Surveying Buildings

Surveying Buildings

1. 1. Four Types of Survey

   • a. Measured surveys: used to provide records for various uses.
     • 1. Provide records for legal purposes - deeds, leases.
     • 2. To provide information to assist building managers to utilise and maintain the building efficiently.
     • 3. To record the plan structure and chronological development of a building.
   • d. Surveys to assess condition: It could be a homebuyer survey reports on defects in the property, its condition and value. Or A building survey provides a more detailed report than the homebuyer survey (aka structural survey).
     • 1. Determine financial security against a mortgage or change of ownership.
     • 2. Provide confidence for a potential tenant or owner taking on repair obligations.
     • 3. Determine stability and risk of failure following natural or manmade disasters.
     • 4. Establish liability for disrepair (dilapidations).
     • 5. Diagnose defects when defects become apparent to occupiers.
     • 6. Determine the standard of past repairs or maintenance.
     • 7. Ensure compliance with legal requirements.
     • 8. Understand and document factors affecting condition.
     • 9. Provide a basis for planned works, physical change & demolition.
   • b. Valuation surveys: tells the lender how much the property is worth and will usually be carried out by your mortgage company if you need a mortgage to buy the property.
   • c. Energy surveys including EPC’s

2. 3. Taking instruction

   • a. When Accepting, clarify: F.A.S.T.S.P.E.C.D
     • 1. Fees - basis for calculation, expenses.
     • 3. Specialists or builders in attendance
     • 5. Specific requirements/ Issues of client - high floor loading, services?
     • 6. Permission to take samples, carry out destructive testing or for opening up.
     • 7. Extent of survey: services, boundaries, grounds and outbuildings.
     • 8. Caveats - unable to report on specific areas; advise on certain issues.
     • 2. Access arrangements.
     • 4. Timescale required - survey, report writing, research.
     • 9. Degree of detail required.
   • b. When accepting also get client to countersign, check T&C's, make sure your able to provide a satisfactory service.
   • c. Inadequate Professional Practice (Failure of the 5 standards of RICS)
     • 1. Act with integrity
     • 2. Always provide a high standard of service
     • 3. Act in a way that promotes trust
     • 4. Treat others with respect.
     • 5. Take responsibilty

3. 2. Carrying Out the Inspection (procedures)

   • a. Inform
     • 1. Inform occupants of your presence and outline what you intend to do…..why?
   • f. Departure
     • 6. Check survey complete, collect equipment and notify occupants of your departure.
   • e. Exteriour
     • 5. Survey exterior of building:  Start at roof level on chosen elevation and work down to ground level  Work round the elevations in clockwise routine  Include paved areas, boundaries and outbuildings.
   • b. Information
     • 2. Gain information from occupant:  Guarantees, service records, date of alterations etc..  Timing of appearance of defects.
   • d. Interior
     • 4. Survey interior:  Start in roof space and work down.  Work clockwise around each storey and each room.  Inspect rooms systematically:  Ceiling.  Walls in clockwise routine.  Floor.  Special features.  Services.
   • c. Reconnoitre
     • 3. If possible have a quick reconnoitre of the building with the occupant:  Estimate size and nature of job.  Get doors unlocked, obtain keys  Obtain permission to lift carpets etc..
   • H. Caveats
     • 7. Every effort should be made to inspect as much of the building as possible:  Any areas that are covered, inaccessible or concealed must be identified in report.  Where further investigations are required, your client must be advised accordingly.

4. 4. Survey Sheet

   • a. Ref
   • b. Element
   • c. Description
   • d. Condition
   • e. Observation/ Sketch
   • f. Notes

5. 5. Professional Indemnity Insurance. (professional indemnity insurance provides cover for claims brought against the policyholder due to their professional negligence)

   • a. Negligent act, negligent error or negligent omission This indemnifies the policyholder against loss/circumstances incurred only as a result of their negligent act, negligent error or negligent omission in carrying out the policyholders business. This is the narrowest form of cover.
   • b. Civil liability Some PI policies go further than the standard cover and provide indemnity 'for any civil liability'. This covers such areas as breach of contract, libel and slander. (Some standard cover policies may also include libel and slander as extensions to the policy wordings if required.)