Surveying and Maintaining Buildings: Condition Report (BSU5SMB)

This report is a template for Surveying and Maintaining Buildings module (BSU5SMB) on the University College of Estate Management FdSc, Surveying Practice. It 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 template)
(2009 words in the template)
Student:
Property address
Town:
Country:
Word count Total word count = Words
Less template = 2009 Words
Your word count = Words
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)
Revised 23rd May 2017, Tony Selman

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.
Please note the inclusion of an‘explanation’ box to enable further justification of how some condition
ratings were arrived at. This is to help with assessment and is not normally part of the RICS reporting
standards.
This should demonstrate elements of reasoning and analysis including the citation of any sources that
informed the process of writing up the rating and/or assessing the significance of condition.
Note: This version includes the revised explanation boxes (23rd May 2017) that set out the condition
rating protocol. See ‘Revised template - explanatory notes’ for more information.
.
The building selected is a residential detached house located at the junction of the Whithouse Ln
and the Whitehouse Cl. This is an old house with various internal and external defects.
The residential property is a 1 storey building having a ground floor and first floor. The ground
floor comprises of an entrance hall, and other rooms such as bedrooms, study rooms, and the living room.
The ground floor also has the kitchen and dining area, plus a utility room. The first floor comprise of two
other bedrooms and a family bathroom.
The outside area of the building has two garages and an underfloor heating. Other utilities within
the building area include a boiler and plumbing system. The general outlook of the building is in an
American black walnut and doors and windows that are refitted double glazed.
Named as Cornwall cottage, the residential property is in the Wooburn Green village
outskirts around the M40 Junction.
B. About the inspection

Date of inspection: XXXX
Weather conditions at the time of the inspection: XXXX
The status of the property when inspected:
The building was inspected at the outside without any opening or forcing up to the fabric.
Other areas that were subject to inspect are but not limited to utilities such as electricity, gas,
heating systems, water and drainage services. These are elements that are visible, and they
were not tested.
In order to have a full description of the home, The condition ratings of the building were
given to some of the primary elements of the building including the garages and some of the
outside parts of the building.
The element boxes used were parts E, F, G and H. Those elements with the worst
condition rating are described first, and the conditions of the parts were briefly outlined.
Below is a full description of the condition rating:
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)

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.g.
E3
e.g.
Rainwater pipes and gutters
Insert rows if necessary
Condition rating 2
Section of the report Element No Element Name
e.g.
E Outside the property
e.g.
E1
e.g.
Chimney stacks
Insert rows if necessary
Condition rating 1
Section of the report Element No Element Name
e.g.
E Outside the property
e.g.
E5
e.g.
Windows
Insert rows if necessary

D. About the property
Type of property Detached chalet propert
Approximate year built Incl. some ref to evidence relied on
Approximate date of extension / alteration XXXX
Accommodation
Floor Living rooms Bedrooms Bath or
shower
Separate
toilet
Kitchen Utility room Conservatory Other
Ground floor 1 1 1 1 1 1 1 1
First Floor 0 1 2 1 0 0 0 0
Construction
Here the student will summarise the construction technique and materials used.
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 Electricity Y Water Y Drainage Y
Central Heating
Gas Y Electric Y Solid fuel Y Oil Y
Other energy sources (including feed-in tariffs)
Grounds
Not included in this student survey
E. Outside the property
Limitations to inspection:
Note: cross reference risks to J3
Element
number
Description of the parts and condition Condition
rating

E1 Chimney stacks:
In each case complete a main description and then identify specific areas separately if
necessary (e.g. where there is more than one part)
E2 Roof coverings:
E3 Rainwater pipes and gutters:
E4 Main walls:
E5 Windows
E6 Outside doors:
E7 Conservatory and porches
E8 Other joinery and finishes:
E 9 Other:
ITEM: DESCRIPTION: CONDITION:
EXTERIOR
Tiled Rear Garage
Roof
Fully covered with clay Front pitch tiles have been
intermittently
plain type tiles. replaced throughout.
Slipped tile to the junction of the right
ridge
four courses up.
Ridge tiles are clay type and are
intermittently weathered throughout.
Flank Face of the
Garage
Plain clay tiles. Moss growth throughout though
generally
Nearest to the
Adjoining
in a fair and reasonable condition.
Owner’s Property
Roof of the Garage Mineral felt. Felt is slightly balding to the rear ridge
500mm from the junction of the
conservatory roof.
Roof gutter along the flank of the building
at
the junction of the building owner’s
property is blocked showing heavy signs
of
detritus and silt build-up.
Gutter along the flank of the
conservatory
roof light signs of detritus build-up
but
there are no signs of any blockage.

