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BS course bldg diagnostic


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BS course bldg diagnostic

  1. 1. Building Diagnostics BUILDING SURVEYORS INTENSIVE COURSE 24 Aug 2013 (Saturday) Holiday Inn Glenmarie, Shah Alam, Selangor Adi Irfan Che-Ani UKM UKM:Che-Ani 2013
  2. 2. PRESENTATION OUTLINE 1. Survey & defect 2. Building defect: example 3. Building condition survey: inspection 4. Building condition survey: reporting (CPBS101) 5. Summary
  3. 3. Page  3 Survey & Defect UKM:Che-Ani 2013 “Defects will occur in buildings. It is one of the great certainties in construction, the equivalent of death and taxes in life more generally”. (Professor Anthony Lavers) Survey (Hollis & Gibson – Surveying Buildings, 2005): Inspection & investigation of construction & services of property in sufficient details to enable surveyor to advise what impact the condition & circumstances of that property will have upon client. Defects: areas of non-compliance to the bye- law, regulation, standard (mostly not subjective) Out of acceptable condition (subjective)
  4. 4. Page  4 Survey & Defect UKM:Che-Ani 2013 Building Diagnostics: Process of data collection Further steps in building inspection Normally using NDT equipment What it is not: - just identify defects - simple walk through survey - seeing from distance - seeing off-site Should answer: what is going to happen if the defect is left unattended (prognosis/prediction)? T00048IR.JPG
  5. 5. Page  5 Survey & Defect UKM:Che-Ani 2013 From: Alan Mark Forster, James Douglas, (2010) "Condition survey objectivity and philosophy driven masonry repair: An increased probability for project divergence?", Structural Survey, 28(5): 384 – 407.
  6. 6. Page  6 Survey & Defect UKM:Che-Ani 2013
  7. 7. Page  7 Growth of mould and algae due to water ponding and continuous dampness Water ponding due to blockage of outlet to rainwater downpipe (due to small outlet) – it’s very hot during the course of inspection
  8. 8. Page  8 Water mark on the ceiling surface due to water penetration from leaking roof (the brown color suggest it dripped via timber trusses, perhaps the trusses need structural inspection) Stalactite effect due to water proofing failure at upstairs toilet
  9. 9. Page  9 UKM:Che-Ani 2013 BUILDING DEFECT
  10. 10. Page  10 UKM:Che-Ani 2013 BUILDING CONDITION SURVEY : INSPECTION An apparent defect has been perceived when It looks wrong Something smells strange It just felt wrong (perhaps sixth sense?) Someone heard something Something felt… http://webpages.s NCK01/st_senses .jpg
  11. 11. Page  11 Inspect All seem OK? Allocate priority in accord with agreed criteria Is a matter of health and safety Record and keep in mind for future Defect confirmed No further action at this time UKM:Che-Ani 2013 BUILDING CONDITION SURVEY : INSPECTION
  12. 12. Page  12 Initiate urgent action Check and record work in progress early on and periodically Commission rectification work Discuss and agree with client and users Select appropriate specialists for further inspection Prepare or select appropriate rectification specification Review periodically (annually)?UKM:Che-Ani 2013
  13. 13. Page  13  Various standard available BUILDING CONDITION SURVEY : REPORTING UKM:Che-Ani 2013 No Piawaian/ Dokumen Tahun dibang- unkan Kerja Pra- Pemeriksaan Kerja ukur kondisi Keperluan nilai pasaran Keperluan anggaran kos Kaedah pengkadaran/ numerik Penggunaan kod warna Input data Cadangan pembaikan Kandungan utama pelaporan 1 RICS Building Survey Report 2005 Kajian Meja Protokol 1 (visual) Tidak perlu Tidak perlu Tiada Tiada Keadaan, sebab, tahap kerosakan Ada Pemeriksaan, Laporan, Penilaian 2 BRE Design Quality Manual 2007 Tiada Protokol 1 (visual) Perlu Perlu Ada Tiada Keadaan Ada Pemeriksaan, Laporan, Penilaian 3 ASTM E-2018 2008 Penelitian dokumen & temubual Protokol 1 (visual) Perlu Tiada Tiada Keadaan Ada Laporan Keadaan Hartanah 4 The RICS Home Buyer Report 2009 2009 Tidak perlu Protokol 1 (visual) Perlu Perlu 3 kadaran Ada Keadaan Ada Pemeriksaan, Laporan, Penilaian 5 Matriks CSP1 2010 Kajian meja Protokol 1 (visual) Tidak perlu Tidak perlu Keadaan (5 kadaran) & Keutamaan (4 kadaran) Ada Keadaan, Kepenting an Tiada Jadual keadaan bangunan, Kotak gambarfoto, pelan tandaan kecacatan 6 RICS Condition Report 2010 Tidak perlu Protokol 1 (visual) Tidak perlu Tidak perlu 3 kadaran Ada Keadaan Tiada Pemeriksaan, Laporan 7 CP BS101 2011 Kajian meja Protokol 1 (visual) Tidak perlu Perlu Ada (Building Assessment & Rating System – BARIS) Ada Keadaan, Kepenting an Ada Jadual keadaan bangunan, Kotak gambarfoto, pelan tandaan kecacatan And many more…
