Condition Survey

ROYAL INSTITUTION OF SURVEYORS MALAYSIA (RISM) 

CODE OF PRACTICE FOR BUILDING INSPECTION 

REPORTS 

     CONDITION SURVEY PROCEDURE

              1.Conformation on Client Instruction

              2.Preliminaries Survey/Procedures

              3.Preparing Equipment

              4.The Inspection – Sequence of Survey Operation & 

                 Recording Site Notes Base on Checklist.

              5.Preparing Report and Submission to Client

                
                                                       

DEFECT ANALYSIS

                             

BUILDING CONDITION INDEX

ESTIMATED COST COMPONENT FOR REMEDIAL WORKS

DEFECT SHEET FOR BROKEN FLOOR TILES AT KITCHEN

1.0 Dampness    

What is dampness?

  According to Ghafar (2007), dampness can be defined as water penetration through walls   and other elements can be a serious matter, particularly to buildings located near  water sources, not only does it deteriorate building structures but also damages to furnishings .  

  Dampness in a building could be classified as an excess of moisture that is causing a problem; a cosmetic problem, the spoiling of decorations; the deterioration of the fabric; structural problems; or a condition that is having an adverse affect on the health of the occupants. (Richard Oxley,2003).                         

            

• Recording dampness on wall by using "Protimeter" 
• To create Gridline and to record reading at every interval.

2.0 Broken Gutter and Downpipe

• To replace and propose additional Gutter with Downpipe 

                   


3.0 Spontaneous Breakage Tempered Glass (Cladding)

Spontaneous Breakage of Tempered Glass Cladding

Ballantyne was the first to introduce Nickel Sulphide (NiS) phenomenon to the world in his outstanding 1961 report on "Fracture of toughened glass wall cladding". The presence of nickel sulphide is adventitious in most glass. NiS induced fracture in tempered glass has generally been found to be restricted to a batch of glass rather than all tempered glass.

A review of 8 proven NiS problem builidings in Australia with a total of 17,760 panels of tempered glass showed that there have been only 306 reported NiS induced panel failures over a 12 year period. This equates to a failure rate of 1.73%.

Elimination of NiS inclusions

1. The heat soaking process is one method of reducing the incidence of NiS induced failure in tempered glass. 
2. An alternative to heat soaking is to eliminate the formation of NiS in the raw glass manufacturing  process

NiS inclusions have historically mainfest itself in batches of tempered glass. Not all tempered glass has NiS induced failure is only a very small fraction of the total volume of tempered glass manufactured and used.

Source : A Review of the Nickel Sulphide induced fracture in Tempered Glass, Dr Leon Jacob, 2001

  CHARACTERISTICS OF THE CONSTRUCTION INDUSTRY THAT 

  CONTRIBUTE TO BUILDING DEFECTS.

v  Variable site conditions. No two building plots are identical in terms of topography, access, subsoil, climate/exposure, available services, etc.

v  Restraints such as planning control and building regulations vary in implementation from region to region, and these change over periods of time.

v  Most building projects take many months if not more to complete. This time factor makes many sites susceptible to disruption and inclement weather.

v  The people involved in each building project may change from month to month. No two construction jobs have the same set of designers, advisors, supervisors or operatives. This invariably leads to variations in quality. There is, moreover, a certain lack of continuity in construction jobs often resulting from a change in the workforce composition.

v  Innovative materials or components or techniques or old materials used in new situations are continually being tried out in building without much knowledge of their long-term performance features.

v  Much of the work is carried out in the open. Thus, a great deal of the work is not only exposed to the elements but is also carried out in non-factory conditions. This makes it harder to maintain a stable environment to undertake work undisturbed by wind and rain.

v  Materials and components do not necessarily come from the same sources for all contracts. This tends to lead to greater variation quality.

v  Because of the dichotomy between the designer and contractor indicated above, architects do not normally tell builders how to erect buildings. In other words, the client, via the designer, tells the builder what is required - he does not tell the contractor how to go about it, unless special site or contractual considerations are present. This may lead some changes in the construction during the contract by the builder suit his programme.

v  Quality control is not consistent from site to site. For instance, standards of supervision by site agents and clerks of works will depend upon the respective backgrounds of those involved, their attention to detail and the time spent on site, etc.

v  Feedback between the user or installer and designer is often slow or difficult if not non-existent.

Source : UNDERSTANDING BUILDING FAILURE,S THIRD EDITION (2007), James Douglas and Bill Ransom    

Re

rEC