BPI Lesson 1 - Surveys & Investigation PDF

BUILDING PATHOLOGY & INSPECTION
Lesson 1
Building Pathology /
Property Survey &
Investigation
School of the Built Environment

LEARNING OUTCOMES
1. Understand the differences between synchronic and

diachronic appraisals of buildings.
2. Appreciate the requirements and responsibilities of

undertaking a building investigation.
3. Understand the uses and limitations of the main types of

building surveying equipment for undertaking property
surveys.

What is Building Pathology

• Pathology – systematic study of diseases with the aim
of understanding their causes, symptoms and
treatments
• AEEBC 1994 :-
• Identification, investigation and diagnosis of defects in existing
buildings
• Prognosis of defects diagnosed and recommendation for the most
appropriate course of action
• Design , specify and implement and supervise remedial works and
evaluate the works


• Other Definitions
• (Hutton & Rostron 1989) The study of failures in the interrelationships
of building structures and materials with their environments, occupants
and contents.
• (Groak 1992) The study of failures over time in building materials and
components
• (CIB W86 Building Pathology Commission 1993) The systematic
treatment of building defects, their causes, their consequences and
their remedies


• Other Definitions
• (Singh 1997) The scientific study of abnormalities in the structure and
functioning of the building envelope and its parts; it seeks to study the
interrelationships of building materials, construction, services and
spatial arrangement with their environments, occupants and contents.

Principles of Building Pathology

Based on
• Detailed knowledge of how a building is designed,
constructed , used and changed
• Various mechanisms by which its structural, material

and environmental conditions can be affected

Context
Assumed that you understand
• Design, types of buildings
• Building performance, user and statutory requirements
• Nature of building materials
• Building services
• Building as a system of many disciplines

Building Defects
• Failing or shortcoming in the function, performance ,
statutory or user requirements of a building
• Evident within the structure, fabric, services or other

facilities of the affected building

Nature of Building Defects

ISO 6241:1984 classifications
• Agents from outside or inside the building

Nature of Building Defects

ISO 6241:1984 classifications
• Agents from outside or inside the building

Cause & Effects of Building Defects

• Again back to the understanding of the buildings !
• Main Agents :-
• Atmospheric & climatic action
• Excess moisture
• Chemical , physical and biological action
• Movement
• Fire
• Human Factors

Cause & Effects of Building Defects

• What we will focus on for BPI Exams :-
• Brick cavity wall / slate pitch roof
• Flat roof
• Foundation failure/ cracking / movement
• Dampness / moisture
• Fungal attack / timber problem
• Problem in framed buildings
• Problem in services

Lesson 1 / 2
• Before we zoom into the various defects focus area,
we will address :-
• Property survey, diagnostics, investigation
• Destructive / non – destructive testing
• Report writing

Property Survey, Diagnostics,

Investigation

Investigation Preliminaries
Understanding the background ….
We could categorize property surveys :-
• Synchronically (as at when) – preferred by surveyors
• Diachronically (change over time) – arch historians

Appointment
• Appointment Letter
– Scope – to make clear as there are many forms of
survey
– Extent of survey – part or whole building
– Highlights limitation/ qualifications
– Movement of existing equipment etc
– Extent of testing
– Extent of enquiries with third parties
– Whether it includes cost of remedial works
– Timescale / fee / method of calculation

Appointment
• Surveyor Responsibilities
– Duty of care
– Reasonable level of competence and knowledge
• comply with instruction
• Complete third party enquiries
• Possess adequate knowledge, skills and experience
• Inspect properly
• Impartiality & Indemnity
– Remain partial
– Retain proper insurance

• INVESTIGATIVE SKILLS:
– Level of Competency
– Methodical
• TYPES OF CLIENT
• PURPOSE OF INVESTIGATION

BUILDING
SURVEYING
1st ORDER
PROPERTY SURVEYS & MAINTENANCE & PROJECT BUILDING

MANAGEMENT DILAPIDATIONS REFURBISHMENT MANAGEMENT PATHOLOGY 2nd ORDER
DURABILITY &
SERVICE LOSS BUILDING
SERVICE LIFE
3rd ORDER MANAGEMENT
PREDICTION
DIAGNOSTICS

BUILDING
PATHOLOGY
DURABILITY &
SERVICE LOSS BUILDING
SERVICE LIFE
MANAGEMENT DIAGNOSTICS
PREDICTION
REMEDIAL PREVENTATIVE DEGRADATION COMMISSIONING