  14. 14. Page  14 UKM:Che-Ani 2013 BUILDING CONDITION SURVEY : REPORTING Problem: No standard is adopted…. Then you need to be certified….but who certified
  15. 15. Page  15 UKM:Che-Ani 2013 Defects Group For Assessment Of Architectural Works (Internal Finishes) Weightage for architectural elements Sampling guideline for architectural works  Qlassic (construction quality) BUILDING CONDITION SURVEY : REPORTING
  16. 16. Page  16 UKM:Che-Ani 2012 CPBS101: Code of Practice for Building Inspection Reports BUILDING CONDITION SURVEY : REPORTING
  17. 17. Page  17 Contents PART B : MAIN REPORT PART A : EXECUTIVE SUMMARY  Property Information  Appointment Letter  Terms of Reference  Limitation of Inspection  Finding & Recommendation  Surveyor Declaration  Copy of Inspection Certification  Surveyor’s Competency  Introduction  Description of Property  Method of Inspection  Building Condition Assessment i. External / Site Condition ii. Fabric & Component iii. Services  Defect Analysis  Conclusion & Recommendation INTRODUCTION
  18. 18. Page  18 Contents ATTACHMENT PART C : APPENDICES  Location & Site Plan  As Build Drawing / Building Plan  Defect Sheet  Defect Indication Plan  Building Specification (if any)  Previous Report (if any from other consultants  Appendix A – Sample of Inspection Certificate  Appendix B – Details of BARIS Assessment  Appendix C – Sample of the Schedule of Building Condition Appendix E – Sample of Defect Sheet  Appendix F – Schedule of Professional Fees  Appendix G – Sample of Surveyor’s Competency
  19. 19. Page  19 PART A : EXECUTIVE SUMMARY
  20. 20. Page  20 PART A : EXECUTIVE SUMMARY • Indicates the names of the owner, details of the address & purpose of the report. • Can be presented in a point form format. • Attach with the endorsement by the client or his/ her representative & dated. • Indicate the agreed consultancy fees & basic for payment & additional fees subject to the latest approved scale of fees. • Describes the scope of work & limitations of the report that are required by surveyor. • Covers the detailed instruction given by the client (purpose of the survey, inspection date, the likely delivery date of the report any specialist inspection required, insurance details, dispute procedure, payment method & any limitation). • Limitation of the report could cover any assumption made, general content of the report, hazardous materials, human & environmental issues. APPOINTMENT LETTER PROPERTY INFORMATION TERMS OF REFERENCE
  21. 21. Page  21 PART A : EXECUTIVE SUMMARY • Describes the protocol & practices of inspection adopted (i.e. only Protocol 1: Visual Inspection). • Lists the area/space that is not readily accessible during the course of inspection, or any inspection work that may have risk & may affect to the existing condition of building or injury to the surveyor or the third party. • Surveyor also need to list any assumptions made in order to express the inspection work diligently. • Explains the overall building rating (extracted from BARIS) either Good, Fair or Dilapidated. • States the total marks, number of defects & total score; for the overall defect. • Surveyor needs to highlight any indication of the building elements or components that might become worst if left unattended over period of time, particularly yellow-coded defects (if any). • Surveyor must highlight to the client any other information that in his/her opinion that affects the current and future condition of the building. FINDING & RECOMMENDATION LIMITATION OF INSPECTION
  22. 22. Page  22 PART A : EXECUTIVE SUMMARY SURVEYOR’S DECLARATION • Certify the inspection work that was carried out, together with endorsement & qualification. • “I hereby testify that the building has been inspected on (dd/m/yy) until (dd/m/yy) and certify that the condition level of the building as marked and described in this report and its assessment rating is stated in the attached Inspection Declaration Certificate”. • Copy of the inspection certificate need to be attached in this section. • Surveyor need to attach his/ her competency certificate that is issued by The Royal Institution of Surveyors Malaysia. COPY OF INSPECTION CERTIFICATION SURVEYOR’S DECLARATION SURVEYOR’S COMPETENCY
