BUILDING PATHOLOGY &

INSPECTION Unit 2
Property Surveys
2.1 Learning outcomes

Recognize and distinguish between the various types of property

survey that can be requested by clients.

Describe the preparation that should be carried out in advance of

carrying out a property survey.

Describe the conduct of a typical condition survey.

Examine critically the condition of a building.

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2.2 Classifications of survey
The main types of survey are classified according to their function as
follows:

Acquisition- involves a survey and valuation of the property on behalf

of the prospective purchaser. Records general conditions. Identify
and record issues which are likely to have an impact on current or
future value of the acquisition.

Lease-related- schedules of dilapidations or repair schedules can be

prepared for landlords or tenants. Highlight the need for repair or
reinstatement of elements at salient points in the lease.

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2.2 Classifications of survey

Investigation- typically a highly specialized and focused investigation,

concern failure or defect. Can also include remedial actions and costs
to remedial works by specialist, e.g. structural engineer.

Record- undertaken, typically to provide information on the condition of

a number or stock of buildings at a specific moment in time. Measured
surveys are also used to provide accurate dimensioned information on
buildings prior to more detailed surveys or refurbishment.

Reinstatement- typically undertaken on behalf of insurance companies

to determine the extent and costs of reinstatement works, to determine
risks associated with, damage to the building.

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2.2 Classifications of survey
Surveys can be classified by level as the following:

Scheme 1- ‘The Mortgage Valuation’, prepared for the lender not for
the borrower. A brief superficial inspection of the property.

Scheme 2- ‘Homebuyer Survey and Valuation’ is based on RICS and

provide prospective purchaser information on:-
 The general condition of the property,
 Any significant factors likely to affect materially the value of the
property,
 The value of the property in the open market,
 The value for insurance purposes.

Scheme 3- ‘Building or Structural Survey’ is a detailed inspection

lasting typically 2-4 hours. Then inspections includes the exterior and
interior of the building, service installation, drainage, grounds and
outbuildings. Report includes guidance on maintenance and remedial
works and detailed comment on individual defects as well as
comments on possible improvements (if required).
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2.3 Measured surveys
Measured surveys are undertaken when there is insufficient or no
information or plans available for a building. Detailed measured
surveys are often required to confirm dimensions or quantities prior to
alterations or refurbishment work.

Basic equipment.
Preparing sketches.
Internal measurement.
External measurement.

Refer to Figure 2.1 Internal measure, Figure 2.2 External measure

(rear elevation) and Figure 2.3 External measure (location or plot
survey).

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Figure 2.1 Internal measure

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Figure 2.2 External measure (rear elevation)

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Figure 2.3 External measure (location or plot survey)

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2.4 Preparation for condition survey

2.4.1 Desk top study

Surveyors must demonstrate due diligence in the preparation; during
and in the preparation of the report and recommendations of a
condition survey.

Due diligence is typically defined as: ‘the reasonable steps taken by

an individual in order to avoid committing an offence’

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2.4.1 Desk top study
The principal documentation and possible
sources of this information include the following:

Propertydocuments:
Title deeds- containing the principal details of the property, e.g.
boundary locations and measurements. Year of original construction
and any usage restrictions that may be or have been in place. Copies
can be obtained from the local Records Office.

As-built plans and drawings- a copy may be contained within the title
deeds or may be available from architects or
surveyors who have had previous involvement
with the property. If not available then a full and
detailed re-measurement of the property.
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2.4.1 Desk top study

The principal documentation and possible

sources of this information include the following:

Lease- particular care may be needed in assessing the type and

form of lease and in particular the remaining term of the lease. For
valuation preparation for mortgage or loan requirements particular
attention should be given to short term leases, <30 years, where
difficulties may arise in raising funding.

Previous Statutory Consents- ie. building control approvals or

warrants or planning permission or approvals. These will provide
evidence of previous changes or modifications to property and may
also provide an indication of building construction and respective age
of different parts of the building.

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 2.4.1 Desk top study
OS & geological maps; the Ordinance Survey (OS) maps provide a
detailed representation of the building’s position and location.
British Geological Society (BGS) and Cola Board additionally
provide information of mineral and coal extraction.

Ordnance Survey
is Great Britain's
national mapping
agency, providing
the most accurate
and up-to-date
geographic data,
relied on by
government,
business and
individuals. Geological maps
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2.4.1 Desk top study
The principal documentation and possible sources of this information
include the following:
Royal commissions on ancient & historic buildings- detailed
drawings & photographic evidence of buildings and surrounding
ground. Provide guidance on undertaking surveys; maintaining or
conserving older buildings.
Localauthority records- local development statutory notices which
can highlight issues or objections to previous developments.
Ecclesiasticalrecords- older parish churches and older village
properties available data.

