, Volenti non fit injuria and Ex turpi causa will be considered within this article. The latter two are Latin terms which are typical of terminology within the UK legal system which have been used over many hundreds of years and continues to be used today.  I will provide a translation for each together with the explanations below.

Source: http://www.barberandsims.com/

Contributory Negligence – This defence has been used for many years where a person who has been found to be negligent will try to prove that an injured party has contributed to their own loss or damage by their actions (or omissions).  A passenger who is injured in a road traffic collision and is not wearing a seat belt is a good example.  The driver of the vehicle may have caused the injury to the passenger and negligence may have been established, so there is no question of the driver’s negligence.  The driver however may argue that, yes, they may have acted negligently and caused the accident and the injury and loss to the passenger, however if the passenger had been wearing their seat belt then in all likelihood the injuries sustained would have been less severe.  Therefore, by not wearing the seatbelt the passenger has contributed (to the negligence) and to the extent of their injuries. These circumstances appear in the case of Froom v Butcher (1976), where the Court of Appeal reduced the amount of damages payable to the claimant by 20%.

Prior to 1945 if a person found liable in negligence could prove that the injured party had contributed to the negligence then this could negate any damages completely.  Basically the rule was all or nothing, however, in 1945 a general power to apportion damages was given to the courts by the Law Reform (Contributory Negligence) Act 1945.  This meant that as in the case of Froom v Butcher the courts have the discretion to consider the extent of contributory negligence and to award damages accordingly.

Volenti non fit injuria (‘to a willing person, no injury is done’) - If a defendant can demonstrate that the claimant (the person/party who have suffered loss, damage or injury as a result of the negligence of the defendant) voluntarily agreed to undertake the legal risk of harm at their own expense then this can negate any damages completely.  Unlike contributory negligence which allows the courts to apportion damages, volenti non fit injuria is a complete defence. When using volenti as a defence the defendant must show that the claimant acted voluntarily in the sense that they were able/capable of exercising free choice. The courts will consider the ability of a person to be able to make a free choice and therefore whether they are able/capable of making a voluntary assumption of risk.  This will be a matter of fact in each individual case and the courts will consider things such as mental capacity, alcohol and substance consumption etc.

The case of Morris v Murray (1991) is a commonly quoted case in respect of Volenti; The plaintiff (Morris) agreed to be flown by the defendant (Murray) in his light aircraft though he knew the defendant was inebriated. The plaintiff drove the car which took them to the airfield and he helped to start and refuel the aircraft, which was piloted by the friend. Shortly after take-off the aircraft crashed, killing the pilot and severely injuring the plaintiff. At first instance the court found the defendant failed in his claim of volentii non fit injuria, but the plaintiff succeeded in negligence.

Held: The defendant’s appeal was allowed. The defence of volenti non fit injuria applied, and the claim failed. The plaintiff willingly embarked upon the flight, knowing that the pilot was drunk; that the danger in embarking upon the flight was both obvious and great and the plaintiff was not so drunk as to be incapable of appreciating the nature and extent of the risk involved, and, therefore, he was to be taken to have fully accepted the risk of serious injury and implicitly discharged the pilot from liability for negligence in relation to the flying of the aircraft; and that, accordingly, the maxim volenti non fit injuria applied as a defence to the plaintiff’s claim. Source: www.swarb.co.uk

There are however statutory restrictions on the use of volenti In the case of car passengers. Section 149 of the Road Traffic Act 1988 prohibits any restriction on the driver’s liability to his passenger when required to be covered by insurance. Therefore a driver who is found to be negligent which cases injury, loss or damage to his passengers cannot use volenti as a defence.

Ex turpi causa no oritur action (‘from a dishonourable cause an action does not arise’) - A person who is injured whilst involved in a criminal act may be denied an action. In these circumstances the courts are likely to find that no duty of care is owed. The case of Ashton v Turner and Anr (1981) provides a good example; ‘The Claimant was injured when the Defendant crashed the car in which he was a passenger. The crash occurred after they both had committed a burglary and the Defendant, who had been drinking, was driving negligently in an attempt to escape. The judge dismissed the claim holding that as a matter of public policy the law would not recognise a duty of care owed by one participant in a crime to another. He held in the alternative that, even if a duty of care was owed, the Claimant had willingly accepted as his the risk of negligence and injury resulting from it’. Source: www.e-lawresources.co.uk/

UK case law is well established with many other case examples that demonstrate the application (or not) or each of the three defences discussed above.  Law can often appear unclear and complicated at first glance and I always advise my students that the most effective way of understanding the law is to research previous cases.  Anyone who wants to find out and understand more about this area of law will find that a simple internet search will provide you with all of the information you need.

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Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

Negligence – Part 2 – Reducing the risk of negligence claims

There are a number of areas of civil law or tort which may be considered by an ‘injured’ party such as Nuisance, Trespass and numerous others however in many cases built environment/construction professionals find themselves defending a claim in negligence.

