BSR205 Lecture 5 & 6 (Compatibility Mode)

Building Surveying Practice I (BSR205)
Lecture 5 & 6:
Preparation & Procedure of Condition
Survey
By:
Mohd Nurfaisal Baharuddin
Department of Building Surveying
Fac. of Architecture, Planning & Surveying
Univ. Teknologi MARA (Perak)
UiTM:M.N Baharuddin (2014)/BSR205

©All rights reserved
CONTENT
 Learning outcomes
 Introduction
 Purpose
 General Principle
 Health & Safety
 Condition Survey
Procedure
 Inspection Procedure
 References
Page  2
LEARNING OUTCOMES
At the end of the class:
 Students are able to understand on condition survey

procedure for building condition assessment;
 Students are able to understand the inspection procedure
for domestic building.
Page  3
INTRODUCTION
 Understanding work flow process on any activities are very important to

determine successful of works in achieving the aim or purpose of activities.
 Understand work flow process means, we capable to understand deeply about
the procedure of whole activities.
 It is same goes to building condition survey that being doing by Building
Surveyor in determining the properties/ building condition.
 To make condition survey successful, the procedure is the most important
element to determine and understand by building surveyor.
 The important of procedure are:-
a) Capable to understand the whole process of work flow.
b) Standard guideline for Building Surveyor to do condition survey works.
c) Easier to prepare planning & scheduling condition survey works.
d) To determine the level of building condition
Page  4
PURPOSE
The purpose of condition survey is:
1) To give an independent ‘professional opinion’ on the condition of the
properties.
Professional opinion are on :
a) Structural of building( Foundation, Column, Beam, Floor, Wall, Roof etc)
b) Comment on sitting, environment, and planning of the property.
c) Report on finishes, services and some major fixtures and fitting.
d) Give observation and recommendation on maintenance cost both immediate and
future.
2) Provide considerable amount of important data on performance of

buildings, component and elements (data bank).
Page  5
GENERAL PRINCIPLE
 Building Surveys for Residential Property, RICS (2012) stated that,
surveyors carrying out building surveys identify, where possible, the
construction and materials which have been used in the property under
inspection.
 In other hand, books of “Guide To Domestic Building Survey(Fourth
Edition)” by Jack Bowyer (1988), there are two (2) basic principles to
be followed in carrying out an inspection of property and there are:-
1) To operate on the basis of a proper sequences so that each building
element is inspected in its proper relationship to the building as a whole.
2) To inter-relate each element so that the caused and effect of defects
can be properly recorded in such a way that the subsequent report can
be prepared in logical manner.
Page  6
The IMPORTANCE of building inspection
 To enhance the sustainable maintenance approach

for the building/ asset;
 To improve the quality of the building/ asset;
 To retain the function and performance of building.
.
Page  7
HEALTH & SAFETY Aspect
 Building Surveys for Residential Property, RICS (2012) stated that, It is
recommended that the surveyor be sufficiently fit to be able to undertake
the task, particularly in relation to gaining access to voids that may be
present within the property, and that he or she considers health and
safety aspects, e.g. the need to:
 make a record of the appointment either at the office or at home and
 let someone know the expected return time;
 carry a personal alarm;
 carry a mobile phone or pager;
 use ladders and other equipment safely;
 refer to Surveying Safely on the RICS website (http://www.rics.org/
resources/surveyingsafely/index.html).
Page  8
HEALTH & SAFETY Aspect (PWD Practice)
 According to PWD, before execution of an inspection, a certain
requirement which is ‘ARAHAN KERJA SELAMAT’ regarding safety
issues should be taken.
Page  9
CONDITION SURVEY PROCEDURE
1. Conformation on Client Instruction