TECHNIQUES TECHNIQUES MECHANISMS DIAGNOSTICS
WHOLE LIFE MONITORING

CYCLE COSTS DIAGNOSTICS
TESTING & INVESTIGATIVE

MODELLING DIAGNOSTICS
• CONTRACTUAL
– Unfair Contract Terms Act 1977
– Instructions
• DELICTUAL
– Negligence
– Requirements
– Case Law
• PROFESSIONAL
– Impartiality
– Indemnity

Inspection Procedures
• Systematic Approach
– So as to ensure
complete and
effective survey and
no error in reporting
- Duty of care

• Systematic Approach
– Desk Top Investigation – discuss issues before physical survey
for better preparation
– On-site survey – Exterior survey / interior survey / review of
surrounding area
– Assimilate findings, analyse and report
• Gather evidence
• Assemble information and prioritise
• Interpret / validate evidence – major areas of concern, risk
• Appraise findings and propose conclusions – check that
client’s instruction is complied with

Property Surveys
• Desk Top Study
PRINCIPAL DOCUMENTATION / SOURCES OF INFO
– PROPERTY DOCUMENTS
• Title Deed
• As-built plans and drawings
• Lease
• Statutory Approvals
• Ordinance Survey (OS) and geological maps – provide detailed
position and location and topographical information – drains, highway,
surrounding neighbours, ground conditions
– Previous Surveys
– Building Type/Status/Condition

Property Surveys
• Desk Top Study
RISK MANAGEMENT
– Risk
• Prevent personal injury
• Security of surveyor
• Professional liability
• Injury to third parties
– Management
• Risk assessment
• Method statements

Property Surveys
• Survey Safety & Security
• Typical hazard
• Protection

Property Surveys
• On-site Survey
1st STAGE: RECONNAISSANCE
2nd STAGE: INTERNAL INSPECTION
3rd STAGE: EXTERNAL INSPECTION

Property Surveys
• On-site Survey
1st STAGE – PRELIM RECONNAISSANCE
• Obtain preparatory generic information – access, location, tools
• Determine if specialist equipment, contractor or work is required
2nd STAGE – INTERNAL INSPECTION
• Survey internal fabric and elements from upper levels room to room
• Clockwise fashion
• Record defects
3rd STAGE – EXTERNAL INSPECTION
• Survey external fabric systematically from top to bottom
• Record defects

Property Surveys
POSSIBLE ISSUES
• MAIN KEY DEFECT RISK AREAS
– Dampness, Timber Decay and Cracking: See Units 6, 8 and 9
• ANOMALOUS CHANGES
– Deviations form expected or norm.
• INACCESSIBLE PARTS
– Below floors, lofts, eaves cupboards etc.
• ILLICIT ALTERATIONS
– Changes or remedials without approval (LA) or structural
certification.
Property Surveys
POSSIBLE ISSUES
• ILLICIT ALTERATIONS
– Removal of chimney breast
– Openings in load-bearing walls
– Removal of wall/ floor elements
– Changes in layout
– Loft extensions
– Window replacements
– Rewired electrical system

Property Surveys
POSSIBLE ISSUES
• Subsidence / Settlement (see Unit 9)
• Ground Heave
• Flooding
• Storm Damage
• Deleterious Materials (see Unit 5)
• Pollution
• Infestations
• Other Perils
– Trees, Radon, Power lines, Hospitals.
• Health & Safety in Dwelling

Property Surveys
Purpose / Types of Survey
• Acquisition
– On behalf of buyer / general conditions / defects/ issues which
may impact value
• Lease related
– Schedule of repair for landlord & tenant / at various milestone
in lease – pre-lease, renewal, termination
• Investigation
– Usually highly specialised / concentrate on one aspect eg
crack or distribution system / include remedial specification,
cost and personnel

Property Surveys
Purpose / Types of Survey
• Record
– Provide information on the condition of a number or stock of
buildings at a specific point in time
– measured survey – to provide accurate dimensioned
information on buildings
• Reinstatement
– Typically undertaken for insurance companies following a
damage say fire / report extent and cost of reinstatement

Property Surveys
Measured Surveys
• Purpose
– When there is insufficient or no info or plans
– To confirm quantities or dimensions before A&A
• Critical
– Accuracy
• Equipment
– 50m measuring tape / laser measuring device etc / note and pen / multi-
pinned profiling tool for measuring pipe works
• Preparing sketches
– Sketch of floor areas / overlay

Property Surveys
Measured Surveys
• Procedure
– Walk-round and outline sketch – accurate.
– Running Totals – systematic measure.
– Diagonals - don’t assume rooms are square !

