BE 3102 Building Surveying

Building Surveying Report

Acknowledgement
The report on Surveying a Building was successfully completed due to the contributions of various people. Therefore we would like take this opportunity to convey our heartiest gratitude to all of them. First of all our sincere thanks goes to Building Surveying lecturers, all other academic and non academic staff of the Department of Building Economics, for all the guidance and assistance provided in order to successfully complete this report. Then our special thanks go to the building owner, Mr.C.A.Perera who let us to survey his office premises and supported in various ways. Finally we would like to convey our heartiest thanks to our seniors and colleagues who helped us in various ways when carrying out the project and preparing the report.

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BE 3102 Building Surveying

Building Surveying Report

Table of Content
Acknowledgement.i Table of Content............................................................................................................................................ ii Table of Figures ........................................................................................................................................... iii 1. 2. Introduction............................................................................................................................................ 1 Building Surveying ................................................................................................................................ 2 2.1 2.2 3. 4. 5. 6. 7. 8. 9. What is Building Surveying? ......................................................................................................... 2 Building Surveying Process ........................................................................................................... 2

Building Survey Report ......................................................................................................................... 4 Elemental Inspection, Defects, Causes and Recommended Remedial Actions .................................... 6 Defects of Building .............................................................................................................................. 11 Cost Estimate for Rectification ............................................................................................................ 12 Summary and Recommendation .......................................................................................................... 14 Conclusion ........................................................................................................................................... 15 References............................................................................................................................................ 16

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Table of Figures
Figure 1: Cracks near beam wall connection.11 Figure 2: Fungus attack on external wall..11 Figure 3: Damaged ceiling11 Figure 4: Water seepage through window beading..11 Figure 5: Leakage in overhead water tank11 Figure 6: Cracks on walls..11

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Building Surveying Report

1. Introduction
Normally Buildings are designed and constructed with the expectation of existing for a long duration. Thus the building industry is responsible for maintaining, improving, and adapting the existing building in addition to the production of new building. Building surveying is a broad process which involves in identifying the defects in the buildings and providing necessary consultations to the clients at various stages of a building. The purpose of the building survey is to provide an opinion on the general condition of a building, advice on any urgent or future repairs and the likely consequences of non-repair. It will assist the buyers/ owners to have a good understanding on the condition or dilapidation of the building, as the building survey report provides information on building defects, building hazards and performance, explaining the causes of building defects and recommending the appropriate and effective remedial works and necessary maintenance works to maintain the life of the property. Building surveyors are involved in all aspects of property and construction from supervising large mixed use developments to planning domestic extensions. This varied workload can include everything from the conservation and restoration of historic buildings to contemporary new developments. Building surveyors work in most real estate markets including residential, commercial, retail, industrial, leisure, education and health. Consequently there are a wide variety of opportunities for chartered building surveyors to work in both the commercial, private, and public sectors. The preparation of a Building Survey Report provides an opportunity for the surveyor to fulfill two useful functions. First the client can be advised in relation to the condition of the building, the further investigations which may be needed and the advisability of the purchase. Secondly by encouraging timely and sensible repairs the nations building stock generally can be improved. Therefore this is a useful service and a supply of well-trained surveyors using appropriate methodology is likely to be needed for the foreseeable future. The report is emphasizing on providing consultations to the Mr. A Gunawardana who is expecting to purchase a building. The report comprises a summarized theoretical explanation on building surveying process and a detail analysis on defects identified, possible causes and necessary recommendations. This also provides an accurate cost proposal which would be beneficial to the client to get the correct decision on acquisition of the building.

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BE 3102 Building Surveying

Building Surveying Report

2. Building Surveying
2.1 What is Building Surveying?
A building survey is an investigation or inspection of the construction and services of a property in sufficient detail to enable the Building Surveyor to advise what impact its condition will have upon the client. It can be used to identify unsatisfactory items, critical defects and their causes & making recommendations for repairs and identify consequences failures and future defects of a particular building. Normally building surveys are carried out prior to a construction, prior to purchasing, when there is a defect in the building, before the expiry of defects liability period and for the purpose of maintenance, budgeting, valuation and legal requirements.