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2.4.2 Health and safety
Inspection and surveys of buildings is potentially risky which include
the following:

Personal injury and security- working at

heights and attacks and abduction.

Professional liability- Expose to considerable professional &

commercial risk. Professional Indemnity Insurance (PII) are key
requirements for the working surveyor.

Injury to 3rd parties- 3rd parties suffer injury and losses due to actions
or negligence(ineffective or erroneous advice).

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2.4.2 Health and safety
Prior to visiting site the surveyor must undertake and prepare a risk
assessment and method statement.

Risk assessment : the identification; quantification

and control of risks on site. The surveyor must
demonstrate an understanding of the principal risks
and means by which they are eliminated or reduced
to an acceptable level.

Method statement : a systematic and safe

methodology for undertaking the survey or
inspection works which must take account
of the risks and procedures identified within the risk assessment.
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2.5 On-site stages

1st Stage:
 Preliminary reconnaissance- the objective being to obtain
preparatory, generic information on access, location, necessary
tools etc. Additional specialist (asbestos removal)or equipment
may be required in the detailed survey. Cost implications need to
be communicated to & agreed with the client prior to undertake a
more detailed survey.

2nd Stage:
 Internal inspection- survey of the internal fabric starting on upper
levels, inspecting each room working in a clockwise direction, and
recording all defects. The inspection of building elements should
be undertaken systematically ensuring that al floors; walls;
ceilings; doors and windows are checked.

3rd Stage:
 External inspection- survey of the building’s external fabric which
is systematically viewed from top to bottom and any defects
noted. 17
2.5.1 Issues to be addressed during survey
The following list highlights the major issues which should be addressed
when undertaking the survey.

Anomalous changes: anything which deviates from the normal or

expected during the survey needs to be investigated. Not all anomalies
or inconsistencies need to be problematic, however the surveyor has a
duty of care towards the client to ensure that all issues are identified,
effectively assessed and reported.

Inaccessible parts: the surveyor must be confident that his conclusions

are based on fair assessment of the building’s condition or performance.
Where there are areas of the building which are difficult or impractical to
inspect, the surveyor must be equally confident that these are of a
similar condition.

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2.5.1 Issues to be addressed during survey

Illicit alterations: care needs to be taken that any alterations or
modifications to a building have the appropriate planning or building
control approvals and the subsequent construction works have been
undertaken to the correct specification and in a competent manner.
Potential illicit alterations are as follows:
 Removal of chimney breast.
 Openings in load-bearing walls.
 Removal of wall/floor elements.

A chimney breast is a portion of a wall which

projects forward over a fireplace.
Chimney jambs similarly project from the
wall, but they do so on either side of the
fireplace and serve to support the chimney
breast. The interior of a chimney breast is
commonly filled with brickwork or concrete.

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2.5.1 Issues to be addressed during survey

Potential illicit alterations are as follows:

 Changes in layout
 Loft extensions.
 Window replacements.
 Rewired electrical system

A Trickle Vent is a little opening on the window

that is designed to enable small amounts of
fresh air to move into rooms that are intended
to be ventilated naturally rather than by another
means (i.e. even something mechanical like
opening a window).

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2.5.1 Issues to be addressed during survey

Mining subsidence: located in mining area.

Settlement structural overloading: shrinkable clays; close proximity of trees

can result in settlement. Should be limited to 20-24 months of the initial
building life.

Ground heave: clay subsoil which becomes saturated and expands forcing
upper solid layers.

Flooding: buildings close to rivers, ponds, costal areas and flood plains are
at risk.

Deleterious materials: building materials which are considered harmful or

hazardous, e.g. asbestos, lead and mineral wool. Precaution are taken to
ensure the materials are not to be disturbed during survey.

Pollution: this can range from effluent or gases from neighboring industrial
processes to noise and disturbance.
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2.5.1 Issues to be addressed during survey

Infestations: these can include the following:

 Bees, wasps , ants, bats which can
represent a considerable nuisance, particularly
for protected species.

 Timber boring insects: correct identification

of which is vital to ensure effective remedial
treatment.

 Wood rotting fungi (brown and white rot):wet & damp conditions
prevailing which require to be removed. Dry rot spread behind
plaster need extensive works to effectively eradicate.

 Plant
or tree roots: growing up in building can result in extensive
damage to mortar joints and dislodged roof elements. 22
2.5.1 Issues to be addressed during survey

Other risks:
 Electricity power lines- building close
to power lines concern health risks associated
with the electro-magnetic fields. Restriction in
remedial works close to power lines. Co-ordination
with power company to ensure safety when using scaffolding and cranes.

