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Credit to Prof Sr Dr. Ahmad Ramly

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  • 1. KNOW YOUR PROFESSION BETTER THE ROLES & INVOLVEMENT OF BUILDING SURVEYORS IN THE MALAYSIAN BUILDING INDUSTRY Building Surveying Division The Royal Institution of Surveyors Malaysia (RISM) Sep 2013
  • 2. MUQADIMAH Who is Building Surveyor (RISM website) 2 A Professional Building Surveyor is a qualified person, by examination and experience, and a member of the Royal Institution of Surveyors Malaysia (hold the “Sr” title as prefix to their name)
  • 3. MUQADIMAH EXAMPLE / ANALOGY OF SERVICE (As Basic Illustration & Comparison) No EXAMPLE TYPE OF SERVICE EXAMPLE SCOPE OF WORK APPROPRIATE PROFESSION AS (i) Actor/Implementer (ii) Monitor 1.0 2.0 3.0 4.0 Transportation Service Professional Service Property Development Building Construction CHECK Implementation of road and transportation laws Control of Professional Work Ethics Housing Construction Design AND - Driver - Police - Profession Practitioner - Professional Board - Developer - Planner - Architect/ Engineer - Building Surveyor BALANCE 3
  • 4. NICHE OF THE SERVICE BUILDING CONTROL AND COMPLIANCE (BCC) (IN TERM OF) BUILDING QUALITY (Good Practice In) BUILDING PERFORMANCE (Good Practice In) CONSTRUCTION & BLDG. COMPLETION BUILDING AUDIT & INSPECTION MAINTENANCE & CONSERVATION RISK ASSESSMENT & MANAGEMENT TO PRODUCE PERFECT & SUSTAINABLE BUILDING
  • 5. BUILDING CONTROL & COMPLIANCE FULFILLMENT OF THE ROLES THROUGH MAJOR INPUTS QUALITY OF CONSTRUCTION AND BUILDING COMPLETION QUALITY OF INSPECTION AND BUILDING AUDIT QUALITY OF BUILDING ASSET MAINTENANCE & FACILITIES MANAGEMENT AND CONSERVATION OF BUILDING QUALITY OF BUILDING USAGE AND POST OCCUPANCY EVALUATION (iv) Fulfillment /completion of construction works (i) Search of complete building recordCorrective/responsive maintenance (i) Assessment of (iv) service performance building facilities INPUTINPUT 5
  • 6. SOME OF THE JUSTIFICATIONS WHY THE SERVICE OF BUILDING SURVEYOR IS NEEDED (WHAT-WHEN-WHY-HOW) N0. WHAT TYPE OF SERVICE (WHAT) (examples of services needed) WHEN THE SERVICE IS NEEDED (WHEN) WHY THE SERVICE OF B.S IS NEEDED (WHY) HOW A BUILDING SURVEYOR CAN CONTRIBUTE (HOW) 1, 2. 3. 4. Building control & building completion inspection Building maintenance management Building dilapidation and condition survey Post occupancy evaluation Obtain building plans approval and certificate of fitness for occupancy (CFO) Building in the design process, during construction and after completion/occupation Purchase, rent, lease, sell, take over, re-develop, construct new buildings & conservation works and also asset maintenance Building during occupancy period and still in use. ●To overcome problems of abandon project, delay & non- compliance to building laws ●To overcome building dilapidation, defects, deterioration and not properly maintain. To promote/cultivate maintenance culture ●To determine actual physical value, cond of buildings/surrounding & plan for remedial works, costing and maintenance programs ●To determine building performance, safety & health of building users & usage level ●Inspect the needs of building laws & protect public or stakeholder interest. ●Provide advisory services, planned, preventive & predictive maintenance as well as building asset audit and maintenance training on DIY techniques. ●Provide Added value/ value for money‟ & assist in cost planning for client/ developer/ purchaser/ government. Building asset assessment ●Enforcement of COB, compliance to building laws & risk assessment, building audit works 6