2.2 Building Surveying Process

A building surveyor should follow a methodical procedure which will often be determined by the layout of the site notes or field sheets being used. There arent any hard and fast rules to adhere when a building survey is carried out, yet it is always better to execute in a methodical approach. Steps of carrying out a building survey are identified below. Collect information prior to the survey Information of the property Information of adjoining property Extent of the survey Limitations of the site Other information such as cost estimation, lease agreement, insurance policies etc dead line

Preliminary investigation General characteristics and description of the property Layout of the property, orientation Type of the structure Age of the structure Refurbishment work or any modification done to the building

Information on adjoin properties Condition of adjoining properties Failures in similar properties 2

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BE 3102 Building Surveying

Building Surveying Report

Soil Type of soil History ground settlement in the area Vegetation etc

Grounds Boundaries Condition of fences, walls or other boundary demarcations

External influences Noise from external environment Air quality Relative humidity Temperature and rain patterns

Visual Inspection This investigation is carried out by using human sensory perceptions such as sight, hearing, touch and smell. Basic tools such as magnifying glass, measuring tape, hammer, mirrors etc can be used to inspect. Detailed Inspection Design detail of the building and its components Investigation of the building performance such as energy, in-door environment, space plan, lighting etc Detailed inspection of each and every building element

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BE 3102 Building Surveying

Building Surveying Report

3. Building Survey Report

Spencer & McKenzie Chartered Building Surveyors No: 7, Chatham Street, Colombo 03.
Project Inspection of Head Office Building of Link Engineering, No 2, Park Lane, Rajagiriya. Client Date of Inspection Scope of Report Mr. A. Gunawardhane 23rd May 2012 We have carried out a Building Survey of the above-mentioned property in connection with your proposed purchase. The report has been prepared in accordance with the signed and agreed terms and conditions of engagement. General Remarks This report should be construed as a comment on the overall condition of the property and is not an inventory of every single defect, some of which would not significantly affect the value of the property. For further details please refer to the conditions of engagement. At the time of inspection the weather was sunny and humid. The building was occupied and furnished with office equipment. There was a large quantity of storage and personal effects in the building which limited our access to some areas. Fitted floor coverings have been lifted in sample areas only in order to identify the nature of the construction beneath and we have not taken up fitted floor coverings generally. No exposure of hidden parts of the structure has been carried out. Description of Property The property is a three storied building with approximate floor area of 1200m2. The structure is of reinforced concrete with block masonry walls and asbestos roof covering on steel frame. Floor covering with semi rough tiles, roof covering with suspended aluminum ceiling and walls plastered with neat lime. All doors, windows and other fixtures are timber with brass ironmongeries. The building has been constructed in the year of 1985 and continued to be used as

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BE 3102 Building Surveying

Building Surveying Report

the head office building of link engineering company with minor modifications. Location and site conditions The site is located at park lane, rajagiriya. The extent of land is 80 perches and rectangular in shape. Access road is parallel to the land and building. The public drainage system adjacent to land is not in good condition. Apart from there isnt any identifiable difference in land. Accommodation First floor: Board Room, Stores Second floor: Procurement division, accounts division Third floor: Quantity surveying division, design division, GM/MD/Directors cubicles Tenure Freehold title

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BE 3102 Building Surveying

Building Surveying Report

4. Elemental Inspection, Defects, Causes and Recommended Remedial Actions

Element
Foundation

Condition
Strip foundation made by random rubble work which in acceptable condition at the moment

Location

Defect
Overloading:

Cause

Inspection Method
Visual inspection

Recommended Rectification
It should be sufficient to recommend that the soil stabilization by injecting the soil stabilization agent to the ground and increase the bearing capacity of the soil to avoid the failures

Perimeter of Localized ground floor settlements in the foundation and cracks in foundations as well as walls

Due to the modification done to the existing structure without a proper design and also overloading occurred where doors and windows openings have been enlarged Tree roots: Fat growing mango tree close to the building caused unequal settlement when active tree roots dry out the soil causing differential soil shrinkage. Shrinkage clays affect the bearing capacity and lead to movement in the building. Soil erosion:

due to the overloading Damage caused by the action of tree roots can be reduced by removing the offending trees To avoid the soil erosion

Due to the absence of the proper drainage system soil erosion occurred around building and therefore localized settlements can be occurred
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we suggest constructing a concrete drainage system

BE 3102 Building Surveying

Building Surveying Report

Element
Exterior Wall

Condition
Exterior walls are not in a good condition compare to the internal walls. External maintenance should be carried out to maintain the durability of the building

Location
Exterior of the building

Defect
Cracks, Growth of biological agencies attack

Cause
The roots of trees located in the vicinity of a wall can create cracks in walls due to growth of roots under foundation. Water penetration throughout the wall

Inspection Method
Visual inspection

Recommended Rectification
Damage caused by the action of tree roots can be reduced by removing the offending trees Apply water repellent coat