2. Preliminaries Survey/Procedures
3. Preparing Equipment
4. The Inspection – Sequence of Survey
Operation & Recording Site Notes Base on
Checklist.
5. Preparing Report and Submission to Client
Page  10
CONDITION SURVEY PROCEDURE (Cont’)
CLIENT INSTRUCTION
In written books “Building Survey” (Third Edition) by Peter Glover (1996)
The Practice Note recommends that with respect to surveys of residential
property the following matters be confirmed in writing by Surveyor to the
client:-
a) The nature of the instructions.
Is something less than a building survey is to be carried out it is
important that the extent of the obligations being assumed by the
surveyor are understood and agreed to by the client.
b) When the survey is likely to be carried out.
Contact should first be made through the vendor or his agent with
occupier of the premises to be surveyed and arrangements
made for the inspection to be carried out at a convenient time and
date.
Page  11
1) CONFIRMATION ON CLIENT INSTRUCTION
Based undertaking a building survey, it is imperative that the purpose, nature and
scope of the survey be determined.
a) Conforming in writing client instruction and intentions, covering all aspect such
as following:-
 Extent of inspection of the main structure.
 Extent of outbuilding and ground.
 Extent of opening up of structure.
 Limitations of inspection where surfaces are covered by fitted carpet, wall
fitting etc.
 Extent to which heavy or fitted furniture will have to be moved.
 Extent of enquiries to be made of local and statutory authority (Land Office,
Planning Department etc.)
 Extent to which the surveyor will test drains, electrical, heating and other
services.
 Basis of fee to be paid and any expenses.
 Whether a valuation or estimate of building costs is to be included and the
Page  12
nature of any limitations or reservation which will be applied.
2) PRELIMINARIES SURVEY
a) Surveyor should familiarize himself with the district in which the property is
situated and in particular, with the character and nature of the properties
surrounding the building under inspection .(Refer map, geographical area-
mining, landslide, uphill etc.)
b) The Surveyor will note the principle design features and the extent and nature
of the accommodations.
c) Extensive site notes should be recorded to provide a comprehensive picture of
the property.
d) The RICS practice Note lists a number of questions that might be asked and
these provide useful guide:-
 What is the age of the property and are there original plans available?
 Any renovation/alteration has been carried out?
 Have any structural repairs has been carried out including timber treatment,
underpinning or strengthening etc?
 Have the property ever been flooded?
 Are there any concealed access hatches to voids, including those under
floors and is there a basement?
 Is there any item to be removed?
Page  13
 How long has the vendor occupied
©All rights the premises?
reserved
3. PREPARING AN EQUIPMENT
 Equipment needed to carry out the inspection falls into three categories:-
a) That provided by the builder to carry out his duties in providing attendance and
in connection with the drain test.
b) That provided by the specialists to enable them to carry out the required tests
on the electrical installation etc.
c) That needed by the surveyor as personal equipment to enable him to carry out
his specific tasks and to record the results of his findings.
Page  14
4) THE INSPECTION – INSPECTION PROCEDURE
 A Surveyor should follow a definite procedure when inspecting a property.
 This procedure will vary from one practitioner to another, but Peter Glover in
his book(Building Survey- Third Edition), give suggestion that it is preferable
in most cases to begin inside the building at the top and finish outside at the
bottom.
 The procedure for a domestic house that being produce by Peter Glover
are:-
i. A preliminary inspection of the whole property to familiarizes the Surveyor with type
and layout.
ii. A detail inspection of the main roof-space and any subsidiary roof voids which are
accessible.
iii. A room-by-room inspection at each floor level starting form the topmost floor.
iv. Inspection of accessible basements, cellars, and sub-floor areas.
v. An examination of the roof structure and coverings from ground level, using binoculars
if necessary, and from ladders or through roof voids where accessible.
vi. An examination of the elevations, including structure and finishes.
vii. Inspection of the site boundaries, outbuildings and surroundings.
Page  15
viii. Examination and testing ofUiTM:M.N
drains.Baharuddin (2014)/BSR205
INSPECTION PROCEDURE
i) Preliminary Inspection Of The Whole
 Familiarize the Surveyor with types and layout.

 Notes general characteristic and description of the property i.e.
detached, semi-D , Terrace, Flat, etc.
 Terrace/Linked to other units – overall length of terrace should be
started.
 A long terraced has to be seen as a structural whole and the surveyor
must consider whether the entire terrace has been designed to resist
the forces to which it will be subject including possible differential
ground and thermal movement.
 Sometimes require to take elevation of the whole terrace not just the
particular subject property.
 Notes general lie (kedudukan) of the land and the gradient on which the
building stand.
 If gradient abnormal-look on possibility of ground movement/landslip-
need on structural check on the foundation design.
 House on slopping site suffer more problem than build on level sites,
Surveyor should look on post structural movements.
Page  16
INSPECTION PROCEDURE (Cont’)
 Make a references to the geological survey map of this area to check on