  • 7. BRIEF HISTORY & BACKGROUND OF THE EXISTENCE OF BUILDING SURVEYORS IN MALAYSIA - As Professional Entity: i. Established under General Practice with 3 other practices in ISM. 1961 ii. Registered under General Practice in the Surveyors Act, 1967 iii. Scope of work park under Valuation Act, 1972 iv. Building Surveying Division established under RISM, 1990 - Services of BS in the Public Sector: i. Dewan Bandaran Kuala Lumpur (DBKL)/ PBT, 1950s ii. Penang City Council, 1950s iii. Petaling City Council (Majlis Bandaran Petaling), 1970s iv. Building Surveyors scope of service was gazetted, 1989 v. BS program in the IPTA/IPTS started, 1993 vi. Employment started in the public service sector – PWD/JKR, 2008 - Services of BS in the Private Sector : i. Malaysian Building Society Berhad (MBSB), 1973 ii. Private practice consultancy & general practice, 1978 7
  • 8. Current Development In Malaysia BUILDING SURVEYOR - Recognition/Accreditation from local bodies and foreign countries : i. Recognition from JPA/PSD as „Personal to holder‟ for DBKL, 1970 ii. Accepted as Professional degree by JPA/PSD and PWD, 1995 iii. Recognition as Professional by RISM, 1997 iv. Overseas BS degree recognised by JPA, 1998 v. The Assoc. of Building Engineers UK recognised local degree, 2002 vi. JPA approved grade and scheme for Building Surveyors, 2002 vii. RICS UK recognised local degree, 2005 - Total Graduates in Malaysia: Statistic of graduates since 1970 up to date, >more 2,000 8
  • 9. Approval of Practice BUILDING SURVEYOR - Professional practice Proposed establishment of the Act : Has agreed by the Cabinet , 1 & 8 Aug 2007 (proposed Act to be submitted to Parliament by KKR) - MOF Registration 2 May 2012: Code for BS – 330208 Ukur Bangunan (Institut Juruukur Malaysia) : dalam kategori Perkhidmatan Perunding Fizikal Bukan Kejuruteraan (this recognition as equivalent with the other consultants; such as Architects, QS, Valuer, Interior Architecture, Value Management etc) 9
  • 10. SCOPE OF SERVICES BUILDING SURVEYOR (As agreed by BAM/LAM dan BEM/LJM July, 2007) 1. Building Control : Inspect, check, advise and prepare building control report (i.e. Compliance to building laws/requirements) and propose for design, development and building plans integrity for interested party/stakeholder 2. Maintenance and Conservation of Building : Inspect, report and prepare programs for implementing planned maintenance, facilities management, building conservation and restoration 3. Risk Management and Building Audit : Inspect and prepare report on the condition and performance of building, post occupancy evaluation, building pathology works, site condition inspection and safety and health, as well as building audit and risk assessment 10
  • 11. ROLE OF BUILDING SURVEYOR PRE-CONSTRUCTION Inspect and Recommend Building Plan Approval Dilapidation & Building Condition Survey Site Safety and Health Inspection DURING CONSTRUCTION Site and Construction Quality Inspection Compliance to Approved Building Plans Inspection for Issuance of CCC/ Compliance & Fulfillment of Building Laws POST CONSTRUCTION Monitoring of Building Performance Maintenance Management Post Occupancy Evaluation (P.O.E) Building Audit & Inspection of Defects Building Conservation & Restoration Works Risk Assessment & Monitoring Demolition Works Management & Maintenance of Common Property Implementation of JMB – under COB 11
