Building Surveys and Reports
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ContentsPreface to Fourth Edition xvAcknowledgements xvii1 General Principles and Responsibilities 11.1 What is a building survey 1
1.2 Housing quality initiatives 3
1.3 Other housing quality initiatives 6
1.4 Housing health and safety rating system (HHSRS) 8
1.5 Domestic survey implications 8
1.6 Non-domestic condition rating system 8
1.7 Condition appraisal 9
1.8 The purpose of the survey 9
1.9 Surveyor’s responsibilities 12
1.10 Contracts and fees 172 Procedure and Equipment 222.1 Basic survey methodology 22
2.2 Preliminary operations 28
2.3 Property risks 30
2.4 Equipment for measured drawing surveys 34
2.5 Equipment for surveying buildings and examining defects 353 Measurement of Existing Buildings 413.1 Preliminaries 41
3.2 Internal measuring 43
3.3 Roof space 47
3.4 External measuring 47
3.5 Levelling 51
3.6 Plotting the survey 524 Surveys of Historic Buildings 534.1 General considerations 53
4.2 Medieval churches 60
4.3 Church towers 62
4.4 Church bells and fittings 63
4.5 Measured drawings 645 Foundation Failures 655.1 Introduction 65
5.2 Causes of failure 65
5.3 Differential movement 67
5.4 Inadequate foundations 68
5.5 Overloading 68
5.6 Unequal settlement 69
5.7 Effect of tree roots 70
5.8 Shallow foundations 71
5.9 Building on sloping sites 72
5.10 Building on made up ground 74
5.11 Diagnosis 756 Defective Walls and Partitions Above Ground 766.1 Type of failure 76
6.2 Bulging and leaning walls 76
6.3 Overloading 80
6.4 Thermal and moisture movements 81
6.5 Failure in arches and lintels 83
6.6 Defective materials and chemical action 85
6.7 Failures in bonding and defects at junctions 85
6.8 Frost failure 87
6.9 Cavity walls 87
6.10 Built-in iron and steel members 89
6.11 Tile and slate hanging and weatherboarding 89
6.12 Partitions 90
6.13 Assessment of cracks 92
6.14 Natural stone masonry 92
6.15 Defects in stonework 94
6.16 Cast stone 97
6.17 Recording defects 987 Reinforced Concrete, Cladding Materials
and Structural Steelwork 100reinforced concrete 100
7.1 Description 100
7.2 Corrosion and cracking 100
7.3 Aggregates 101
7.4 High alumina cement 103
7.5 Thermal expansion 103
7.6 Frost damage 104
7.7 Electrolytic action 104
7.8 Lightweight aggregates 104
7.9 Deflection 104
7.10 Diagnosis 105
7.11 Brick panel walls in reinforced concrete frames 105
7.12 No-fines concrete housing 105
7.13 Autoclaved aerated concrete 107cladding materials 109
7.14 Description 109vi Contents
7.15 Concrete cladding defects 110
7.16 Joint problems 111
7.17 Metallic fasteners 113
7.18 Metal profile sheeting 114structural steelwork 118
7.19 Description 118
7.20 Diagnosis 1188 Damp Penetration and Condensation 1198.1 Description 119
8.2 Damp courses 119
8.3 Diagnosis 120rising damp from the ground 121
8.4 Solid walls with DPC absent or defective 121
8.5 Stone walls in older buildings 123
8.6 Basement walls and floors 123
8.7 Heaped earth or paving against walls and bridging
of rendering 124
8.8 Internal partitions 124
8.9 Rising damp in ground floors 124
8.10 Rising damp in old timber-framed buildings 127penetrating damp through walls 127
8.11 Locating damp penetration 127
8.12 Parapet walls 129
8.13 Cavity walls 129extraneous causes 131
8.14 Leaks in plumbing systems 131condensation 132
8.15 Description 132
8.16 Causes 132
8.17 Diagnosis 133
8.18 Problems with flues 1349 Timber Decay and Insect Attack 1359.1 Introduction 135dry rot 135
9.2 Description 135
9.3 Diagnosis 136wet rot 138
9.4 Description 138
9.5 Diagnosis 138beetle attack 139
9.6 Description 139
9.7 Diagnosis 141
9.8 Conclusion 142Contents vii
10 Roof Structures and Coverings 143roof structures 143
10.1 Introduction 143
10.2 General investigations 147
10.3 Defects from natural causes 149
10.4 Timber pitched roofs 149
