Defective external wall Debonding of finishes/tiles The defects could be due to

finishes/mosaic tiles/ from wall structure ageing, structural

ceramic tiles/stone resulting in “hollow movements, defective
cladding/curtain wall sound” when tapped with workmanship during
a hammer installation, thermal
movement, defective or
• Cracking of wall surfaces missing expansion joints,
damage by external factors
 Bulging with hollow
(e.g. falling objects during
base
typhoon), ingress of water
• Falling off into the gap between the
finishes or tiles and the
• Cracks structure, etc.

• Loosening of parts

DEFECTS IN BUILDING SERVICES

SYSTEM SYMPTOM POSSIBLE CAUSE

Water Supply Insufficient water pressure Blockage or leakage of

or flows components of the supply
system such as pipes or
• Brownish water / grit valves
and deposit
• Rusty pipes or dirty supply
• Stoppage of supply tanks

• Water seepage • Pump failure, breakage of

supply pipe
• Unclean water, algae
growth, dirt and deposit • Defective water tanks,
pipes (pipe joints) or valves
• Sudden rise in
consumption • Noisy • Leakage in the system after
water pumps, noisy water water meters
inlets
• Defective water pumps,
undue water pressure

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 Electricity supply Stoppage of supply / • Failure of fuse or circuit
system breakdown breaker

• Sudden or frequent fuse • Earth leakage, overloading

or circuit breaker cut off
leading to stoppage • Overloading

• Heating of switches & • Uneven distribution of

wires • Sudden or phases • Inadequate earth
frequent stoppage and bonding
larger power consumption

• Electric sparks or shocks,

electrocution

Fire services Alarm not working (when Alarm wiring defect, short
tested), false alarm or circuit • Inadequate
warning lights on signal protection or poor
panels management

• Portable equipment lost • Inadequate maintenance

or misplaced, glass panels or servicing
of alarm switch- box
broken, Non-functioning
of equipment

Lift and escalator Stoppage, excessive noise • Ageing of parts,

during operation, mechanical failure
indicator lamps off,
unstable lifting, • Landing misalignment
malfunction of buttons
• Parts ageing, mechanical
and indicator lamps
failure, rubbish obstructing
• Occasional overrun operation

• Doors not closing • Inadequate servicing

properly • Defective
mechanical parts, frequent
stoppage, alarm signals

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 Air conditioning/Heating Not cool enough, not Poor efficiency, leakage of
warm enough refrigerant dust and dirt at
heat transmission fins
• Noisy, no air movement
• Loosen parts, blowers or
• Engines sound normal propellers breakage
but no air movement
• Dust screens blocked, air
• Noisy blowers or ducts and grilles needs
propellers movement cleaning

• Poor indoor air quality • Misalignment of motor

shafts • Insufficient fresh air
• Dripping and
intake, mal-function of
substandard output of
intake air filter
cool or warm air
• Insulation failure
• Noisy blowers or
propellers movement • Misalignment of motor
shafts

WATER LEAKAGES

LOCATION OF LEAK POSSIBLE CAUSE

Underside of roofs (such as Damage or deterioration of waterproofing layer

flat roof, podium roofs)
and bottom of light wells • Leakage at access doors or top hatch doors

• Deterioration of corrugated steel roofing materials and

joints

• Defective enclosure for water tanks

• Cracks of parapet walls affecting the waterproofing

membrane • Inadequate protection / improper
installation of sleeve around openings through roof slab

• Excessive movements of construction joints

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 Ceiling with internal areas Leakage from bathroom or kitchen above usually caused
above by seepage from fitments, bathtubs, shower trays, buried
pipes or drains due to improper construction of joints,
installation of sealants or occurrence of cracks

• Waterproof cement rendering underneath floor tiles for

the floor above not installed/specified or such
waterproofing features damaged by installation of sockets
or conduits

• Mal-function of waterproofing in nearby external

features such as balconies or external walls above

Wall Water penetration through external wall defects such as

cracks, joints, honeycombs, spalling, weak points, holes,
punctures, leftovers of debris, and movement of external
wall components

• Water penetration through defective external wall

finishes such as loosened mosaic tiles, cracked ceramic tiles
& paint surface; through poor cladding or curtain walls
constructions; or weaknesses in water-resisting
components