  • 12. Comparison – The Basic Scope of Services Within Professionals In the Construction Industry (As agreed by MQF/MQA) Specific Scope of Service Professionals that Accountable to The Specific Scope of Service a. Building Control & Compliance b. Building Design c. Engineering/Structure/Infra. d. Cost & Contract Admin. e. Valuation, Property Services f. Urban Planning g. Landscaping h. Land Surveying i. Interior Designing BUILDING SURVEYOR ARCHITECT ENGINEER QUANTITY SURVEYOR VALUER URBAN PLANNER LANDSCAPE ARCHITECT LAND SURVEYOR INTERIOR ARCHITECTURE 12
  • 13. Distribution of Works Among Professionals In A Project Implementation MAIN ACTIVITIES WORKS LEVEL INVOLVEMENT OF MAIN PROFESSION SPECIAL ROLE OF BUILDING SURVEYOR Planning and design of project / development and D.O. 1 Urban Planner Architect/Engineer BUILDING SURVEYOR Advisory service & design feedback toward producing maintenance friendly buildings Building plan inspection & approval in the local authority service 2 Urban Planner BUILDING SURVEYOR Check plans, construction integrity, record management, building plans approval Contract administration, specification and cost 3 Architect/Engineer Quantity Surveyor NO MAIN ROLE Construction and project management, quality, safety and health at construction site 4 Builder/ Architect/Engineer Quantity Surveyor BUILDING SURVEYOR Inspect compliance to approved building plans, requirements of safety & health at construction site. Handover of project from contractor to developer 5 Builder/Architect/Engineer BUILDING SURVEYOR Inspect compliance & project completion details for CCC/ CF/ PCF Vacant possession (handover unit from developer to purchaser) 6 Builder/Architect/Engineer BUILDING SURVEYOR Inspect quality, defects, and compliance to S&P contract. Maintenance and building services, interior decoration, sales and property management. 7 Purchaser/Designer/ Valuer BUILDING SURVEYOR Implement common property management, maintenace, facilities, POE, insurance, risk Building conservation, restoration, refurbishment and upgrade 8 Owner/ client BUILDING SURVEYOR Implement building pathology, building audit, conservation etc. New proposal of development on the site. 9 Owner/ client BUILDING SURVEYOR Condition survey, advisor for redevelopment project. 13
  • 14. ARKITEK. J41 JURUUKUR BANGUNAN.J41 PEG.PENILAI. W41 STUDIO COMMUNICATION COMP.GRAPHIC CONST.MAT WRKG.DRWG BLDG.ENG BLDGSTRUCT BLDG.ANALYSIS ARCH.HIST MESRD.DRWG. DESGN.THEORY ENVIR.PHYSIC SUSTAINABLE PLNNGSTUDIES PROF.STUDIES ADV.DESIG PROF.PRACTICE BLDG.TECH BLDG.ANALYSIS THEORY&PHIILO BLDG.CONSEV URBANSTDS PLNG&URB.DES ENV. SC&SUSTAIN LAW STUDIES STRUC. ANALYSIS MATERL. & CONC. BLDG. SERVICES STRUC. DESIGN CONC. TECH BLDG. LAW DEV. STUDIES M&E SERVICS BDG. PRCU&SPEC. BDG.CTL&DESN BDG.PATH&DILAP BDG.MAINT.MNGT COMP. ADD DESG BDG.SERVS.AUDIT BDG.MEAS&ANLS MAINT.TECH. FACILITY.MANGT BLDG.CONSRV SAFETY& RISK FIRE AUDIT BLDG ECON CONC. LAW PROF.PRAC INTRTOPROP PRINC.ECON LEGALSTUDS ACC.&FINMGT. CONC.ECON. PROP.MKT.ANS PROP.INV.ANS INTRTWN.PLG MTHD.EVALU PROP.MAINT LAND&DEV.LAW UR.LND.ECON INVES.VALUE PROP.MGT. BLDG.LEGISTN BUSS.VLUATN LANDACQUISN TWN.PLG.PROJ PROP.FINANCE PROP.DEVMNT. COR.REALEST GIS.&SPATANS MKT&BUSSKIL PROP.PRACTS AVD.VALUATN 1. AKTA 663 2. AKTA 318 3. UBBL 1984 5. AKTA J,P & B 19744. AKTA WARISAN JURUTERA.J41 HASILPEMBELAJARANMESTISAMADENGANFUNGSIKERJA(MQA) ELAKKANPUBLIKKELIRU&TERTIPU(ETIKAPROFESIONAL) PENILAIAN & PENGURUSAN HARTANAH REKABENTUKSTRUKTURDANKERJAAWAM KAWALANBANGUNAN,SENGGARA&PRESTASI SEMAK & KELULUSAN PLAN BANGUNAN PERIKSA KEADAAN TAPAK & BINAAN PERIKSA PEMATUHAN PLAN & UNDANG2 PERIKSA KEPERLUAN CFO/CCC/OSC LAKSANA ODIT & PERIKSA KONDISI BGN. PANTAU KUALITI & PRESTASI BANGUNAN PNILN LPAS DDUK(POE) & ODIT RUANG SENGGARA BANGUNAN & HARTA TANAH SENGGARA FASILITI & RUANG BERSAMA KNSEV BGN & KERJA LUK TRUKUR/TBINA URUS RISIKO BGN& PANTAU PROBOHAN URUS ASET MENYELURUH 1 2 REKABENTUK BANGUNAN & URUS BINA 3 4 5 1 2 6. AKTA KERAJAAN TEMPATAN 6 6 3 4 5 PERTINDIHAN 33% PERTINDIHAN 40% PERTINDIHAN100% SYARATSTANDARDKELAYAKANPERTINDIHANMESTI80%KEATAS PERTINDIHANLEBIH60%MEMERLUKANLATIHANTAMBAHAN PERTINDAHANKURANG60%TAKLAYAKMELAKSANAFUNGSIKERJA KETIKAMENDAPATKANKHIDMATUKURBANGUNAN ECON, FINAN & ENGG PROJ. MGMT ENG. LAW ENTRE. ENG.