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Transcript of 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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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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BE 3102Building Surveying Building Surveying Report
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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Department of Building Economics 2
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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Element Condition Location Defect CauseInspection
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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Element Condition Location Defect CauseInspection
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.
Element Condition Location Defect CauseInspection
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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Department of Building Economics 14
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