Surveys

Made to measure
Measured survey and drawing work is a core skill of the building surveyor, says Spencer Carroll. Doing it correctly has its challenges

uch of a building surveyors work involves either the production or review of drawings whether for a survey, planning, building control, construction or maintenance/facilities management. However, the development of modern laser measuring equipment which can scan a building and produce CAD plans, elevations and 3D models that are precise to the millimetre has changed the way surveyors now carry out surveys and produce these drawings. This has resulted in the rapid growth of specialist, high-tech measured survey companies providing excellent support to the surveyor. Unfortunately, it has also seen the development of plan shops producing cut-price domestic drawings for everything from loft conversions to extensions sometimes without the support of suitably qualified and experienced technicians and chartered surveyors. Measured survey and drawing work has always been a core skill of the building surveyor and an excellent training platform for building up the confidence and ability to then start taking buildings apart and putting them back together. So it is essential that building surveyors understand the core principles for measuring buildings and the production of drawings. They can then procure this work in an informed way and engage suitable specialists either when it is more cost effective to do so for the client or the complexity of the buildings shape and form warrants it. How you go about a measured survey will depend on the information you intend to collect and who will use it. This is illustrated in the following two case studies. Embedded knowledge The measured survey and drawing production process is an important part of the skill set of the building surveyor and gives them a detailed insight into a buildings structure and fabric. The drawing process also enables this knowledge to be thoroughly embedded and creates an excellent platform to further develop expertise in design, specification and contract administration. However, as with all skill sets, it is important to know your limitations and, generally speaking, the measured survey of large and complex structures is best undertaken by specialists in that field. The correct brief and management will provide you and your client with a cost-effective and good quality service. High quality drawings underpin the accurate and safe maintenance of our buildings and, when correctly produced, form an important archive document for future generations.

Spencer Carroll is a Director of Lighthouse Chartered Building Surveyors spencer@lighthousesurveyors.com

* The RICS Code of measuring practice is available to download from www.rics.org/guidance

Related competencies include: M057

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Building Surveying Journal

May-June 2012

iStockphoto.com/Branislav Vac

For Library reference resources go to www.rics.org/catalogue and search for measured

Surveys

Case study 1 Residential loft conversion and rear extension

Survey, drawing work and design carried out by a chartered surveyor
Typical equipment This is really just the basic equipment that you would expect a collapsible measuring stick, 5m tape, 15m tape and a hand-held laser distance meter. This equipment allows you to carry out close-up detailed measurement (sometimes in a confined space), as well as comfortably measuring large distances and spans single-handedly. Approach As with a building survey, a measured survey needs a systematic approach to ensure consistency and accuracy of data capture. Larger surveys are recommended to be undertaken in pairs with one person measuring and the other recording the measurements. The RICS Code of measuring practice, 6th edition, 2007*, provides succinct core definitions to ensure the accurate measurement of buildings and land, the calculation of the sizes, and the description of land and buildings in a common and consistent way. This code is very useful in identifying the parameters for evaluating the level of accuracy that should be attained: what is the purpose of the measurement exercise? what is being measured? what are the site conditions at the time of measurement? what would be the ramifications should the level of accuracy be deemed insufficient for the purpose? Adherence to the Codes core definitions is vital for the consistent use of the information gathered. A good example is use of the definition Net Internal Area (NIA), which is the usable area within a building measured to the internal face of the perimeter walls at each floor level. This is a basis of measurement for the calculation of service charges for the apportionment of occupiers liabilities. This definition has a number of exclusions that must be adhered to if the term is to be used correctly; for instance, the NIA assessment does not include floor space with a head height under 1.5m. Practical tips An A3 graph pad is useful for producing freehand layouts suitable for recording measurement dimensions taken on site. The ability to sketch up a neat and accurately proportioned floor plan at an approximate 1:50 scale will come quickly with experience. The importance and reliability of captured data, and how it populates the sketch plan, is vital to ensure you (or someone else) can draw up the survey information. For example, a typical approach for a square room with one window would be to start one side of the entrance door and, working round the room in a clockwise direction, capture the following basic features: wall lengths, window position, external wall thickness (if available to measure) window sill height, window sill to head height, ceiling height, partition thickness, etc. Depending on the level of detail required, service positions, floor joist directions and more can all be logged on the sketch drawing. Diagonal corner to corner dimensions are important from a triangulation perspective to establish if a room is square or when measuring a curved bay. On this basis, many check dimensions and overalls are also good for testing the reliability of the sum of individually measured dimensions. In a measured survey for a loft conversion, for example, the extent of data capture is too great to discuss here but the following points cover some of the typical areas where mistakes can occur or insufficient data makes the drawing and design work more difficult: changes in levels, steps up and down actual structural opening widths, i.e. not including door linings or box frames to sash windows external wall thicknesses cavity, solid, timber-framed? building sections capturing the staircase in detail and floor construction thickness drain covers, drain invert depths and drain runs chimney breast projection, hearths, flues drop beams, ceiling bulkheads, etc. Measuring brick sizes and counting brick courses is a good way for measuring inaccessible areas that do not require millimetric accuracy, i.e. for illustrative purposes only. A careful review of the survey sketches and measurements should always be made before leaving site to avoid discovering back at the office that you missed one crucial dimension (which could impact cost and programme). Some caution is needed with laser distance meters which can give false readings and/or be affected by bright sunlight, reflective surfaces, etc. The surveyor needs to be vigilant and use sample rod and tape dimensions for validation if there is any doubt. Both old and new survey equipment should be clean, checked and calibrated before use as tape measures stretch, batteries run out, etc. Laser distance meters are calibrated to measure both from the front and rear of the device and regular checks should be made that this is consistent throughout the survey. Drawings It is essential that the information contained in a drawing is relevant for the intended purpose. Cluttered drawings with superfluous information are a distraction, lead to inefficiencies in any review and decisionmaking process, and can lead to mistakes occurring. The purpose of building control submission drawings is to show how compliance with building control will be achieved and they should be drawn to help the building control officer or approved inspector to review them. These drawings will invariably be detailed with information relating to the location and size of steel beams, for example. Plans and elevations for submission to planners may, however, contain information such as the size, type and location of vegetation (trees and plants), or details of the colour and texture of finishes. BS1192:2007 (Collaborative production of architectural, engineering and construction information. Code of practice) is a good reference document containing accepted protocols for the production of drawings. But, in many instances, the detail is beyond what might be relevant to the building surveyor and is aimed at the architect and engineer. However, simple things such as the standardisation of hatching or the correct use of CAD drawing layers provide useful information. This standardisation of drawings is very important where legislation, such as the The Land Registration Act 2002, has introduced certain requirements in respect of the content and standard of plans submitted in support of applications to register interests in land.