Roof along the Flank of Plain clay tiles. All tiles are intact.
the Rear Garage
Gutters are showing light signs of
detritus
build-up.
Flank Wall of the Rendered and painted. Rendering is unlevel throughout
although
Adjoining Owner’s
House
Part pebble dash
render
no signs of any significant cracking,
crazing
painted. or defects.
Front Elevation of the Brickwork solid In a fair and reasonable condition.
Garage construction.
Ground to the front of Laid concrete. Level throughout.
the Garage
Fence at the junction of Timber trellis-type
fencing.
Fencing nearest to the garage is
showing
the building owner’s signs of damage.
property
ITEM: DESCRIPTION:
CONDITION:
Two front panels nearest the street are
also showing signs of damage. Fence is
intermittently weathered throughout.
Front Elevation
Party Fence Wall
Front Wall/Retaining
Wall with Pavement
Brickwork, solid
construction,
London stock.
Brickwork cavity
construction.
Brickwork, solid
construction part
cavity construction.
Appears to be in a fair and reasonable
condition with no signs of any spalling
brickwork.
In a fair and reasonable condition.
Light staining of the brickwork throughout.
Staining of the brickwork throughout,
although appears to be in a fair and
reasonable condition.
Stairs Leading down to
the
Fully covered with
Lower Ground Floor concrete paving.
Courtyard

All paving is intact and stairs are level
throughout.
Ground to the Lower
Ground Floor Courtyard
Windows to the
Front Lower Ground
Floor Level
Fully covered with
concrete paving.
UPVC double-glazed.
Intermittent cracked/minor cracked slabs.
All glazing is intact.
Door UPVC-framed, double- All glazing is intact.
glazed.
Windows at Ground
Floor
UPVC-framed, double- All glazing is intact.
Level glazed.
Windows at First Floor UPVC-framed, double- All glazing is intact.
Level glazed.
Windows at Second
Floor
UPVC-framed, double- All glazing is intact.
Level glazed.
Stairs Leading up to the
Ground Floor Entrance
Fully covered with ceramic All tiles are intact.
type tiles.
Windows to Top Floor
Roofing to the Patio Area
Rear Wall of the
Ground Floor Section
UPVC-framed,
double-glazed.
Concrete-framed, fully
covered with paint.
Brickwork, London
stock, solid construction.
All glazing is intact.
Paint is intermittently peeling to the
underside of the patio throughout.
Brickwork is in a fair and reasonable
condition.

ITEM: DESCRIPTION: CONDITION:
Brickwork to the House London stock, solid Brickwork is in a fair and
reasonable
construction. condition.
Roof to the Rear Timber panelling,
painted.
Pai
nt
is intermittently weather
ed
throughout.
Ground Part laid concrete, part Concrete in a fair and reasonable
condition.
concrete paving.
Paving is scratched, although all
paving
appears to be intact.
Fence Timber type. Weathered.
Firm when tested.
Ceiling Plastered and painted. Hairline open board joints originating at
the
junction of the bedroom partition,
intermittent throughout.
Party Wall Plastered and painted. Aside from minor scuffing appears to be
in
a fair and reasonable
condition.
Hairline separation crack at the junction
of
the ceiling running side-to-side
throughout.
Bedroom Partition Plastered and painted. Hairline separation cracks at the junction
of
the surrounding walls.
Hairline crazing to the front face of the
pier, intermittent
throughout.
Rear Wall Plastered and painted. Where visible, in a fair and
reasonable
Partially obscured by a condition.
freestanding wardrobe.
Floor Fully covered with a Slightly creaked underfoot.
laminate board.
Windows to the Rear UPVC double-glazed. All glazing is intact.

Bedroom to the Rear
Ceiling Plastered and painted. Open board joint, hairline in width,
originating at the centre of the party
wall,
extending away from the party wall,
meeting the storage cupboard over
the
entire
distance.

ITEM:
Party Wall
Rear Wall
Front Wall
Floor
First Floor Reception
Room to the Front
Ceiling
Front Wall
Party Wall
Floor
Kitchen
DESCRIPTION:
Plastered and painted.
Fully obscured by a fitted wardrobe.
UPVC panels.
Fully covered with a fitted laminate board.
Plastered and painted.
Plastered and painted.

Plastered and painted.
Fully covered with a
fitted carpet.
CONDITION:
Hairline separation
crack running side-to-
side at the junction of
the ceiling,
intermittent
throughout.
Doors to the wardrobe
operate smoothly.
In a fair and
reasonable condition.
Sound and level
underfoot.
Open board joint originating 200mm
towards the front of the property from
the pier, following the joints over 2m
towards the hallway/landing.
Further open joints/creasing to the centre of
the room covering 3m, although none of the
creases break the surface of the plaster.
Hairline separation crack to the junction of
the ceiling, originating at the party wall,
extending towards the landing partition
intermittently over the entire distance.
Hairline crack to the upper right corner
of the window frame, extending up to
the cornice over the entire distance.
In a fair and reasonable condition.
Sound and level underfoot.
Ceiling
Rear Wall of the Property
Floor
Plastered and painted.
Plastered and painted,
part tiled.
Fully covered with a
fitted tile.
In a fair and reasonable condition.
All tiles are intact.
Wall is in a fair and reasonable condition.
All tiles are intact.
ITEM: DESCRIPTION: CONDITION:
Rear Windows UPVC double-glazed. All glazing is intact.

