The document provides guidelines for building inspection reports in Malaysia. It outlines 12 types of inspection reports and details their purposes and scope. The guidelines discuss valuation reports, property purchase surveys, building surveys, specialist investigations, and other common types of inspection reports. It aims to define the different types of inspections to avoid misunderstandings between professionals and clients.

1. CP BS101:
CODE OF PRACTICE
FOR BUIDLING
INSPECTION
REPORTS
A.I. Che-Ani (UKM) 2012
BUILDING SURVEYING DIVISION
THE ROYAL INSTITUTION OF
SURVEYORS MALAYSIA (RISM)

2. Contents
INTRODUCTION
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
PART B : MAIN REPORT
 Introduction
 Description of Property
 Method of Inspection
 Building Condition Assessment
i. External / Site Condition
ii. Fabric & Component
iii. Services
 Defect Analysis
 Conclusion & Recommendation

3. Contents
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
ATTACHMENT
 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

4. INTRODUCTION

5. INTRODUCTION
Inspection & Surveys Buildings
(source: Construction Industry Council, accessed on Sep 2012)
 Professionals carry out many different types of inspection, each for a
particular reason.
 Each resulting in a report with specific information produced for a
particular purpose.
 Professional undertaking any of the services should suitably
qualified, and may be a member of one or more professional bodies.
 Professional undertaking any particular service must ensure the
client is clear as to which type of inspection and work to the agreed
brief.
 This document has been prepared by organizations representing the
various professionals whose work includes, inspecting existing
buildings or those in the course of construction.
 It is intended to define clearly the various types of inspection
normally undertaken with a view to avoiding different interpretations
between professionals involved and their clients.

6. INTRODUCTION
 The term "structural survey" has come into common use to describe
a survey which covers all visible and accessible parts of a building,
including those which are not part of the structure such as the roof
covering, windows and drains.
 The term should be avoided since misunderstandings with clients
have arisen when, for example, a "structural survey", has
concentrated on the structure alone. Similarly, some clients have
been confused when a "structural survey" report has included a
recommendation to commission a "structural investigation".
 In view of this the Construction Industry Council and the contributing
organizations have agreed to urge their members not to use the
term "structural survey" to describe any of the services defined in
this leaflet.
 When a structural engineer is engaged to investigate the structure of
a building, it is recommended that the work should not be referred to
as a "structural survey"; the terms investigation, appraisal,
investigation or assessment are more appropriate.

7. INTRODUCTION
1. VALUATION
 Primary purpose is to provide an opinion of the price a property might
achieve if it were sold, or of the rent if it were let, whilst other types of
survey and inspection focus on condition, constructional issues and
associated remedies.
 A Valuation Inspection normally precedes a Valuation, which advises on the
value of a legal interest in property.
 Valuations may be undertaken for a variety of reasons and the following
issues need to be understood and agreed between the parties before the
valuation is carried out:
 purpose and date for which the Valuation will be required;
 interest to be valued
 assumptions upon which the Valuation will be made.
 The extent of the inspection will usually be defined by reference to guidance
published by the body to which the professional belongs.
 The Valuation Inspection will take account of relevant factors affecting
condition, location and aspects of construction which are readily observable
on a walk-round inspection.

8. INTRODUCTION
 A Valuation should not be interpreted as, or used in substitution for, a
survey report.
 Scope of a Valuation Inspection, and any measurements taken will be
confined to what is necessary to establish aspects and factors material to
value.
 In some cases the person undertaking the Valuation may need more
detailed advice on condition before completing the Valuation.
2. PROPERTY PURCHASE SURVEY AND VALUATION
 Advise on value as well as giving actual information on significant aspects
of the condition of the property, usually a home, to the prospective
purchaser
 Carried out under conditions (or terms) of engagement agreed with the
professional undertaking the work.
 For straightforward properties where the client requires no out-of-the-
ordinary advice, the report may be in a standard format and under the
relevant standard conditions of engagement, such as those produced by the
organization of which the professional undertaking the work is a member.

