MALAYSIA BUILDING SURVEYOR UM

House Buyer Cheated / Conned / Swindled By Bank - No More BLR Since 2004

2008-07-02T09:39:00.007+08:00

Source & Copyrights: Bank Negara Malaysia

House Buyer Cheated / Conned / Swindled By Bank - No More BLR Since 2004
Bank Negara introduces new interest rate mechanism
New Straits Time 24/04/2004 Zainul Arifin

KUALA LUMPUR, April 23: Bank Negara today introduced a new, more market-oriented interest rate mech-anism that will trigger greater competition among banks and finance companies, likely to result in lower lending rates for some products.

Under the new framework that will take effect immediately, banks will have more flexibility in determining their lending rates for their range of products.

Governor Tan Sri Dr Zeti Akhtar Aziz said from now on, banks would determine their own base lending rates, or BLRs, based on a newly introduced overnight policy rate (OPR), and thus be able to adopt a more competitive rates pricing strategy.

Bank Negara will only need to be informed seven days before of any changes planned in the BLRs by banks, she said.

Previously, the BLR, a major factor in the determination of lending rate, was fixed by Bank Negara at six per cent.

The use of the OPR now fixed under the new framework at 2.70 per cent as an anchor to calculate BLRs, as opposed to the use of the 4.5 per cent intervention rate under the previous mechanism, will lead to lower bank lending rates in the medium-term, analysts said.

To promote competition and let consumers shop around for the best rates to suit their needs, Bank Negara will from June display on its Bankinfo website comparative interest rates of all products offered by banks and finance companies.

"The new interest rate mechanism allows banks to set their own base lending rates based on their cost structures and business strategies," said Association of Banks in Malaysia executive director Wong Suan Lye.Mayban Securities' banking analyst Norli Abdul Khalim said competition among financial institutions on rates would be good for consumers.

"It's a very competitive environment in the banking industry at the moment, so banks need to have low interest rates and an efficient cost structure.

"They also cannot simply raise their interest rates to, let's say, BLR plus four or five per cent, as borrowers would turn to their competitors instead," she said.

Zeti said some banks were already offering competitive rates, some below the BLR of six per cent, such as for mortgages. Industry estimates put the current average lending rate at 6.11 per cent.

She also said in line with the more transparent structure, lenders would from now on have to have a higher degree of disclosure on the lending rates, fees and charges, as well as risks associated with specific financial products.

"(The rate) change is being introduced at a time when monetary policy can remain unchanged for some time to come and thereby continue to remain supportive of the economy," she said.

Low interest rates will remain for some time because of a favourable economic and financial environment, monetary and financial stability, progress in financial infrastructure development and low inflation, she said.

Lending for the priority sector, such as housing loans for the lower income group for purchase of homes at RM180,000 and below, will still be capped at the lower of BLR + 1.75 per cent or nine per cent.

Bank Negara Policy (Full pdf copy)

8. REQUIREMENTS ON TRANSPARENCY AND DISCLOSURE

8.1 To ensure consumers are able to make informed financial decisions and treated fairly in their credit facility arrangements, banking institutions are required to ensure that reference rates and deposit rates, including the effective dates of these rates, are prominently displayed in their banking halls and websites.

8.2 Banking institutions are also required to publish changes to the reference rates (other than cost plus) in the major newspapers no later than the effective date of the revision.

8.3 Customers must be well-informed of the availability and different loan packages, types of reference rates and differences in the reference rates used for the different loan packages and appropriately advised on the loan package that best suit their needs and repayment capacity. Banking institutions are required to disclose the effective lending rate and total repayment for the different loan packages to facilitate comparison and decision-making by borrowers.

Illustration:
Assume a housing loan of RM100,000 with repayment period of 20 years. The housing loan packages are priced using Mortgage Base rate (reference rate) and BLR.

Disclosure requirement

Housing Loan Package Priced at Mortgage base rate Priced at BLR
Year 1 4.00% (Mortgage rate) 2.5%
Year 2 5.00% (Mortgage rate+1%) 7.15% (BLR+0.4%)
Year 3 and thereafter 6.00% (Mortgage rate+2%) 7.65% (BLR+0.9%)
Total repayment RM168,344.74 RM188,310.33
Note: Mortgage at 4.00% p.a. was with effect from dd/mm/yy
BLR at 6.75% p.a. was with effect from dd/mm/yy
The mortgage rate and BLR as subject to change from time to time

8.4 Customers must be informed at loan origination of how changes in interest rate could affect the installment amount and/or repayment period of the said loan.

8.5 Banking institutions must clearly provide the option for existing customers to switch to new loan that is priced using a reference rate other than BLR when the product are introduced. Such option must be made available at minimal cost. The information on the impact, terms and conditions, cost of switching to other loan packages, details of switching cost and other relevant cost must be disclosed clearly in a manner that will be easily understood.

Building Surveyor In Government Agency

2008-01-19T12:36:00.000+08:00

Jabatan Kerja Raya, Bahagian Juruukur Bangunan
Dewan Bandaraya Kuala Lumpur, Jabatan Bangunan
Majlis Perbandaran Kajang, Bahagian Bangunan
Majlis Perbandaran Subang Jaya, Jabatan Bangunan
Majlis Perbandaran Pulau Pinang, Jabatan Bangunan
Majlis Perbandaran Ampang Jaya, Jabatan Kejuruteraan

Building Surveying - When and How

2008-01-19T11:34:00.000+08:00

Source & Copyrights: Cove Consultancy

Pre-Construction
It is importance to carry out building condition survey especially for the existing property and building next to construction site.

Property and Building Maintenance
It is important to establish a maintenance programme and audit the functionality of building at a frequent basis.

Repair and Refurbishment
It is important to establish a quality repair and refurbishment programme.

Handing Over To Management Cooperation
It is important to record down the existing condition of a property and building before handover to the MC.

Buying A Property and Building
It is important to record the existing condition of the building in regards of the defects and their cost of rectification work.

Building Control For Gated Community
It is important to establish a guideline to control the construction and renovation activities within the community.

House Defects Inspection
It is important to record all the defects before taking actions against the developer.

Building By-Laws and Regulations
Provides consultancy services to property and building owners, resident associations and MCs.

Choose The Right Building Survey

2008-01-19T11:33:00.000+08:00

Source & Copyrights: Cove Consultancy

Single Issue Report
A report on a particular area of concern.
The spoof particulars of Fawlty Mansions give particular examples. Such reports are often required by those who already own the building. What is wrong? - how do we put in right? - specification - quotations - liability for cost - supervision.

Condition Survey
A snapshot of the condition of a building, or part of a building. Usually a typed schedule, often illustrated with photographs and / or sketches. Condition surveys are sometimes required to be annexed to a lease where there is agreement with the landlord to hand back a property in no worse condition, particularly where a property is old and not in good condition, but still fit for its purpose, such as with many business premises. Condition surveys are nearly always appended to Party Wall Awards prior to building work commencing so as to record the condition of adjacent property and protect a building owner against unwarranted claims for damage caused by works in progress. Sometimes the condition survey will be photographic only, in which case we use high quality photographic equipment and high resolution film with output to either colour laser printer or CD ROM.

Dilapidations Survey
A survey for landlord or tenant to record defects and wants of repair, sometimes costed. Leases spell out who is responsible for repair and maintenance. A dilapidation survey may be required during the lease or at the end to require landlord or tenant to keep their part of the bargain.