  23. 23. APPENDIX A1
  24. 24. Page  24 APPENDIX A2
  25. 25. Page  25 APPENDIX G
  26. 26. Page  26 PART B : MAIN REPORT
  27. 27. Page  27 PART B : MAIN REPORT • States client instruction, scope & limitation of inspection work, building capacity & surveyor’s competency (i.e. weather condition at the time visit, purpose of inspection & related scope of work. DESCRIPTION OF PROPERTY • Describes location & physical accessibility, types of building, general design, physical condition & type of construction, estimated age of building, special features, materials, function & usage, tenure/ lease period, record of previous inspection & maintenance (if any) & full address of the property. • Includes a brief history of property, ownership & post construction scenario (i.e. renovation, alteration, conservation, preservation damages, defects, breakdowns, malfunctions of services, change of use, previous & current maintenance activities conducted). DESCRIPTION OF PROPERTY INTRODUCTION
  28. 28. Page  28 PART B : MAIN REPORT • Describes survey protocols employed for inspection, tool & equipment used for rating & measurements, manpower, programme & schedule of work & any specific service collaboration with other professional. • Examine condition & significant defects of the building, in which the worst defect shall be described first. • Defects may be supported by photographs or sketches & technical provision used to express surveyor’s findings. • Data acquisition during building inspection shall be used to describe building condition & analysis in BARIS (Building Assessment Rating System). • Details of BARIS is shown in Appendix B. • In defect indication plan (Appendix C), the following coding shall be used: E (External/site) F (Fabric) S (Services) i.e. E1 for ground condition, F1 for roof top & S1 for hot & cold water supply. DESCRIPTION OF PROPERTY BUILDING CONDITION ASSESSMENT METHOD OF INSPECTION
  29. 29. Page  29 BARIS Assessment APPENDIX B Scale Priority Assessment E4 U3 R2 N1 Condition Assessment 5 20 15 10 5 4 16 12 8 4 3 12 9 6 3 2 8 6 4 2 1 4 3 2 1 No Matrix Score 1 Plan Maintenance 1 to 4 2 Condition Monitoring 5 to 12 3 Serious Attention 13 to 20 No Building Rating Score 1 Good 1 to 4 2 Fair 5 to 12 3 Dilapidated 13 to 20 Overall Building Rating
  30. 30. Page  30 BARIS Assessment APPENDIX B Condition Scale Value Description (Value) 1 New/ As New Minor Servicing 2 Fair Minor Repair 3 Poor Major Repair/Replacement 4 Very Poor Malfunction 5 Dilapidated Damage/Missing Priority Scale Value Description (Value) Normal 1 Functional, only cosmetic defect Routine 2 Minor defect, but can lead to serious defect if left unattended Urgent 3 Serious defect, cannot function to an acceptable standard Emergency 4 Element/structure not function at all; OR Risks that can lead to fatality and/or injury Condition Assessment Priority Assessment
  31. 31. Page  31 APPENDIX D
  32. 32. Page  32 APPENDIX C
  33. 33. Page  33 Building Condition Assessment EXTERNAL/ SITE CONDITION PART B : MAIN REPORT Describes site & ground condition, exterior elements of building, parking areas, driveway, cover ed car park, landscape, comp ound lightings, perimeter fences, gates & refuse disposal. Describes building mechanical & electrical services (i.e. hot & cold water supply, air conditioning & mechanical ventilation system, sanitation & cleansing system, sewerage system, fire protection system, vertical & horizontal transportation system, gas, special services, public, address system, communication & network system, surveillance system, electrical services, safety & security & sustainable services system. Describes the components of the building envelope (i.e. the roof top; parapet, external & internal façade; apron, perimeter drain, beam, column, floor, staircase, ceiling, wall, window & door. SERVICES FABRIC & COMPONENT
