CP BS101:CODE OF PRACTICEFOR BUIDLINGINSPECTIONREPORTSA.I. Che-Ani (UKM) 2012 BUILDING SURVEYING DIVISION THE ROYAL INSTITUTION OF SURVEYORS MALAYSIA (RISM)
ContentsINTRODUCTIONPART A : EXECUTIVE SUMMARY Property Information Appointment Letter Terms of Reference Limitation of Inspection Finding & Recommendation Surveyor Declaration Copy of Inspection Certification Surveyor’s CompetencyPART B : MAIN REPORT Introduction Description of Property Method of Inspection Building Condition Assessment i. External / Site Condition ii. Fabric & Component iii. Services Defect Analysis Conclusion & Recommendation
ContentsPART 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 consultantsATTACHMENT Appendix A – Sample of Inspection Certificate Appendix B – Details of BARIS Assessment Appendix C – Sample of the Schedule of Building ConditionAppendix E – Sample of Defect Sheet Appendix F – Schedule of Professional Fees Appendix G – Sample of Surveyor’s Competency
INTRODUCTIONInspection & Surveys Buildings(source: Construction Industry Council, accessed on Sep 2012) Professionals carry out many different types of inspection, each for a particular reason. Each resulting in a report with specific information produced for a particular purpose. Professional undertaking any of the services should suitably qualified, and may be a member of one or more professional bodies. Professional undertaking any particular service must ensure the client is clear as to which type of inspection and work to the agreed brief. This document has been prepared by organizations representing the various professionals whose work includes, inspecting existing buildings or those in the course of construction. It is intended to define clearly the various types of inspection normally undertaken with a view to avoiding different interpretations between professionals involved and their clients.
INTRODUCTION The term "structural survey" has come into common use to describe a survey which covers all visible and accessible parts of a building, including those which are not part of the structure such as the roof covering, windows and drains. The term should be avoided since misunderstandings with clients have arisen when, for example, a "structural survey", has concentrated on the structure alone. Similarly, some clients have been confused when a "structural survey" report has included a recommendation to commission a "structural investigation". In view of this the Construction Industry Council and the contributing organizations have agreed to urge their members not to use the term "structural survey" to describe any of the services defined in this leaflet. When a structural engineer is engaged to investigate the structure of a building, it is recommended that the work should not be referred to as a "structural survey"; the terms investigation, appraisal, investigation or assessment are more appropriate.
INTRODUCTION1. VALUATION Primary purpose is to provide an opinion of the price a property might achieve if it were sold, or of the rent if it were let, whilst other types of survey and inspection focus on condition, constructional issues and associated remedies. A Valuation Inspection normally precedes a Valuation, which advises on the value of a legal interest in property. Valuations may be undertaken for a variety of reasons and the following issues need to be understood and agreed between the parties before the valuation is carried out: purpose and date for which the Valuation will be required; interest to be valued assumptions upon which the Valuation will be made. The extent of the inspection will usually be defined by reference to guidance published by the body to which the professional belongs. The Valuation Inspection will take account of relevant factors affecting condition, location and aspects of construction which are readily observable on a walk-round inspection.
INTRODUCTION A Valuation should not be interpreted as, or used in substitution for, a survey report. Scope of a Valuation Inspection, and any measurements taken will be confined to what is necessary to establish aspects and factors material to value. In some cases the person undertaking the Valuation may need more detailed advice on condition before completing the Valuation.2. PROPERTY PURCHASE SURVEY AND VALUATION Advise on value as well as giving actual information on significant aspects of the condition of the property, usually a home, to the prospective purchaser Carried out under conditions (or terms) of engagement agreed with the professional undertaking the work. For straightforward properties where the client requires no out-of-the- ordinary advice, the report may be in a standard format and under the relevant standard conditions of engagement, such as those produced by the organization of which the professional undertaking the work is a member.
INTRODUCTION Minor items of disrepair which do not materially affect the value will not normally be reported. Whether services will be tested or not will be agreed between the parties beforehand. Whilst a Property Survey and Valuation may be undertaken for the prospective purchaser or lessee of a commercial property, it may be more appropriate for a VALUATION (see 1) together with a BUILDING SURVEY (see 3) to be carried out in respect of larger, older or non-standard buildings or buildings of a commercial or industrial nature. Prospective lessees may often need to arrange for the preparation of a SCHEDULE OF CONDITION (see 8) before the commencement of the lease.3. BUILDING SURVEY Investigation and assessment of the construction and condition of a building and will not normally include advice on value. May be carried out by a member of any of the contributing organizations who has appropriate experience. Include the structure, fabric, finishes and grounds; the exposure and testing of services are not usually covered.