9. INTRODUCTION
 Minor items of disrepair which do not materially affect the value will not normally
be reported.
 Whether services will be tested or not will be agreed between the parties
beforehand.
 Whilst a Property Survey and Valuation may be undertaken for the prospective
purchaser or lessee of a commercial property, it may be more appropriate for a
VALUATION (see 1) together with a BUILDING SURVEY (see 3) to be carried
out in respect of larger, older or non-standard buildings or buildings of a
commercial or industrial nature.
 Prospective lessees may often need to arrange for the preparation of a
SCHEDULE OF CONDITION (see 8) before the commencement of the lease.
3. BUILDING SURVEY
 Investigation and assessment of the construction and condition of a building and
will not normally include advice on value.
 May be carried out by a member of any of the contributing organizations who
has appropriate experience.
 Include the structure, fabric, finishes and grounds; the exposure and testing of
services are not usually covered.

10. INTRODUCTION
 The extent of the survey will be subject to specific agreement between the
professional and the client and advice on costs of repair will be subject to such
agreement.
 The Report will include reference to visible defects and guidance as appropriate
on maintenance and remedial measures.
 The Report may recommend that ELEMENTAL OR SPECIALIST
INVESTIGATIONS (see 4) are undertaken or other specialist advice obtained
relating to specific issues.
4. ELEMENTAL OR SPECIALIST INVESTIGATION
 Carried out where concern exists over specific parts of, or defects in, a property.
 Examples of this specialist work are the detailed study of movement, cracking,
bulging, timber decay or the testing of building services such as wiring, heating,
drainage etc.
 The scope of this type of investigation will be specific to each individual job and,
if necessary, the brief may be altered as findings on site dictate.

11. INTRODUCTION
5. INVESTIGATION PRIOR TO ALTERATION
 Required when alteration work is to be undertaken on a building.
 Subject to the necessary authority, it may involve opening up, measuring,
calculations to check the adequacy of structural and service elements and
detailed tests.
 This investigation can be more detailed than the BUILDING SURVEY
referred to earlier (see 3) and is likely to involve the services of a number of
specialists.
 The scope of this type of survey will be specific to each individual job and, if
necessary, the brief may be altered as findings on site dictate.
6. REINSTATEMENT COST ASSESSMENT FOR INSURANCE
 Advise on the anticipated cost of re-constructing a building in the event of
damage by an insured risk and will have no direct relationship to the market
value of the property.
 Usually a Reinstatement Cost Assessment will be made by reference to
figures published by the Royal Institution of Chartered Surveyors/Building
Cost Information Service (RICS/BCIS).

12. INTRODUCTION
 Where this is not appropriate, for example in the case of a listed or
nonstandard building, it may only be possible to assess re-construction costs
by the preparation of approximate building quantities and costing them.
 In such instances the method of assessment is to be agreed in writing by the
parties beforehand.
7. STOCK CONDITION SURVEY
 Commissioned to assess the state of repair or condition of an organization's
current building stock in connection with the preparation of a maintenance
programme.
 The results will often be stored on a database.
8. SCHEDULE OF CONDITION
 Record condition of the building at that particular time and may be supported
by photographs, sketches and drawings.
 May be prepared at the beginning of a lease or prior to commencement of
adjacent construction work or in connection with litigation.

13. INTRODUCTION
9. SCHEDULE OF DILAPIDATIONS
 Identify the wants of repair of tenanted premises in relation to the repairing
obligations under the terms of the lease.
 May be prepared for service on the landlord or tenant, depending on their
respective lease obligations.
10. MEASURED SURVEY
 Sometimes referred to Dimensional Survey
 Involve taking measurements of a building and/or its site in order to prepare
accurate drawings to scale.
 May include taking levels.
 Purpose for which the drawings will be required, their scale, detail and
acceptable tolerances need to be agreed between the parties beforehand.
11. INSPECTION OF BUILDINGS UNDER CONSTRUCTION
 Purpose is including statutory requirements, which will dictate the frequency
and scope of inspection and reporting format, and must be agreed between
the professional and the client.