Home Buyer Survey and Valuation Report
This is an economy service designed by the Royal Institution of Chartered Surveyors for the cost conscious home buyer. It will provide an overall opinion of the general condition of the property but does not offer additional useful features such as providing Guideline Budgets for any defects that may be identified. It doesn't detail every aspect of the property, and only focuses on urgent matters needing attention. It’s not usually suitable for properties in need of renovation, or if you’re planning major alterations.

Building Survey
A building survey (until recently known as a "structural survey", for which see below) is a report on the general condition of a property and is the only type of survey appropriate for purchasers of houses and flats in our area. It follows a detailed examination of the fabric of the building by an experienced and professionally qualified surveyor who knows what to look for and where to look.
It comprises:
* An appraisal of the form and materials of construction.
* A technical analysis of significant defects revealed and advice on appropriate further actions.
* Identification of less significant defects, general disrepair and shortcomings in the physical condition, maintenance and design of the building.

Building Surveying Wiki

2008-01-19T11:06:00.000+08:00

Source & Copyrights: Wikipedia

Building Surveying emerged in the 1970s as a profession in the United Kingdom by a group of technically minded General Practice Surveyors. Building Surveying is a recognized profession within Britain but not widely recognized overseas although there is growth of the profession within Australia. The Services that Building Surveyors undertake are broad but include:

* Construction design and building works
* Project Management and monitoring
* Planning Supervisor under CDM Regulations
* Property Legislation adviser
* Insurance assessment and claims assistance
* Defect investigation and maintenance adviser
* Building Surveys and measured surveys
* Handling Planning applications
* Building Inspection to ensure compliance with building regulations
* Undertaking pre-acquisition surveys
* negotiating dilapidations

Building Surveyors also advise on many aspects of construction including:

* design
* maintenance
* repair
* refurbishment
* restoration

Clients of a building surveyor can be the public sector, Local Authorities, Government Departments as well as private sector organisations and work closely with architects, planners, homeowners and tenants groups. Building Surveyors may also be called to act as an expert witness. Building surveyors must undertake an accredited degree qualification and undertake professional training for a period of at least two years, at the end of which sit an assessment of professional competence. Professional organisations for building surveyors include CIOB and RICS.

Make Building Inspections

2007-11-14T17:29:00.000+08:00

Resource & Copyrights: New Straits Times

22/10/07
By Chris Prasad

Faulty piping, rotting panels and cracking walls. These are just some of the many faults that can arise as a result of shoddy workmanship.

For these reasons and more, it is high time building inspection be made a mandatory part of the house purchasing process, say industry watchdogs.

"Buying a house is perhaps the most important and most expensive investment most Malaysians will ever make," said Eastern Regional Organisation for Planning and Human Settlements (Earoph) secretarygeneral Khairiah Talha.

"However, this all too often turns out to become a buyer's biggest nightmare... just because he or she doesn't have the expertise to suss out or foresee inconspicuous defects before signing on the dotted line."

Pointing out that this is as likely to happen in new housing projects delivered under the highly encouraged Build- Then-Sell scheme as it is with purchasing a used unit from the secondary market, she said "building inspections are important because professional inspectors know exactly what to look for".

"They have the trained eye to identify faults disguised by cosmetic improvements, which may be missed by laymen."

According to Khairiah, this is why the country's real estate industry needs to emulate the likes of Singapore, Australia and several European nations that have made pre-purchase building inspection common practice.

In Australia, buildings are even graded based on a professional building inspector's report.

These inspectors are guided by strong codes of ethics that are set by the national Inspection of Building Standards and upheld by regional building inspection institutes.

"It is important to note that home inspectors in Australia are also held accountable for their reports," said Khairiah.

"Buyers are protected by law and insurance indemnity is taken out by the inspectors to safeguard them from any consequences arising from misleading reports... this is the kind of structure I hope can be implemented in our country."

Typically, she said a thorough inspection should pinpoint:
- Structural cracking or deformities on walls, roofs and floors;
- Dampness leading to rotting or unsound structure;
- Damage to timber caused by fungal decay, wood borers, termites or by industrial chemicals;
- Defective plumbing and drainage systems; and
- Superficial repair work.

In addition, the home inspector's report will estimate the cost of remedying any defects found.

ArchiCentre, the building advisory service of the Royal Australian Institute of Architects set up in 1981 to assist home buyers, new home builders and renovators, says in its website (www.archicentre.com.au) that house buyers are often deceived by "cover up jobs aided by DIY products".

Its head Robert Caulfield said many cover-ups are "effective because prospective buyers don't know what to look for, and where".

"They fail to understand cost of these hidden problems... a house that looks perfect the untrained eye may be some hiding some nasty surprises."

Common "weapons of deception" include the use of inferior gap fillers, wall panelling, or newly painted surfaces.

Cover-ups can even take form of strategically placed furniture, potted plants and rugs.

Earoph's Khairiah pointed out that in countries such as Singapore, Australia and the United Kingdom, the job of inspecting buildings typically falls on the shoulders architects, civil and structural engineers, or building surveyors who also have an architectural or engineering degree as well.

Although Malaysia has not made building inspection mandatory, there nevertheless are a few architectural and building survey firms that offer such a service.

However, the use of their inspection service is not widespread and the extent of the checks they conduct is usually limited to a client's specific request.

This is largely because the cost involved can be hefty especially in the case of large properties and commercial buildings.

An advocate for the wider use of the service is architect and BIS Building Inspection Services principal Akbal Singh Sandhu, who believes the cost of the exercise is one reason why the service is commonly relegated to the "unessential" tray (see sidebar).

But, he says, the money spent "can ultimately save property buyers thousands of ringgit or more".

"House buyers in Malaysia need to be educated about their rights... they have to be made aware of the issues they face, and they have to demand quality for the huge sums of money they are paying for their property," he said.

Akbal, who has to date inspected more than 1,000 buildings around the country, pointed out that buyers who don't consider defects and shoddy workmanship as important are allowing themselves to be short-changed.

Building surveyors, he explained, can provide the expert eye buyers need when deciding on a property to buy because they are familiar with building by-laws and knowledgeable about various building guidelines.

These range from the specified heights and lengths for staircases to the amount of ventilation a room should have.

Despite the cost issue, Akbal said he is confident the use of building inspection services will grow as the nation becomes more industrialised and the people more sophisticated.

Issues pertaining to quality, he said, have already been making headlines and it is only be a matter of time before buyers "naturally engage professionals for advice before making a major purchase".

Echoing Akbal's sentiments, is Specialised Surveying Solutions Sdn Bhd operations and liaison director Leon Hamid, who said more and more buyers are realising the need for expert help before confirming their purchasing decision.

Since his company was set up in March last year, its clientele has increase from two to eight a month, with inquiries increasing by 20 per cent.

Service users are mostly young professionals and firsttime buyers in their 30s and 40s.

"If you're buying from the secondary market, home inspection is important," advised Hamid.

"It can shed light on the amount you should be prepared to pay for repairs, or even save you from a disastrous purchase.

"If you're buying from the primary market, an inspector's report can be used to hold developers accountable for any shoddy workmanship."

National House Buyers Association (HBA) secretarygeneral Chang Kim Loong agrees that building inspections can save the buyer from unnecessary heartaches.

It can also serve as an effective tool to promote greater accountability among developers, he said, and is willing to put his association behind any move to make building inspection common practice in Malaysia.

"Several parties are lobbying for this... besides HBA, they include the Institute of Surveyors Malaysia," he said.

"Most people are under the mistaken belief that local councils issuing Certificates of Fitness for Occupation or professionals awarding Certificates of Completion and Compliance are able to ferret out defects and shoddy workmanship, but this is not true.