Internal Wall

It is in a good condition. But some cracks and paint defects are encountered during the inspection

Office Area, Water seepage Toilets through joints between window frame and wall

Poor tolerances of wall openings. Poor workmanship during grouting/ sealing of gaps

Visual inspection

Ensure correct usage of grout and sealant to seal the gaps, depending on the gap sizes

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BE 3102 Building Surveying

Building Surveying Report

Element
Finishes

Condition
Condition of wall paints is not very good and defects encountered in internal as well as external wall finishes. Floor tilling is worn out, new tilling required in all the tilled areas

Location
External wall Internal tilling

Defect
Blistering, Algae/Fungus growth, Peeling in wall finishes Worn out tiles, slippery

Cause
Blistering or Swelling of paint is caused due to the trapping of air, moisture or solvent between the surface and the paint film. Algae and fungus can grow when the surface is continually damp and dirty. Peeling is caused by moisture on the wall, poor surface preparation or using an incorrect painting system.

Inspection Method
Visual inspection

Recommended Rectification
Remove any unstable paint films and allow the wall to dry thoroughly. Then repaint with a recommended paint. Avoid painting under direct sunlight. Remove algae / fungus by high-pressure washing. Use an alkali-resistant basecoat or sealer. Patch surface defects with putty. Whole internal floor area is recommended to tile again

Drainage system

There is no proper and planed rain water drainage path

Front and side of site is water logged

Absence of a proper rain water disposal system

Visual inspection

We suggest repairing the drainage system

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BE 3102 Building Surveying

Building Surveying Report

Element
Electrical

Condition
Since there are three number of defects in the system it is not in good maintained condition

Location
First floor toilet, roof structure

Defect
There was switch which was fixed inside wall of the bathroom, when using the bathroom it was attack by water Wiring work in the roof structure was not covered with conduit.

Cause
Poor workmanship and design errors can be considered as the causes for the defects identified.

Inspection Method
Visual inspection

Recommended Rectification
Switch should remove from the current place of the bathroom and fixed at a higher level of the bathroom wall Should remove the above mentioned wiring part and should wire again with using conduit

Plumbing

There were some leakages in kitchen area

First floor

Joints are not done in a proper way, blocked s-trap caused bad smell

This pipe takes water to kitchen sink. The plumbing is not directly to the tap, pipe line come above level to the sink and has a bend down ward to fit the tap

Visual inspection

Have to repair the joint as soon as possible. Therefore have to remove the plastering and repair the joint and again re - do the plaster.

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BE 3102 Building Surveying

Building Surveying Report

Element
Doors and windows

Condition
Need immediate replacement

Location
Ground, first and second floors

Defect
Most of the timber doors and windows have decayed Broken and cracked gutters and their supports Blocked drainage

Cause
Heavy usage, poor quality ironmongeries, dampness of certain areas

Inspection Method
Visual inspection

Recommended Rectification
Recommended to install new aluminum doors and windows

Roof Drainage system

The roof drainage was in poor condition with broken and missing PVC sections of gutters.

Front & Side Roof

The speed of the driving rain is unbearable for the gutters and the supports Lack of maintenance

Visual inspection

Replace the broken and cracked gutters Carryout proper maintenance procedures

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Building Surveying Report

5. Defects of Building

Figure 1: Cracks near beam wall connection

Figure 2: Fungus attack on external wall

Figure 3: Damaged ceiling

Figure 6: Cracks on walls Figure 4: Water seepage through window beading Department of Building Economics Figure 5: Leakage in overhead water tank

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6. Cost Estimate for Rectification

Item Nr
1

Description

Unit

Qty

Rate Rs.

Amount Rs.

Removal of trees Removal of mango tree, girth =< 1.0m

Nr

1.00

2,000.00

2,000.00

Floor Finishes Removal of damaged tiles and replace with approved manufacture, size, colour and design laid on and including 3/4" thick cement and sand 1:3 bedding and pointing with 1/4" tile grout to match the colour of tiles.

Ft2

1,000.00

450.00

450,000.00

Refill cracks on the pavement with 1:3 mortar, break crack around and properly joint

Ft

20.00

150.00

3,000.00

Wall Finishes Remove the existing plaster on kitchen wall and re-plastering with chicken mesh and applied the match colour C.I.C. or equivalent quality application of two coats and a primer undercoat.

Ft2

150.00

250.00

37,500..00

Cleaning the wall surface removing algae, fungi and applied the match colour C.I.C. or equivalent quality application of two coats and a primer undercoat.
Total Carried Forward

Ft2

300.00

20.00

6,000.00

498,500.00 12

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BE 3102 Building Surveying

Building Surveying Report

Item Nr

Description

Unit

Qty

Rate Rs.

