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					                       Pack 6

Building surveying

      Scenario   6.1
        Task 1   6.2
        Task 2   6.3
        Task 3   6.4
        Task 4   6.5
        Task 5   6.6
        Task 6   6.7
                            6.1 Scenario
Pack 6 Building surveying




                                         The client would like to buy a three bedroom semi-detached house. They have
                                         visited the property with an estate agent and have placed a holding deposit
                                         with the vendor’s solicitor as an intention of good faith. In England, unlike
                                         Scotland, ‘good faith’ actually means very little. If the vendor has another offer
                                         for the property at either the same price or a higher price, there is nothing to
                                         prevent them selling to someone else.
                                            The next stage would usually be for the client to secure a mortgage (a loan
                                         of money) to buy the property: this may be from a bank or building society
                                         or mortgage company. In each case the lender will require evidence from a
                                         professional person as to the true estimated value of the property. The value
                                         of any object or service is based on what someone is prepared to offer and
                                         not what the person selling wants. The mortgage lender will require a written
                                         statement of what the property would fetch if it was sold at auction, not in
                                         an estate agent’s window. The reason for the difference is that if the borrower
                                         (the client) defaults on the repayments, the lender will require all the money
                                         to be repaid including expenses. They will not want to wait for someone else
                                         to buy the property, so they will sell it at auction to the highest bidder. Whilst
                                         the property may be advertised in an estate agent’s window at, say, 250,000 it
                                         may only fetch 230,000 at auction, so that is how much they will lend. There
                                         are variations though. If, as has happened over the past few years, property
                                         prices have significantly increased, the lender may consider advancing the full
                                          250,000, gambling that the property will increase in value quickly to cover the
                                         difference.
                                            You will find Building in the 21st Century, Chapter 3, useful with the following
                                         tasks.


                            6.2 Task 1

                                         Explain which survey would be suitable for the lender to decide how much to
                                         advance.


                            6.3 Task 2

                                         Unfortunately many house buyers think that the survey for task 1 will report
                                         on what defects and possible faults might be in the house.
                                           Explain why the house buyer is mistaken. What surveys would be required
                                         and who would be employed to carry out such a survey?
                                           Building surveying can often be a bit like being Sherlock Holmes. What is
                                         on show may be covering a major problem. A professional surveyor requires
                                         an indemnity in case something goes wrong or something is missed out. In
                                         today’s society, suing tends to be commonplace; therefore it is essential that
                                         the surveyor clearly states what they can actually see. If there are signs of


 2                                                                                                  Pack 6 Building surveying
                                                                                                     Pack 6 Building surveying
                  Figure 6.1 Broken down water pipe and cracked masonry.


                  a possible problem, or from experience there are commonly problems, it is
                  the duty of the surveyor to report such suspicions by recording that ‘further
                  inspection’ is advised. The intention is to bring to the client’s attention that
                  there may be a possible problem, but without actually seeing the problem it
                  can only be an educated guess. However, the surveyor should not guess: facts
                  are required. If a surveyor has omitted to report their suspicions, they could
                  end up in court on a claim for negligence.


Pack 6 Building surveying                                                                                       3
                            6.4 Task 3
Pack 6 Building surveying




                                         Using the suggested checklist carry out a conditions survey on where you live.
                                                                                                                              Job No: 10/

                                          Address
                                          Date             Surveyor                         Weather      Snow   Dry       Wet      Dry      Wet
                                          /   /2...                                         conditions           /        /        /        /
                                                                                                                 cold     cold     hot      hot
                                                                                                                        Circle as appropriate
                                                                              Condition survey checklist
                                          Front elevation


                                                      Roof -- condition of roof coverings / protrusions / chimneys / flashings /
                                                      fillets / abutments
                                                      Guttering / fascia / soffit
                                                      Upper walling
                                                      Upper storey windows
                                                      Lower storey walling
                                                      Lower storey windows and doors
                                                      Down water pipes
                                          Left or right flank wall as applicable
                                                      Roof / protrusions / chimneys
                                                      Guttering / fascia / soffit / verge
                                                      Upper walling / gable
                                                      Upper storey windows
                                                      Lower storey walling
                                                      Lower storey windows and doors
                                                      Down water pipes
                                          Rear elevation
                                                      Roof / protrusions / chimneys
                                                      Guttering / fascia / soffit
                                                      Upper walling
                                                      Upper storey windows
                                                      Lower storey walling
                                                      Lower storey windows and doors
                                                      Down water pipes
                                          Rooms
                                                      Ceiling / coving / cornice / rose
                                                      Wall surfaces
                                                      Window opening/s




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                                                                                                       Pack 6 Building surveying
                             Door opening/s
                             Door action / binding / twisting
                             Door lock / latch / security
                             Light switches
                             Pendant light flex / fitting / recessed or wall lights -- function
                             Radiator -- condition of valve / lockshield / leakage
                             Radiator -- condition of
                             Storage heater -- condition of flex and approx. age of front plate
                             Condition of skirting board
                             Position of skirting board in relation to the finished floor
                             Condition of floor covering
                             Condition of suspended floor decking
                             Condition of floor joists -- are there any springy areas or areas that
                             creak?
                    Stairs
                             Condition of ballustrading / handrail
                    Services
                             Approximate age of wiring
                             Consumer unit / fuse box / RCD / MCB / earthing
                             Gas meter / stop valve
                             Water meter / stop cock / drain cock


                    The checklist is not exhaustive and should be used as a guide only. Professional
                    surveying companies will probably have their own printed checklist or have
                    electronic notebooks with software allowing the surveyor to add comment in the
                    field.