 Radon- a naturally occurring radioactive

gas that is typically associated with
granite and sandstone substrates. Regular
exposure to radon can have serious
health implications. Remedial measures
include venting via under floor.
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2.6 Housing Healthy & Safety Rating System (HHSRS)
2.6.1 Housing Act 2004
 Requirement for sellers or estate agents to produce a home information
pack before marketing any residential property for sale along with provision
for an ombudsman scheme for estate agents.

2.6.2 Housing Health and Safety Rating System (HHSRS)

 The HHSRS is a system for assessing the health and safety risks in
dwellings. The assessment is based on the most vulnerable potential
occupant. Hazards are rated according to how serious they are and the
effect they have, or could have, on the occupiers or visitors of a dwelling.

 Identify long term and chronic in nature, e.g. dampness and cold, quick
effects, e.g. falls and trips.

 The aim of the rating system is to minimize the risks posed to occupiers,
potential occupiers and visitors.

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2.6.3 The HHSRS Hazards
There are 29 hazards arranged into 4 main groups reflecting the basic health
requirements.

 Physiological requirements:
 Hydrothermal conditions
1. Damp and mould growth
2. Excess cold
3. Excess heat

 Pollutants (non-microbial)
4. Asbestos and manufactured mineral fibre
5. Biocides
6. Carbon monoxide and fuel combustion products
7. Lead
8. Radiation
9. Uncombusted fuel gas
10. Volatile organic compounds 25
2.6.3 The HHSRS Hazards
 Psychological requirements:
 Space, Security , Lights and Noise
11. Crowding and space
12. Entry by intruders
13. Lighting
14. Noise

 Protection against infection:

 Hygiene, Sanitation and Water Supply
15. Domestic hygiene, Pests and Refuse
16. Food safety
17. Personal hygiene, Sanitation and Drainage
18. Water supply

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2.6.3 The HHSRS Hazards
 Protection against accidents:
 Falls
19. Falls associated with baths etc
20. Falling on level surfaces etc
21. Falling on stairs etc
22. Falling between levels

 Electric Shocks, Fires, Burns and Scalds

23. Electrical hazards
24. Fire
25. Flames, hot surfaces etc

 Collisions, Cuts and Strains

26. Collision and entrapment
27. Explosions
28. Position and operability of amenities etc
29. Structural collapse and falling elements 27
2.7 Homebuyers Survey and Valuation (HSV)

The Homebuyer Survey and Valuation (HSV) is carried out in

accordance with a standard format defined by the RICS. It is
principally designed for properties built after 1900, which are of
conventional construction and in reasonable condition.

An HSV is not a detailed survey of every aspect of the property and
focuses only on significant and urgent matters. It’s not suitable for
those properties in need of renovation or in assessing properties for
extension.

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2.7 HSV
An HSV includes the following information:
 The property’s general condition.

 Any significant defects, in accessible parts of the property, which may affect
its value.

 Urgent and significant matters that need assessing before entering into
exchanging contracts including recommendations for any further specialist
inspections.

 Results of testing walls for dampness and timbers for damage including
woodworm or rot.

 Comments on the existence and condition of damp-proofing, insulation and

drainage.

 The recommendation reinstatement cost for insurance purposes.

 The value of the property on the open market. 29

2.71 Format of the HSV

A: Introduction and Overall Opinion- outlines the objectives, the content;

any resulting actions and summary of findings.

B: The Property and Location- covers the important general background

information relating to the property and its location, including amenities
and features of the vicinity as well as any environmental and other wider
considerations. Also includes weather, occupant, time of inspection & any
limitations.

C: The Building- findings from the internal and external surveys are
highlighted, in particular relating to the condition of the building fabric and
if there are moisture, thermal, or infestation issues.

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2.71 Format of the HSV

D: The Services and Site- this section includes details of the building
services, specialist inspection and testing is not included it also contains
details relating to the ground boundaries and out buildings.

E: Legal and Other Matters- includes details of the type of tenure;

evidence of modifications to the building; guarantees or warranties which
may relate to components within the building and any legal issues which
appear contentious.ie. shared access, party walls/fences.

F: Action- report summary, include issues which are considered urgent or

requiring further investigation or specialist advise. It also highlight any
necessary maintenance in order to retain value.

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2.8 Home Condition Report
The home information pack consist of :
 Home Condition Report.
 Energy Rating.

Only qualified Home Inspectors can provide the report and they must
have:
 Insurance.
 Registered with Government approved Certification Scheme.