• Water leakage through party walls between units of

pre-fabricated elements, or between buildings

Floor Seepage from defective pipeworks or sanitary fitments

• Temporary floods and overflows

• Defective bathroom fitments such as bathtubs, shower

trays or hand wash basins, or the improper installation of
pipeworks or necessary sealants

Window Improper fillings around frames

• Deformation of frame and sashes, defective gasket,

sealant or putty for window glass setting or frames

• Air conditioning box or platform tilting inwards

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 Basement Inadequate or damaged waterproofing tanking (may be
due to movements or punctures)

• Deterioration of water stops at construction/movement

joints

Buried or underground Seepage through defective joints or pipes caused by poor

drains or pipes installation or differential movements/ settlements,
movement of building structures or ground or water table

• Corrosion of pipes at junctions with floors or walls

• Invasion of water into conduits and distribute

throughout the network

• Blockage leading to excessive pressure built up

• Attack by rodents or roots of plants

Exposed (or in pipe ducts) Inadequacy in design of drains such as insufficient

supply pipes or drains diameter of drains, bends being too sharp, etc.

• Blockage of drains by rubbish/sand collected in the

system especially in bends or traps

• Insufficient number or deterioration of brackets leading

to hammering and breakage of supply pipes

• Blockage of open joints such as hoppers of down pipes

by plants or rubbish

• Unauthorized additions overloading the drainage

system

REMEDIAL ACTION/PREVENTIVE WORKS (Self-study)

SCHEDULES OF DILAPIDATIONS;
A Schedule of Dilapidation is a description of any defects present during or at the end of
a Lease and the repairs the Landlord considers necessary to return the property to a good
state of repair in accordance with the Lease.

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A schedule of dilapidations is a document, normally prepared by a surveyor, which lists
the problems with the maintenance of a building which a tenant needs to remedy or
account for (dilapidations). A schedule of dilapidations is prepared after the completion
of a dilapidations survey and is sometimes known as a ‘Scott’ Schedule.

The schedule should list only the dilapidations for which the tenant is liable and this will
vary depending on what the tenant is required to do by the lease.

a) Interim Schedule
Interim Schedules may be prepared part way through a Lease if the Landlord considers
that the Tenant is failing to carry out their repairing obligations to a satisfactory standard.
An Interim Schedule should not detail every item of disrepair but will note any significant
failures to comply with the Lease terms.

b) Terminal Schedules
Terminal and Budget costed Schedules are prepared close to the end of a Lease term, or
when a Tenant gives notice that they wish to terminate the Lease and vacate the property.

The Schedule describes all of the defects present at the property that the Tenant needs to
repair prior to vacating the premises to ensure that the Landlord’s interest in the property
is properly protected.

Sample schedule of dilapidation as below:

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BUILDING CONDITION SURVEY
A building condition survey carried out by a Building Surveyor to assess the condition of a
building, in particular, the structure, fabrics and components, finishes, services, safety
requirements and also the general presentation of the property. The condition of a building
will be recorded in photographs together with notes and comments on the defects.
When is it necessary?
Anytime when you are facing any problem regarding your building or property, e.g.
defects, water seepage, cracks, settlement, etc.

Purpose of the building condition survey

 The purpose of the building condition/ defects survey by a Professional Building
Surveyor is to provide an opinion on the general condition of a building, advise on
any urgent or future repairs and the likely consequences of non-repair.
 The building condition survey done by a Professional Building Surveyor will also
assist the buyers/ owners to have a good understanding on the condition or
dilapidation of the building, as the building survey report provides information on
building defects, building hazards and performance, explaining the causes of
building defects and recommending the appropriate and effective remedial works
and necessary maintenance works to maintain the life of the property.
 Will also advise the user/owner on the responsibility of the building problems, e.g.
contractor’s workmanship, negligence, decay mechanism, etc.

The most common aims of a building survey might include:

 Documenting the present condition of the property,

highlighting areas of failure or concern.

 Identifying causes of past, or ongoing, deterioration.

 Identifying issues that need attention to prevent serious damage.

 Identifying things that need further enquiries to pre-empt problems in the future.

 Presenting conservation and maintenance recommendations.

 Providing an estimate of the cost of any works that may be required.