Property Surveys
Measured Surveys
• Internal Measurement
– Measure around the room in
clockwise direction
– Have at lease one diagonal
measurement
– If the room is complicated have a
few diagonal measurement
– Measure – door width / thickness
of walls & partition/ ceiling height
in the middle of the room
– Cornice / skirting – use profiling
tools and transfer to notebook
– Spacing of trusses – measured
centre to centre
Property Surveys
Measured Surveys
• External Measurement
– Elevation / Site Plan
– Width / height of openings
– Position of rain water down pipes /
other services
– Location of ground drainage /
boundaries
– Use diagonal measurements for
key features

Property Surveys
Measured Surveys
• External Measurement

Property Surveys
REINSTATEMENT SURVEY
• A form of condition survey
• Other conditions survey:-
TYPES FORMATS
o Individual/Schedule Surveys o Schedule of Condition
o House Condition Survey
o Stock Surveys
Pro-forma
SEE NEXT SLIDE

Property Surveys
SCHEDULE OF CONDITION
ITEM ELEMENT / DESCRIPTION CONDITION
LOCATION

Property Surveys
PHASE 1 STOCK CONDITION SURVEY
Property:……………………………………………………………………………………
Date:……………………………………… Ref:………………………..
REF. PROPERTY/ELEMENT CONDITION RATING

A B C/CX D/DX
A BUILDING A

A.1 Roofs x
A.2 External Fabric 
A.3 Internal Fabric


Property Surveys
PHASE 2 STOCK CONDITION SURVEY
Building:………………………………………………………………………
Date:………………………………………………… Ref:………………………..
ITEM ELEMENT/CONDITION REMEDY QTY RATE COST

A.1 ROOFS
A.1.1 Coverings
a) Missing slates on north Patch bare area with 20m2 £15/m2 £300
roof slope recycled slates
b) Slipped roof slates on Refix slates 10 No. £10 £100
south slope
c) Blistered and cracked Recover entire flat 80m2 £110/m2 £8,800
felt to flat roof of rear roof area with new 2-
extension. ply high performance
felt and tapered
insulation
A.1.2 Chimneys
A.1.3 Flashings c/f

Property Surveys
METHODOLOGY FOR STOCK SURVEYS
o Size and Nature of Stock
o Level of Detail
o Data Collection Approach
o Systematic Assessment
o Not as detailed as survey of individual bldg
o Part of on going inspection
REASONS FOR STOCK SURVEY
o Allow strategic planning – budgeting ?
o Capture detailed information for asset management
o Assess compliance with regulation or org requirement
o Monitor changes in condition

Property Surveys
Survey Site Notes

Section Plan
Property Surveys
DILAPIDATION SURVEYS/ SCHEDULES
CONTEXT
o Landlord and Tenant
o Timing
PURPOSE
o Comply with Terms of the Lease
o Ascertain Damage and Disrepair (Fair Wear & Tear
Excepted)
o Safeguard Landlord’s Assets

Property Surveys
Notional 21-Year Lease

0 7 14 21
A B C D

Property Surveys
DILAPIDATION SURVEYS/ SCHEDULES
TYPES OF SCHEDULE OF DILAPIDATION
Interim
Terminal
CONTENTS
Lists Repairs Required to Make Good Damage
Descriptive (Not a Prescriptive Specification)
OTHER SCHEDULES
Schedules of Claim
Scott Schedule

Property Surveys
FORMAT OF SCHEDULE OF DILAPIDATIONS

ITEM LOCATION BREACH REMEDY COSTS

Property Surveys
PROCEDURE EXAMINATION OF LESSEE'S
REPAIRING COVENANTS
FOR F.R.I. LEASE I.R.I. LEASE
DILAPIDATIONS
INSPECTION
OF PREMISES
Dilapidations
Guidance Note
COMPILATION OF (4th ed.) (2003) RICS
LIST OF REPAIRS
INTERIM S. of Ds END OF LEASE

SCHEDULE OF WANTS OF REPAIR
TAKING MEASUREMENTS
FOR ESTIMATE
FINAL S. of Ds AND
No measurements/ SCHEDULE OF CLAIM Dilapidations Price
costs needed Book (2005) BCIS
SERVING OF NOTICE ON LESSEE
This can be prepared by the Surveyor
but is more often done by the Solicitor
DISPUTE BETWEEN
LANDLORD & TENANT
School of the Built Environment ARBITRATION/COURT