May-June 2012

Building Surveying Journal

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Surveys

Case study 2 Window replacement project

Survey and drawing work carried out by a specialist measured survey company
In this example, existing elevation drawings were required to support a planning application for a window replacement project. The building is complex in shape and formed of two back-to-back Ss with the main rear walls raking inwards up the elevation (see Image 1). Laser scanning technology was necessary but still required the skill and support of the building surveyor to guide the measuring team who needed to be informed of pertinent factors: for the planners to see each window correctly on plan, the elevations had to be effectively sliced so that only the true flat elevation was shown and not with some windows shown obliquely. This resulted in approximately 50 separate elevations but was essential as overall elevations could have resulted in the presentation of incorrect window sizes. To have changed the survey and drawing brief post-survey would have also been costly and caused a delay to the programme. Forethought to this matter meant that these elevations could then be developed into tender drawings to enable window installers to measure (to a reasonable degree of accuracy) all the windows for tender pricing, on the understanding that a window by window fabrication survey would occur once a contractor had been selected laser scanning technology only scans what it sees and a rigorous quality assurance process was required to ensure the final drawings accurately captured, for example, patio doors concealed by balcony walls rather than showing what it thought were windows.

Making assumptions as to what will or will not be provided on a survey introduces risk and can be expensive to rectify
Choosing a suitable measured survey consultant is best done by obtaining at least three competitive quotes from companies who can demonstrate a proven track record in the type of measured survey required, that has a wide breadth of experience (especially in the type of building being measured) and that can provide current relevant case studies and references. The qualifications of a measured survey consultant are difficult to define but a relevant apprenticeship, City & Guilds or HNC, for example, would indicate some basic formal knowledge in this area. To ensure a measured survey consultant produces technically accurate information, it is essential that a detailed brief is provided. Making assumptions as to what will or will not be provided on a survey introduces risk and can be expensive to rectify. The survey brief should cover, among other things, the following: the full extent of the survey, preferably by marking up an Ordnance Survey map or a historic plan explicit detail on the extent of the drawing output you require, e.g. site plans, floor plans, roof plans, sections and elevations the need to record additional features such as trees, services, drainage, etc arrangements for a pilot survey and drawing sign-off prior to embarking on the whole project the output specification, e.g. hard-copy drawings at what size (e.g. A1, colour, folded) and digital format (e.g. CAD, PDF, on a CD) drawing scale requirements and the level of accuracy needed (to the nearest 5mm, say). These are very often dictated by those who will need to review or use the drawings. For example, a planning officer may wish to see the elevations of a residential extension at 1:50 but the overall site plan at a smaller scale of 1:200. On an A4 drawing print out, scaling-off of the drawing can be done reasonably accurately at 1:50 to the nearest 25mm but at a 1:200 scale, measuring to the nearest 100mm can be difficult and would be unsuitable for construction purposes on a simple residential extension, for example. It is also reasonable to assume that the greater the accuracy requirements, the higher the cost of the survey timescale for the work on site, access arrangements, etc timescale for the drawing production stage agreement of the drawing issue sheet template so that titles, references, purpose, etc are all pre-determined. The above indicates the challenges and complexities of briefing someone else to carry out a complex task in its own right. Inevitably, the final drawing output will contain anomalies or require fine tuning so it is important that this final quality assurance process is built into the brief and programme, and priced by the consultant from the outset.

Image 1 Rear elevation of the building with its raking rear walls

Laser scanning technology only scans what it sees and a rigorous quality assurance process was required to ensure the final drawings accurately captured patio doors

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Building Surveying Journal

May-June 2012