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Techniques of carrying out a building survey

The most common techniques used for carrying out a building survey include:

 Visual examination, as opposed to an invasive one where carpets, floor

coverings, furniture and so on may need to be moved or taken up.

 External examination from ground level of roofs, chimneys and other surfaces of
the building. This also includes an examination of boundary walls, fences,
permanent outbuildings and areas in common (shared) use.

 The use of equipment such as a dictaphone, camera, damp-meter, binoculars,

torch, a short ladder, and so on.

 Depending on safe access being available, internal examination of

the roof structure.

 Floor surfaces and under-floor spaces depending on safe access.

 Photographs, which may subsequently be annotated where necessary for

the report.

The most common issues identified by condition surveys include:

 General property condition.

 Identifiable defects.

 Any structural movement, through subsidence or settlement.

 Deterioration due to rising damp, penetrating damp,

surface condensation or interstitial condensation.

 Rot or infestations such as woodworm.

 Heating ventilation and air conditioning services.

 Other building services such as electrical services, plumbing, drainage, and so on.

 Alterations that may have been made.

 Environmental issues.

 Legal issues that may require an additional expert investigation or advice.

 Energy performance.

Building surveys should also identify aspects of the property that it has not been possible
to inspect, or issues that may require further investigation, perhaps by a specialist.

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Detailed condition of the several parts of the fabric design below should be carefully
noted.

Item Remarks

(1) General particulars

(a) Client’s name, address and telephone number.

(b) Address of property (if different from above).

(c) Date of inspection.

(d) Occupied/unoccupied.

(e) Freehold/leasehold. If freehold ascertain if there are any restrictions. If

leasehold find out term of years and when term commenced. What restrictions are
imposed.

(f) Approximate age of the building.

(g) Prepare a rough sketch plan of the various rooms with sizes and heights
starting with the ground floor (or basement).

(h) Prepare rough sketch of the site showing outbuildings, boundaries, entrances
and orientation.

Internal

(2) Rooms and offices etc.

(a) Partitions. Check if load bearing.

(b) Skirting and picture rails.

(c) Wall finishes.

(d) Steel columns and beams. Note fire resistance.

(e) Floor finishes.

(f) Ceilings and cornices.

(g) Doors, frames and architraves. Check for timber decay.

(h) Ironmongery.

(i) Windows and glazing including fittings.

(j) Fireplaces (if any).

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 (k) Decorative condition of all walls, ceilings and joinery etc.

(l) Any special features.

(m) Condensation problems.

(n) Prepare list of all fixtures in the various rooms.

(3) Rooms below ground

(a) Cellar or basement (walls and floors). Stairs and balustrades.

(b) Check for rising damp in walls and floors.

(4) Floors

(a) Floor construction. Check for stability and deflection.

(b) Staircases, balustrades and loft ladders etc. Carefully check for wet and dry rot.

(5) Roof (interior)

(a) Note construction of roof.

(b) Method of insulation (if any).

(c) Cold water storage cisterns, ball valves and pipework.

Mainly domestic work. For other systems see ‘Services’ in part 6 below.

(d) Flues in roof space.

(e) Party or gable walls.

(f) Rooms in roof space.

(g) Open steel or reinforced concrete roof trusses. Mainly found in industrial
properties.

(6) Services

(a) Cold water supply pipes including provision and location of stop valves. Note
position of rising main.

(b) Electrical installation.

(c) Gas installation. Note position of meters.

(d) Hot water and space heating (gas, electrical, oil fired or solid fuel central
heating).

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 (e) Lift or hoist equipment.

(f) Fire appliances and sprinkler systems.

(g) Telephone system.

(h) Burglar alarm system.

(i) Sanitary fittings: baths, lavatory basins, WCs, urinals, sinks, showers and bidets.

(j) Waste pipes and traps etc. Items b, c, d, e, f, g, h and k may require a special
report.

(k) Mechanical ventilation systems (if any).

External

(7) Roofs (exterior)

(a) Roof coverings.

(b) Eaves.

(c) Gutters and rainwater pipes.

(d) Chimney stacks.

(e) Flashings etc.

(f) Parapet walls and copings.

(g) Dormer windows including the external coverings.

(h) Ventilators.