10.5 Timber flat roofs 150
10.6 Steel trusses and lattice girders 151
10.7 Older type roofs 152
10.8 Services and other fittings in the roof space 152
10.9 Electrical installation 155
10.10 Roof insulation 155
10.11 Party walls in roof space 156roof coverings 156
10.12 Introduction 156
10.13 Types of slate 158
10.14 Ridges, hips and valleys 159
10.15 Examination of a slate roof 159
10.16 Tiled roofs 161
10.17 Bituminous felt and polymeric sheet roofing 162
10.18 Asphalt 164
10.19 Copper 166
10.20 Lead 167
10.21 Zinc 169
10.22 Aluminium 170
10.23 Stone slates 171
10.24 Asbestos cement and translucent
roofing sheets 173
10.25 Asbestos cement slates 175
10.26 Corrugated iron 176
10.27 Thatch 176
10.28 Wood shingles 178
10.29 Roof lights 178
10.30 Duckboards 18111 Fireplaces, Flues and Chimney Stacks 18211.1 Introduction 182
11.2 Domestic fireplaces and flue entry 183
11.3 Down-draught due to external conditions 184
11.4 Flue investigation 187
11.5 Flues serving gas fires 188
11.6 Flues serving oil-fired boilers 188
11.7 Hearths 189
11.8 Old fireplaces 189
11.9 Rebuilding 190viii Contents
11.10 Chimney stacks 190
11.11 Industrial chimney shafts 19212 Timber Upper Floors, Floor Coverings, Staircases and Ladders 19412.1 Introduction 194
12.2 Structural timber floor defects 195floor coverings 200
12.3 Introduction 200
12.4 Boarded floors 200
12.5 Chipboard flooring 200
12.6 Hardwood strip flooring 201
12.7 Wood block 201
12.8 Floor screeds 202
12.9 Granolithic paving 202
12.10 Terrazzo 202
12.11 Cork tiles 202
12.12 Linoleum 203
12.13 Rubber flooring 203
12.14 Thermoplastic, PVC and vinyl asbestos tiles 203
12.15 Clay floor tiles 204
12.16 Concrete tiles 204
12.17 Magnesite flooring 204
12.18 Mastic asphalt and pitch mastic paving 205
12.19 Rubber latex cement flooring 205
12.20 Metal tiles 206
12.21 Slate 206
12.22 Marble in tile or slab form 206
12.23 Conclusion 206staircases and ladders 207
12.24 Timber staircases 207
12.25 Metal staircases and ladders 208
12.26 Reinforced concrete stairs 20813 Finishes and Joinery Externally and Internally 20913.1 Introduction 209plaster 209
13.2 Types of plaster 209
13.3 Plasterboards and wallboards 210
13.4 Metal lathing 210
13.5 Plaster wall and ceiling defects 211
13.6 Old plaster ceilings 212sheet linings 213
13.7 Types of board 213
13.8 Common defects 215Contents ix
wall tiling 215
13.9 Types of tiling and fixings 215
13.10 Common defects in finishes 216lightweight and demountable partitions 216
13.11 Types of partition and finish 216joinery 217
13.12 Doors and windows 217
13.13 Skirtings, architraves and picture rails 219
13.14 Cupboard fitments 220
13.15 Ironmongery 220
13.16 Examination of defects 220external rendering and pointing 222
13.17 Introduction 222
13.18 Rendering defects 223
13.19 Pointing 225painting and decorating 226
13.20 Defects due to poor application or unsuitable
backgrounds 226
13.21 Interior finishes 227
13.22 Exterior paintwork 228
13.23 Metal surfaces 229
13.24 Historic buildings 229glazing and leaded lights 230
13.25 Introduction 230
13.26 Symptoms and defects 230
x Contents
sanitary fittings 243
14.16 Materials 243
14.17 Wash basins and shower trays 243
14.18 Baths 243
14.19 Bidets 244
14.20 Sinks 244
14.21 Taps 244
14.22 Water closets and cisterns 245
14.23 Urinals 245waste and soil pipe installations 246
14.24 Introduction 246
14.25 Types of soil and waste
disposal systems 246
14.26 Pipes 248
14.27 Common defects 249electrical installations 250
14.28 Introduction 250
14.29 Wiring systems 251
14.30 The ring circuits 252
14.31 Testing and inspecting installations 252
14.32 Regulation of electrical installation work
in dwellings 256gas installations 256
14.33 Introduction 256
14.34 Checking defects 257
14.35 Gas meter location 257lifts and hoists 258
14.36 Introduction 258
14.37 Lift pit 258