14. PART A : EXECUTIVE SUMMARY

15. PART A : EXECUTIVE SUMMARY
PROPERTY • Indicates the names of the owner, details of the
INFORMATION address & purpose of the report.
• Can be presented in a point form format.
• Attach with the endorsement by the client or his/ her
APPOINTMENT representative & dated.
LETTER • 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
TERMS OF delivery date of the report any specialist inspection
REFERENCE 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.

16. 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
LIMITATION OF work that may have risk & may affect to the existing
INSPECTION 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.
FINDING & • Surveyor needs to highlight any indication of the
RECOMMENDATION 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.

17. PART A : EXECUTIVE SUMMARY
• Certify the inspection work that was carried out,
together with endorsement & qualification.
SURVEYOR’S • “I hereby testify that the building has been inspected
SURVEYOR’S
DECLARATION on (dd/m/yy) until (dd/m/yy) and certify that the
DECLARATION
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 • Copy of the inspection certificate need to be
INSPECTION attached in this section.
CERTIFICATION • Sample is shown in Appendix A.
• Surveyor need to attach his/ her competency
SURVEYOR’S certificate that is issued by The Institution of
COMPETENCY Surveyors Malaysia.
• Sample is shown in Appendix G.

18. APPENDIX
A1
NEXT

19. APPENDIX
A2

20. APPENDIX
G

21. PART B : MAIN REPORT

22. PART B : MAIN REPORT
• States client instruction, scope & limitation of
INTRODUCTION inspection work, building capacity & surveyor’s
competency (i.e. weather condition at the time visit,
purpose of inspection & related scope of work.
• 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
DESCRIPTION period, record of previous inspection &
DESCRIPTION
OF maintenance (if any) & full address of the property.
OF PROPERTY
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).

23. PART B : MAIN REPORT
• Describes survey protocols employed for inspection,
METHOD OF tool & equipment used for rating & measurements,
INSPECTION 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
BUILDING to describe building condition & analysis in BARIS
CONDITION (Building Assessment Rating System).
ASSESSMENT • Details of BARIS is shown in Appendix B.
DESCRIPTION • In defect indication plan (Appendix C), the following
OF PROPERTY 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.

24. APPENDIX
BARIS Assessment B
Priority Assessment
Scale
E4 U3 R2 N1
5 20 15 10 5
4 16 12 8 4
Condition
3 12 9 6 3
Assessment
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
Overall Building Rating
No Building Rating Score
1 Good 1 to 4
2 Fair 5 to 12
3 Dilapidated 13 to 20
NEXT

25. APPENDIX
BARIS Assessment B
Condition Assessment
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 Assessment
Priority Scale Value Description (Value)
Normal 1 Functional, only cosmetic defect
Minor defect, but can lead to serious defect
Routine 2
if left unattended
Serious defect, cannot function to an
Urgent 3
acceptable standard
Element/structure not function at all; OR
Emergency 4
Risks that can lead to fatality and/or injury

26. APPENDIX
D

27. APPENDIX C

28. PART B : MAIN REPORT
EXTERNAL/
SITE Building SERVICES
CONDITION Condition
Assessment
Describes site & Describes building
ground condition, mechanical & electrical
exterior elements of services (i.e. hot & cold water
building, parking supply, air conditioning &
areas, driveway, mechanical ventilation
covered car park, system, sanitation &
landscape, compound cleansing system, sewerage
lightings, perimeter system, fire protection
system, vertical & horizontal
fences, gates & refuse FABRIC &
disposal. transportation system, gas,
COMPONENT special services, public,
address system,
communication & network
Describes the components of the building envelope system, surveillance system,
(i.e. the roof top; parapet, external & internal façade; electrical services, safety &
apron, perimeter drain, beam, column, floor, staircase, security & sustainable
ceiling, wall, window & door. services system.