"Their duties are to ensure that no by-law or safety issues have been violated. The local council officers and building professionals are not quality assurance officers, nor do they have that kind of authority.

"The best way to have peace of mind is to engage an independent party to make sure the property you buy will bring pleasure instead of pain."

Why Buildings Decay

2007-10-24T14:59:00.000+08:00

Source & Copyrights: National House Buyers Association

by
Dr. A. Ghafar Ahmad
Paper presented at the E & O Hotel, Penang on December 11, 1994
(Organised by the Penang Heritage Trust)

Intro

The term conservation has become familiar to almost everybody. From newspapers to television, from small meetings to international conferences, people often raise issues of conservation in regard to wildlife, rain forest or even historic buildings. Conservation by definition is guardianship providing for maintenance, preservation or protection of what presently exists, from being destroyed or changed in an inappropriate manner. For wildlife conservation, it implies a protection of endangered animals and plants collectively from being harmed and killed either by people directly or by indirect human activity. In nature, there is the implication of maintaining an ecological balance in steady state. Similarly, conservation of building requires preservation and maintenance of buildings of the past, which have historical and architectural significance. It is a process which leads to the prolongation of the life of cultural property and for its utilization now and in the future.

Building conservation has long been of concern, although its popular applications is relatively recent in origin. In Malaysia, the practice of building conservation is considered new in the local architectural scene. In the past few years, many historic buildings have been preserved and conserved while others have been converted to become premises for a bank, restaurant, information centre or a printing office.

Before practising building conservation, one including an architect, building contractor, planner or anyone who has the interest in saving an historic building must have a broad understanding of the field itself. This is of course to ensure that any action carried out during the conservation work is properly performed and is in accord not only with the building requirements but is within the scope of contemporary knowledge of the subject. The main purpose of this paper is to study the common problems of historic buildings in Malaysia and proportion of building conditions. This includes a discussion on building materials and their common problems or defects mainly of timber, stone, brick and plaster.

Present Situation of Building Conservation in Malaysia

Before going to the technical aspects of building conservation, the present situation of building conservation in this country should first be highlighted. As we already know, Malaysia is one of the fortunate countries that has many historic buildings which are of immense architectural and historical values. It is believed that there are more than 37,000 historic buildings built between 1800 and 1948 throughout the country which are worthy for preservation and conservation.

Like many other countries in which building conservation seems a fairly new practice, Malaysia faces several problems in dealing with the issues of historic buildings. First, the present legislation on historic buildings is not sufficient and suitable to protect such buildings from being demolished and destroyed. There are presently four Acts and Enactments which show some aspects of building conservation even though it is felt that their application and formulation are restricted and not intended to address the question of heritage conservation extensively. With the country's current rapid development in which the practice of demolishing historic buildings has been the norm, none of these pieces of legislation is comprehensive enough. Second, there is no suitable systems for discovering and recording the historic buildings in the country. The systems are quite important in building conservation, particularly among other things to locate the building location, function and owner; classify the buildings into their functions, assist the authority in keeping a record on the buildings for future research and funding; and measure building defects and assess remedial measures. Finally, there is lack of technical knowledge in repairing and maintaining historic buildings. This is a major problem because almost all conservation jobs involve both repair and maintenance stages requiring an understanding of and analysis of building defect diagnoses.

In Malaysia, under the Antiquities Act 1976 a historic building or monument aged at least 100 years old can be listed or gazetted by the Government through the Museum Department to give protection and encouragement for preservation and conservation. At present, there are 51 buildings and 86 monuments which have been gazetted. Out of these 51 gazetted buildings, only 21 buildings are British colonial architecture. Most of them are owned by the government even though there are many privately owned buildings which are of architectural and historical values. Example of historic buildings in Malaysia are traditional Malay houses, mosques, churches, palaces, clock towers, prisons, government offices, institutional and commercial, residential, schools, railway stations, hotels and guest houses; and monuments.

Buildings Materials and Their Common Defects

Most of the historic buildings in Malaysia use building materials which are easily available locally. Such building materials include timber, stone, brick and plaster. In the care and conservation of historic buildings, understanding the nature of the building materials and accurate diagnosis of defects is most important. This is because historic buildings are, like older people, vulnerable to all sorts of diseases. Therefore, in order to tackle the diseases, conservation architects, contractors, specialised engineers and those involved in building conservation should first become familiar with the building materials in common use before going deeper into the proper techniques of preservation. Common building materials such as timber, stone, brick and plaster will be discussed as well as the causes of decay in each of the materials.

Timber has long been used by man especially in building construction. It is the most useful material available for wall, floor, roof and other structural framing. All commercial timbers can be classified into softwoods (such as Pine, Fir and Damar Minyak) and hardwoods (such as Chengal, Meranti and Kapur), depending on the characteristics of their grains, weight and moisture content. In general, timbers either of softwoods or hardwoods have a moisture content of between 12 to 15 per cent. Normally, a well dried timber has a moisture content of 12 per cent. If the moisture content of the wood exceeds above 20 per cent, fungal rots, insect infestation and termite attack will eventually take place. This will further lead to structural failure. Therefore, before timber is being used for building construction, it is important for the material to be seasoned and preserved. The primary aim in seasoning timber (either of air or kiln seasoning) is to render timber as stable as possible, for the timber increases its strength properties as it dries. On the other hand, the preservation of timber, usually by chemical processes either before manufacture or after, concentrates on fungicidal preservation, flame-proof protection and water-repellence application.

Like timber, stone has been used in building construction for thousands of years. Due to its natural durability and strength, stone is used for structural columns, exterior walls, staircases, window framing as well as roofing materials. Stone comes in different types and properties ranging from the hard impervious such as granite, slate, marble to the softer and pervious sandstone and limestone. Although stones will last for many hundred years, its tendency of decay in any kind of weather is possible. Such weathering occurs in three situations. First, the attacks from soluble salts especially when it comes up from the ground where there is no damp course, in locations near seas or from a heavily polluted atmosphere. Second, trouble arising from the slow build-up of soot deposits and dust, leading to possible onset of decay due to small vegetation organisms. Third, the straight forward erosion by wind and rain. Stone will become saturated when it is exposed excessively to driving rain. As a result, its surfaces becomes marked and rough. Besides weathering, stone may also decay through faulty materials and workmanship.

Another type of material used in buildings masonry is brick or burnt clay block. Brickwork has been used in many historic buildings in Malaysia, particularly the ones built during the British occupation. Some of the colonial buildings have exposed brick walls and others are plastered and painted. Old bricks are slightly different than modern bricks. The texture of modern bricks looks closer and smoother, and the edges are straighter and sharper compared to the old materials. Colour and size are also different. Brick may decay through weathering process including sulphurous smoke caused by polluted atmosphere, water penetration through small holes and openings of the brick as well as mortar joints; and dampness in wall caused by no damp course in locations near sea or river. Brick may deteriorate due to harmful vegetation and also mould or fungal growth that accumulate in the brick surface. Brick can also decay due to cracks caused by structural movements. Such structural movements may come from building foundations when subsoil is compressed through the decades or centuries followed by wall deflections due to the foundation weakness or an uneven loading distribution from above wall structure.

Like timber, stone or brick; plaster tend to deteriorate over a period of time. Plaster normally contains lime, sand and water; and sometimes chopped animal hairs to give tensile strength. Plaster are used widely in decorative panels, ceiling renderings, cornices and internal walls. Causes of deterioration include direct exposure to driving rain, condensation, evaporation, air pollution, aerosols, capillaries, thermal stresses, vegetal causes, insect attacks, animals and human activities. Plaster may become cracked due to either shrinkage or movement in the substrate. Shrinkage usually occurs early in the life of the building but substrata movement is often the reason for failure in historic situations.