14.38 Lift shaft 259
14.39 Machine room 260
14.40 Prevention of damage 261
14.41 Small service lifts 262
14.42 Hand power hoists 262
14.43 Stair lifts 262ventilation and air conditioning 263
14.44 Natural ventilation 263
14.45 Mechanical ventilation 263
14.46 Air conditioning 26415 External Works 265soil and surface water drainage 265
15.1 Introduction 265
15.2 Property erected before 1900 265
15.3 Property erected after 1900 267Contents xi
assessment of the condition of existing soil drains, gulleys
and inspection chambers 269
15.4 Sketch plan of the system 269
15.5 Pipes and fittings 269visual inspection and testing 271
15.6 Drainage defects 271
15.7 Testing 271
15.8 Water test 272
15.9 Air and smoke test 274
15.10 Adjoining owners’ drains 274inspection chambers, interceptors, covers
and frames 275
15.11 Inspection chambers 275
15.12 Deep inspection chambers 276
15.13 Back-drop chambers 276
15.14 Interceptors 277
15.15 Access covers and frames 278gulleys and grease traps 279
15.16 Gulleys 279
15.17 Inspecting and checking gulley defects 280anti-flood devices, petrol interceptors and drainage
channels 280
15.18 Anti-flood devices 280
15.19 Petrol interceptors 281
15.20 Drainage channels and gratings 282other means of soil and waste disposal 282
15.21 Cesspools/cesspits 282
15.22 Septic tanks 284
15.23 Pumping stations 284surface water 285
15.24 Disposal systems from roofs 285
15.25 Disposal of surface water from paved areas 286
15.26 Soakaways 287repair processes 288
15.27 Recommendations 288paving and carriageways 288
15.28 The function of carriageways 288
15.29 Flexible paving 289
15.30 Concrete paving 289
15.31 Blocks and slabs 289
15.32 Tiles and setts 289
15.33 Gravel and hoggin 289
15.34 Examination of pavings 290boundary walls, fences and gates 291
15.35 Introduction 291xii Contents
15.36 Ownership of fences and walls 291
15.37 Brick and stone boundary walls 293
15.38 Retaining walls 294
15.39 Timber and metal fencing 295
15.40 Types of fencing and their defects 295
15.41 Gates 297outbuildings and other miscellaneous items 297
15.42 Introduction 297
15.43 Inspection and checking defects 297refuse collection 298
15.44 Small domestic dwellings 298
15.45 Large blocks of flats 299
15.46 Lightning conductors 301
15.47 Trees 30116 Fire and Flood Damage 30216.1 Introduction 302effects of fire 304
16.2 Preliminary investigation 304
16.3 Brickwork 305
16.4 Concrete structures 306
16.5 Stonework 306
16.6 Steel beams, columns and roof trusses 306
16.7 Timber 307
16.8 Roof structure 307
16.9 Pitched roof coverings 307
16.10 Flat roof coverings 308
16.11 Floors 308
16.12 Internal and external finishes 308
16.13 Services 309
16.14 Recording the defects 309flood damage 310
16.15 Causes 310
16.16 Preliminary examination 310
16.17 General effects of flooding 311
16.18 Foundations 311
16.19 Ground floors 311
16.20 Suspended ground floors 311
16.21 Floor finishes 312
16.22 Wall finishes 312
16.23 Metal finishes and fastenings 312
16.24 Drainage systems 312
16.25 Pavings 313
16.26 Recording defects 313Contents xiii
17 Report Writing 31417.1 Introduction 314
17.2 Presentation 314
17.3 Report writing criteria 315
17.4 Arrangement of information 316
17.5 Format 317
17.6 Valuations 31818 Legal Aspects 31918.1 Introduction 319
18.2 Negligence defined 319
18.3 Duty of care 320
18.4 Breach of duty 321
18.5 Damages 322
18.6 Accuracy of estimates 322
18.7 Brief reports 323
18.8 Parties in tort 323
18.9 Type of survey required 324
18.10 Professional negligence relating to surveying buildings 324
18.11 Recent negligence cases 325
18.12 Disclaimers and limitation periods 326
18.13 Trespass 328
18.14 Party structures 328
18.15 Indemnity insurance 329
18.16 Property claims 330Appendices 331Appendix I Definitions of Inspections and Surveys of Buildings