                     To help you know what to look for, read Chapter 3, sections 3.3, 3.6 and 3.7
                  in Building in the 21st Century.
                     Many people do not want to buy property and prefer to rent it. The owner of
                  the property may be the landlord as well. Flats and maisonettes, for example,
                  often have both a landlord and an owner. The landlord owns by title deed the
                  land; another person or persons may own the structures. Renting property is
                  often carried out by an agent working on behalf of the owners. The agent will
                  handle the contractual side and receive a fee. The owner has legal obligations
                  toward the tenant (person/s renting the property). Unless the building is new
                  it would be unfair to expect everything to be in perfect condition. For example,
                  the bath may have a slight water stain or the enamel may be marked or chipped.
                  The kitchen worktops may have marks or cuts in the surface. It is similar to
                  renting a room in a hotel: you will not be buying the property, just renting it
                  for a period of time.
                     Renting a flat is slightly more involved. The owner, either directly or via the
                  agent, will require a complete statement on the condition of the property, right
                  down to the marks on the wallcovering.



Pack 6 Building surveying                                                                                         5
                            6.5 Task 4
Pack 6 Building surveying




                                         Explain why such a detailed report would be needed and who would carry
                                         out such an inspection.



                                                                                                                                     Job No: 10/

                                          Address
                                          Date             Surveyor                         Weather        Snow     Dry       Wet      Dry    Wet /
                                          /   /2...                                         conditions               /        /        /      hot
                                                                                                                     cold     cold     hot
                                                                                                                            Circle as appropriate
                                                                              Dilapidation survey checklist
                                          Front elevation


                                                      Roof -- condition of roof coverings / protrusions / chimneys / flashings / fillets
                                                      / abutments
                                                      Guttering / fascia / soffit
                                                      Upper walling
                                                      Upper storey windows
                                                      Lower storey walling
                                                      Lower storey windows and doors
                                                      Down water pipes
                                          Left or right flank wall as applicable
                                                      Roof / protrusions / chimneys
                                                      Guttering / fascia / soffit / verge
                                                      Upper walling / gable
                                                      Upper storey windows
                                                      Lower storey walling
                                                      Lower storey windows and doors
                                                      Down water pipes
                                          Rear elevation
                                                      Roof / protrusions / chimneys
                                                      Guttering / fascia / soffit
                                                      Upper walling
                                                      Upper storey windows
                                                      Lower storey walling
                                                      Lower storey windows and doors
                                                      Down water pipes
                                          Rooms
                                                      Ceiling / coving / cornice / rose
                                                      Wall surfaces
                                                      Window opening/s




 6                                                                                                                                Pack 6 Building surveying
                                                                                                             Pack 6 Building surveying
                             Door opening/s
                             Door action / binding / twisting
                             Door lock / latch / security
                             Light switches
                             Pendant light flex / fitting / recessed or wall lights -- function
                             Radiator -- condition of valve / lockshield / leakage
                             Radiator -- condition of
                             Storage heater -- condition of flex and approx. age of front plate
                             Condition of skirting board
                             Position of skirting board in relation to the finished floor
                             Condition of floor covering
                             Condition of suspended floor decking
                             Condition of floor joists -- are there any springy areas or areas that creak?
                    Stairs
                             Condition of ballustrading / handrail
                    Services
                             Approximate age of electrical wiring, switches and sockets
                             Consumer unit / fuse box / RCD / MCB / earthing
                             General condition of the gas intake (if applicable) -- is it earthed bonded?
                             General condition of the water rising main. Which material has been used:
                             lead, copper, galvanised steel barrel, or polythene?
                             Condition of and function of sanitary items: bath, basin, bidet, shower, WC
                             Condition of kitchen sink and utility sinks (if applicable)




6.6 Task 5

                  Using the checklist supplied, produce a simple dilapidation survey on where
                  you live.


6.7 Task 6

                  Property is a possession and as such needs to be maintained. Companies such
                  as pension and real estate companies often invest very large sums of money in
                  new office blocks to beat inflation and produce an income from rent without
                  reducing the capital investment. However, the investments are generally very
                  long term. Over the period of ownership fashion changes, and materials and
                  equipment need replacing. The costs can range from thousands to millions
                  of pounds, from changing motors or pumps to re-roofing or changing all the
                  windows. To enable a budget to be put aside for such work a specialist survey
                  will be required.
                    Identify what type of specialist survey would be used. Include a list of suit-
                  able headings. Look at Chapter 3, section 3.5 in Building in the 21st Century.




Pack 6 Building surveying                                                                                               7

				
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