Surveying and Maintaining Buildings - Condition Report

This report has been prepared as part of an assignment for the 'Surveying and Maintaining Buildings' module (BSU5SMB) on the University College of Estate Management FdSc, Surveying Practice. The report follows a similar format to the RICS Condition Report and is produced for educational purposes only. The report covers the construction and condition of the property, defects that require urgent attention, things that justify further investigation to prevent serious damage to the fabric of the building, and defects or issues that may be hazardous to safety and where further enquiries are advised.

Surveying and Maintaining Buildings
(BSU5SMB)
Condition Report
(Assignment 1 Condition Report Template)
(NB. There are 1742 words in the template)
Student:
Property address
Town:
Country:
Word count Total word count = Words
Less template = 1742 Words
Your word count = 805
Words
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2

Contents
A Introduction to the report
B About the inspection
C A summary of the condition ratings
D About the property
E Outside the property
F Inside the property
G Services (not included)
H Grounds (not included)
I Issues for your legal advisers (not included)
J Risks
K Surveyor’s declaration (not required)
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A. Introduction to the report
This report has been prepared as part of an assignment for the ‘Surveying and
Maintaining Buildings’ module (BSU5SMB) on the University College of Estate
Management FdSc, Surveying Practice.
The report follows a similar format to the RICS Condition Report and is produced for
educational purposes only. The RICS Practice Note for condition reports should be
used for guidance on the required level of inspection and reporting.
The intention is to allow students to provide an objective view of the property
condition at the time of inspection.
This level 1 inspection has been chosen for the assignment on health and safety
grounds because inspection to the roof space is confined to the access hatch and
drainage inspection covers are not opened. Inspection of the services (G) and grounds
(H) is not required also the section has been included for completeness.
The report covers:
 the construction and condition of the property;
 defects that require urgent attention;
 things that justify further investigation to prevent serious damage to the fabric
of the building; and
 defects or issues that may be hazardous to safety and where further enquiries
are advised.
Students are required to select two defects (the defects can be internal or external or
one of each) for which they need to record appropriate details using sketches, notes
and photographs. They must justify a ‘condition rating’ for these two identified
defects.
Please note the inclusion of an ‘explanation’ box to enable justification of how the
two specifically identified defects condition rating’s were arrived at. This is an
integral part of the academic requirements of the module and this assessment, it is not
normally part of the RICS reporting standards.
The inclusion of additional explanation and justification enables students to
demonstrate reasoning, analysis and research.
It should therefore include the citation of appropriate authoritative sources that have
informed the process of writing-up the rating and/or assessing the significance of
condition.
.
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B. About the inspection
Date of inspection: June 2nd 2019
Weather conditions at the time of the inspection: Sunny and warm, 19oC
The status of the property when inspected: Unoccupied
Condition ratings
Condition ratings have been given to the main parts (elements) of the building. Some
elements are made up of several parts. In sections E and F and the student will
describe the part that has the worst condition rating first and then briefly outline the
condition of the other parts.
The condition ratings are described as follows.
3 Defects that are serious and / or need to be repaired, replaced or
investigated urgently
2 Defects that need repairing or replacing but that are not considered to be
either serious or urgent.
The property must be maintained in the normal way
1 No repair is currently needed.
The property must be maintained in the normal way.
NI Not inspected (see important notes below)
Important note:
This is a visual inspection. Students will not take up carpets, floor coverings or
floorboards, move furniture or remove the contents of cupboards. They will not
remove secured panels or undo electrical fittings.
Students will inspect roofs, chimneys and other surfaces on the outside of the building
from ground level and, if necessary, from neighboring public property with the help
of binoculars.
Inspection of the inside of the roof space will be from the access hatch if safe to do so.
Floor surfaces will be inspected subject to the above limitations. Cellars will be
inspected if accessible but not under-floor voids.
Students will note in their report if they are unable to check any parts that the
inspection would normally cover and say if they have reasons to suggest further
investigation is necessary.
The student will not report on the cost of any work to put right defects or make
recommendations on how repairs should be carried out. (This is a level 1 Report)
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C. Summary of the condition ratings
Here students will summarise the condition ratings they have determined for different
elements of the property. If the element is made up of different parts (as may be the
case with several separate roofs for example) then ONLY the part in the WORST
condition is shown here.
It is therefore important that all sections of the report are read for a full impression.