subsoil condition (shrinkable clay, gravel pit/old quarry workings) surveyor
will aware and inspection will armed with this information.
 Ascertain the age of structure to be inspect.
 Roughly how old the property? Study the property and nearby by asking the
vendor.
 Age of building is very important in deciding advice to give on a wide range
of problems.
 Pitched/flat roof covering, brickwork, timber used, finishes can be
determined according to the period during which the building was erected.
Page  17
ii) A detail inspection on main roof space
 Fully describe the type of roof covering and condition
 High proportion of the survey time
 Loft space / roof void
 Ensure there is an access to get into safety. 3 meters ladder will be appropriate as a
measure
 If not, advice that no inspection was possible and recommends that access is made
 Check the material used and the construction for the roof structure. What are the
purlin span and the size of the structure?
 What is the condition of the roof rafters and ceiling timbers? What are the conditions
of the joints, such as metal nail plate if any?
 Are the trusses in line and vertical and at regular spacing?
 Are there water tanks, what it made from, what is the support given? Do the tanks
have covers, does the ball valve work and is the water clean? Are there any signs of
water penetration from the pipe joints?
 Is the roof ventilated and insulated?
 Have there been wild animals or other wildlife in the roof void? What damaged have
they caused?
Page  18
iii) Room by room Inspection
 Prepare a sketch plan for each floor level, marking all openings and the
locations of the power and lighting points and the like
 Take dimension in each floor
 Make note on the condition of the ceilings, wall and floors
 Test doors and windows by opening and closing
 Describe fixtures, fittings, fixed appliances, electrical points and other matters
of interest
 Building
 Damp checks. Test it under the windows, all wall, exterior and interior
partitions, ground floor, skirting, top floor at the back of gutter.
 Check the surfaces of the plaster work. Is the plaster sound or loose?
 Are there any cracks? What have caused them? Do the align with any
external cracking?
 Wooden surface are they from termites or other biological attack such
as fungal and beetle?
Page  19
iv) Inspection Of Accessible Basement & Sub Floor Area (Internal)
To conduct a close study on damp-proof courses, ground floor timbers and main wall construction
 Wall
 Type of construction, material used
 The type of finishes and it condition, do it need repair?
 Are there any signs of crack? What type of crack? How serious? It size and depth. What is the
cause – thermal, drying out, component failure or settlement?
 Are the wall straight or are there any bulged (bonjol)? If so how far has the wall bulged? How
much disturbance is there to the internal door frames, window jambs or door jambs?
 Windows and doors
 Note the types of windows and doors. What material used and what are their condition
 Inspect the water is likely to bypass the frame or glass. If so where will the water get trapped, what
the damage?
 Floors
 How are they constructed? Timber suspended, solid concrete or suspended concrete beam and
fill?
 If a timber floors, are the support joists bearing on a damp wall?
 Solid floor : examine the gaps below skirting all round the ground floor to see if there any risk of
movement in the floor slab. If there cement screed as the finishes, test the floor screed for level of
dampness.
 What the quality of the screed is it soft and friable (rapuh)? See cracks in the surface.
Page  20
v) An examination of the roof structure and covering from the ground level
(External)
Paying attention to slipped, cracked or laminated tiles and other signs of
deterioration
 The condition of hip and ridge tile is checked especially to the bedding
mortar
 The roof
 Roof type and appearance – is there a need to include sketch or
photograph to explain the roof layout.
 How it constructed?
 Take note of the roof covering material and its appearance. Note the
uneven surface.
 Is the slope correct for the material used?
 Are there adequate cover flashings? How it is fixed?
 Are there any openings through the roof surface? How it is sealed?
Can water penetrate?
Page  21
 Condition of flat roofs surface, its slope and drainage system. Any sign
of water pooling? UiTM:M.N Baharuddin (2014)/BSR205
vi) An Examination Of The Elevation, Including Structure Finishes
 Sketch all fracture lines, showing starting and finishing points and width at
various point
 Look for any marks or stains on the wall cause by the leaking overflow gutter
and down pipes
 Rainwater disposal
 What material has been used? It is compatible(sepadan)? How it is fixed?
It dimensions?
 Signs of leakage or failure
 Condition of the surface
 Is the capacity of the system adequate?
 The placement of the gutter, is it clear and beyond the face of the wall
below?
 Is the gutter clear debris?
 Does the roof felt discharge into the gutter or does water run behind the
face of the above wall?
 Eave detail
 If water penetrates into the wall will it do any damage?
 Is there any stain on the wall to give a clue that water run off into a gutter,
Page  22
or behind it?
 Wall
 Type of construction, material used
 The type of finishes and it condition, do it need repair?
 Are there any signs of crack? What type of crack? How serious? It size and
depth. What is the cause – thermal, drying out, component failure or
settlement?
 Are the wall straight or are there any bulged? If so how far has the wall
bulged? How much disturbance is there to the internal door frames, window
jambs or door jambs?
 Windows and doors
 Note the types of windows and doors. What material used and what are
their condition
 Inspect the water is likely to bypass the frame or glass. If so where will the
water get trapped, what the damage?
Page  23
vii) Inspection Of The Site Boundaries, Outbuilding And