Common Problems of Historic Buildings

I have carried out building surveys and inspections covering site investigations, structural survey, building condition and defects, air-conditioning systems; and photographic study on 70 selected colonial buildings built between 1800 and 1930 throughout Peninsular Malaysia. Each building was studied externally and internally following permission from its occupants or owners. The buildings are located in Penang, along the west coast, in central regions, a few areas on the east coast and other remote places; representing a geographical cross-section of colonial architecture throughout the Peninsular Malaysia. The main purpose of the surveys and inspections is to study the common building defects or problems and proportion of building conditions.

Of the 70 colonial buildings surveyed, 27 buildings were built between 1900 and 1920. Followed by 20 buildings built during 1880 and 1920, 11 between 1920 and 1930, 6 between 1860 and 1880, 3 during 1800 and 1820; and the other 3 between 1820 and 1860. From the survey, 18 buildings or 26% of the total buildings were in good condition. However, the other 52 buildings or 74% shared some common building defects or problems. It was found from the study that sometimes one building shared 3 or more common building defects, depending on its location, age, building materials and changes in use. There are 12 common building defects or problems, which are fungal stain or harmful growth, peeling paint, defective plastered renderings, poor installation of air-conditioning units, defective rainwater goods, decayed floorboards, cracking of walls, erosion of mortar joints, dampness penetration through walls, roof defects, insect or termite attack; and unstable foundation. The most common building defects, found on 27 out of 52 buildings, is fungal stain or harmful growth carrying 51.9%. Other common defects or problems include erosion of mortar joints 38.4%, peeling paint 30.7%, defective plastered rendering 21.1%; and poor installation of air-conditioning units 28.8%.

Causes to the Common Problems:

Fungal Stain / Harmful Growth
Fungal stain or mould usually occurs when there is a presence of water or high moisture content in masonry walls. It can easily flourish in environmental conditions of high humidity and lack of ventilation. Fungal stain can be seen on wall surfaces of a bathroom, kitchen, near rainwater goods including down pipes and gutters; and at washing areas.

Harmful growth including creeping and ivy plants can grow on either stone or brick walls. This happens when dust and dirt penetrate small holes, openings and cracks in the walls and mortar joints creating a suitable ground for any seeds to grow. The condition becomes worse when there is water penetration through the holes. Roots can go deep into the existing holes causing further cracks and water penetration.

Erosion of Mortar Joints
Basically, the main function of a mortar joint is to even out irregularities of individual blocks, whether they be of stones or bricks. At the same time it provides some adhesion between the blocks. Causes to the erosion of mortar joints include a presence of salt crystallization, scouring action of winds; and disintegrating effects of plant growing on a wall or water penetration leading to the concentrations of moisture and dampness. Decayed mortar can be removed forcibly by the use of a mechanical disc or carefully raked out by using a knife or spike manually.

Peeling Paint
Peeling paint usually occurs on building facades, mainly on plastered walls, columns and other areas which are exposed to excessive rain and dampness. Some buildings located near the sea may face a much greater risk once the signs of peeling paint are visible on the exterior walls. This is because the amount of constant wind, rain and sun received can easily turn the surfaces of the paint to be chalky and wrinkled or blistered. In many historic buildings, there are layers of paints being applied on plastered walls. Apart from lime wash, there are many types of paints used on wall surfaces including emulsion, oil-based, tar, bituminous and oil-bound water paint. All of these require different methods of removing depending on the nature and conditions of the paints.

Poor Installation of Air-Conditioning Units
Most of historic buildings in Malaysia were built without air-conditioning systems. Where buildings have to contend with high humidity and warm temperatures, the need to install air-conditioning systems to meet modern building requirements seems necessary. Window units and openings are usually closed and sealed to maintain cool air inside the buildings. Depending on the building function, structures and the effects on building fabric; one should consider four main aspects before deciding to install the air-conditioning units in any historic buildings. Firstly, the cooler and drier air produced by the air-conditioning systems may possibly cause shrinkage of building materials. Secondly, there will be a possibility of condensation either on the surfaces or within the structure of the fabric. This allows the build-up of mould or fungal stains. Thirdly, there may be problems of installation which include difficulties in installing the units. Finally, from the aesthetic point of view, the installations of the air-conditioning systems in some historic buildings were unfortunately carried out in a poor manner by simply placing the units on windows, walls or at front facade. This affects the appearance of the buildings.

Defective Plastered Rendering
In many historic buildings, defective plastered rendering occurs mostly on external walls, columns and ceiling. In a humid tropical climate, the defects of rendering are normally caused by biological attacks arising out of penetrating rain, evaporation, condensation, air pollution, dehydration and thermal stress. Other causes may come from mould or harmful growth, insects, animals and traffic vibration. Prior to being decomposed and broken apart, plastered rendering may become cracked due to either shrinkage or movement in the substrate itself.

Cracking of Walls / Leaning Walls
Apart from distributing loads from roofs and floors to foundations, external walls may be harmful to a building if they are structurally unsound. Cracks in wall, either vertical or diagonal, are common symptoms of structural instability. Such defects should be investigated and the cause diagnosed in either the foundations, weak materials and joints; or any shrinkage or thermal movements such as timber window frames. Diagonal cracks, which often being widest at the foundations and may terminate at the corner of a building, often occur when shallow foundations are laid on shrinkable sub-soil that is drier than normal or when there is a physical uplifting action of main roots of a large tree close to the walls. Furthermore, there are a few causes to the problem of leaning walls including spreading roof which forces the weight of a roof down towards the walls, hogging and sagging due to soil movement, weak foundations due to presence of dampness, shrinkable clay soil or decayed building materials; and disturbance of nearby mature trees in which their roots gradually expand the local settlement.

Defective Rainwater Goods
Common problems associated with the defective rainwater goods include sagging or missing eaves gutters, corroded or broken galvanized iron down pipes; or leaking rainwater heads. Others may include undersized gutters or down pipes which cause overflow of water, particularly in heavy rain; and an improper disposal of water at ground level. There are a few possible causes to the defective of rainwater goods. Due to inadequate painting, iron rainwater good can become rusted and fractured. Lack of proper fixings of the wall, particularly by means of projecting lead ears or lugs can cause instability to the down pipes. Where the routines of building inspections and maintenance have been neglected, the rainwater goods can be easily exposed to all sorts of defects.

Decayed Floorboards
Timber floorboards are widely used in many historic buildings including churches, schools, residential and railway stations in Malaysia. Some of the floorboards are badly abused with serious damages on the surface and deteriorated; leading to further structural problems and unsafety of occupants. The main causes to the deterioration are insect and termite attacks, careless lifting of weakened boards by occupants, electricians or plumbers; lack of natural seasoning and preservatives, and corroded nails.

Insect or Termite Attacks
Timber has been widely used in many historic buildings in Malaysia. It can deteriorate easily if it is exposed to water penetration, high moisture content and loading beyond its capacity. Insect or termite attacks are a common danger to timber. Insect or termite attacks usually happen in a damp and digestible timber which can be found in elements such as wall plates, the feet of rafters and bearing ends of beams and trusses; and in all timbers which are placed against or built into damp walling. It is dangerous to leave the timber with many insect or termite holes because they may soften the timber and form further cracks. Affected timber can be treated by pressure-spraying with insecticide or fumigant insecticidal processes.