Condition rating 3
Section of the report Element No Element Name
E: Outside of the building E4 Main walls
E: Outside of the building E6 Outside door
Condition rating 2
Section of the report Element No Element Name
E Outside of the property E2 Roof coverings
Condition rating 1
Section of the report Element No Element Name
E: Inside of the property F2 Inner walls
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D. About the property
Type of
property
Detached two storey house with a basement and a garage
Facing North
Approximate year
built
1978 based on first sale agreement
Approximate date of extension /
alteration
May 2005
Accommodation
Floor Living
rooms
Bedroo
ms
Bath or
shower
Separat
e toilet
Kitche
n
Utility
room
Conser
vatory
Other
Lower
Groun
d
2 2 1 1 1 1 Garage
First 2 2
Construction
Here the student will summarise the construction technique and materials used.
The house is made of brick that covers all the outer walls while the inner wall is
covered with a layer of plaster. The wall is double layered with insulating material
in between. The doors are made of wood, while the floor is made of concrete and
covered in wooden tiles. The windows are made of glass and the roof is made of
Grey felt shingles.
Energy
The student is not expected to have seen the Energy Performance Certificate
Mains services
The student has determined that the following services are present (indicate Y or N).
Gas Y Electrici
ty
Y Water Y Drainag
e
Y
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Central Heating
Gas Y Electric Y Solid
fuel
N Oil N
Other energy sources (including feed-in tariffs)
Grounds
Not included in this student survey
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E. Outside the property
Limitations to inspection:
Note: cross reference risks to J3
Elem
ent
numb
er
Description of the parts and condition Condit
ion
rating
E1 Chimney stacks: There are no chimney stacks in the building NI
E2 Roof coverings: The roof is made up of interlocking shingles on a
concrete base; the shingles color is Gray. A section of the
shingles are worn out, some have come off and some are cracked
or out of position and requires repair and replacement.
2
E3 Rainwater pipes and gutters: Are generally in good condition 1
E4 Main walls: Tha main wall of the house is made of red brick and
cement; the main outer wall has a huge serious crack coming
from the foundation all the way up to the ground floor bathroom
3
E5 Windows: Window sills are in good condition; one from facing
window is cracked though
1
E6 Outside doors: Main doors out of shape and show signs of wear
mainly from moisture damage for door
2
E7 Conservatory and porches: Generally in good condition 1
E8 Other joinery and finishes: In good working condition 1
E 9 Other:
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Explanation (Outside)
Please select an element/ elements where you can explain how the condition rating
was arrived at including the citing of any sources that have helped you in
understanding the process or assessing the construction and defect(s) where apparent.
Element 1: E4- Main wall
A comprehensive description of the element or component being rated (with citations)
The main walls of the building are intact for most sections except the area leading
from the ground up to the window sill on the ground floor (bathroom window) which
has a huge crack running from the ground level up to the window (see Figure 1). On
evaluating the crack closely, it was classified as a Category 5 crack based on the RICS
BRE classification. Based on the BRE cracks assessment guidelines, the crack is
larger than 25 mm in some sections while some sections are category 3 and 5.
Category 3 cracks are those that need opening up and a mason is able to patch and are
between 5 and 15 mm. Category 4 cracks have crack widths of between 15 and 25
mm and are classified as extensive damages that need breaking out and then replacing
wall sections especially n sections above doors and windows. Category 5 cracks are a
form of structural damage that needs major repair works involving either complete or
partial rebuilding. The observed category 5 crack is a sign of instability danger
(Building Research Establishment, 2019; Hatt ed., 2017)
An explanation how the condition rating (CR) was decided follows using the
recommended RICS protocol (add citation)
Stage One
Is the building element in a satisfactory condition?
NO; the building element (outer main wall is not in a satisfactory condition) as it has a
wide crack
Stage Two
A. Does the defect impair the intended function of the element?
YES; The defect impairs the intended elements’ function and has created a risk of
total structural failure
B. Has the defect caused structural failure or serious defects in other building
elements?
C. Has the problem compromised the structural integrity of the element?
YES; The defect has caused a serious defect in the ground floor bathroom window
D. Are urgent repairs or replacements needed now or can it be left until the next
anticipated period of regular maintenance?
