Embed Size (px)
Citation preview
Building Diagnostics
BUILDING SURVEYORSINTENSIVE COURSE
24 Aug 2013 (Saturday)
Holiday Inn Glenmarie, Shah Alam, Selangor
Adi Irfan Che-AniUKM
http://www.eagle-wi.gov UKM:Che-Ani 2013
PRESENTATION OUTLINE
1. Survey & defect2. Building defect: example3. Building condition
survey: inspection4. Building condition
survey: reporting (CPBS101)
5. Summary
Page 3
Survey & Defect
UKM:Che-Ani 2013
http://myprservices.com
“Defects will occur in buildings. It is one of the great certainties in construction, the equivalent of death and taxes in life more generally”. (Professor Anthony Lavers)
Survey (Hollis & Gibson – Surveying Buildings, 2005):Inspection & investigation of construction &
services of property in sufficient details to enable surveyor to advise what impact the condition & circumstances of that property will have upon client.
http://www.buildingdefects.com.au/
http://www.blaketurner.com
Defects:areas of non-compliance to the bye-law, regulation,
standard (mostly not subjective)Out of acceptable condition (subjective)
Page 4
Survey & Defect
UKM:Che-Ani 2013
http://myprservices.com
Building Diagnostics:
Process of data collection
Further steps in building inspection
Normally using NDT equipment
What it is not: - just identify defects- simple walk through survey- seeing from distance- seeing off-site
Should answer: what is going to happen if the defect is left unattended (prognosis/prediction)?
http://solteccorp.com/Images/PDF/soltec/images/T00048IR.JPG
Page 5
Survey & Defect
UKM:Che-Ani 2013
From: Alan Mark Forster, James Douglas, (2010) "Condition survey objectivity and philosophy driven masonry repair: An increased probability for project divergence?", Structural Survey, 28(5): 384 – 407.
Page 6
Survey & Defect
UKM:Che-Ani 2013
http://en.wikipedia.org/wiki/Category:Building_defects
Page 7
BUILDING DEFECTS – An Example
Growth of mould and algae due to water ponding and continuous
dampness Water ponding due to blockage of outlet to rainwater downpipe (due to small outlet) – it’s very
hot during the course of inspection
Page 8
BUILDING DEFECTS – An Example
Water mark on the ceiling surface due to water penetration
from leaking roof (the brown color suggest it dripped via timber trusses, perhaps the
trusses need structural inspection)
Stalactite effect due to water proofing failure at
upstairs toilet
Page 10 UKM:Che-Ani 2013
BUILDING CONDITION SURVEY : INSPECTION
http://www.nienergyrating.com
An apparent defect has been perceived when
It looks wrong
Something smells strange
It just felt wrong
(perhaps sixth
sense?)
Someone heard
something
Something felt…
http://webpages.shepherd.edu/JHENCK01/st_senses.jpg
Page 11
BUILDING DEFECT ACTION FLOW (WOOD, 2009 – BUILDING MAINTENANCE)
Inspect All seem OK?
