What guidance is available to surveyors in relation to undertaking different types of survey?
- Building Surveys and Technical Due Diligence of Commercial Property
- Stock Condition Surveys
- Surveys of Residential Property
- RICS HomeBuyer Report
What information does the Building Surveys and Technical Due Diligence of Commercial Property guidance note contain?
Provides guidance on conducting commercial and industrial property surveys, including:
- Assessing client requirements
- Documents to review
- Preparation (equipment, access etc.)
- Elements to inspect
- Health and safety considerations
- Report layout and contents
What information does the Stock Condition Surveys guidance note contain?
Identifies best practice for undertaking stock condition surveys, including:
- Assessing lifespans
- Prioritising recommendations
- Coding/categorising items
- Use of existing information
- Survey programme
What information does the Surveys of Residential Property guidance note contain?
Describes the difference between the 3 levels of residential condition survey, including what should be included in the reports at each level
What information does the RICS HomeBuyer Report practice statement contain?
- Practical guidance to deliver the HomeBuyer Report (Level 2 survey)
- Describes what is included and how to complete each section within the prescribed HomeBuyer Report form
What are the different levels of domestic survey and how do they differ?
Level 1 - RICS Condition Report:
- Shows condition of property, offers guidance to legal advisors and highlights any urgent defects
- Non-intrusive
- Head and shoulders inspection of roof space only
- Does not include advice on repairs or ongoing maintenance
Level 2 - RICS HomeBuyer Report:
- More extensive visual inspection but still without tests
- Concealed areas normally opened if safe to do so (under-floor areas, physical inspection of roof space)
- Includes advice about repairs and ongoing maintenance
Level 3 - RICS Building Survey:
- Provides in-depth analysis of the property’s condition, including advice on defects, repairs and maintenance options
- Client can request survey includes projected costs and timings for repair works
What is the Red Book and what is its role in surveys?
- Contains mandatory rules and best practice guidance for undertaking asset valuations
- Must be used when providing a valuation in a HomeBuyer Report
What is a Condition Survey and under what circumstances would one be required?
- A Condition Survey is a systematic assessment of a building’s condition, covering all external and internal elements and services
- They seek to assess the forms of construction (elements and finishes), their current condition and in what point in time (usually within the next 5 years) renewal/replacement will be necessary
- If required, the survey may also indicate the likely cost of the repair/replacement for budgeting purposes
- Condition Surveys are often undertaken at 5-year intervals in order for the client to assess the condition of their building(s) and build up a works programme
What would you be checking for whilst undertaking a Condition Survey?
- External Building Elements (roof coverings/structures, rainwater goods, external walls/cladding, windows and doors etc.)
- Internal Building Elements (ceilings, internal walls, floors, internal windows and doors, fixtures and fittings, decorations etc.)
- External Areas (boundary fences/gates, hardstanding areas, site furniture, outbuildings etc.)
- Mechanical Services (heating, gas, water, ventilation, air conditioning etc.)
- Electrical Services (lighting, power, data, fire alarms, security alarms, communication systems, lifts and hoists etc.)
What key pieces of equipment would you use to undertake a Condition Survey?
- PPE
- Pad and pen (or tablet computer)
- Disto
- Tape measure
- Camera
- Binoculars
- Ladder
- Crack gauge
What general information would you include in a Condition Survey report?
- Executive Summary (may contain a breakdown of costs)
- Introduction (client’s instruction repeated, including assumptions and exclusions)
- Description of Property (age, type, principal elements, location, use, access etc.)
- Tabulated Survey Data (location of element, element, sub-element and material/type, condition grading, action required, priority grading, quantity, cost, comments, photo reference number etc.)
- Photo Schedule
- Floor Plans
What general information would you exclude in a Condition Survey report?
- Intrusive investigations
- Surveys above 3m unless safe access has been agreed
- Betterment
- Assessments of legal compliance (e.g. planning, building regulations etc.)
- Other surveys (e.g. FRAs, Access Audits etc.)
What is a Schedule of Condition and under what circumstances would one be required?
- A Schedule of Condition is a factual record of a building’s condition at a specific point in time
- They can be used to act as a benchmark against which its future condition can be assessed and any changes identified (e.g. in dilapidations claims or before construction works begins)
What would you be checking for whilst undertaking a Schedule of Condition?
Same as Condition Surveys, although will depend on what is instructed (i.e. a schedule may only be needed for a specific area only)
What key pieces of equipment would you use to undertake a Schedule of Condition?
- PPE
- Pad and pen (or tablet computer)
- Disto
- Tape measure
- Camera
- Binoculars
- Ladder
- Crack gauge
What general information would you include and exclude in a Schedule of Condition report?
Usually includes the same information as a Condition Survey but excludes comments on actions required for repair/maintenance, as well as associated costs
What is a Fire Risk Assessment and under what circumstances would one be required?
- A Fire Risk Assessment (FRA) aims to identify what needs to be done to prevent the risk of fire within a building and ensure there is adequate provision to keep people safe in the event of a fire
- The Regulatory Reform (Fire Safety) Order 2005 requires FRAs to be undertaken in all buildings and workplaces, although there are exceptions such as single private dwellings
What would you be checking for whilst undertaking a Fire Risk Assessment?
- Emergency routes and exits
- Fire detection and warning systems
- Firefighting equipment
- Removal or safe storage of dangerous substances
- Emergency fire evacuation plan
- Needs of vulnerable people (e.g. disabilities, elderly, children etc.)
- Providing information to people on the premises
- Staff fire safety training
What key pieces of equipment would you use to undertake a Fire Risk Assessment?
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What general information would you include and exclude in a Fire Risk Assessment report?
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What would you expect to see on a fire door?
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What would you look for in terms of means of escape?
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What is an Access Audit and under what circumstances would one be required?
- An Access Audit is a form of inspection used to establish how well a building performs in relation to access and ease of use by a wide range of potential users, including people with physical mobility and sensory impairments
- They are mainly undertaken to verify compliance with the Equality Act and identify the works required to reduce the likelihood of discriminating against those with disabilities
- They can also be used to prepare applications for funding, planning permission or building control approval, as well as developing an access strategy/access plan
What would you be checking for whilst undertaking an Access Audit?
- Getting To The Premises (parking, approach and routes to entrance, lighting and signage to entrance etc.)
- Getting Into The Premises (steps and ramps, entrance doors and thresholds etc.)
- Getting Around The Premises (width of corridors, internal direction signs, floor surfaces and tonal contrasts of surfaces, lifts and stairs etc.)
- Using The Services In The Premises (toilets, washrooms, changing facilities, lighting, heating, acoustics etc.)
- Getting Out Of The Building (fire exits and escape routes, emergency lighting and warning systems, safe refuge areas in event of fire etc.)
- Managing The Building And Service (keeping routes clear and obstructions removed, maintenance of lighting, heating and alarm systems etc.)