Roof Defects
Besides being one of the main structures in a building, roof may act as a weather shield, giving protection to users or occupants from rain and sun. Therefore, it is important to treat any aging roof tiles. In Malaysia, clay tiles have been widely used in the historic buildings. Common defects of roof tiles include the corrosion of nails fixing the tiles to battens and rafters, the decay of battens; cracking of tiles which may be caused by harmful growth or walk upon. The harmful growth is quite dangerous to the tiles because it may lift the tiles and create leaks. Another aspect to be considered in the common defects is the mortar applied for ridge tiles which tends to decay or flake off over the years.

Dampness Penetration Through Walls
Dampness penetration through walls can be a serious matter, particularly to the buildings which are located close to water sources. It can cause not only deterioration to the building structures but damages to furnishings and contents as well. The main cause of dampness is water which may enter a building by a number of different routes. Water penetration occurs commonly through walls exposed to prevailing wet wind or rain. With the existence of gravity, water is likely to penetrate through capillaries or cracks between mortar joints and bricks or blocks before building up trap moisture behind hard renders and also driving further up the wall to emerge at a higher level. Dampness may also occur in walls because of other factors such as leaking gutters or down pipes, defective drains, burst plumbing and condensation due to inadequate ventilation. Dampness may also enter a building from the ground through cracks or mortar joints in the foundation walls.

Unstable Foundations
Foundations are a part of a building which distributes loads from roofs, walls and floors on to the earth below. They are structurally important to the permanence of a building and if this is lacking there is no point of spending large sums of money on other superficial restoration work. Most of the common problems occurred in the foundations depend on the geology of the ground upon which a building stands and is surrounded by, structural failures; and presence and height of a water table.

Besides, inherent failures may also happen in a building in which it has to cope and carry any unsettled problems of the foundations. A famous example is the Leaning Tower of Pisa in Italy of which inherent failures caused by corrections made during construction combined with traffic vibrations, deep construction and abstraction of water from deeper layers of soil have led to its present leaning position. It is important to understand that all of the common problems of the foundations may lead to unstability of the building structures, causing unsafety to users or occupants.

Unstable foundations may occur because of several reasons including shrinking clay soil, resulting when the sub-soil is drying and water table is low which no longer holds the structure above; penetration of dampness and water that may decay walls and foundations; presence of large trees near the building; and the undertaking of extensive excavations or mining nearby. Other cause include landslides caused by heavy rain, heavy construction near an historic building and lowering of water tables, usually by hard landscaping and road areas. Unstable foundations may also occur from traffic vibrations, deteriorating of building materials and the increased loads, particularly when there are changes in building function.

Factors That Govern Building Defects or Problems:

There are 5 factors that govern building defects or problems.

Climatic Conditions
It is important to consider the climatic conditions of Malaysia and the effect on building materials. Like many other tropical countries, Malaysia has heavy rainfall and warm sunshine all year round. This implies that buildings in the country tend to weather rapidly, particularly in respect to external building materials which are exposed to external causes such as rain, wind, solar radiation including ultra-violet light; and atmospheric pollution. Fungal stain, harmful growth, peeling paint, erosion of mortar joints and defective plastered rendering are a few examples associated with this factor.

Location of Building
Buildings that are located near the sea or rivers tend to have common building defects. This is because the water coming from the ground causes dampness penetration and structural instability. For example, during the conservation work of the Sultan Abdul Samad Building in Kuala Lumpur, damp-proof courses had to be installed in order to prevent rising water coming from nearby Gombak River. In addition, soluble salt which comes from sea and together with the presence of a polluted atmosphere can cause damage to the exterior surface of the buildings.

Building Type and Change in Use
Most historic buildings that maintain their original functions or uses appear to have less problem internally, even though there were symptoms of building defects found on the external fabric. Buildings that change their use and spaces should consider the effect of the new use on the existing structure. This is because historic buildings were built to only hold certain loads and sometimes may not withstand additional loads. Where buildings which have been converted into either commercial or office purposes, the need to install air-conditioning systems to meet modern building requirements seems necessary. It has been found that in a few cases the air-conditioning units were placed improperly. This not only affects the appearance of the buildings but intervenes with the existing fabric, particularly when ducts are running in full view on the ceiling.

Maintenance of Building
Building maintenance organized through a rigorous programme of cyclical maintenance plays a major role in preventing building defects. Historic buildings that neglect building maintenance may fall into several defects which may lead to structural failures. Any inspections carried out by either architects or surveyors should include checking for any signs of abnormal deterioration, cleaning out gutters of leaves or harmful growth, checking lighting conductors, cleaning out all voids and spaces; and changing tap washers. To secure the general structural stability and life of a building, it is important to regularly inspect not only the main structural elements including foundations, walls and roofs; but other common building problems.

Building Age
All elements of historic buildings tend to deteriorate at a lesser or greater rate depending upon their location and function. Aging building materials, particularly timber should be checked once there are signs of fungal and termite attacks. Building that were built in the early period of British occupation, for instance, often face problems in building materials. Therefore, proper treatment of building repair and maintenance should be given full consideration.

Conclusions
Identifying common building problems and understanding of building materials explained in this presentation are considered as part of the process of preserving and conserving historic buildings. Reasons for building conservation, adopting proven techniques and treatments, maintaining the historical and architectural values are a few examples of areas that one should have a knowledge of before practising building conservation. As a conservation architect, engineer, surveyor, historian, planner or anyone who has the interest in saving our architectural heritage, we have to make sure that our historic buildings are handed to the next generation in good conditions.

Understanding Common Building Defects

2007-10-20T11:44:00.000+08:00

Source & Copyrights: Universiti Sains Malaysia

Article published in "Majalah Akitek", Volume 16, Issue 1, First Quarter 2004, pg. 19-21
By
Associate Professor Dr. A Ghafar Ahmad
School of Housing, Building and Planning
Universiti Sains Malaysia, Penang

The practice of securing information on heritage buildings has been considered fundamental towards understanding the existing building conditions and defects. Such detailed and systematic collection and documentation of vital building information is commonly known as the dilapidation survey. In Malaysia and elsewhere, the dilapidation surveys are gaining momentum and are often required by the building owners or clients. Dilapidation surveys are usually prepared in anticipation of the work required to rectify any identified building defect; hence, they are best conducted as part and parcel of the documentation for these works. A poor understanding regarding the extent and nature of the building defects would render an inappropriate approach and scope of repair work being carried out during the conservation project - leading to disagreements and substantial costs implications amongst building owners, clients and contractors.

A dilapidation survey is the practice of identifying and recording building defects through the means of photographic and digital documentation prior to any conservation work. The survey - usually carried out by building conservators - requires in-depth analyses of the building defects, probable causes and the proposed methods and techniques of building conservation. Normally, data and information obtained from the dilapidation survey are analyzed, documented and presented in a technical report: which is used for preparing project briefs, building specifications and the Bill of Quantity (BQ).