  34. 34. Page  34 PART B : MAIN REPORT • Describes analysis that illustrates frequency and/or percentage concerning the defects in Schedule of Building Condition. • Might be presented in the form of bar chart, pie chart, line or spider web charts. • Overall defects findings are analysed and shall be presented using Schedule of Building Condition. • ICT/ related software (i.e. GIS, SPSS, Microsoft Excel, BUILD-IR) shall be mentioned. • BARIS shall be used to indicate the overall building co conditions. • Details of the Schedule of Building Condition Appendix D. • Provides overall building condition assessment & rating of property. • Includes any recommendation for repair & remedial works to be carried out. • Recommendation may be shown under separate heading. • Estimated cost of repair may be included if it is specified in the scope of work. CONCLUSION & RECOMMENDATION DEFECT ANALYSIS
  35. 35. Page  35 PART C : APPENDICES
  36. 36. Page  36 PART C : APPENDICES • Show the site & its boundary. • Surveyor should identify the inspected building (i.e. outlining it in red). • Site plan must clearly identify the inspected building & its boundary. • Photograph of the site, its surrounding & façade of inspected building can be included. • Provides full set of drawings/plan of the existing inspected building. • Should provide “as-is”, that shows the existing condition of the building during the course of inspection. • Drawing/ plan depicts the actual existing condition/ space layout/ openings, as apposed to designs or proposed conditions. • Should be tidy & free from any marking (i.e. no marking of defects location). AS BUILT DRAWING/ BUILDING PLANT LOCATION & SITE PLAN
  37. 37. Page  37 PART C : APPENDICES • Simplified format of the on-site survey checklist. • Must be in parallel & is accordance to Schedule of Building Condition & Defect Indication Plan. • Information shall comprise of (but not limited to) defect sheet number, photograph/ sketch section, level, location, element/component, scoring information (i.e. BARIS), defect description, possible causes & any necessary information. • Sample is shown in Appendix E. • Must be in parallel & accordance to Schedule of Building Condition & Defect Sheet. • All defects must be shown in this plan/elevation, according to their coding system. • Only the coding is shown. • Surveyor is free to include any photographs that might be useful in reading this plan, provided that it is placed in a neat & tidy manner. • Sample is shown in Appendix C. DEFECT INDICATION PLAN DEFECT SHEET
  38. 38. Page  38 APPENDIX E
  39. 39. Page  39 APPENDIX C
  40. 40. Page  40 PART C : APPENDICES • An extraction from the tender/contract document of the building. • Record the specification of main building elements & any specific construction or services that are being installed to the building. • List & contact of all consultants, main contractor & any other stakeholders that are listed in the tender/contract document shall be made available. • Building inspection work might require a specific report (i.e. mechanical equipment testing, soil stabilization survey, condition monitoring & other services provided by specialist and/or construction professionals). • Surveyor should procure & coordinate such special report as part of the main report. • All special report attached must be prepared & certified in accordance with prevailing professional standards & ethics, in which the special report must adhere. PREVIOUS REPORT (IF ANY FROM OTHER) BUILDING SPECIFICATION (IF ANY)
  41. 41. Page  41 How “defect” benefit us… UKM:Che-Ani 2013 It wasn’t hit by the massive earthquake. In true fashion of the Ripley Legacy, it was built to reflect the odd 1812 earthquake that measured 8.0 on the rick. The building has now become one of the most photographed in the world.
  42. 42. Page  42 SUMMARY UKM:Che-Ani 2013  Start up: building defects identification – more than an “album”  Inspection: building defect diagnostic – defects are here & there: so what? You might need a tool  Reporting: standard and certified – qualify to stand in court  For Building Surveyors: Follow CPBS101 “We do not want a structural survey. If you can just have a quick look at the house to make sure that it is structurally sound, that will be fine” (Extract from client’s letter of instruction)
  43. 43. Page  43 Thank you very much - reflection -