29. 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.
DEFECT
• Overall defects findings are analysed and shall be
ANALYSIS
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 &
CONCLUSION & remedial works to be carried out.
RECOMMENDATION • Recommendation may be shown under separate
heading.
• Estimated cost of repair may be included if it is
specified in the scope of work.

30. PART C : APPENDICES

31. PART C : APPENDICES
• Show the site & its boundary.
• Surveyor should identify the inspected building (i.e.
outlining it in red).
LOCATION & • Site plan must clearly identify the inspected building
SITE PLAN & 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
AS BUILT inspection.
DRAWING/ • Drawing/ plan depicts the actual existing
BUILDING PLANT 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).

32. 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
DEFECT SHEET
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,
DEFECT according to their coding system.
INDICATION • Only the coding is shown.
PLAN • 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.

33. APPENDIX
E

34. APPENDIX C

35. PART C : APPENDICES
• An extraction from the tender/contract document of
the building.
• Record the specification of main building elements &
BUILDING any specific construction or services that are being
SPECIFICATION installed to the building.
(IF ANY) • 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
PREVIOUS services provided by specialist and/or construction
REPORT professionals).
(IF ANY FROM • Surveyor should procure & coordinate such special
OTHER) 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.

36. ATTACHMENT

37. APPENDIX
STANDARD FEE FOR BUILDING INSPECTION WORKS F1
In general fees charge to the client consist of two parts:
i. Reimbursable items (millage, report, testing, specialist report, tax, etc.)
ii. Professional fees (based on category of survey)
SURVEY CATEGORY PRICE (RM) / PSF
1. Category I – Normal Survey 0.25 – 0.50
i. Accessible, or
ii. 5 storey buildings & less, or
iii. Low risk, or
iv. Simple building design, or
v. Condition of building – well maintained
Category II – Survey with Non Destructive Equipment 0.50 – 0.80
* Due to minimum fee RM 300.00

38. APPENDIX
STANDARD FEE FOR BUILDING INSPECTION WORKS F1
SURVEY CATEGORY PRICE (RM) / PSF
2. Category I – Normal Survey 0.51 – 0.80
i. Accessible, or
ii. 5 - 10 storey buildings & less, or
iii. Medium risk, or
iv. Medium building design, or
v. Condition of building – mediocre maintenance
Category II – Survey with Non Destructive Equipment 0.81 – 1.00
* Due to minimum fee RM 400.00
3. Category I – Normal Survey 0.51 – 0.80
i. Hard to access, or
ii. 10 storey and above buildings & less, or
iii. High risk, or
iv. Complicated building design, or
v. Condition of building – poor maintenance
Category II – Survey with Non Destructive Equipment 0.81 – 1.00
* Due to minimum fee RM 500.00

39. APPENDIX
STANDARD FEE FOR BUILDING REMEASUREMENT F2
SURVEY CATEGORY PRICE (RM) / PSF
1. Category I 0.10 – 0.50
i. Accessible, or
ii. 5 storey buildings & less, or
iii. Low risk, or
iv. Simple building design, or
v. Condition of building – well maintained
* Due to minimum fee RM 1,000.00
2. Category II 0.50 – 1.00
i. Accessible, or
ii. 5 - 10 storey buildings & less, or
iii. Medium risk, or
iv. Medium building design, or
v. Condition of building – mediocre maintenance
* Due to minimum fee RM 2,000.00

40. APPENDIX
STANDARD FEE FOR BUILDING REMEASUREMENT F1
SURVEY CATEGORY PRICE (RM) / PSF
3. Category III 1.00 – 1.50
i. Hard to access, or
ii. 10 storey and above buildings & less, or
iii. High risk, or
iv. Complicated building design, or
v. Condition of building – poor maintenance
* Due to minimum fee RM 3,000.00

41. BUILDING SURVEYING DIVISION
THE ROYAL INSTITUTION OF
SURVEYORS MALAYSIA (RISM)