As building conservation often involves various remedial works and building repairs, a thorough identification and recording of building defects are integral in determining the appropriate conservation methods and techniques to be employed. Hence, dilapidation surveys involve historians, architects, conservators, structural engineers, mechanical and electrical, and quantity surveyors. Occasionally, the expertise of microbiologists, chemists, archaeologists and geologists are also sought. For instance, in the restoration of the Fort Cornwallis in Georgetown, Penang, microbiologists were consulted on the treatment of harmful growth and fungus stain, whilst archaeologists were engaged to conduct archaeological works, especially in tracing the demolished old fort walls and remnants of the structure. In the practice of building conservation, dilapidation surveys are generally instrumental in regard of the following aspects:

1. Understanding the state of the building defects
2. Determining the causes of the building defects
3. Identifying appropriate methods and techniques of building conservation
4. Providing reference materials to clients, consultants and project contractors
5. Providing a vital resource for conducting the Historical Architectural Building Survey (HABS)

As recording and documenting are the basic components of the dilapidation surveys, a thorough investigation of the building conditions, defects and their causes are necessary. The conditions and nature of the existing building materials should be well captured in both photographic and digital forms for purposes of documentation. Existing building materials - whether timber, brick, stone, plaster or concrete - should be fully examined and documented. The same goes for the condition of roof structures, floors, doors, windows, staircases and foundation. Balustrades, pinnacles, cornices or festoons that have been broken or missing in the past should also be noted. The exact locations of all building defects should be marked clearly and plotted onto floor plans, sections and elevations. For cross-referencing purposes, windows, doors, staircases and rooms should be coded.

Studies on heritage buildings in Malaysia have highlighted several building defects that are commonly found:

Fungus stain and harmful growth

Fungal stains or mould occur when there is moisture content in the walls. It flourishes in an environment of high humidity with lack of ventilation. Harmful growth includes creeping and ivy plants that can grow either on walls, roofs or gutters. This usually happens when dirt penetrate small openings in the walls and mortar joints, creating suitable grounds for seeds to grow. Roots can go deep into the existing holes causing further cracks and water penetration.

Erosion of Mortar Joints

The main function of a mortar joint is to even out the irregularities of individual blocks either stones or bricks. Causes of mortar joint erosion include salt crystallization, scouring action of winds, the disintegrating effects of wall-growing plant, and water penetration resulting in dampness. Decayed mortar can be forcibly removed with a mechanical disc or manually raked out using a knife or spike.

Peeling Paint

Peeling paint usually occurs on building facades, mainly on plastered walls, columns and other areas that are exposed to excessive rain and dampness. Some buildings located near the sea may face a greater risk. The amount of constant wind, rain and sun received can easily turn the surfaces of the paint to become chalky and wrinkled or blistered. As is the case in many heritage buildings, several layers of paints have been applied onto the plastered walls over the decades. Apart from lime wash, other types of paints used include emulsion, oil-based, tar, bituminous and oil-bound water paint. Different types of paints require different methods of removal depending on their nature.

Defective Plastered Renderings

Defective plastered rendering occurs mostly on the external walls, columns and ceiling. In a humid tropical climate like Malaysia, defective renderings are normally caused by biological attacks arising from penetrating rain, evaporation, condensation, air pollution, dehydration and thermal stress. Other causes may be the mould or harmful growth, insects, animals and traffic vibration. Prior to being decomposed and broken apart, renderings may crack due to either shrinkage or movement in the substrate.

Cracking of Walls and Leaning Walls

External walls may be harmful to a building if they are structurally unsound. Vertical or diagonal cracks in the wall are common symptoms of structural instability. Such defects should be investigated promptly and the causes diagnosed: be it the foundations, weak materials and joints; or any shrinkage or thermal movements such as those of timber window frames. Diagonal cracks, usually widest at the foundations and may terminate at the corner of a building, often occur when shallow foundations are laid on shrinkable sub-soil which is drier than normal or when there is a physical uplifting action of a large tree’s main roots close to the walls. Common causes of leaning walls include a spreading roof which forces the weight of a roof down towards the walls, sagging due to soil movement, weak foundations due to the presence of dampness, shrinkable clay soil or decayed building materials; and disturbance of nearby mature trees with roots expanding to the local settlement.

Defective Rainwater Goods

Problems associated with the defective rainwater goods include sagging or missing eaves, gutters, corroded or broken downpipes, and leaking rainwater heads. Other problems include undersized gutters or downpipes which cause an overflow of water during heavy rain, and improper disposal of water at ground level. Due to inadequate painting, iron rainwater goods can rust and fracture. Lack of proper wall fixings, particularly by projecting lead ears or lugs can cause instability to the downpipes. If routine building inspections and maintenance have been neglected, rainwater goods can be easily exposed to all sorts of defects.

Decayed Floorboards

Widely used in many heritage buildings including churches, schools, residences and railway stations, some timber floorboards have been subjected to surface abuses and subsequently deteriorated: leading to structural and public safety problems. The main causes are pest attacks, careless lifting of weakened boards by occupants, electricians or plumbers; lack of natural preservatives ; and corroded nails.

Insect or Termite Attacks

Timber can deteriorate easily if left exposed to water penetration, high moisture content and loading beyond its capacity. Insect or termite attacks pose a threat to damp and digestible timber found in wall plates, the feet of rafters, bearing ends of beams and trusses, as well as in timbers which are placed against or built into damp walling. It is unwise to ignore timber that is lined with insect or termite holes because they may in time soften the timber and form further cracks. Affected timber can be treated by pressure-spraying with insecticide or fumigant insecticidal processes.

Roof Defects

As roof often acts as a weather shield, it is important to treat aging roof tiles. In Malaysia, clay roof tiles have been widely used in the heritage buildings. Common defects of roof tiles include corrosion of nails that fix the tiles to battens and rafters, the decay of battens, and the cracking of tiles caused by harmful growth. Harmful growth poses a danger to the tiles because it may lift tiles and create leaks. Another aspect to be considered is the mortar applied for ridge tiles which tends to decay or flake off over the years.

Dampness Penetration Through Walls

Dampness penetration through walls can be a serious matter, particularly to buildings located near water sources. Not only does it deteriorate building structures but also damages to furnishings. The main cause of dampness is water entering a building through different routes. Water penetration occurs commonly through walls exposed to prevailing wet wind or rain. With the existence of gravity, water may penetrate through capillaries or cracks between mortar joints, and bricks or blocks before building up trap moisture behind hard renders. Water may also drive further up the wall to emerge at a higher level. Dampness also occurs in walls due to other factors such as leaking gutters or downpipes, defective drains, burst plumbing and condensation due to inadequate ventilation. Dampness may also enter a building from the ground through cracks or mortar joints in the foundation walls.

Unstable Foundations

Foundations are a critical in distributing loads from roofs, walls and floors onto the earth below. They are structurally important to the permanence of a building and should this be lacking, it is pointless investing on superficial restoration work. Most of the common problems associated with the foundations depend on the geology of the ground upon which a building stands, structural failures as well as presence and height of a water table. Additionally, inherent failures may also happen in a building in which has to cope and carry any unsettled problem of the foundations. Problems of the foundations may lead to an unstable building structure, which is unsafe to users and occupants. Unstable foundations may occur because of several reasons including shrinking clay soil, penetration of dampness and water that may decay walls and foundations; presence of large trees near the building; and the undertaking of excavations nearby. They may also occur due to traffic vibrations, deteriorating of building materials and the increased loads, particularly with a change in building function.

Poor Installation of Air-conditioning Units

Most heritage buildings were built without air-conditioning systems. Where people have to contend with warm temperatures, the need to install air-conditioning systems to meet modern building requirements seems necessary. Subject to the building function, structures and the effects on building fabric, one should consider several factors before installing air-conditioning units in heritage buildings. The cooler and drier air produced by the air-conditioning systems may cause shrinkage of building materials. There may also be a possibility of condensation either on the surfaces or within the structure of the fabric, eventually allowing the build-up of mould. Moreover, it may be difficult installing the air conditioners as evidenced by how units were haphazardly placed on windows or the front façade of some heritage buildings. Such poor practices have gravely affected the appearance of these heritage buildings.

