KNOW YOUR PROFESSION BETTER

THE ROLES & INVOLVEMENT OFBUILDING SURVEYORS

IN THE MALAYSIAN BUILDING INDUSTRY

Building Surveying DivisionThe Royal Institution of Surveyors Malaysia (RISM)

Sep 2013

MUQADIMAHWho 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)

MUQADIMAHEXAMPLE / 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

NICHE OF THE SERVICEBUILDING 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

BUILDING CONTROL & COMPLIANCEFULFILLMENT 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

(v) Infra-red & ultra-violet methods

(i) Feedback on defects

(iii) Compliance to building laws

a. In design

b. In construction

c. In handover of building

d. In site works

(ii) Maintenance methods suggestion

(iv) Fulfillment /completionof construction works

(i) Search of complete building record(ii) Building pathology method(iii) ‘NDT’ methods(iv) Computer aided in

building inspection

Corrective/responsive maintenance (i)

(vi)Complete and

Partial inspection

(vii)Planned

Inspection

(vii)C

ontrolled

Inspection

Schedule/preventive (ii)

Maintenance

Predictive/ Pd.M (iii)

Usage & space audit (i)

Post occupancy evaluation/ (ii)

P.O.E.

CMMS (iv)

Dilapidation test & inspection (v)

Risk management (iii)

and assessment

Assessment of (iv)service performancebuilding facilities

Measured drawing (vi)

Monument & (

vii)

Heritage build

ings

maintenance

INPUTINPUT

5

SOME OF THE JUSTIFICATIONS WHY THE SERVICE OF BUILDING SURVEYOR IS NEEDED

(WHAT-WHEN-WHY-HOW)

N0. WHAT TYPE OFSERVICE(WHAT)

(examples of services needed)

WHEN THE SERVICE IS NEEDED(WHEN)

WHY THE SERVICE OFB.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

 

BRIEF HISTORY & BACKGROUND OF THE EXISTENCE OF

BUILDING SURVEYORSIN 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

 

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

 

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

 

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

ROLE OF

BUILDING SURVEYORPRE-CONSTRUCTION

Inspect and Recommend Building Plan ApprovalDilapidation & Building Condition Survey

Site Safety and Health Inspection

DURING CONSTRUCTIONSite and Construction Quality Inspection Compliance to Approved Building Plans

Inspection for Issuance of CCC/ Compliance & Fulfillment of Building Laws

POST CONSTRUCTIONMonitoring of Building Performance

Maintenance ManagementPost Occupancy Evaluation (P.O.E)

Building Audit & Inspection of Defects Building Conservation & Restoration Works

Risk Assessment & Monitoring Demolition WorksManagement & Maintenance of Common Property

Implementation of JMB – under COB

11

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 Designc. Engineering/Structure/Infra.d. Cost & Contract Admin.e. Valuation, Property Servicesf. Urban Planningg. Landscapingh. Land Surveyingi. Interior Designing

BUILDING SURVEYOR

ARCHITECTENGINEERQUANTITY SURVEYORVALUERURBAN PLANNERLANDSCAPE ARCHITECTLAND SURVEYORINTERIOR ARCHITECTURE

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Distribution of Works Among Professionals In A Project Implementation

 

MAIN ACTIVITIES WORKSLEVEL

INVOLVEMENT OF MAIN PROFESSION

SPECIAL ROLE OF BUILDING SURVEYOR

Planning and design of project / development and D.O. 1

Urban PlannerArchitect/EngineerBUILDING SURVEYOR

Advisory service & design feedback toward producing maintenance friendly buildings

Building plan inspection & approval in the local authority service 2

Urban PlannerBUILDING SURVEYOR

Check plans, construction integrity, record management, building plans approval

Contract administration, specification and cost 3

Architect/EngineerQuantity Surveyor

NO MAIN ROLE

Construction and project management, quality, safety and health at construction site

4Builder/ Architect/EngineerQuantity SurveyorBUILDING SURVEYOR

Inspect compliance to approved building plans, requirements of safety & health at construction site.

Handover of project from contractor to developer 5

Builder/Architect/EngineerBUILDING SURVEYOR

Inspect compliance & project completion details for CCC/ CF/ PCF

Vacant possession (handover unit from developer to purchaser) 6

Builder/Architect/EngineerBUILDING SURVEYOR

Inspect quality, defects, and compliance to S&P contract.

Maintenance and building services, interior decoration, sales and property management.

7Purchaser/Designer/ ValuerBUILDING 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

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No. Courses Credithour

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

No. Courses Credithour

BuildingSurveying

Archi’ture CivilEngineering

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

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

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

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.

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RELATED LAWS FOR BS

PRACTICE

 

20

IMPORTANT LAWS AND REGULATIONSFOR 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)

2. OTHER RELATED REFERENCESFOR 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)

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

TERIMA

KASIHBUILDING SURVEYORS MALAYSIA