Source: http://davidlaw.com/

In Part 1 (Link) of this article I explained how the tort of negligence is particularly relevant to the role of the built environment/construction professional and why it so important to act with professionalism, vigilance and attention to detail at all times.  The consequences of not doing this could result in a mistake/omission/error, albeit unintentionally and may lead to a loss, damage or injury occurring.  If this does happen then an action may be sought in negligence to recover the loss. There are a number of areas of civil law or tort which may be considered by an ‘injured’ party such as Nuisance, Trespass and numerous others however in many cases built environment/construction professionals find themselves defending a claim in negligence.

As also identified in Part 1 of this article; In order to assess whether a person has acted negligently the courts will consider a person’s conduct and actions against how a reasonable person would act in the same circumstances. Although important this is just one consideration in establishing negligence. Over many years through the doctrine of Judicial Precedent, case law has developed a method of establishing negligence based upon decisions made in previous cases. The landmark case of Donaghue v Stevenson (1932) established the modern version of negligence and set a precedent for the main principles of establishing negligence and ‘the neighbour test’.  It is not the purpose of this article to discuss the circumstances or detail of the case, as this is information is widely published however it is worth exploring the principles that arose from the case and how negligence is measured and proved.

Source: http://legemetevangelium.wordpress.com/

In order to establish negligence there are four main ingredients for which all need to be proved. If just one of these are missing or cannot be proved then any action in negligence will fail.  Firstly, a duty of care must be owed to the plaintiff (the ‘injured’ party) by the defendant (accused of the negligence).  Next, if a duty of care is established then it must be shown that the defendant breached this duty.  Thirdly, if the first two elements are in place then proximate cause must be established. In other words, but for the breach of duty, the injury or loss would not have happened. Finally, if all three previously discussed elements are established the plaintiff must demonstrate that the loss/injury was a reasonably foreseeable consequence of the defendant's action or inaction.

Source: https://sielearning.tafensw.edu.au

The first two elements of negligence require the establishment of a duty of care and if shown that this has been breached, but what is a duty of care? A common definition of a duty of care is: ‘A requirement that a person act toward others and the public with watchfulness, attention, caution and prudence that a reasonable person in the circumstances would. The Oxford Dictionary’s definition is a little more concise; ‘A moral or legal obligation to ensure the safety or well-being of others’. As built environment/construction professionals the understanding of duty of care and how it applies is fundamental.  If there is a contractual relationship with a Client, then any loss/damage that may occur is usually dealt with through the contract and any dispute through contract law.  If you read the details of Donaghue v Stevenson you will note that a claim for negligence can be brought in the absence of a contract, so if a Client’s claim were to be unsuccessful in contract law, they may pursue a claim in negligence instead.

As a construction professional it is always worth thinking about your activities and asking yourself if you are meeting your duty of care and acting reasonably.  The measure of reasonableness of a built environment/construction professional will be established in a number of ways. Firstly, by the standards set within an individual’s particular profession. Then, if a mistake has been made and if an appropriately qualified and experienced person taking reasonable care would not have made the mistake, then the professional person may be liable in negligence.  To establish what are reasonable standards in a profession, either the plaintiff or defendant can call an eminent practitioner to give evidence in Court as an expert witness, which is another measure of reasonableness. 

How can we reduce the risk of negligence claims? - The tort of negligence can be a legal minefield for all professionals and something that should not be underestimated.  Before undertaking any professional services it is worth establishing precisely what is expected for your fee, a robust scope of services and knowing exactly who the services are being provided for and who will be relying on your advice.  This may sound simple and obvious to many however it is these simple things that can help to avoid confusion and reduce the possibility of cutting corners and of possible negligence claims in the future. 

Underestimating a fee or confusion over the scope of services does not diminish a professional’s responsibilities in respect of duty of care, and this would certainly be a very weak defence if a claim for negligence was brought by a Client. Acting with watchfulness, attention, caution and prudence will help to avoid these types of scenario, however in the fast paced World of commerce where everything seems to be done at 100mph, sometimes working to impossible deadlines, it is easy to see how we can sometimes ‘drop the ball’. Good robust quality assurance procedures will help to identify issues/mistakes before they leave the office, however it is also worth reviewing and training staff on an ongoing basis to improve knowledge and competence, all of which will help to minimize the risk of negligence (and other) claims in the future.  How much of this are you or your organization currently doing?  Something to think about maybe?

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Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

UK Housing Market - What's in Store for 2015?

The UK government acknowledge the importance of the housing market to the UK economy and over the last few years have tried to ‘push it along’, with the introduction of a number of initiatives and policies, such as the help to buy scheme, changes to planning policy and recent changes to stamp duty thresholds

Source: http://www.theguardian.com/

Trying to predict what will happen in the housing market over the next twelve months and beyond is always a topical subject, which generates a wide range of debate particularly as we enter a new year.  Any decision on whether to enter the market or to buy or sell will be dependant upon many different factors and particularly by an individual’s current position on the housing ladder.  There will be those who are looking to get onto the first rung of the ladder and those who want to move further up the ladder who may be looking to ‘upsize’ or even ‘downsize’ depending upon their circumstances.  There will also be those who may be stuck in negative equity as a result of decline in the market over recent years and are looking for the first opportunity to escape. In any event the housing market affects a lot of people who will be watching closely to see what happens before making any decisions.