Amount Rs.

Total Brought Forward

498,500.00 Item 2,500.00 2,500.00

Electrical Installation Repositioning the existing 15 A socket outlet in toilet

Supply and installation of electrical wiring accessories including conduit insulation system with containments all in accordance with regulations

Ft

60.00

500.00

30,000.00

Plumbing Cleaning and re-fixing joints, repairing the leakage of water supply system in kitchen

Item

10,000.00

10,000.00

Doors and Windows Supply and install aluminium insulated door, Door type 2 - DG 01B as supplied by DAMRO, 1000 x 2200 mm size

Nr

12.00

7,000.00

84,000.00

10

Supply and install aluminium insulated window, window type 7 - DG 0SB as supplied by DAMRO, 1000 x 600 mm size Total Cost of Rectification

Nr

8.00

4,000.00

32,000.00

657,000.00

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Building Surveying Report

7. Summary and Recommendation

In the various foregoing pages of this report we have mentioned various items for repair that are considered necessary and advise that, prior to commitment to purchase, you obtain estimates from local building contractors for the works as required. We have not carried out tests to ascertain whether any deleterious or hazardous materials or techniques have been used in the construction of this building, or has been incorporated subsequently. Neither have we conducted tests to ascertain if the land is contaminated. Your legal advisers should confirm that the property is insured from the moment of exchange of contracts for a sufficient sum against all usual perils including fire, impact, explosion, storm, tempest, flood, burst pipes and tanks, subsidence, landslip and ground heave.

Current cost of rectification Current market value of property Value after rectification Cost of construction of same property Current market value of land Value of property if constructed

= = = = = =

657,000.00 7,000,000.00 7,657,000.00 6,000,000.00 3,000,000.00 9,000,000.00

Note: This report identifies the extent of rectification required and the costs associated with it, however client should not your decision based solely on this report. We have valued the property in construction based valuation approach, it is our recommendation that this property worth to be purchased for your requirement. For more information it is recommended to consult a property valuer.

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Building Surveying Report

8. Conclusion
Building surveying is one of the widest areas of surveying practice. A building condition survey carried out by a Building Surveyor to assess the condition of a building, in particular, the structure, fabrics and components, finishes, services, safety requirements and also the general presentation of the property. A Building Condition Survey will let to understand the general condition of a building, including all building defects. A Building Defects Survey will tell the causes of building defects and how to rectify the building defects effectively and economically. Building surveying is carrying on the design and development of new buildings as well as the restoration and maintenance of existing ones. The nature of the surveying may range from the design of large, multimillion-pound structures to modest adaptations and repairs, and sometimes includes working with buildings of architectural or historic importance. This is a very wide field and may include advising to the owner on various aspects of buildings at different stages. Survey report intends to consult Mr. A. Gunawardana regarding the decision of acquiring the head office building of Link Engineering. Investigation of defects was done based on core elements of the building. Report is focusing to identify the major defects and causes in each and every element. Initial identification of the past of the building and its construction process is important to identify the most possible causes for the found defects. Detail analyses on defects and suitable methods of rectifications have been suggested in this report. Cost proposals are the most crucial factor in acquisition decision. Report contains precise sets of cost proposals which would be vital to the client. Report recommends purchasing the building where the decision was mainly influenced by the cost proposals. However it is important to state that for a comprehensive analysis on the value and a recommendation on purchase, the client should consult a property valuer. This report should not be considered as the chief consideration on the decision on purchase. The survey carried out by our group would provide a better knowledge and experience to conduct a proper investigation of defects in a much complicated building. Further we could identify the possible causes for each of such defects through a visual inspection. Though we are not the building surveyors, we were able to give the remedies for the inspected defects. The estimated cost proposal is given using the rough amounts. Preparation of the cost proposal enhances the students ability of preparing rate breakdowns for defects.Finally, this report helped to improve our knowledge on building surveying procedure, to get familiarize with different aspects of a Building Survey and to extend the understanding on defects associated with the selected residential building under tropical conditions.
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9. References
Glover, P., 2006, Building Surveys, Butterworth-Heinemann Publications, London Parnham, P. and Rispin, C., 2001, Residential Property Appraisal, Spon Press, London Royal Institute of Chartered Surveyors, 2011[online] Available from https://consultations.rics.org/consult.ti/buildingsurvey.pn/viewCompoundDoc?docid=2559188

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