1. Building Diagnostics
BUILDING SURVEYORS
INTENSIVE COURSE
24 Aug 2013 (Saturday)
Holiday Inn Glenmarie, Shah Alam, Selangor
Adi Irfan Che-Ani
UKM
http://www.eagle-wi.gov
UKM:Che-Ani 2013

2. PRESENTATION
OUTLINE
1. Survey & defect
2. Building defect: example
3. Building condition
survey: inspection
4. Building condition
survey: reporting
(CPBS101)
5. Summary

3. 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)

4. 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

5. 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.

6. Page  6
Survey & Defect
UKM:Che-Ani 2013
http://en.wikipedia.org/wiki/Category:Building_defects

7. Page  7
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

8. Page  8
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

9. Page  9 UKM:Che-Ani 2013
BUILDING DEFECT
http://youtu.be/UfJ3HX4jIFQ

10. 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.s
hepherd.edu/JHE
NCK01/st_senses
.jpg

11. Page  11
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

12. 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

13. 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,
Kepenting
an
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,
Kepenting
an
Ada Jadual keadaan
bangunan,
Kotak
gambarfoto,
pelan tandaan
kecacatan
And many more…

14. Page  14 UKM:Che-Ani 2013
BUILDING CONDITION SURVEY : REPORTING
Problem: No standard is adopted….
Then you need
to be
certified….but
who certified

15. 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

16. 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

17. 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 Condition
ii. Fabric & Component
iii. Services
 Defect Analysis
 Conclusion & Recommendation
INTRODUCTION

18. 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

19. Page  19
PART A : EXECUTIVE SUMMARY

20. 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

21. 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

22. 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

23. APPENDIX
A1

24. Page  24
APPENDIX
A2

25. Page  25
APPENDIX
G

26. Page  26
PART B : MAIN REPORT

27. 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

28. 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

29. Page  29
BARIS Assessment APPENDIX
B
Scale
Priority 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

30. 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 2
Minor defect, but can lead to serious defect
if left unattended
Urgent 3
Serious defect, cannot function to an
acceptable standard
Emergency 4
Element/structure not function at all; OR
Risks that can lead to fatality and/or injury
Condition Assessment
Priority Assessment

31. Page  31
APPENDIX
D

32. Page  32
APPENDIX C

33. Page  33
Building
Condition
Assessment
EXTERNAL/
SITE
CONDITION
PART B : MAIN REPORT
Describes site &
ground
condition, exterior
elements of
building, parking
areas, driveway, cover
ed car
park, landscape, comp
ound
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

34. 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

35. Page  35
PART C : APPENDICES

36. 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

37. 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

38. Page  38
APPENDIX E

39. Page  39
APPENDIX C

40. 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)

41. 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.

42. 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)

43. Page  43
Thank you very much
adiirfan@gmail.com
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