INTRODUCTION The extent of the survey will be subject to specific agreement between the professional and the client and advice on costs of repair will be subject to such agreement. The Report will include reference to visible defects and guidance as appropriate on maintenance and remedial measures. The Report may recommend that ELEMENTAL OR SPECIALIST INVESTIGATIONS (see 4) are undertaken or other specialist advice obtained relating to specific issues.4. ELEMENTAL OR SPECIALIST INVESTIGATION Carried out where concern exists over specific parts of, or defects in, a property. Examples of this specialist work are the detailed study of movement, cracking, bulging, timber decay or the testing of building services such as wiring, heating, drainage etc. The scope of this type of investigation will be specific to each individual job and, if necessary, the brief may be altered as findings on site dictate.
INTRODUCTION5. INVESTIGATION PRIOR TO ALTERATION Required when alteration work is to be undertaken on a building. Subject to the necessary authority, it may involve opening up, measuring, calculations to check the adequacy of structural and service elements and detailed tests. This investigation can be more detailed than the BUILDING SURVEY referred to earlier (see 3) and is likely to involve the services of a number of specialists. The scope of this type of survey will be specific to each individual job and, if necessary, the brief may be altered as findings on site dictate.6. REINSTATEMENT COST ASSESSMENT FOR INSURANCE Advise on the anticipated cost of re-constructing a building in the event of damage by an insured risk and will have no direct relationship to the market value of the property. Usually a Reinstatement Cost Assessment will be made by reference to figures published by the Royal Institution of Chartered Surveyors/Building Cost Information Service (RICS/BCIS).
INTRODUCTION Where this is not appropriate, for example in the case of a listed or nonstandard building, it may only be possible to assess re-construction costs by the preparation of approximate building quantities and costing them. In such instances the method of assessment is to be agreed in writing by the parties beforehand.7. STOCK CONDITION SURVEY Commissioned to assess the state of repair or condition of an organizations current building stock in connection with the preparation of a maintenance programme. The results will often be stored on a database.8. SCHEDULE OF CONDITION Record condition of the building at that particular time and may be supported by photographs, sketches and drawings. May be prepared at the beginning of a lease or prior to commencement of adjacent construction work or in connection with litigation.
INTRODUCTION9. SCHEDULE OF DILAPIDATIONS Identify the wants of repair of tenanted premises in relation to the repairing obligations under the terms of the lease. May be prepared for service on the landlord or tenant, depending on their respective lease obligations.10. MEASURED SURVEY Sometimes referred to Dimensional Survey Involve taking measurements of a building and/or its site in order to prepare accurate drawings to scale. May include taking levels. Purpose for which the drawings will be required, their scale, detail and acceptable tolerances need to be agreed between the parties beforehand.11. INSPECTION OF BUILDINGS UNDER CONSTRUCTION Purpose is including statutory requirements, which will dictate the frequency and scope of inspection and reporting format, and must be agreed between the professional and the client.
PART A : EXECUTIVE SUMMARY PROPERTY • Indicates the names of the owner, details of theINFORMATION address & purpose of the report. • Can be presented in a point form format. • Attach with the endorsement by the client or his/ herAPPOINTMENT representative & dated. LETTER • 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 TERMS OF delivery date of the report any specialist inspectionREFERENCE 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.
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 inspectionLIMITATION OF work that may have risk & may affect to the existing INSPECTION 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. FINDING & • Surveyor needs to highlight any indication of theRECOMMENDATION 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.
PART A : EXECUTIVE SUMMARY • Certify the inspection work that was carried out, together with endorsement & qualification.SURVEYOR’S • “I hereby testify that the building has been inspectedSURVEYOR’SDECLARATION on (dd/m/yy) until (dd/m/yy) and certify that theDECLARATION 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 • Copy of the inspection certificate need to be INSPECTION attached in this section.CERTIFICATION • Sample is shown in Appendix A. • Surveyor need to attach his/ her competencySURVEYOR’S certificate that is issued by The Institution ofCOMPETENCY Surveyors Malaysia. • Sample is shown in Appendix G.
PART B : MAIN REPORT • States client instruction, scope & limitation ofINTRODUCTION inspection work, building capacity & surveyor’s competency (i.e. weather condition at the time visit, purpose of inspection & related scope of work. • Describes location & physical accessibility, types of building, general design, physical condition & type of construction, estimated age of building, special features, materials, function & usage, tenure/ leaseDESCRIPTION period, record of previous inspection &DESCRIPTION OF maintenance (if any) & full address of the property.OF PROPERTY 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).
PART B : MAIN REPORT • Describes survey protocols employed for inspection,METHOD OF tool & equipment used for rating & measurements,INSPECTION 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 BUILDING to describe building condition & analysis in BARIS CONDITION (Building Assessment Rating System).ASSESSMENT • Details of BARIS is shown in Appendix B.DESCRIPTION • In defect indication plan (Appendix C), the followingOF PROPERTY 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.