SCOTT SCHEDULE
Property Surveys
SCOTT SCHEDULE
ITEM BREACH REMEDIAL LANDLORD’S TENANT’S LLDs TNTs JUDGE’S
WORKS REQ. CLAIM ADMISSION NOTES NOTES NOTES

Property Surveys
Other Types of Survey
Categorised by Level
• Scheme 1 – Mortgage Valuation
– Brief / superficial
– Establish value for mortgage purpose (obviously !)
– Prepared for lender

Property Surveys
• Scheme 2 – Homebuyer Survey & Valuation
– Based on format by RICS
– Info on – pty general conditions / significant factors materially
affecting value / open market value / value for insurance
purposes

Property Surveys
• Scheme 3 – Building or Structural Survey
– Detailed survey 2-4 hours
– Exterior / interior / services / detailed comments on defects /
guidance on maintenance and remedial works

Property Surveys
Scheme 2 – Homebuyer Survey & Valuation
– Based on format by RICS
– Info on – pty general conditions / significant factors materially
affecting value / open market value / value for insurance
purposes
– For properties built after 1900 of conventional construction
and in reasonable condition
– Not suitable for pty in need of renovation

Property Surveys
Scheme 2 – Homebuyer Survey & Valuation
– FORMAT
• A – Introduction & Overall Opinion – objectives, content,
summary
• B – The Property and Location – features of vicinity /
amenities/ current occupants
• C – The Building – external / internal surveys / conditions
• D- The Service and site
• E – Legal & Other Matters – warranties, legal issues
• F – Action

Property Surveys
Related Survey
Home Condition Report
• Required since 1 Jun 2007
• Part of Home Information Pack
• Covers all main elements of the property – roof, windows, doors,
walls, floors, internal plasterworks, woodwork, services, fittings ,
finishes, grounds, outbuildings
• Does not mention minor defects

Property Surveys
Related Survey
Main Sections
• Section A : Terms of Engagement
• Section B: Summary of General Information
• Section C: Risks
• Section D: External Condition
• Section E : Internal Condition
• Section F: Services
• Section G : Outbuilding
• Section H: Energy Report

Property Surveys
Related Survey
Conditions Rating
1- No repair is presently required. Normal maintenance must be
undertaken.
2- Non-Urgent Repairs. Repairs are required but the Home
Inspector does not consider these to be either serious or urgent.
3 - Urgent Repairs. Defects of a serious nature or defects requiring
urgent repair.
NI - Not inspected (E & W only).

Property Surveys
Related Survey
Sanitary Survey
• SIGNIFICANCE
• PRIMARY LEGISLATION
• MAIN AREAS OF INVESTIGATION
• Hygiene
• Health and Safety
• Drainage & Other Services (See Unit 8)
• DAMPNESS (See Unit 4)
• PEST INFESTATION

Property Surveys
Difference Between HSV and HCR

BPI Lesson 1 - Surveys & Investigation PDF

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

BPI Lesson 1 - Surveys & Investigation PDF

Uploaded by

Copyright:

Available Formats

BUILDING PATHOLOGY & INSPECTION

School of the Built Environment

1. Understand the differences between synchronic and

2. Appreciate the requirements and responsibilities of

3. Understand the uses and limitations of the main types of

School of the Built Environment

What is Building Pathology

School of the Built Environment

What is Building Pathology

School of the Built Environment

What is Building Pathology

School of the Built Environment

Principles of Building Pathology

• Various mechanisms by which its structural, material

School of the Built Environment

School of the Built Environment

• Evident within the structure, fabric, services or other

School of the Built Environment

Nature of Building Defects

School of the Built Environment

Nature of Building Defects

School of the Built Environment

Cause & Effects of Building Defects

School of the Built Environment

Cause & Effects of Building Defects

School of the Built Environment

School of the Built Environment

Property Survey, Diagnostics,

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

PROPERTY SURVEYS & MAINTENANCE & PROJECT BUILDING

School of the Built Environment

REMEDIAL PREVENTATIVE DEGRADATION COMMISSIONING

WHOLE LIFE MONITORING

TESTING & INVESTIGATIVE

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

1st STAGE: RECONNAISSANCE

2nd STAGE: INTERNAL INSPECTION

3rd STAGE: EXTERNAL INSPECTION

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

School of the Built Environment

REF. PROPERTY/ELEMENT CONDITION RATING

School of the Built Environment

ITEM ELEMENT/CONDITION REMEDY QTY RATE COST

A.1.3 Flashings c/f