After diagnosing all building conditions, defects and causes, they should be presented with relevant graphics in the dilapidation survey report. The use of information technology may well assist in the preparation of a good-quality report. As a rule of thumb, a dilapidation survey report should contain the following information:

· Cultural attributes and historical background of heritage buildings
· Architectural details and significance of heritage buildings
· Detailed explanation of building conditions, defects and their causes
· Proposed methods and techniques of building conservation
· Proposed scientific studies and tests to be carried out in the project
· Pictorial documentation on building conditions and defects
· Floor plans, sections and elevations indicating the locations of building defects

It is essential to recommend in the dilapidation survey report the proposed scientific studies and tests to be carried out during any conservation work. Such scientific studies and laboratory tests are important as they provide additional information that can lead to solving related building problems or defects. Common scientific studies required during the conservation works include microbiological studies to identify plant species, dispersion agents, control ranking and chemical fungicides; archaeological studies to trace hidden remnants; and the study of relative humidity to gauge the local temperatures and air moisture levels. Some examples of the laboratory tests required are the brick test to analyze the compressive strength and level of porosity; the timber test to identify timber species, grading and group strength; lime plaster to determine the component elements through X-ray Fluorescence (XRF) analysis; the salt test to detect the salt levels and the percentage of total ions; and the paint test to classify paint types as well as colour scheme analysis. All data and analyses generated from the scientific studies and laboratory tests should be presented in separate reports.

To be effective, the practice of the dilapidation survey should involve a multidisciplinary approach which requires in-depth knowledge in conservation as well as other related fields in order to correctly assess building defects, determine their causes, and propose restoration methods. Relevant scientific studies and laboratory tests are equally important as these results provide for a sound basis for decision-making in conservation works. Callous incidences of improper diagnoses of building conditions, and the resultant ineffective remedial measures may pose unnecessary threats to the heritage building structures and raise concerns over public safety. It is imperative, therefore, to invest some resources in conducting the dilapidation survey prior to any conservation project. The dilapidation survey report, once completed, serves as an indispensable archival resource for future references and cyclical building maintenance programmes.

A Need for Private Building / Home Inspectors

2007-10-20T10:57:00.000+08:00

Source & Copyrights: iproperty.com

Intro

For many people the purchase of a house or an apartment unit is the most important financial decision of their lives. What happens if you have paid for your house and discover defects later which are going to cost thousands of ringgits to repair? This would not have happened if you had used the service of the building inspector to give you a report on the condition of the house or check for permitted renovations against shoddy renovations before you buy. The report would have given you room for negotiation with the seller too.

Most people are under the mistaken belief that the local council issuing the Certificate of Fitness for Occupation ('CFO') will discover problems such as defects & shoddy workmanship when they issue it. They do not. Their job is strictly to ensure that there are no by-law violations or safety issues. They are not quality assurance officers nor do they have that authority. Further, there could be problems with the house that are not necessarily By-law violations, yet have serious consequences for the new owner.

We believe that it takes three types of know-how to make a wise decision on a purchase: financial know-how; legal know-how and technical/engineering know-how. In the first two, consultations with financial or legal experts are not a problem as these professionals are already in the market. However, when it comes to the technical part, there is a lot of tension from the layman's point of view and the vendor's as getting a professional home inspection report has yet to be practised by house buyers as one important process of the purchase.

The layman is only guided by his untrained eyes (to inspect) and naïve assuming attitude. When it comes to quality and workmanship, new homeowners' problems are compounded by the fact that there is no degree of benchmark on buildings and its components for the layman to rely on.

In countries like America and Canada, home inspections are standard practice in the purchasing process. Home inspectors conduct inspections of newly built or previously owned homes. Prospective home buyers hire home inspectors to inspect and report the condition of a home's systems, components, and structure. They typically are hired either immediately prior to a purchase offer on a home, or as a contingency to a sales contract. In addition to structural quality, home inspectors inspect all home systems and features, including roofing as well as plumbing, electrical, and heating or cooling systems.

Different kinds of inspections

A valuation report is the formal process of estimating a property's value as it relates to a mortgage loan. It does not itemise defects or reflect potential problems in the home whereas the CFO is an official document issued by the Local Council under the Uniform Building By-laws to certify that a certain building is safe and can be occupied

In newly completed residential projects, the architects' roles is to certify that the building has been constructed and completed in accordance with the relevant Acts, by-laws and regulations and that all conditions imposed by the Appropriate Authority in respect of the issuance of CFO has been complied with. In purchases from housing developers, it is not uncommon to hear of buyers' claims of vacant possession being given 'pre-maturedly'. In circumstances, like this, a home inspector would have come in handy to report outstanding works and the possibility of the issuance of CFO being further delayed, so that buyers can take action quickly to remedy the situation.

When to get an inspection

Get an inspection of the property before accepting vacant possession or even before you buy. For owners of strata titled buildings it is equally important that a joint inspection be done before the transition from the developer to the owners' management corporation. An inspection is meant to evaluate, at minimum, the structural and mechanical condition of a property.

People involved in real estate transactions need unbiased information about the physical condition of property they plan to buy or sell and your contract should include a contingency that you obtain a satisfactory inspection report. Private home inspection protects the buyers' interests, just as a bank's valuer's report protects the lender.

Where to find an inspector

The Institution of Surveyors, Malaysia has a Building Surveying Division of professional building surveyors who can provide a home or building inspection service.

The Institution of Surveyors, Malaysia
3rd Floor, Bangunan Jurukur
64-66, Jalan 52/4, 46200
Petaling Jaya, Selangor, Malaysia
Website: www.ism.org.my

The Association of Consulting Engineers Malaysia (ACEM) - do have a list of their members who offer home inspection services. For building failures, there is a joint panel between ACEM and Institute Engineers Malaysia (IEM) who will undertake consultations on building failures.

Association of Consulting Engineers, Malaysia
63-2 & 65-2, Medan Setia 1,
Damansara Heights, Kuala Lumpur, 50490 Malaysia.

There are also licensed architects who doubled up as building inspectors as well as companies who offered this service. Look them up in the telephone directory.

What the inspection, at minimum should include

Every inspection should include, but not be limited to, an evaluation of at least the following:
# Foundations
# Plumbing and electrical systems
# Doors
# Ceiling, walls and floors and their components
# Roof and their materials
# Hazardous materials concerns
# Common areas (in condominiums)

Getting a home inspection can be a 'peace of mind' which every house buyer should be including in their house purchase process.

Dilapidation Reports

2007-10-12T14:19:00.000+08:00

Source & copyrights: David Hall Building Appraisals

A dilapidation report is a conditional inspection and report, with photographs, of a building or property that is undertaken prior to works commencing on an adjoining property. The proposed works can include a new unit building (particularly if there are underground garages), alterations to a retaining wall, road works, underground tunnelling or demolition.

An initial inspection and report is undertaken prior to works commencing so that any cracking and/or damage is documented. A final inspection is undertaken on completion of the works and any changes are documented so that remedial works can be undertaken.

If a dilapidation report is not undertaken then it is difficult to verify if damage occurred during construction of the adjoining property. This often leads to frustration in a claim for damages. We have on many occasions shown a homeowner a crack or deflection that exists in a building prior to works commencing and they were unaware that it existed. This is where many frustrating attempts are later made for damages as often an owner becomes aware of the possibility of cracks. The word dilapidation is not a true word for the task undertaken as the reports document the condition of a property and building and lists existing cracks or damage.

A dilapidation report also is not a defect report as it is not required to identify actual defects within a building. A defect report is a separate and more intrusive specialized report that identifies defects such as dampness, termite damage and inadequate or non-compliant construction.