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E. YES: Based on the BRE classification, the category 5 cracking has
compromised the structural integrity of the wall (the element)
Your text here
YES; The cracked wall is a serious threat to the building users’ safety (although it
is presently not occupied) as it can cause a complete failure of the wall and the
building which is a double storey building
YES; Urgent repairs and replacements are needed now
E. Does the problem require further investigation?
YES; further investigation is required on the min problem; is it a failure in the
pillars or beams or due to weight of the roof? This needs to be established to
determine the right course of action and establish other possible structural effects
due to the crack
F. Inside the property
Limitations to inspection:
Note: cross reference risks to J3
Elem
ent
numb
er
Description of the parts and condition Condit
ion
rating
F1 Roof structure: The roof structure is in good condition 1
F2 Ceilings: The ceilings are intact and in good structural and
aesthetic condition
1
F3 Walls and partitions: The partitions are in good condition but the
inner wall when joining the corridor leading to the lower
bedrooms has a crack that can be repaired; based on the BRE
classification, it is a category 1 crack that can be repaired easily
by a mason
2
F4 Floor: The floor is in good condition (the concrete base) while the
wooden floor tiles are also in good structural order; may just need
sanding and polishing to improve their aesthetic appeal
1
F5 Fireplaces, chimney breast and flues : No fireplace of chimney in
the house
NI
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F6 Built in fittings (kitchen etc, not appliances): The built in kitchen
and cupboards, plus the built in wardrobes are in a good condition
1
F7 Woodwork (staircase, joinery etc): The woodwork is structurally
sound on the stair case
1
F8 Bathroom fittings: Are in good structural condition, just needs
some cleaning and polishing for aesthetic reasons
1
F 9 Other:
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Explanation (Inside)
Please select an element/ elements where you can explain how the condition rating
was arrived at including the citing of any sources that have helped you in
understanding the process or assessing the construction and defect(s) where apparent.
Element ½
Element F3: Inner walls
A comprehensive description of the element or component being rated (with citations)
The inner walls are in a good condition but the inner wall just before the corridor
leading to the ground floor bedroom has a crack that based on the BRE classifications,
is a category 2 crack. It is a fine crack that is mostly less than 5mm and can be easily
treated using normal decorations and are not necessarily visible from the exterior
(Building Research Establishment, 2019)
Stage One
Is the building element in a satisfactory condition? Yes / No
YES: the element is mostly in a condition that is satisfactory except the category 2
crack in one place
Stage Two
A. Does the defect impair the intended function of the element?
NO; the category 2 crack does not impair the wall’s intended structural function,
although it may affect the aesthetic function
A. Has the defect caused structural failure or serious defects in other building
elements?
NO: the crack does not pose a structural risk or caused one
B. Has the problem compromised the structural integrity of the element?
NO; the elements structural integrity is not compromised
C. Does the defect seriously and directly threaten the safety of the building users?
Yes / No
NO
D. Are urgent repairs or replacements needed now or can it be left until the next
anticipated period of regular maintenance?
Yes / No
NO, urgent repairs not needed but can be done in future
E. Does the problem require further investigation?
Yes / No
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No further investigations required
G. Services (Not required)
Limitations to inspection:
Elem
ent
numb
er
Description of the parts and condition Condit
ion
rating
G1 Electricity:
G2 Gas / oil:
G3 Water:
G4 Heating:
G5 Water heating:
G6 Drainage:
H. Grounds (Not required)
Students are not inspecting the grounds
I Issues for your legal advisers (Not required)
Students are not reporting on legal issues
J. Risks
Students will summarise defects and issues that present a risk to the building or
grounds, or a safety risk to people. These may have been reported and condition rated
against more than part of the property or be of a more general nature having existed
for some time and which cannot be reasonably changed.
See note below regarding J1
J1 Structural movement
Dampness
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Timber defects
The category 5 crack on the outer wall can result in structural movement
and ultimately, structural failure (Kenny, 2018)
J2 Risks to grounds
NI
J3 Risks to people
The category 5 crack can cause structural collapse
J4 Other: The roof shingles do not pose any immediate direct risks to users
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Based on the survey, it is recommended that the roof shingles be replaced and put in
position with the cracked/ old ones being removed. The doors can be replaced or fixed
into position, while the cracked inner wall requires masonry work, filing with a crack
filler or decoration, or even white cement (Permagard, 2019; Shiner, 2011). The outer
wall requires major work that includes removing a portion of the wall, putting
reinforcement and rebuilding the wall from the foundation (Doherty, 2018). Being
involved in the project has enhanced my theoretical knowledge on building safety,
safety codes, and building functionality, as well as having a first hand practical
experience on the various codes as per the BRE and the RICS. I have also understood
the procedure involved in undertaking building surveys based on the RICS approach.