Explanation (Outside)
Please select two 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
A comprehensive description of the element or component being rated (with citations)
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
Stage Two
A. Does the defect impair the intended function of the element?
Yes
B. Has the defect caused structural failure or serious defects in other building elements?
Yes
C. Has the problem compromised the structural integrity of the element?
Yes
D. Does the defect seriously and directly threaten the safety of the building users?
Yes
E. Are urgent repairs or replacements needed now or can it be left until the next anticipated
period of regular maintenance?
Yes
F. Does the problem require further investigation?
Yes
Element 2
A comprehensive description of the element or component being rated (with citations)
15

An explanation how the condition rating (CR) was decided follows using the recommended
RICS protocol (with citations)
Stage One
Is the building element in a satisfactory condition? Yes / No
If ‘No’ then proceed with the following:
Stage Two
A. Does the defect impair the intended function of the element?
Yes
Has the defect caused structural failure or serious defects in other building elements?
Yes
Has the problem compromised the structural integrity of the element?
Yes
Does the defect seriously and directly threaten the safety of the building users?
Yes
B. Are urgent repairs or replacements needed now or can it be left until the next anticipated
period of regular maintenance?
Yes
Does the problem require further investigation?
Yes
F. Inside the property Optional – not done.
Limitations to inspection:
Note: cross reference risks to J3
Element
number
Description of the parts and condition Condition
rating
F1 Roof structure:
F2 Ceilings:
F3 Walls and partitions:
F4 Floor:
F5 Fireplaces, chimney breast and flues
F6 Built in fittings (kitchen etc, not appliances):
F7 Woodwork (staircase, joinery etc)
F8 Bathroom fittings:
16

F 9 Other:
17

Explanation (Inside)
Please select two 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
E.g.: F2, Ceilings
A comprehensive description of the element or component being rated (with citations)
Your text here
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? Yes / No
Your text here:
Stage Two
A. Does the defect impair the intended function of the element?
Yes / No
Your text here
G. Has the defect caused structural failure or serious defects in other building elements?
Yes / No
Your text here
H. Has the problem compromised the structural integrity of the element?
Yes / No
Your text here
I. Does the defect seriously and directly threaten the safety of the building users?
Yes / No
Your text here:
J. Are urgent repairs or replacements needed now or can it be left until the next anticipated
period of regular maintenance?
Yes / No
Your text here
K. Does the problem require further investigation?
Yes / No
Your text here
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Element 2
E.g.: F2, Ceilings
A comprehensive description of the element or component being rated (with
citations)
Your text here
An explanation how the condition rating (CR) was decided follows using the
recommended RICS protocol (with citations)
Stage One
Is the building element in a satisfactory condition? Yes / No
Your text here:
If ‘Yes’ then Condition Rating One applies – supply reasoning (see below)
If ‘No’ then proceed with the following:
Stage Two
A. Does the defect impair the intended function of the element?
Yes / No
Your text here
B. Has the defect caused structural failure or serious defects in other building elements?
Yes / No
Your text here
C. Has the problem compromised the structural integrity of the element?
Yes / No
Your text here
D. Does the defect seriously and directly threaten the safety of the building users?
Yes / No
Your text here:
E. Are urgent repairs or replacements needed now or can it be left until the next anticipated
period of regular maintenance?
Yes / No
Your text here
F. Does the problem require further investigation?
Yes / No
Your text here
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G. Services (Not required)
Limitations to inspection:
Element
number
Description of the parts and condition Condition
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
Timber defects
Students can acknowledge existence of these defects but are not expected to comment in detail as this
area of the syllabus has not yet been reached,
J2 Risks to grounds
20

Students are not inspecting grounds
J3 Risks to people
Cross ref to previous comments, if any
J4 Other
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References
Mill, T., Alt, A. and Liias, R., 2013. Combined 3D building surveying techniques–
terrestrial laser scanning (TLS) and total station surveying for BIM data
management purposes. Journal of Civil Engineering and
Management, 19(sup1), pp.S23-S32.
Douglas, J., 2010. Building surveys and reports. John Wiley & Sons.
Smeaton, A.C., 1883. The Builder's Pocket Companion: Containing the Elements of
Building, Surveying, and Architecture. With Practical Rules and Instructions
Connected with the Subject. HC Baird & Company.
Smeaton, A.C., 1837. The Builder's Pocket Manual: Containing the Elements of
Building, Surveying and Architecture. With Practical Rules and Instructions in
Carpentry, Bricklaying, Masonry, &c. Observations on the Properties of
Materials and a Variety of Useful Tables and Receipts. M. Taylor.
Michael, C.Y.L., 1998. Building Facades: A guide to common defects in tropical
climates. World Scientific.
Hinks, J. and Cook, G., 2002. The technology of building defects. Routledge.
Mann, R.S., 2006. Defect-Free Buildings (McGraw-Hill Construction Series): A
Construction Manual for Quality Control and Conflict Resolution. McGraw
Hill Professional.
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