bs:copbs101

CP BS101: CODE OF PRACTICE FOR BUIDLING INSPECTION REPORTS

A.I. Che-Ani (UKM) 2012

BUILDING SURVEYING DIVISION THE ROYAL INSTITUTION OF SURVEYORS MALAYSIA (RISM)

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 Conditionii. Fabric & Componentiii. Services

Defect Analysis Conclusion & Recommendation

INTRODUCTION

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

INTRODUCTION

INTRODUCTION

Inspection & 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.

INTRODUCTION

1. 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.

INTRODUCTION

5. 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 organization's

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.

INTRODUCTION

9. 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.



• 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


• 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


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.

• Sample is shown in Appendix A.

• Surveyor need to attach his/ her competency certificate that is issued by The Institution of Surveyors Malaysia.

• Sample is shown in Appendix G.

COPY OF INSPECTION

CERTIFICATION

SURVEYOR’S DECLARATION

SURVEYOR’S COMPETENCY

APPENDIX A1

NEXT

APPENDIX A2

APPENDIX G



• 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


• 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

BARIS AssessmentAPPENDIX

B

ScalePriority 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

NEXT

BARIS AssessmentAPPENDIX

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 2Minor defect, but can lead to serious defect

if left unattended

Urgent 3Serious defect, cannot function to an

acceptable standard

Emergency 4Element/structure not function at all; OR

Risks that can lead to fatality and/or injury

Condition Assessment

Priority Assessment

APPENDIX D

APPENDIX C

Building Condition

Assessment

EXTERNAL/ SITE

CONDITION


Describes site & ground condition,

exterior elements of building, parking areas, driveway,

covered car park, landscape, compound

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


• 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

PART C : APPENDICES

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

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

APPENDIX E

APPENDIX C

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)

ATTACHMENT

In 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) / PSF

1. Category I – Normal Survey 0.25 – 0.50i. Accessible, orii. 5 storey buildings & less, oriii. Low risk, oriv. Simple building design, orv. Condition of building – well maintained

Category II – Survey with Non Destructive Equipment 0.50 – 0.80* Due to minimum fee RM 300.00

STANDARD FEE FOR BUILDING INSPECTION WORKSAPPENDIX

F1


2. Category I – Normal Survey 0.51 – 0.80i. Accessible, orii. 5 - 10 storey buildings & less, oriii. Medium risk, oriv. Medium building design, orv. Condition of building – mediocre maintenance


3. Category I – Normal Survey 0.51 – 0.80i. Hard to access, orii. 10 storey and above buildings & less, oriii. High risk, oriv. Complicated building design, orv. Condition of building – poor maintenance


STANDARD FEE FOR BUILDING INSPECTION WORKSAPPENDIX

F1


1. Category I 0.10 – 0.50i. Accessible, orii. 5 storey buildings & less, oriii. Low risk, oriv. Simple building design, orv. Condition of building – well maintained

* Due to minimum fee RM 1,000.00

2. Category II 0.50 – 1.00i. Accessible, orii. 5 - 10 storey buildings & less, oriii. Medium risk, oriv. Medium building design, orv. Condition of building – mediocre maintenance


APPENDIX F2STANDARD FEE FOR BUILDING REMEASUREMENT


3. Category III 1.00 – 1.50i. Hard to access, orii. 10 storey and above buildings & less, oriii. High risk, oriv. Complicated building design, orv. Condition of building – poor maintenance


STANDARD FEE FOR BUILDING REMEASUREMENTAPPENDIX

F1

BUILDING SURVEYING DIVISION THE ROYAL INSTITUTION OF SURVEYORS MALAYSIA (RISM)

Real Estate

bs:copbs101