PROCEDURE FOR BUILDING CONDITION SURVEY

PROCEDURE FOR BUILDING CONDITION SURVEY

The building condition survey is carried out by the Building Technicians on the request of the technical services officer. (Jacqueline Kenny, 2009).

Upon inspection of a property, the building condition survey should be completed under the following areas:

• Roof
• Walls
• Windows
• Doors
• Floor covering
• External
• Electrical/wiring
• Water mains/plumbing
• Ceilings

ROOFING

• Roof
• Flashing
• Gutters
• Down pipes
• Fixing
• Fascia
• Soffit
• Internal members

WALLS

• External
• External plaster
• External paint
• Pointing
• Plinth
• Plaster (internal)
• Internal paint
• Rising damp

WINDOWS

• Doors
• Floor covering

EXTERNAL

• External walls
• External paths
• Gates

ELECTRICAL/WIRING

• Electrical
• Compliance
• Lighting
• Heating
• Intruder alarm
• Fire alarm

WATER MAINS/PLUMBING

• Water mains
• Radiators
• Pipe work
• Toilet (Number)
• Basins (Number)

ROOF:

The roof is a piece of construction that is complex, made up of different part. The support structure alone must be carefully engineered to enable it to support the weight of your chosen cladding material and any additions, as well as resist pressure from strong winds and storm. Roofs have originated over time to incorporate elements which help to protect your home from the weather.

Guttering transports water away from your walls and foundations. Eaves do double duty by keeping sun and rain at bay, and flashing and cladding stops rain from leaking through the roof.

Eaves:

Eaves are usually the lower parts of the roof that project out beyond a house’s walls. While not always built into modern houses, they provide crucial shading and protection from the elements.

Guttering:

Guttering is usually an important of most roofs.

Roof flashing:

Roof flashing refers to metal sheeting (or sheeting of another material) which is used to prevent water from seeping into joints and holes in roof.

Roof penetrations:

Roof penetrations as the name implies, are holes in the surface of the roof. Penetrations need to be carefully planned to make sure that they’re properly weather sealed.

Roof cladding:

Roof cladding refers to the materials used on the surface of the roof (like tiles or steel sheeting). As well as determining how the roof looks, cladding also determines how well it performs.

WALL:

A wall is a structure that defines an area, carries a load, or provides shelter or security. There are many kinds of walls such as defensive walls in fortification, walls of buildings which are a fundamental part of the super structure or which separate the spaces of building sections sometimes for the purpose of fire safety, walls which hold back earth called retaining walls, offer protection from oceans or river as a levee.

Building Walls:

The walls of buildings purposes are to support roofs, floors and ceilings, enclose a space as part of the building envelope, along with roof to give buildings form, and to provide shelter and security. Building walls most often have three or more separate components: the structural elements (such as 2 x 4 studs in a house wall), insulation, and finish elements or surfaces (such as dry wall or paneling). In addition, the wall may house types of utilities such as electrical wiring or plumbing.

Maintenance of External Walls of Buildings:

Future maintenance of the external walls of the buildings, and that permanent access facility should be installed including.

• Providing safe and suitable passageways and working platforms
• Installing permanent cast-in anchors such as “sheep eye bolts” and bolts on the external walls of buildings for workers to hang their safety belts.
• Installing suspended working platforms at safe and suitable locations and providing suitable passage ways and equipment.
• Installing equipment on the external walls to stabilize the position of suspended working platforms. So as to improve the safety standard of maintenance works for the external parts of buildings and ensure the occupational safety of workers.

WINDOWS:

Windows have long used in buildings for day lighting and ventilation. Many studies have shown that health, comfort, and productivity are improved due to well ventilated indoor environments and access to natural light. However, windows also represent a major source of unwanted heat loss, discomfort and condensation problems.

In recent years windows have undergone a technological revolution. High energy efficient window and glazing systems are now available that can dramatically cut energy consumption and pollution sources: they have lower heat loss, less air leakage, and warmer window surfaces that improve comfort and minimize condensation.

These high performance windows feature double or triple glazing, specialized transparent coatings, insulating gas sandwiched between panes, and improved frames. All of these features reduce heat transfer, thereby cutting the energy loss through windows.

Maintenance of Windows and Doors:

Windows do not have a specific life span. However, owners are urged to pay a special attention to the conditions of individual parts of the windows (e.g. bar hinges, screws and rivets, etc) and arrange for repair or replacement if needed. Through proper use, regular inspection and timely maintenance, the safety of windows can be assured.

Why do Windows Fail?

According to the from the previous incidents of falling window, one of the major reasons is the failure of rivets/screws of the hinge due to corrosion or the wear and tear over time. Besides, lack of proper maintenance and improper use of windows are also the contributing factors for windows falling.

ELECTRICAL/WIRING:

In general refers to insulated conductors used to carry electricity, and associated device. Electrical wiring is used to provide power in buildings and structures commonly referred to as building wiring.

• Electrical Maintenance:

Electrical maintenance is the up keep and preservation of equipment and systems that supply electricity to residential, industrial and commercial building. It may be performed by the owner or manager of the site or by an outside contractor. The work is commonly performed on a schedule based on the age of the building, and the complexity of the electrical system. The main areas of general maintenance commonly include the power outlets and surge protectors, generators and lighting systems. These supply sources are checked for structural integrity as well as internal stability. The maintenance plan normally includes the regular replacement of burned out fluorescent and incandescent lights.

WATER MAINS/PLUMBING:

Plumbing is the system of pipes, drains fittings, valves, valve assemblies, and devices installed in a building for the distribution of water for drinking, heating and washing, and the removal of water borne wastes, and the skilled trade of working with pipes, tubing and plumbing fixtures in such systems. Plumbing is usually distinguished from water supply and sewage systems, in that a plumbing system serves one building, while water and sewage systems serve a group of buildings.

Water Mains Maintenance and Service:

Water maintenance service is responsible for maintenance of the drinking water distribution system.

The water distribution system consists of water main pipes leaving the filtration pant. This includes over 890 miles of water main, 6000 valves and 8000 fire hydrants, the services from the main to the curb and the service valves that control individual properties.

Possible causes of rusty water in city water main:

• Water main breaks
• Fire fighting
• Construction

References

Adenuga O.A and Iyagba R.O. (2010), Best maintenance practice for public building Journal of  housing corporations, Vol 5, 10-4.

Mahmoud M.I (2007). Assessment of the factors influencing the maintenance programme of a    large University. Building in Riyadh Journal of College of Architecture and planning, Vol 5, 22-   28.

Bokinni, S.K. (2006) Building Aftercare, Tony Terry Prints Lagos.

Olubanjo, A, (2005): Maintenance of Public Infrastructure Facilities,

A case study of Tertiary institution facility: A research Project, Building Tech. Department Yabatech, Lagos.