Group 12 - Report

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BE 3102Building Surveying Building Surveying Report

Department of Building Economics i

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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Department of Building Economics ii

Table of Content

Acknowledgement.i

Table of Content............................................................................................................................................ ii

Table of Figures ........................................................................................................................................... iii

1. Introduction ............................................................................................................................................ 1

2. Building Surveying ................................................................................................................................ 2

2.1 What is Building Surveying? ......................................................................................................... 2

2.2 Building Surveying Process ........................................................................................................... 2

3. Building Survey Report ......................................................................................................................... 4

4. Elemental Inspection, Defects, Causes and Recommended Remedial Actions .................................... 6

5. Defects of Building .............................................................................................................................. 11

6. Cost Estimate for Rectification ............................................................................................................ 12

7. Summary and Recommendation .......................................................................................................... 14

8. Conclusion ........................................................................................................................................... 15

9. References ............................................................................................................................................ 16


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Department of Building Economics iii

Table of Figures

Figure 1: Cracks near beamwall 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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Department of Building Economics 1

1.IntroductionNormally 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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2.Building Surveying2.1What 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.

2.2Building Surveying ProcessA 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


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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 toinspect.

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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3.Building Survey ReportSpencer & 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 Mr. A. Gunawardhane

Date of Inspection 23rd

May 2012

Scope of Report 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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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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4.Elemental Inspection, Defects, Causes and Recommended Remedial ActionsElement Condition Location Defect Cause

Inspection

Method

Recommended

Rectification

Foundation Strip foundation

made by random

rubble work which

in acceptable

condition at the

moment

Perimeter of

ground

floor

Localized

settlements in

the foundation

and cracks in

foundations as

well as walls

Overloading:

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 absence of the proper drainage

system soil erosion occurred around building

and therefore localized settlements can be

occurred

Visual

inspection

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

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

we suggest constructing a

concrete drainage system


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Element Condition Location Defect CauseInspection

Method

Recommended

Rectification

Exterior

Wall

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

Exterior of

the building

Cracks,

Growth of

biological

agencies attack

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

Visual

inspection

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,

Toilets

Water seepage

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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Method

Recommended

Rectification

Finishes 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

External

wall

Internal

tilling

Blistering,

Algae/Fungus

growth,

Peeling in wall

finishes

Worn out tiles,

slippery

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.

Visual

inspection

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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Method

Recommended

Rectification

Electrical Since there are

three number of

defects in the

system it is not in

good maintained

condition

First floor

toilet, roof

structure

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.

Poor workmanship and design errors can be

considered as the causes for the defects

identified.

Visual

inspection

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

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


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smell plaster.


Method

Recommended

Rectification

Doors and

windows

Need immediate

replacement

Ground,

first and

second

floors

Most of the

timber doors

and windows

have decayed

Heavy usage, poor quality ironmongeries,

dampness of certain areas

Visual

inspection

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

Broken and

cracked gutters

and their

supports

Blocked

drainage

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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5.Defects of Building

Figure 1: Cracks near beam wall connection Figure 2: Fungus attack on external wall Figure 3: Damaged ceiling

Figure 4: Water seepage through window beading Figure 5: Leakage in overhead water tankFigure 6: Cracks on walls


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6.Cost Estimate for RectificationItem

Nr Description Unit Qty Rate Rs. Amount Rs.

1 Removal of trees

Removal of mango tree, girth =< 1.0m

Nr 1.00 2,000.00 2,000.00

2 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

3 Refill cracks on the pavement with 1:3

mortar, break crack around and properly

joint

Ft 20.00 150.00 3,000.00

4 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

5 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.

Ft2

300.00 20.00 6,000.00

Total Carried Forward 498,500.00


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Item

NrDescription Unit Qty Rate Rs. Amount Rs.

Total Brought Forward 498,500.00

6 Electrical Installation

Repositioning the existing 15 A socket

outlet in toilet

Item 2,500.00 2,500.00

7 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

8 Plumbing

Cleaning and re-fixing joints, repairing

the leakage of water supply system in

kitchen

Item 10,000.00 10,000.00

9 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

Nr 8.00 4,000.00 32,000.00

Total Cost of Rectification 657,000.00


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7.Summary and RecommendationIn 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 = 657,000.00

Current market value of property = 7,000,000.00

Value after rectification = 7,657,000.00

Cost of construction of same property = 6,000,000.00

Current market value of land = 3,000,000.00

Value of property if constructed = 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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8.ConclusionBuilding 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

[Accessed 26 May 2012].
https://consultations.rics.org/consult.ti/buildingsurvey.pn/viewCompoundDoc?docid=2559188https://consultations.rics.org/consult.ti/buildingsurvey.pn/viewCompoundDoc?docid=2559188

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