DEPARTMENT OF BUILDING SURVEYING

FACULTY OF ARCHITECTURE, PLANNING & SURVEYING

UNIVERSITI TEKNOLOGI MARA SHAH ALAM

BUILDING PATHOLOGY III

(BSR 555)

Topic:
FINAL ASSESSMENT 1

Prepared for:
MAHAYUDIN BIN MAHMOOD

Prepared by:
AIRIE SYAZREN BIN SAFFRI (2018298312)
AHMAD FAREZ AMMAR BIN AZHAR (2018695934)
SOFIA UZAIFIFI BINTI YUSOP (2018238282)
NUR AFIFAH HUMAIRA BINTI AZRUL HAIZAD (2018272798)

Group:
AP229 4B
Submission Date:
12/07/2020
ABSTRACT

A dilapidation survey is performed by an independent surveyor on behalf of the landlord

or property manager to assess the condition of a commercial property. The survey will
subsequently provide a detailed report of the works required to restore the property back to its
original condition prior to tenancy. Generally, dilapidation survey is a survey of the review of
an existing structural condition of surrounding structures and infrastructure before the
commerce of a construction project, demolition project, development project or in any
tenancy process begin. This coursework is designed to encourage student to understand and
analyze the methodology in dilapidation survey report process. In this task, method statement
of conducting pre-construction survey and purpose a dilapidation survey report to the chosen
case study has been done. The method statement comprised the process to carry out the
inspection to the property. This task has covered the preparation of conducting inspection, the
inspection process, the preparation of dilapidation report and dilapidation report.
TABLE OF CONTENT
ACKNOWLEDGEMENT

First and foremost, we would like to thank Allah S.W.T for giving us the strength we need to
finish this final assessment amidst this pandemic we are now facing. We are very grateful for
this blessing of healthy mind and body.

Secondly, we would like to thank our lecturer, Sir Mahayudin Bin Mahmood for giving us
lectures and notes to better understand this final assessment and finish it without any
problems. He has invested his time and effort guiding us on this assignment as it is hard
during this Covid 19 pandemic. Moreover, he also supported us mentally during this
pandemic and we owe him much thanks.

Through the proceeding of the assignment, we have gained knowledge on this particular
subject. Our knowledge on dilapidation condition survey or pre-construction survey have
indeed increased as the assignment goal is to encourage students to understand and analyze
the methodology in dilapidation survey report process. Then, use the knowledge to prepare a
method statement of conducting the survey that comprises our own case study. Even though
there were problems while doing this final assessment, we managed to work as a team to
solve them calmly.

We are very happy and satisfied with our performance as a team and manage to complete this
final assessment without much problem as well as gaining teamwork experience. Hopefully
we get to work together again on the upcoming assignments.

Last but not least, we hope that this final assessment achieve excellence and fully comply
with all the requirements.

Thank you.
 PART A

GENERAL INFORMATION
1.0 INTRODUCTION TO DILAPIDATION SURVEY

1.1 DILAPIDATION WORKS AND DILAPIDATION SURVEY

The meaning of dilapidation in building is the term used to indicate decay or damage to
the condition of the building. The decay or damage to a building is caused by continuous
neglect in maintenance and repair. Dilapidation works will need to be carried out on the
building in order to bring it to its original condition.

1.2 WHAT IS A DILAPIDATION SURVEY?

Dilapidation survey is also known as a pre-construction condition survey in Malaysia and

sometimes called structural survey. A dilapidation survey done by a Professional Building
Surveyor is an inspection of the existing structural condition of the surrounding buildings and
structures before the commencement of a demolition, construction or development. All
prominent defects in the form of cracks, settlement, movement, water seepage, spalling
concrete, distortion, subsidence and other building defects will be recorded in photographs
together with notes. Dilapidation surveys will also offer the landlord insight into whether
maintenance contracts have been carried out in accordance with the terms of the tenancy
agreement. A dilapidation survey or pre-construction condition survey will quickly resolve
arguments and minimize client’s valuable money and time loss in arguing about building
damage. A detailed dilapidation survey report will also avoid potential legal fees incurred to
address any building damage claimed.

A post-construction condition survey will highlight any building defects that have
occurred or caused by the construction works since the first survey, or after a construction.
1.3 WHEN DOES A PROFESSIONAL DILAPIDATION SURVEY REPORT IS
REQUIRED?

A dilapidation survey or pre-construction survey shall be conducted by a Professional

Building Surveyor to the existing condition of all the adjoining buildings, including
infrastructures before the commencement of demolition, excavation, piling, construction,
renovation or before taking over a superstructure work.

1.3.1 For Contractors & Developers:

 Before you carry out any excavation, piling works, demolition, renovation or
construction of a new development. A formal dilapidation survey can save you from
thousands or millions of dollars claim from third parties.

1.3.2 For Property Owners:

 Before renovation, alteration and addition (A & A), demolition, construction or

reconstruction work carried out at your neighbouring areas.
 Before any underground construction works carried out in the surrounding areas of
your property.

In a post construction condition survey, a building inspection and a comparison will be made
against the dilapidation survey or pre-construction condition survey.

1.4 WHAT IS THE PURPOSE OF A DILAPIDATION SURVEY?

The purpose of dilapidation surveys or pre-construction condition survey is to provide an

accurate record, pre-construction and post-construction works, of the condition of the
buildings. While it is not expected that neighbouring construction will cause damage to any
buildings, the survey is undertaken as a precautionary measure.