An independent qualified person is to undertake the inspection and reporting. This allows the expert to accurately document the condition of a building and not have any bias towards the owner or the developer. Sufficient colour copies of the report are to be made available.

All reports are to identify the type of construction and type of cracks or damage that is found on a property as well as the building. This includes movement in driveways, deflections in walls, cracks to brickwork and concrete.

Where an obvious external problem is found then this is also documented. An example is slate roof tiles that have "slipped" due to rusted nails and this should be noted as an owner may attempt to claim that they did not exist before and are a result of "vibration" or were not in evidence prior to the works. The inside of the building is to include cracks to walls and ceilings, drummy tiles, obvious sagging to ceilings, obvious dampness and other obvious problems. Every property is different, so the content of each report will vary. Where unit buildings are required to be inspected then the external common areas as well as the accessible units are to be included.

Many dilapidation reports are a benefit to the owner as they can alert them to general cracks that they have not seen. Also some general advice is given where the owner is informed as to the reason for the cracks.

Developers, builders, contractors and owners should obtain a dilapidation report to document existing cracking and faults within a building so future claims and legal action can be either prevented or where damage has occurred then the claim can be justified.

Property Surveys

2007-10-12T10:23:00.000+08:00

Source & copyrights: Royal Institution of Chartered Surveyors, Habitus

Intro

The rule "buyer beware" places on the buyer the burden of discovering any physical faults in a property being purchased.

For this reason alone a building survey is always a good idea in order to discover any problems which are not visible when you view the property. Indeed the best way to reach an informed decision on such an important investment as buying a home is to have a professional survey and valuation of the property.

All lenders require a basic valuation but this is for their benefit only. Your lender will send a specialist valuer to work out how much the property’s worth so they can decide whether to give you a mortgage or not. The lenders valuation answers only the lender's questions concerning the security of your loan.

You cannot rely on it to answer the questions which concern your interests as to the condition of the property. When the valuer visits the property they are only concerned with problems that might affect the security of the loan and not whether the property has any structural problems such as subsidence or dry rot for example.

Which?, you shall get a survey before you buy a property. A survey not only offers peace of mind, but could potentially save you money in costly repair bills in the future.

Commissioning your own survey is a simple and economical way to avoid unpleasant and often costly surprises after moving in. Indeed the survey report may even enable you to renegotiate the price.

It is important that before you decide to go ahead and commit yourself legally to the purchase that your building surveyor answers the following questions for you.

1. Is the agreed price reasonable?
2. Are there problems with the property?
3. If there are any, what do I need to do about them and how much might they cost to put right.

Types Of Survey

Many people think that a valuation carried out by their mortgage company is a survey. Well it isn't. It is undertaken for the benefit of the lender to ensure the property is worth the money they are lending. In most cases they will ask the borrower to pay for the valuation and they may provide a copy to the borrower. However, they will point out that the borrower should not rely on any of the contents of the valuation report.

That means the sensible thing is to get a survey you can rely on; one that will alert you to issues that could effect your enjoyment of the property.

Surveys are a kind of 'health check' for buildings. If you’re buying a property, you should have a survey done before you enter into a contract – or before making an offer, if you live in Scotland.

A survey can actually save you money.

If there are serious structural problems, you can often re-negotiate the sale price of the property to reflect the cost of necessary repairs – or you may even decide you don’t want to buy it at all.

Your surveyor will report on all the parts of the property they can easily reach.

They don’t inspect under carpets or furniture, and they don’t test the water supply or wiring – though they’ll comment on their condition.

If you're about to buy a property, you may have specific worries about the building you’re going to buy.

Talk them through with a building surveyor and they’ll be happy to discuss your particular concerns in more detail and help you decide which type of survey is right for you.

If you’re interested in making structural changes to a property, or you think there may be a damp or dry rot problem, a building surveyor will be able to advise you about this too – or detect any faults that may cause problems in the future.

Their report is totally independent and designed to help you make a more informed decision.

Costs vary according to which type of survey you have, but both Homebuyers Survey and Valuation Reports (HSV) and Building Surveys can offer reassurance and real peace of mind.

Whats included in each Survey?

Type 1. Homebuyer Survey and Valuation Report

This is an economy service designed by the Royal Institution of Chartered Surveyors for the cost conscious home buyer. It will provide an overall opinion of the general condition of the property but does not offer additional useful features such as providing Guideline Budgets for any defects that may be identified. It doesn't detail every aspect of the property, and only focuses on urgent matters needing attention. It’s not usually suitable for properties in need of renovation, or if you’re planning major alterations.

However the survey will report on;

1. The general condition of the property
2. Any major faults in accessible parts of the building that may affect the value
3. Any urgent problems that need inspecting by a specialist before you sign a contract
4. Results of tests for damp in the walls
5. Damage to timbers – including woodworm or rot
6. The condition of any damp-proofing, insulation and drainage (though drains aren't tested)
7. The estimated cost of rebuilding the property after a fire, for building insurance purposes
8. The value of the property on the open market.

Type 2. Building Survey

The Building Survey is an extensive investigation of the property and results in a comprehensive report on the property condition presented in an easily readable, clearly presented format. It also reports on repairs that, in the surveyors opinion require attention either now or at some time in the future to put the property into, or maintain it in, good condition for its age and type. They will explain how they reach their conclusions and provide reassurance that you are getting the best advice on the condition of the property.

There are also guideline budgets for any essential repairs identified and this may assist you in negotiating the sale, and help you plan and prioritise a maintenance and repair programme.

A Building Survey is a comprehensive inspection of a property. It’s suitable for all properties, especially:

1. Commercial and industry buildings
2. Properties above 10 years old
3. Properties you plan to renovate or alter in any way
4. Properties that have had extensive alterations.

It examines all accessible parts of the property – and you can ask to have specific areas included, so it covers any particular concerns you have about the building.

A Building Survey includes details of:

1. Major and minor defects and what they could mean
2. The possible cost of repairs and guideline budgets
3. Results of damp testing on walls
4. Damage to timbers – including woodworm and rot
5. The condition of damp-proofing, insulation and drainage (though drains aren’t tested)
6. Technical information on the construction of the property and the materials used
7. The location
8. Recommendations for any further special inspections.

A Building Survey doesn’t include a valuation, but your surveyor can provide this separately if you need one.

Building Surveyor Introduction

2007-09-25T15:18:00.000+08:00

source & copyrights: The Institution of Surveyors Malaysia

A Professional Building Surveyor is a qualified person, by examination and experience, and a member of the Institution of Surveyors Malaysia.

Building Surveyor offers specialist services on matters relating to building and property development such as project and construction management, maintenance and repair of building, refurbishment and restoration of old properties, building law and regulation, demolition works and property development. A competent Building Surveyor is expected to manage, organise, supervise, monitor, evaluate, and coordinate every aspect of building and development work and act as a vital link in the project between all affiliated professions such as architects, engineers, planners and builders. Besides that, Building Surveyors also provide liaison and consultation services aith public and local authorities for the client.

Bachelor of Building Surveying - University Of Malaya

2007-09-25T15:01:00.000+08:00

Course Modules
Building Surveying Practice
Building Services
Building Defect and Diagnosis
Building Measurement and Analysis
Building Maintenance
Law Studies
Building Law
Construction Law
Environmental Physics
Construction Quantification
Fire Auditing for Building
Specification, Cost & Contract Procedures
Project Management
Construction Engineering
Professional Practice
Structure
Site Surveying
Data Analysis
Construction Quality Management
Building Economy

Welcome

2007-09-25T14:30:00.000+08:00

Welcome to this blog. We hope the information here are helpful to you.