Building Surveying Practice I (BST205)

Lecture 9:
Building Condition Assessment (BCA)
(Referencing System & Defect
Indication Plan)
By:
Sr Mohd Nurfaisal Baharuddin (Resource Person)
Programme of Building Surveying
Department of Built Environment & Technology
Univ. Teknologi MARA (Perak)

UiTM:M.N Baharuddin (2014)/BSR205

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CONTENT

➢ Learning outcomes
➢ Introduction
➢ Referencing System
➢ References

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LEARNING OUTCOMES

At the end of the class:

❖ Students are able to understand building condition

assessment procedure in the context to producing
measured drawing;
❖ Students are able to understand the building condition
assessment rating system in conjunction with CPBS 101
procedure.

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INTRODUCTION (BCA)

❖ Examine condition & significant defects of the building, in which

the worst defect shall be described first.
❖ Defects may be supported by photographs or sketches &
technical provision used to express surveyor’s findings.
❖ Data acquisition during building inspection shall be used to
describe building condition & analysis in BARIS (Building
Assessment Rating System).
❖ Details of Referencing system is shown in Appendix A.
❖ Details of BARIS is shown in Appendix B.
❖ Details of Measured Drawing in Appendix C.
❖ In defect indication plan (Appendix D), the following coding shall be
used:
E (External/site)
F (Fabric)
S (Services)
i.e. E1 for ground condition, F1 for roof top & S1 for hot & cold water
supply.
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APPENDIX A – Referencing System

1) Referencing System
❖ Also known as ‘space tagging’ concept;
❖ Is necessary for making sure that personnel of the inspection and maintenance
team will have common understanding in identifying location;
❖ The concept is based on a clock placed centrally in the plan of a building with
the 12:00 o’clock position referring to the wall facing the inspector as he enters
a building or room;
❖ Subsequently, the right, rear and left wall shall be referenced as 3:00 o’clock,
6:00 o’clock, 9:00 o’clock positions respectively i.e following the clock
orientation;
❖ Each floor of the building shall be indentified as ‘level’ with level 0 defined as
the level where the main access is situated.

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APPENDIX A – Referencing System (Conti’)

❖ Clockwise concept

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APPENDIX A – Referencing System (Conti’)

❖ An example based on the floor plan

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APPENDIX B - BARIS
Priority Assessment
Scale
E4 U3 R2 N1
5 20 15 10 5
4 16 12 8 4
Condition
3 12 9 6 3
Assessment
2 8 6 4 2
1 4 3 2 1

No Matrix Score
❖Describes analysis that illustrates frequency
Plan and/or percentage concerning the defects in
1 1 to 4
Maintenance
Schedule of Building Condition.
Condition
2
Monitoring
5 to 12 ❖Might be presented in the form of bar chart,
pie chart, line or spider web charts.
Serious
3
Attention
13 to 20 ❖Overall defects findings are analysed and
shall be presented using Schedule of
Overall Building Rating Building Condition.
❖ICT/ related software (i.e. GIS, SPSS,
Building
No Score Microsoft Excel, BUILD-IR) shall be
Rating
1 Good 1 to 4 mentioned.
2 Fair 5 to 12
❖BARIS shall be used to indicate the overall
3 Dilapidated 13 to 20
building conditions.

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APPENDIX B – BARIS (Conti’)

Condition Assessment
Condition Scale Value Description (Value)
1 New/ As New Minor Servicing
2 Fair Minor Repair
3 Poor Major Repair/Replacement
4 Very Poor Malfunction
5 Dilapidated Damage/Missing

Priority Assessment
Priority Scale Value Description (Value)
Normal 1 Functional, only cosmetic defect
Minor defect, but can lead to serious defect
Routine 2
if left unattended
Serious defect, cannot function to an
Urgent 3
acceptable standard
Element/structure not function at all; OR
Emergency 4
Risks that can lead to fatality and/or injury

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APPENDIX B – BARIS (Cont’)
1) BARIS (adopted from CPBS 101)

2) Jadual Keadaan Bangunan (adopted from PWD)

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APPENDIX C – MEASURED DRAWING(Cont’)
❖ Provides full set of drawings/plan of the existing inspected building.
❖ Should provide “as-is”, that shows the existing condition of the building during the
course of inspection.
❖ Drawing/ plan depicts the actual existing condition/ space layout/ openings, as
apposed to designs or proposed conditions.
❖ Should be tidy & free from any marking (i.e. no marking of defects location).

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APPENDIX D – DEFECT INDICATION PLAN (Cont’)
❖ Must be in parallel & accordance to Schedule of Building
Condition & Defect Sheet.
❖ All defects must be shown in this plan/elevation, according to their
coding system.
❖ Only the coding is shown.
❖ Surveyor is free to include any photographs that might be useful in
reading this plan, provided that it is placed in a neat & tidy manner.

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CHECKLIST PREPARATION
Example: External compound
❖ Key issues that should be considered during checklist
preparation:
a) Identify the building element and component, sub element and
sub component, item, location;
b) Identify the types of defect, recommendation and condition;
c) The checklist should be used during building condition
assessment.

Building Name : FSPU Annex 3 Inspection Date : 27 Nov 2014

Sectors : External Compound Time : 1430 hrs
Surveyor (s) : MNB Space No. : R2
CONDITION
Ref DESCRIPTION OF REMARKS
No ELEMENT ITEM LOCATION RECOMMENDATION A B C
DEFECT
1) EXTERNAL COMPOUND
Interlocking Pavement
Road surface - Road paint
- Bitumen
Kerb - Paint - ‘Bahu jalan’ - Faded of paint - Repainting DSC 9499
- Concrete - ‘Bahu jalan’
Flag post
Planter Box
Ramp
Perimeter Drain
Landscape
Gate & Fencing
Service Pipes

A - Danger to occupant (Health & Safety)

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C - Need immediate action
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APPENDIX E – DEFECT SHEET (Cont’)
❖ Simplified format of the on-site survey checklist.
❖ Must be in parallel & is accordance to Schedule of Building Condition & Defect
Indication Plan.
❖ Information shall comprise of (but not limited to) defect sheet number, photograph/
sketch section, level, location, element/component, scoring information (i.e.
BARIS), defect description, possible causes & any necessary information.
❖ Sample is shown in Appendix E.

4 4 16

Remedial Works

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REFERENCES

 CPBS 101
 Hollis, M, 2000, Surveying Building (4th ed), Surveyors Publishers,
London.
 Property Surveying.(2009). Types of survey. Retrieved on 20/3/2011
from
http://www.propertysurveying.co.uk/newsletter/?page_id=2263Science.
 RICS.(2012).Building surveying Assessment of Professional
Competence. Retrieved on 22/3/2011 from http://www.rics.org/Global/
pathway_guide_building_surveying_dwl_pt.pdf
 Watt D.S., 1997, Building Pathology, Blackwell

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 THANK YOU……

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