(CIC Explanatory Leaflet) 331Appendix II Sample Extracts of Survey Schedules & Checklists 336Appendix III Checklist for Property and Site Surveys 341Appendix IV Checklist for Building Surveys 343Appendix V Surveying Safely (Based on RICS 2004) 346Appendix VI Report on Roof Defects (Village Hall) 352Appendix VII Report on Property to be Purchased 358Appendix VIII Glossary of Building Inspection and Related Terms 373
1.2 Housing quality initiatives 3
1.3 Other housing quality initiatives 6
1.4 Housing health and safety rating system (HHSRS) 8
1.5 Domestic survey implications 8
1.6 Non-domestic condition rating system 8
1.7 Condition appraisal 9
1.8 The purpose of the survey 9
1.9 Surveyor’s responsibilities 12
1.10 Contracts and fees 172 Procedure and Equipment 222.1 Basic survey methodology 22
2.2 Preliminary operations 28
2.3 Property risks 30
2.4 Equipment for measured drawing surveys 34
2.5 Equipment for surveying buildings and examining defects 353 Measurement of Existing Buildings 413.1 Preliminaries 41
3.2 Internal measuring 43
3.3 Roof space 47
3.4 External measuring 47
3.5 Levelling 51
3.6 Plotting the survey 524 Surveys of Historic Buildings 534.1 General considerations 53
4.2 Medieval churches 60
4.3 Church towers 62
4.4 Church bells and fittings 63
4.5 Measured drawings 645 Foundation Failures 655.1 Introduction 65
5.2 Causes of failure 65
5.3 Differential movement 67
5.4 Inadequate foundations 68
5.5 Overloading 68
5.6 Unequal settlement 69
5.7 Effect of tree roots 70
5.8 Shallow foundations 71
5.9 Building on sloping sites 72
5.10 Building on made up ground 74
5.11 Diagnosis 756 Defective Walls and Partitions Above Ground 766.1 Type of failure 76
6.2 Bulging and leaning walls 76
6.3 Overloading 80
6.4 Thermal and moisture movements 81
6.5 Failure in arches and lintels 83
6.6 Defective materials and chemical action 85
6.7 Failures in bonding and defects at junctions 85
6.8 Frost failure 87
6.9 Cavity walls 87
6.10 Built-in iron and steel members 89
6.11 Tile and slate hanging and weatherboarding 89
6.12 Partitions 90
6.13 Assessment of cracks 92
6.14 Natural stone masonry 92
6.15 Defects in stonework 94
6.16 Cast stone 97
6.17 Recording defects 987 Reinforced Concrete, Cladding Materials
and Structural Steelwork 100reinforced concrete 100
7.1 Description 100
7.2 Corrosion and cracking 100
7.3 Aggregates 101
7.4 High alumina cement 103
7.5 Thermal expansion 103
7.6 Frost damage 104
7.7 Electrolytic action 104
7.8 Lightweight aggregates 104
7.9 Deflection 104
7.10 Diagnosis 105
7.11 Brick panel walls in reinforced concrete frames 105
7.12 No-fines concrete housing 105
7.13 Autoclaved aerated concrete 107cladding materials 109
7.14 Description 109vi Contents
7.15 Concrete cladding defects 110
7.16 Joint problems 111
7.17 Metallic fasteners 113
7.18 Metal profile sheeting 114structural steelwork 118
7.19 Description 118
7.20 Diagnosis 1188 Damp Penetration and Condensation 1198.1 Description 119
8.2 Damp courses 119
8.3 Diagnosis 120rising damp from the ground 121
8.4 Solid walls with DPC absent or defective 121
8.5 Stone walls in older buildings 123
8.6 Basement walls and floors 123
8.7 Heaped earth or paving against walls and bridging
of rendering 124
8.8 Internal partitions 124
8.9 Rising damp in ground floors 124
8.10 Rising damp in old timber-framed buildings 127penetrating damp through walls 127
8.11 Locating damp penetration 127
8.12 Parapet walls 129
8.13 Cavity walls 129extraneous causes 131
8.14 Leaks in plumbing systems 131condensation 132
8.15 Description 132
8.16 Causes 132
8.17 Diagnosis 133
8.18 Problems with flues 1349 Timber Decay and Insect Attack 1359.1 Introduction 135dry rot 135
9.2 Description 135
9.3 Diagnosis 136wet rot 138
9.4 Description 138
9.5 Diagnosis 138beetle attack 139
9.6 Description 139
9.7 Diagnosis 141
9.8 Conclusion 142Contents vii