& MGT CAD ENG.MEC&STR.MTRIAL CONC. MATERIAL & ENG. DRWG TIMBER DESIGN STRUCT. THEORY SOIL MECHANIC REINF.CONC.DESIGN STEEL STRUC.DESIGN ENVIRON. ENGG STRUCT ANALYSIS CONC. MGMT PRE-STRES CONC.DES FUNDAMENTL ENGG ENGG GEOLOGY FUND. MATRL SCIENC LAND SURVEY PROF. PRACTICE 5 3 PERTINDIHAN50%
  • 15. No. Courses Credit hour Bac. Bldg. Surveying BSc. Archi’ture Bachelor Civil Eng. 1 Building Design 3 √ √ X 2 BS-Planning & Plan Checking Practice 4 √ X X 3 Building Control 3 √ X X 4 Building Services Audit 4 √ X X 5 Project Management Practice 4 √ √ √ 6 Introduction to CAD 2 √ √ √ 7 Building Defects & Diagnosis (Pathology) 4 √ X X 8 Measurement & Analysis of Buildings 4 √ X X 9 Building Conservation & Cond. Monitoring 4 √ X X 10 Environmental Science 3 √ √ √ 11 Building Services 3 √ √ √ 12 M & E Services & checking System in Building 3 √ X X 13 Building Maintenance Management 4 √ X X 14 Building Fire Audit 3 √ X X 15 Facilities and Building Aset Management 3 √ X X 16 General Principles of Malaysian Law 3 √ X X 17 Property Development Studies 2 √ X X 18 Building Law 4 √ X X 19 Construction Quality Management 3 √ X X 20 Professional Practice (Building Surveying) 3 √ √ √ As example comparison in Universiti of Malaya syllabus Coverage of Subjects in Building Surveying Program 15
  • 16. No. Courses Credit hour Building Surveying Archi’ture Civil Engineering Dept. Courses (cont.) 21 Construction Law 3 √ √ √ 22 Structural Analysis 3 √ X √ 23 Structural Design 3 √ X √ 24 Material Science 3 √ √ √ 25 Construction Technology I 3 √ √ √ 26 Construction Technology II 3 √ √ √ 27 Construction Technology III 3 √ √ √ 28 Construction Quantification/Specification 3 √ X X 29 Building Economics 2 √ X X 30 Research Methodology/Academic Writing 2 √ √ √ 31 Academic Project – Building Surveying 6 √ X X 32 Industrial Training 6 √ √ √ Sub-Total Credit Hour 106 100 106 Elective Courses / Faculty 2 2 2 University Courses 12 12 12 Total Credit Hour 120 114 120 16
  • 17. WHY THE SERVICE OF A BUILDING SURVEYOR IS NEEDED I. In Building Construction & Completion Works : 1. To ensure building plans were prepared completely by a competent person before the project is constructed and complied to all relevant laws. 2. To ensure construction site is free from any debris, obstruction, clean & safe for workers to work and no public interference/trespass, no negative impact on environment and public property. 3. To ensure building was constructed as per approved building plans and to be re- inspected by a competent staff of Local Authority or a Building Surveyor. 4. To ensure no abandon project. Require close supervision/monitoring by a competent Building Surveyor to protect the interest or act on behalf of financial institutions, insurance companies or purchasers before releasing of any progress payment or full settlement of payment or insurance coverage. 5. To ensure all defects were rectified and building laws were complied before the process of handing-over of keys/taking vacant possession of building to purchasers or stakeholders. 17