Surrounding (External)
 Study the general condition of the boundaries and any out building
(storage, garage, etc)
 Ask client if he want to check on fences, gates, garden sheds, green
house etc, if not concentrate on building and it structure.
 However permanent outbuildings, extensive masonry boundary walls
can form a significant expenditure potential and should be included in
survey.
 Check for any indications of possible neighboring future development or
redevelopment including road schemes. i.e. highways, private road, etc.
 Any works can place a betterment or severance to client should be note
and will appreciate by client.
Page  24
viii) Examination and testing of drain (External)
 Testing of drain is difficult to undertake, many surveyor provide supplementary

drains test report with the reason : no manhole access to the system and drain
could be in such poor condition – afraid any testing could only cause damage.
 If want to check:-
a) Lifting all accessible manhole covers to check the drain flow and inspect
between manholes using mirror
b) Give initial comments in the report giving the client an opportunity to commission
a supplementary drains test report if needed (able to have extra charge)
c) If pipes are cracked, fall poor, drain flow sluggish can be commented and give
suitable advice.
d) Manhole covers frequently damaged, older cast iron covers will rusted and
difficult to remove.
e) Check on brickwork and rendering inside manhole walls might indicate either
that no recent stoppage has occurred.
Page  25
5) PREPARING THE REPORT
The report should:

 be clearly presented, in a logical order, and written in plain language in
such a way that it may be easily understood by the client. It is
recommended that technical expressions be kept to a minimum and,
where necessary, explained in lay terms;
 be factual wherever possible and unambiguous;
 be seen to differentiate between fact and the surveyor’s opinion;
 provide a balanced view of the property and describe individual elements
in sufficient detail to identify their construction, condition and location.
 It is recommended that each element of the property be separately
addressed and described, the sequence depending upon the logical
format adopted.
Page  26
5) PREPARING THE REPORT
In respect of each section of the construction and services, it is advised that,
where relevant, the report narrative:
 describes the form of construction and materials used for each element;
 outlines the performance characteristics of the material or construction;
 describes obvious defects;
 describes the identifiable risk of potential or hidden defects;
 outlines remedial options;
 if considered to be significant, explains the likely consequences of non-repair;
 makes general recommendations in respect of the likely timescale for necessary
work;
 includes, where appropriate, recommendation for further investigation prior to
commitment to purchase;
 cross-refers to the surveyor’s overall assessment where necessary;
 identifies the nature of risks in areas which have not been inspected.
Page  27
Dealing With Occupier
- Great care should be taken in dealing with occupier furniture and floor
covering, bearing in mind that a liability arise for any damage caused.
- If suspended timber floor under fitted carpet need to be inspect of it parts
of the structure need to be opened up – get occupiers written agreement
and indemnity (pampasan).
Page  28
Example of Limitation / Clause Relevant
 The report shall be for the benefit of the addressee only.
 Drainage – there are no visible access manhole to the drainage system. It was
not possible to decide whether a separate of rainwater below ground level.
 Damp Prove Course(DPC) – It was not possible to inspect the whole of DPC,
therefore we cannot confirm on their condition.
 Foundation – Surveyor cannot advise client as to the depth and size of the
foundation provided to this property. Excavation of trial holes around the base of
main wall is needed.
 Ceiling, wall, and partitions inspected from floor level but without moving
furniture and wall hangings.
 Services – inspected visually where accessible, tests are not applied and
comments on the general condition only are given.
 Purpose of report – use of client only not by other third party.
 Any relevant clause should be applied.
Page  29
THE FOLLOWING EXAMPLE ILLUSTRATES WAYS IN WHICH SOME OF THESE