The survey report done by a Professional Building Surveyor will assist the building
owners, contractors and developers in the event of a claim for damage, as the dilapidation
survey report provides written documentation on the pre-construction condition of the
property.
2.0 THE PROCESS OF DILAPIDATION SURVEY

2.1 PROPERTY INSPECTION PROCEDURE

In order to minimise the risks of failing to comply with the client’s instructions; undertaking
an incomplete or ineffective survey or reporting erroneously on findings the surveyor must
adopt a systematic approach to the process. The following provides a suggested schematic to
the process:

Undertake survey
Assimilate client's Extablish type and
preparation
instruction extent of survey
(access&equipment)

Undertake desktop
Undertake Undertake survey for
survey (3rd party
preliminiray survey internal and external
documentation )

Analysis findings and Prepare report and

results conclusion

a) Desktop study

Surveyors must be properly diligent in preparing the report and in preparing a dilapidation
survey. Due diligence is usually defined as "a reasonable person taking steps to prevent an
offense"

The principal documentation and possible sources of this information include the following:

i. Property documents:
Documents containing the details of the property, such as boundary locations and
measurements. Year of original construction and any usage restrictions that may be or have
been in place. Copies can be obtained from the local authority or JKR.

ii. Drawing:

As-built plans and drawings a copy may be contained within the documents or may be
available from architects or surveyors who have had previous involvement with the property.
If not available, then a full and detailed remeasurement of the property. Extra charges for
remeasurement the property.

iii. Lease:

Particular care may be needed in assessing the type and form of lease and in particular the
remaining term of the lease. For valuation preparation for mortgage or loan requirements
particular attention should be given to short term leases, <30 years, where difficulties may
arise in raising funding.

iv. Previous Statutory Consents:

Building control approvals or warrants or planning permission or approvals. These will

provide evidence of previous changes or modifications to property and may also provide an
indication of building construction and respective age of different parts of the building.

b) On-site survey

The on-site survey consists of three key components:

i. Exterior survey

survey of the external fabric which is systematically viewed from top to bottom and any
defects noted.

ii. Interior survey

survey of the internal fabric starting on upper levels, inspecting each room working in a
clockwise direction, and recording any defects. This internal inspection should confirm any
correlation between the defects noted externally and the impact they are having internally,
e.g. damp patches on bedroom ceiling resulting from missing roof tiles.

iii. Review of surrounding area

identifies any elements externally which may result in issues within the building fabric, e.g.
trees planted too close to the building or evidence of local subsidence which may be caused
by mine workings.

On-site stages

 1st Stage

Preliminary reconnaissance – the objective being to obtain preparatory, generic information

on access, location, necessary tools etc. in order to undertake a more detailed inspection of
the property. This type of survey is principally for the benefit of the surveyor, however where
a need for additional specialist equipment or contractors, e.g. asbestos removal, is identified
then the subsequent cost implications need to be communicated to and greed with the client
prior to undertaking a more detailed survey.

 2nd Stage

Internal inspection - survey of the internal fabric starting on upper levels, inspecting each
room working in a clockwise direction, and recording all defects. The inspection of building
elements should be undertaken systematically ensuring that all floors; walls; ceilings; doors
and windows are checked.

 3rd Stage

External inspection - survey of the building’s external fabric which is systematically viewed
from top to bottom and any defects noted

c) Assimilate findings, analyse and report

Once on site the following procedure check list provides a systematic and structured
approach to capturing, interpreting and reporting on findings. Gather evidence to record
findings either as annotated sketches, detailed notes or as digital photographs. Marshall facts
must assemble information and data in a prioritised, eliminate erroneous or doubtful data.
Where this could have significance, details should be verified (by revisit or re-assessment)
before elimination. Interpret & validate evidence to explain findings and detail implications
to client i.e. are there risks (costs or uncertainty). Where there are major areas for concern,
these should be confirmed; where risks are perceived as high this verification could be
undertaken by a second professional or specialist. Lastly, review findings and critically
appraise findings, proposed conclusions and compare with initial instruction to ensure
accuracy and that there is no exposure to risks or charges of negligence

d) Investigative approaches

Building defects typically are the result of more than one factor. In addition, not all defects
are significant or represent a risk either to the building or any building users. Based on figure
below, example of how specific risks may be analysed or assessed.

Figure 1: Method for analysed or assessed

The ‘HEIR’ approach is another approach:

H: History of the problem

E: Examine the project property

I: Investigate the symptoms

R: Response-valuation and treatment

A building diagnostic process can do with this method:

Observation Diagnosis Treatment

Symptoms Condition Causes Effects Remedy

e) Property inspection report

A surveyor’s report carries the result of the survey and inspection and is the only
documentary evidence of an inspection. Therefore, it is important that the report is written in
a creditable manner upon the completion of the inspection. The report should:

i. be clearly presented, in a logical order, and written in plain language in such a way
that it may be easily understood by the client. It is recommended that technical
expressions be kept to a minimum and, where necessary, explained in lay terms
ii. be factual wherever possible and unambiguous
iii. be seen to differentiate between fact and the surveyor’s opinion
iv. provide a balanced view of the property and describe individual elements in sufficient
detail to identify their construction, condition and location.

Propose report should narrative as follows:

 describes the form of construction and materials used for each element
 outlines the performance characteristics of the material or construction
  describes obvious defects
 describes the identifiable risk of potential or hidden defects
 outlines remedial options
 if considered to be significant, explains the likely consequences of non-repair
 makes general recommendations in respect of the likely timescale for necessary work
 includes, where appropriate, recommendation for further investigation prior to
commitment to purchase
 cross-refers to the surveyor’s overall assessment where necessary
 identifies the nature of risks in areas which have not been inspected
3.0