This survey will be very helpful to my career as I have come to understand the codes
of the BRE and RICS approaches to building surveys (Cunningham, 2014). The
practical aspect has greatly reinforced my theoretical understanding and given me
greater confidence as a building surveyor, something that will greatly aid my future
career.
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Section 2: Self Reflection
Often, I have considered building safety to be concerned mainly with hazards such as
fires and leaks/ gas leaks and temperature control and structural safety to be
concerned mainly with design and structural components. This exercise has given me
new insights into structural safety in buildings; however, I have come to realize that
buildings wear away, and its structural integrity can be compromised by such normal
ageing processes (Bloszies & Hardy, 2014). I have come to grips with various aspects
of building safety and what needs to be done to fix issues , based on the classification
or categorisation of the identified problem(s). previously, I placed greater focus on
aesthetics; now I have learned to place greater effort on structural and functional
integrity of buildings even though aesthetics and functionality can be married
(Stanford Encyclopedia of Philosophy, 2015). I selected to survey a house that a real
estate agent wants to sell and sought to understand how to evaluate the condition,
classify any issues, and advice on solutions, I was more concerned with structural
integrity as this is the most important aspect of a building with regards to safety
(Hefazi, Mizine, Schmitz, Klomparens & Wiley, 2010). the solutions chosen are
based on guidelines of the BRE for cracks and other structural safety aspects; I
believe I am a much better building surveyor as a result of this practical study and
have gained practical experience on safety codes standards, and more importantly,
how to perform a building survey based on the BRICS standards and requirements. I
have also managed to put theoretical concepts learned in the unit into practice; I used
a project oriented approach in performing this survey and this has further given me a
valuable experience in how to manage such surveys, especially in scenarios involving
a large number of buildings.
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Figures/ Images
Categories 3 to 5 cracks on outer wall
Roof shingles missing, out of position, cracked
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Hairline crack on wall
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References
Bloszies, C. and Hardy, H. (2014). Old buildings, new designs. 1st ed. New York:
Princeton Architectural Press, p.23.
Building Research Establishment (2019). Assessing cracks in houses. [online]
Building Research Establishment. Available at: https://www.bre.co.uk/page.jsp?
id=3356 [Accessed 3 Jun. 2019].
Cunningham, T. (2014). The Work and Skills Base of the Quantity Surveyor in Ireland
- An Introduction. 1st ed. [ebook] Dublin: Dublin Institute of Technology, pp.4-5.
Available at: https://arrow.dit.ie/cgi/viewcontent.cgi?
article=1034&context=beschreoth [Accessed 3 Jun. 2019].
Doherty, T. (2018). Dealing with Subsidence: A Beginner's Guide - Build It. [online]
Build It. Available at: https://www.self-build.co.uk/beginners-guide-to-subsidence/
[Accessed 3 Jun. 2019].
Hatt ed., B. (2017). RICS Building Surveying Journal. 1st ed. [ebook] London: Royal
Institution of Chartered Surveyors, p.10. Available at:
https://www.rics.org/globalassets/rics-website/media/news/journals/building-
surveying/building-surveying-journal---march-april-2017.pdf [Accessed 3 Jun. 2019].
HEFAZI, H., MIZINE, I., SCHMITZ, A., KLOMPARENS, S. and WILEY, S.
(2010). Multidisciplinary Synthesis Optimization Process in Multihull Ship
Design. Naval Engineers Journal, [online] 122(3), pp.29-47. Available at:
https://www.itcon.org/papers/2009_38.content.05219.pdf.
Kenny, T. (2018). Cracking up | Building pathology: identifying structural movement
| isurv. [online] Isurv.com. Available at:
https://www.isurv.com/info/390/features/11504/building_pathology_identifying_struc
tural_movement [Accessed 3 Jun. 2019].
Permagard (2019). Repairing Cracks In Walls - How To Guide. [online]
Permagard.co.uk. Available at: https://www.permagard.co.uk/advice/how-to-repair-
cracks-in-walls [Accessed 3 Jun. 2019].
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Shiner, L. (2011). On Aesthetics and Function in Architecture: The Case of the
“Spectacle” Art Museum. The Journal of Aesthetics and Art Criticism, 69(1), pp.31-
41.
Stanford Encyclopedia of Philosophy (2015). Philosophy of Architecture. In: Stanford
Encyclopedia of Philosophy, 1st ed. Stanford: Stanford Univerity,
p.https://plato.stanford.edu/entries/architecture/.
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