APPENDIX BARIS Assessment B Priority Assessment Scale E4 U3 R2 N1 5 20 15 10 5 4 16 12 8 4 Condition 3 12 9 6 3 Assessment 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 20Overall Building Rating No Building Rating Score 1 Good 1 to 4 2 Fair 5 to 12 3 Dilapidated 13 to 20 NEXT
APPENDIX BARIS Assessment BCondition Assessment 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/MissingPriority Assessment Priority Scale Value Description (Value) Normal 1 Functional, only cosmetic defect Minor defect, but can lead to serious defect Routine 2 if left unattended Serious defect, cannot function to an Urgent 3 acceptable standard Element/structure not function at all; OR Emergency 4 Risks that can lead to fatality and/or injury
PART B : MAIN REPORT EXTERNAL/ SITE Building SERVICES CONDITION Condition Assessment Describes site & Describes building ground condition, mechanical & electrical exterior elements of services (i.e. hot & cold water building, parking supply, air conditioning & areas, driveway, mechanical ventilation covered car park, system, sanitation &landscape, compound cleansing system, sewerage lightings, perimeter system, fire protection system, vertical & horizontalfences, gates & refuse FABRIC & disposal. transportation system, gas, COMPONENT special services, public, address system, communication & network Describes the components of the building envelope system, surveillance system, (i.e. the roof top; parapet, external & internal façade; electrical services, safety & apron, perimeter drain, beam, column, floor, staircase, security & sustainable ceiling, wall, window & door. services system.
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. DEFECT • Overall defects findings are analysed and shall be ANALYSIS 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 & CONCLUSION & remedial works to be carried out.RECOMMENDATION • Recommendation may be shown under separate heading. • Estimated cost of repair may be included if it is specified in the scope of work.
PART C : APPENDICES • Show the site & its boundary. • Surveyor should identify the inspected building (i.e. outlining it in red). LOCATION & • Site plan must clearly identify the inspected building SITE PLAN & 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 AS BUILT inspection. DRAWING/ • Drawing/ plan depicts the actual existingBUILDING PLANT 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).
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) defectDEFECT SHEET 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, DEFECT according to their coding system. INDICATION • Only the coding is shown. PLAN • 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.
PART C : APPENDICES • An extraction from the tender/contract document of the building. • Record the specification of main building elements & BUILDING any specific construction or services that are beingSPECIFICATION installed to the building. (IF ANY) • 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 PREVIOUS services provided by specialist and/or construction REPORT professionals). (IF ANY FROM • Surveyor should procure & coordinate such special OTHER) 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.
APPENDIX STANDARD FEE FOR BUILDING INSPECTION WORKS F1In general fees charge to the client consist of two parts:i. Reimbursable items (millage, report, testing, specialist report, tax, etc.)ii. Professional fees (based on category of survey)SURVEY CATEGORY PRICE (RM) / PSF1. Category I – Normal Survey 0.25 – 0.50 i. Accessible, or ii. 5 storey buildings & less, or iii. Low risk, or iv. Simple building design, or v. Condition of building – well maintained Category II – Survey with Non Destructive Equipment 0.50 – 0.80 * Due to minimum fee RM 300.00
APPENDIX STANDARD FEE FOR BUILDING INSPECTION WORKS F1SURVEY CATEGORY PRICE (RM) / PSF2. Category I – Normal Survey 0.51 – 0.80 i. Accessible, or ii. 5 - 10 storey buildings & less, or iii. Medium risk, or iv. Medium building design, or v. Condition of building – mediocre maintenance Category II – Survey with Non Destructive Equipment 0.81 – 1.00 * Due to minimum fee RM 400.003. Category I – Normal Survey 0.51 – 0.80 i. Hard to access, or ii. 10 storey and above buildings & less, or iii. High risk, or iv. Complicated building design, or v. Condition of building – poor maintenance Category II – Survey with Non Destructive Equipment 0.81 – 1.00 * Due to minimum fee RM 500.00
APPENDIX STANDARD FEE FOR BUILDING REMEASUREMENT F2SURVEY CATEGORY PRICE (RM) / PSF1. Category I 0.10 – 0.50 i. Accessible, or ii. 5 storey buildings & less, or iii. Low risk, or iv. Simple building design, or v. Condition of building – well maintained * Due to minimum fee RM 1,000.002. Category II 0.50 – 1.00 i. Accessible, or ii. 5 - 10 storey buildings & less, or iii. Medium risk, or iv. Medium building design, or v. Condition of building – mediocre maintenance * Due to minimum fee RM 2,000.00
APPENDIX STANDARD FEE FOR BUILDING REMEASUREMENT F1SURVEY CATEGORY PRICE (RM) / PSF3. Category III 1.00 – 1.50 i. Hard to access, or ii. 10 storey and above buildings & less, or iii. High risk, or iv. Complicated building design, or v. Condition of building – poor maintenance * Due to minimum fee RM 3,000.00
BUILDING SURVEYING DIVISIONTHE ROYAL INSTITUTION OFSURVEYORS MALAYSIA (RISM)