  • 18. II. In Building Maintenance and Conservation Works : 1. To ensure no repetitive of design mistakes that have caused the same defects occurred on building. Require close supervision, inspection and feedback from a competent Building Surveyor 2. To ensure minimum cost for inspection of building defects and rectification works. Require comprehensive and efficient investigation and proper cost planning by a competent Building Surveyor. 3. To ensure the planning and implementation of maintenance works are done orderly and scheduled. Require preparation by a competent Building Surveyor. 4. To ensure building/asset has a proper and complete record for the purpose of building usage and future maintenance. Require comprehensive building and space audit by a competent Building Surveyor. 5. To ensure the source and causes of building defects are identified correctly. Require correct building forensic or pathology techniques by a competent Building Surveyor. 6. To ensure conservation works are done through proper procedures/techniques and correctly maintained. Require scientific, correct equipment and tools application by a competent Building Surveyor. 18
  • 19. III. In Building Audit and Risk Management Works : 1. To ensure the premium of insurance coverage is suitable based on the actual defects inspected. Require correct inspection, report and suggestion by a competent Building Surveyor. 2. To ensure the existing level or status of building failures/defects are identified correctly in order to reduce future building risk/ collapse. Require proper inspection of building condition and scheduling by a competent Building Surveyor. 3. To ensure compensation amount is paid correctly as per defects/failures occurred. Require proper and correct assessment by a competent Building Surveyor. 4. To ensure the usage of building in term of space, equipments, facilities is according to the actual needs and as it was designed. Require proper and correct building audit by a competent Building Surveyor 5. To ensure the maintenance of buildings, facilities and enforcement of building laws in the building & common property/strata title/ heritage Act is implemented correctly. Require correct inspection and supervision by a competent Building Surveyor. 6. To ensure all building demolition and dismantling works are done as per approved measures/procedures/rules by local authority. Require monitoring by a competent PBT staff or a competent Building Surveyor. 19
  • 20. RELATED LAWS FOR BS PRACTICE 20
  • 21. IMPORTANT LAWS AND REGULATIONS FOR BUILDING SURVEYOR‟S PRACTICE 1. STREET, DRAINAGE AND BUILDING ACT 1974 (ACT 133) 2. UNIFORM BUILDING BY-LAWS 1984 (UBBL) 3. FIRE SERVICES ACT 1988 (ACT 341) 4. NATIONAL HERITAGE ACT 2005 (ACT 645) 5. STRATA TITLE MANAGEMENT ACT 2013 (ACT 757) 6. STRATA TITLES ACT 1985 (ACT 318)
  • 22. 2. OTHER RELATED REFERENCES FOR THE PRACTICE 1. LOCAL GOVERNMENT ACT 1976 (ACT 171) 2. TOWN & COUNTRY PLANNING ACT 1976 (ACT 172) 3. HOUSING DEVELOPMENT (CONTROL AND LICENSING) ACT 1966 (ACT 118) 4. OCCUPATIONAL SAFETY & HEALTH ACT 1994 (ACT 514)
  • 23. MAIN BENEFITS OF BS PRACTICE TO THE PUBLIC AND GOVERNMENT • To ensure building comply to all building laws • To provide defect-free and maintenance-friendly building • To fulfill all requirements of safety and health • To provide actual physical value based on building condition • To provide proper performance and usage of space through building audit • To ensure functionality of building through building inspection • To function as mediator in dispute resolution as independent party (example: tribunal claim) • To establish correct value of protection for building in risk assessment and insurance claim 23
  • 24. TERIMA KASIHBUILDING SURVEYORS MALAYSIA