The UK government have acknowledged the importance of the housing market to the UK economy and over the last few years have tried to ‘push it along’, with the introduction of a number of initiatives and policies, such as the help to buy scheme, changes to planning policy and recent changes to stamp duty thresholds. Over the course of 2014 there has clearly been some positive momentum in the UK Housing market undoubtedly influenced by continued low interest rates and no doubt the impact of initiatives such as the help to buy scheme. However, as ever, opinion seems to be split (depending on what you read) on the effectiveness and impact of these initiatives and policies and only time will tell whether they prove to be a benefit or otherwise.  This really is the crux of the matter; will these types of initiatives and polices create sustainable growth in the housing market progressively or will the benefits be only short lived? Well, as identified at the beginning of this article, the answer is undoubtably one of perspective and will depend on individual circumstances and where a person is on the housing ladder.  An advantage for one person may be a disadvantage for another. Rising house prices is a prime example.

Source: http://www.thisismoney.co.uk/

Telegraph Online (Link) recently reported; ‘The average British homeowner saw their property wealth grow by £15,000 this year (2014) – or an astonishing £81,000 for those owning homes in London. The data, from property website Zoopla, is the first to put a figure on house price growth for the year 2014. A tranche of similar numbers from other property price analysts are due in the next few weeks. They are expected to confirm Zoopla's figures and highlight what has been an "extraordinary" year in the British housing market, characterised by a booming first half and then a rapid cooling off. Zoopla said prices across the country rose 6pc bringing the average value to £268,895.’

House Prices - Those who are eager to enter the housing market for the first time may have been biding their time while they save a deposit and no doubt become increasingly frustrated as house price steadily increase. As house price start to increase so does the deposit proportionally, possibly delaying the point at which they can enter the market.  Increasing house prices become less of a problem for those who are already on the housing ladder, because although the purchase price of the next property may increase, so will the price of their existing property, although not always at the same rate.  This is particularly an issue for those who plan to relocate to a different part of the country due to regional price differences, which can be significant.

FT Advisor Online (Link) predict that; ‘House prices will continue to rise in 2015 as gross mortgage lending hits a five-year high next year, Ray Boulger, senior technical manager at mortgage broker John Charcol has predicted. Mr Boulger also said he expects house prices to rise by 4-5 per cent in 2015. He believes that the rate of house price increases will continue slowing, but on-going low interest rates mean that for most people affordability will continue to be more around the deposit than the monthly payments’

Interest Rates – Telegraph Online (Link) recently reported; ‘Rates have remained at a record low (0.5%) since March 2009. The Bank now expects inflation, as measured by the consumer prices index, to fall below 1 per cent next year, from October’s rate of 1.3 per cent. Most economists believe interest rates will start to rise in the second half of next year (2015). Bank of England policymakers are increasingly divided over the best time to start raising interest rates without putting the recovery at risk’

In a previous article I discussed the implications of interest rate rises (Link) and explained that even a small increase in interest rates will pose difficulties for many with variable rate mortgages, particularly those who have borrowed to their absolute maximum.  As an example the table below provides an indication of the financial impact of an interest rate increase on a variable rate 25 year repayment mortgage loan of £150,000, assuming and existing current interest rate of 3%:

Mortgage amount	£150,000	£150,000	£150,000	£150,000
Current Interest Rate	3%	3%	3%	3%
Interest Rate Increase	0.25%	0.5%	0.75%	1.00%
Existing Monthly Payment	£717.85	£717.85	£717.85	£717.85
New Monthly Payment	£737.99	£758.43	£779.15	£800.15
Increase per Month	£20.14	£40.58	£61.30	£82.30
Increase per Year	£241.72	£486.92	£735.57	£987.61

With house prices predicted to continue to rise in 2015, although much more sedately than in 2014, and interest rates predicated to increase for the first time since 2009 in the second half of 2015 this is likely be another challenging year for the UK housing market.  Although the housing market is showing signs of life we need to ensure that the pace of recovery is sustainable.  This will not be achieved by positive publicity (or spin) alone, but must be underpinned by realistic and tangible means.  Building more homes seems logical, however this is impacted by planning policy, skills shortages, funding and numerous other issues that the government need to sort out to enable us to address our massive housing shortage.

Whichever way you look at it the issues inherent in the UK housing market are not new and have existed for many years, so what are we going to do differently in 2015?  Well, it is likely that we will see very little will change in the space of one year, however if we can continue to make steady measured progress in the housing market in 2015, (rather than short term gains) then we may be on the road to a sustainable recovery which in the mid to long term future will be to the benefit to everyone.

Please feel free to share this article and other articles on this site with friends, family and colleagues who you think would be interested

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.