Allocate priority in accord with agreed
criteria
Is a matter of health and safety
Record and keep in mind
for future
Defect confirmed
No further action at this
time
UKM:Che-Ani 2013
BUILDING CONDITION SURVEY : INSPECTION
Page 12
Initiate urgent action
Check and record work in progress early on and periodically
Commission rectification work
Discuss and agree with client and users
Select appropriate specialists for
further inspection
Prepare or select appropriate rectification specification
Review periodically(annually)?UKM:Che-Ani 2013
Page 13
Various standard available
BUILDING CONDITION SURVEY : REPORTING
UKM:Che-Ani 2013
No Piawaian/ Dokumen
Tahun dibang-unkan
Kerja Pra-Pemeriksaan
Kerja ukur kondisi
Keperluan nilai pasaran
Keperluan anggaran kos
Kaedah pengkadaran/ numerik
Penggunaan kod warna
Input data Cadangan pembaikan
Kandungan utama pelaporan
1 RICS Building Survey Report
2005 Kajian Meja Protokol 1 (visual)
Tidak perlu
Tidak perlu
Tiada Tiada Keadaan, sebab, tahap kerosakan
Ada Pemeriksaan, Laporan, Penilaian
2 BRE Design Quality Manual
2007 Tiada Protokol 1 (visual)
Perlu Perlu Ada Tiada Keadaan Ada Pemeriksaan, Laporan, Penilaian
3 ASTM E-2018 2008 Penelitian dokumen & temubual
Protokol 1 (visual)
Perlu Tiada Tiada Keadaan Ada Laporan Keadaan Hartanah
4 The RICS Home Buyer Report 2009
2009 Tidak perlu Protokol 1 (visual)
Perlu Perlu 3 kadaran Ada Keadaan Ada Pemeriksaan, Laporan, Penilaian
5 Matriks CSP1 2010 Kajian meja Protokol 1 (visual)
Tidak perlu
Tidak perlu
Keadaan (5 kadaran) & Keutamaan (4 kadaran)
Ada Keadaan, Kepentingan
Tiada Jadual keadaan bangunan, Kotak gambarfoto, pelan tandaan kecacatan
6 RICS Condition Report
2010 Tidak perlu Protokol 1 (visual)
Tidak perlu
Tidak perlu
3 kadaran Ada Keadaan Tiada Pemeriksaan, Laporan
7 CP BS101 2011 Kajian meja Protokol 1 (visual)
Tidak perlu
Perlu Ada (Building Assessment & Rating System – BARIS)
Ada Keadaan, Kepentingan
Ada Jadual keadaan bangunan, Kotak gambarfoto, pelan tandaan kecacatan
And many more…
Page 14 UKM:Che-Ani 2013
BUILDING CONDITION SURVEY : REPORTINGProblem: No standard is adopted….
Then you need to be certified….but who certified
Page 15 UKM:Che-Ani 2013
Defects Group For Assessment Of Architectural Works (Internal Finishes)
Weightage for architectural elements
Sampling guideline for architectural works
Qlassic (construction quality)
BUILDING CONDITION SURVEY : REPORTING
Page 16 UKM:Che-Ani 2012
http://www.home-building-inspectors-ny.com/
CPBS101: Code of Practice for Building Inspection Reports
BUILDING CONDITION SURVEY : REPORTING
Page 17
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
Page 18
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
Page 19
PART A : EXECUTIVE SUMMARY
Page 20
PART A : EXECUTIVE SUMMARY
• 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
Page 21
PART A : EXECUTIVE SUMMARY
• 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
Page 22
PART A : EXECUTIVE SUMMARY
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.
• Surveyor need to attach his/ her competency certificate that is issued by The Royal Institution of Surveyors Malaysia.
COPY OF INSPECTION
CERTIFICATION
SURVEYOR’S DECLARATION
SURVEYOR’S COMPETENCY
APPENDIX A1
Page 24
APPENDIX A2
Page 25
APPENDIX G
Page 26
PART B : MAIN REPORT
Page 27
PART B : MAIN REPORT
• 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
Page 28
PART B : MAIN REPORT
• 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
Page 29
BARIS Assessment APPENDIX 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
Page 30
BARIS Assessment APPENDIX 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
Page 31
APPENDIX D
Page 32
APPENDIX C
Page 33
Building Condition
Assessment
EXTERNAL/ SITE
CONDITION
PART B : MAIN REPORT
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
Page 34
PART B : MAIN REPORT
• 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
Page 35
PART C : APPENDICES
Page 36
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
Page 37
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
Page 38
APPENDIX E
Page 39
APPENDIX C
Page 40
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)
Page 41
How “defect” benefit us…
UKM:Che-Ani 2013
It wasn’t hit by the massive earthquake. In true fashion of the Ripley Legacy, it was built to reflect the odd 1812 earthquake that measured 8.0 on the rick. The building has now become one of the most photographed in the world.
Page 42
SUMMARY
UKM:Che-Ani 2013
Start up: building defects identification – more than an “album”
Inspection: building defect diagnostic – defects are here & there: so what? You might need a tool
Reporting: standard and certified – qualify to stand in court
For Building Surveyors: Follow CPBS101
“We do not want a structural survey. If you can just have a quick look at the house to make sure that it is structurally sound, that
will be fine”
(Extract from client’s letter of instruction)