The report covers the followings:

 Date of inspection and the condition.
 Internal elements and external surrounding.

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2.8 Home Condition Report

The main section highlights are as follows:

 Section A: Terms of Engagement
 Section B: Summary of General Information
 Section C: Risks
 Section D: External Condition
 Section E: Internal Condition
 Section F: Services
 Section G: Outbuildings
 Section H: Energy Report

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2.8 Home Condition Report
The report’s main objective is to inform potential buyers understand the conditions
of the building and any urgent attention needed. It also highlights issues that need
further investigation to prevent structural damage to the building.
It is based on a rating system of 1,2 or 3 to major parts of the main building that are
inspected.

1.No repair is presently required. Normal maintenance must be undertaken.

2.Repairs are required but the Home Inspector does not consider these to be either
serious or urgent.

3.Defects of a serious nature or defects requiring urgent repair.

The report does not mention minor defects.
The report include mandatory Energy Performance Certificate that indicate the
environmental performance of the home and recommendation for improvements.
Figure 2.4 shows a typical energy environmental impact report.

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2.8.1 Differences between HSV and HCR
RICS homebuyer survey and valuation (HSV) Home condition report (HCR)

Surveys are optional-<1 in 5 involve an HSV. It will be a statutory requirement for all sellers to have an
HCR prepared.
A valuation is included. No valuation is included,

Survey written as free text. Condition ratings (N, 1,2,3) given for each building element.

Condition is reported in the context of effect on value. Factual, objective statements of condition are reported,
regardless of the effect on value.
Repairs forms part of the advice No advice is given on repairs.

No requirement to provide an energy certificate. An energy performance certificate must be provided.

They are carried out by RICS members They are carried out by “licensed home inspectors”

No standardized electronic delivery of reports. Reports are delivered electronically by commercial HCR
registration organizations via secure web connections

Freestyle text is used with some use of caveats and phrases. Reports use “controlled” mandatory and preferred text.
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2.9 Other Condition Surveys
Types:

 Individual surveys- a survey to record the condition of a building at a

specific point in time, the report may also be supported by
photographs, sketches or tests results. Taken at the beginning of the
lease for comparisons of dilapidations.

 Scheduled surveys- a survey undertaken prior to construction works

to ensure no subsequent damage and are taken by both parties
simultaneously.

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2.9 Other Condition Surveys

 Stock surveys-surveys undertaken on a large numbers of buildings.

The data is used to confirm the condition and to program the
maintenance or refurbishment of the building. EHCS is used the
recorded information to predict the condition of housing across the
country. Data & information gathered from surveys & inspections can
be applied across the stock.

Stock surveys are typically undertaken for the following reasons:

 To allow strategic planning. (maintenance or capital expenditure)
 To capture detailed information for asset management.
 To assess compliance with regulation or organizational
requirement.
 To assess customer (tenant) satisfaction.
 To monitor changes in condition.
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2.10 Dilapidations surveys or schedules

 Associated with leased property and are undertaken to ascertain the

condition of a building and to advise tenants or landlords of their legal
obligation to decorate, repair or reinstate alterations. of their legal
obligation to decorate, repair or reinstate alterations.
 Reasons for Dilapidations schedules to be undertaken:

1. During the term of the lease for tenant repair costs reimbursement.
2. During term of the lease to assess the condition of the place to see
whether there is a breach of contract and eviction of the tenant and
recover cost for damages.
3. During the term of the lease, there may be a need to assess
condition on behalf of the tenant.
4. Close to the expiry of the lease, to check whether cost are required
to repair and reinstate the place to its original condition.
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2.10 Dilapidations
The surveyors must:
 Be conversant with the terms of lease.
 Act professionally and objectively in undertaking the survey and
preparation of the schedule.
 The cost for schedule of repairs should be as accurate as
possible.

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2.10.1 The Scott Schedule
The use of the Scott schedule allows the parties and any 3rd party
arbiter to quickly assess whether each party agrees with the
inclusion of an element and its subsequent costs. This ensures that
those items with which there is agreement cease to be contentious
and those where there is some level of agreement can be more
readily discussed.

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2.11 Conclusion

The pre-requisite of a surveyor must be:

 The surveyor can be assigned to undertake a vast array of survey

types, ranging from the detailed measurement of a building, detailed
survey and specification of remedial works of a building through to
the comprehensive condition survey of buildings belonging to a
housing association.

 The surveyor requires to be knowledgeable on a whole range of

construction technology, materials, defects, regulatory issues and
remedial specifications.

 The surveyor must be well prepared, safe, accurate in reporting and

objective and professional in approach.
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