(i) Tank rooms – lift motor rooms.

(8) External walls and cladding

(a) External walls. Examine walls for signs of settlement.

(b) Lintels and arches. Evidence of deflection.

(c) Reinforced concrete frames and cladding materials.

(d) Rendered or rough cast surfaces.

(e) Expose foundations and examine sub-soil (if necessary).

(f) Presence of large trees in the vicinity may cause fractures.

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 (g) Damp-proof course.

(h) Balconies.

(i) Steps.

(j) Air vents.

(k) Fire escape stairs and ladders.

(l) External decorative condition.

(m) Special note of any unusual features.

(9) Drainage systems

(a) Prepare sketch plan of drainage system. Show positions of inspection chambers
and gulleys.

(b) Soil drains (Disposal – sewer or cesspool etc.).

(c) Method of surface water disposal.

(d) Soil and vent pipes – waste pipes (externally).

(e) Take up covers and gratings and examine inspection chambers and gulleys.

(f) Note if the system has been properly ventilated.

(10) External work

(a) Boundary fences, walls and gates. Check ownership.

(b) Site frontage.

(c) Ground condition. Trial holes if necessary.

(d) Paved areas and ramps.

(e) Natural features (trees, shrubs etc.) Mark position on sketch plan.

(f) Outbuildings – garages, workshops, sheds, greenhouses, conservatories etc.

(g) Liability to flooding. Wet or dry area.

(11) Local authority enquiries

(a) Specific restrictions or preservation orders in respect of development.

(b) Building improvement lines.

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 (c) Any future development in the area such as road widening or drainage work.

(12) Estimated cost of repairs or decorations.

BUILDING SURVEYING
Building surveyors provide professional advice on property and construction, completing
detailed reports known as building surveys. They identify defects and advise on repair
and maintenance options.

Building surveyors often work on preventative measures to keep buildings in good

condition and look for ways to make buildings sustainable. They may also be called upon
to give evidence in court in cases where building regulations have been breached and as
expert witnesses on building defects and dilapidations.

The Building Surveyor takes care of the building right from design where they advise
maintenance and management provisions in design and concept and takes over
management of building and its related infrastructure once completed and ensures
sustained quality and suitability, optimal use of space, health and safety
A Building Surveyor ensures that the returns from the capital invested is realized though
proper management and maintenance
Typical activities of the role include:
 Advising clients about building/property issues including technical, financial, legal,
environmental, building regulation and restoration matters.
 Undertaking property and land surveys and valuations.
 Monitoring the deterioration of a property and taking steps to abate it.
 Preparing plans, contracts, budgets and other documentation.
 Writing technical reports.
 Planning and overseeing building work.
 Managing projects and/or multi-disciplinary teams.
 Identifying building defects and offering advice about remedial work.
 Monitoring progress and ensuring work is completed in time.

Services that building surveyors undertake are broad, but can include:
 Construction design and building works;
 Project management and monitoring;

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  Property Legislation advice;
 Insurance assessment and claims assistance;
 Defect investigation and maintenance advice;
 Building surveys and measured surveys;
 Handling planning applications;
 Building inspection to ensure compliance with building regulations;
 Pre-acquisition surveys; and
 Negotiating dilapidations claims.

Building surveyors also advise on many aspects of construction including:

 design;
 maintenance;
 repair;
 refurbishment; and
 Restoration and preservation of buildings and monuments.

Why building surveyors are needed in Kenya

 Urbanization has created sophisticated building complexes which need

professional care to avoid failures which may include collapses

 To manage the increasing national building stock

 To interpret property laws to users and owners

 Management of green building aspects in the built sector

 Enhanced safety and health in the built sector

 Establishment and enforcement of standards for building maintenance and

management

 Enhancing aesthetics in the built environment

 Diagnostics for buildings in order to recommend further remedial action

Challenges facing the building surveyor in Kenya

i. Lack of a legislative framework

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 ii. Little or no awareness among other professionals in the built environment
iii. Lacks recognition due to lack of a law.
iv. BS services being carried out by non-professionals
v. General lack of awareness and appreciation of the Building Surveying services
vi. Low prioritization of building maintenance hence low budgetary allocation
vii. Lack of building maintenance culture

Building Surveyors Act 2018

(Self-study)

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