LIMITATION MAY BE OVER COME:
 Furnishing and floor covering may be moved and floor-boards lifted.
 Holes may be drilled in external walls to enable cavities to be inspected by fiber-
optic viewer.
 The ground may be excavated to exposed drains or foundations.
 Samples of plaster and mortar may be removed for chemical or other analysis
and examination.
 Tiles or slates may be stripped from roofs to exposed the construction and
materials below.
Page  30
An Example: Building inspection
BUILDING
PART C : APPENDICES
INSPECTION
Page  31 UKM:Che-Ani 2012

DAMPNESS DIAGNOSIS
• Visual inspection
01
• Using tools for inspection

02
• Further inspection
03
• Detail Analysis
04
Page  32
VISUAL INSPECTION
Symptoms
Moisture meter reading shows a firm reading for the dampness area
about more than 90% - 100%.
Page  33
SOURCES:
Low pitch allows the rainwater to be blown

up
Flat roof area - Poorly felted, patchy and giving rise to many
rainwater leaks in library.
Unwanted growth and debris on

the concrete gutter
Roof sheeting showing signs of rusting and break Internal roof trusses and
down of galvanized coating purlins
Page  34
UiTM:M.N Baharuddin
SNAW (2014)/BSR205
FURTHER INSPECTION:
Dampness investigation at Faculty of

Arch. , Planning & Surveying, UiTM
Perak
Page  35
Tools used:
8 9
18 8 10 10 18
16 10 23 19 16
15 24
16 45 25
25
11 10
21 10 17 23 23 21
20 25 18
70 27 35 70 70 27
45
23 23 23 19 19 16
23
21 19 45 80 45 45 35 20
45
80 35
23 23 23 23 23
23 100 80 19
23 90 70 90
45 50
23 43
70
Page  36
DETAIL ISNPECTION (Destructive Testing):
GRAVIMETRIC METHOD/OVEN DRYING
Sample being exposed in

the laboratory and weighing
process being carried out.
Page  37
LAB ANALYSIS:
0.07 0.06
0.06
0.05 0.04 0.04
Percentage % 0.04 0.03 0.03 0.03
0.03 0.02 Chloride (Cl)
0.02
0.01
0
0 1 2 3 4 5 6 0.25 0.2
en en en en en en en 0.2
im im im c im im im em
ec p ec pec e ec pec eci 0.15
Sp S S Sp Sp S
Percentage % Nitrates (NO4)
Sp 0.1
0.03 0.02
0.05 0.01 0.02 0.003 0.003
Seven Drilling Samples
0
0 1 2 3 4 5 6
en en en en en en en
im im im im im im em
ec ec p ec ec ec ec ci
p p S p p p e
S S S S S Sp
3 2.6
2.5
2
Percentage % 1.5 Sulphate (SO4)
1
0.5 0.04 0.06 0.07 0.07 0.16 0.017
0
0 1 2 3 4 5 6
en en en en en en en
m m m m m m m
e ci e ci e ci eci e ci e ci c ie
Sp Sp Sp Sp Sp Sp Spe
Page  38
REFERENCES
 Hollis, M, 2000, Surveying Building (4th ed), Surveyors Publishers,

London.
 Property Surveying.(2009). Types of survey. Retrieved on 20/3/2011
from
http://www.propertysurveying.co.uk/newsletter/?page_id=2263Science.
 RICS.(2012).Building surveying Assessment of Professional
Competence. Retrieved on 22/3/2011 from http://www.rics.org/Global/
pathway_guide_building_surveying_dwl_pt.pdf
 Watt D.S., 1997, Building Pathology, Blackwell
Page  39
THANK YOU……
Page  40

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Building Surveying Practice I (BSR205)

UiTM:M.N Baharuddin (2014)/BSR205

At the end of the class:

 Students are able to understand on condition survey

 Understanding work flow process on any activities are very important to

2) Provide considerable amount of important data on performance of

 To enhance the sustainable maintenance approach

1. Conformation on Client Instruction

 Familiarize the Surveyor with types and layout.

 Make a references to the geological survey map of this area to check on

vii) Inspection Of The Site Boundaries, Outbuilding And

 Testing of drain is difficult to undertake, many surveyor provide supplementary

The report should:

THE FOLLOWING EXAMPLE ILLUSTRATES WAYS IN WHICH SOME OF THESE

Page  31 UKM:Che-Ani 2012

• Using tools for inspection

Low pitch allows the rainwater to be blown

Unwanted growth and debris on

Dampness investigation at Faculty of

Sample being exposed in

 Hollis, M, 2000, Surveying Building (4th ed), Surveyors Publishers,

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