10 Roof Structures and Coverings 143roof structures 143
10.1 Introduction 143
10.2 General investigations 147
10.3 Defects from natural causes 149
10.4 Timber pitched roofs 149
10.5 Timber flat roofs 150
10.6 Steel trusses and lattice girders 151
10.7 Older type roofs 152
10.8 Services and other fittings in the roof space 152
10.9 Electrical installation 155
10.10 Roof insulation 155
10.11 Party walls in roof space 156roof coverings 156
10.12 Introduction 156
10.13 Types of slate 158
10.14 Ridges, hips and valleys 159
10.15 Examination of a slate roof 159
10.16 Tiled roofs 161
10.17 Bituminous felt and polymeric sheet roofing 162
10.18 Asphalt 164
10.19 Copper 166
10.20 Lead 167
10.21 Zinc 169
10.22 Aluminium 170
10.23 Stone slates 171
10.24 Asbestos cement and translucent
roofing sheets 173
10.25 Asbestos cement slates 175
10.26 Corrugated iron 176
10.27 Thatch 176
10.28 Wood shingles 178
10.29 Roof lights 178
10.30 Duckboards 18111 Fireplaces, Flues and Chimney Stacks 18211.1 Introduction 182
11.2 Domestic fireplaces and flue entry 183
11.3 Down-draught due to external conditions 184
11.4 Flue investigation 187
11.5 Flues serving gas fires 188
11.6 Flues serving oil-fired boilers 188
11.7 Hearths 189
11.8 Old fireplaces 189
11.9 Rebuilding 190viii Contents
11.10 Chimney stacks 190
11.11 Industrial chimney shafts 19212 Timber Upper Floors, Floor Coverings, Staircases and Ladders 19412.1 Introduction 194
12.2 Structural timber floor defects 195floor coverings 200
12.3 Introduction 200
12.4 Boarded floors 200
12.5 Chipboard flooring 200
12.6 Hardwood strip flooring 201
12.7 Wood block 201
12.8 Floor screeds 202
12.9 Granolithic paving 202
12.10 Terrazzo 202
12.11 Cork tiles 202
12.12 Linoleum 203
12.13 Rubber flooring 203
12.14 Thermoplastic, PVC and vinyl asbestos tiles 203
12.15 Clay floor tiles 204
12.16 Concrete tiles 204
12.17 Magnesite flooring 204
12.18 Mastic asphalt and pitch mastic paving 205
12.19 Rubber latex cement flooring 205
12.20 Metal tiles 206
12.21 Slate 206
12.22 Marble in tile or slab form 206
12.23 Conclusion 206staircases and ladders 207
12.24 Timber staircases 207
12.25 Metal staircases and ladders 208
12.26 Reinforced concrete stairs 20813 Finishes and Joinery Externally and Internally 20913.1 Introduction 209plaster 209
13.2 Types of plaster 209
13.3 Plasterboards and wallboards 210
13.4 Metal lathing 210
13.5 Plaster wall and ceiling defects 211
13.6 Old plaster ceilings 212sheet linings 213
13.7 Types of board 213
13.8 Common defects 215Contents ix
wall tiling 215
13.9 Types of tiling and fixings 215
13.10 Common defects in finishes 216lightweight and demountable partitions 216
13.11 Types of partition and finish 216joinery 217
13.12 Doors and windows 217
13.13 Skirtings, architraves and picture rails 219
13.14 Cupboard fitments 220
13.15 Ironmongery 220
13.16 Examination of defects 220external rendering and pointing 222
13.17 Introduction 222
13.18 Rendering defects 223
13.19 Pointing 225painting and decorating 226
13.20 Defects due to poor application or unsuitable
backgrounds 226
13.21 Interior finishes 227
13.22 Exterior paintwork 228
13.23 Metal surfaces 229
13.24 Historic buildings 229glazing and leaded lights 230
13.25 Introduction 230
13.26 Symptoms and defects 230
| 14 Services | 232 | |
| 14.1 Introduction | 232 | |
| cold water supply | 232 | |
| 14.2 | Types of pipework | 232 |
| 14.3 | Guide to checking cold water installations | 234 |
| 14.4 | Old lead pipes | 235 |
| hot water and heating installations | 235 | |
| 14.5 | Direct and indirect systems | 235 |
| 14.6 Oil-fired boilers | 236 | |
| 14.7 Gas-fired boilers | 237 | |
| 14.8 | Wall mounted water heaters | 237 |
| 14.9 Gas fires | 238 | |
| 14.10 Items to check | 239 | |
| 14.11 Immersion heaters | 239 | |
| 14.12 Storage heaters | 240 | |
| 14.13 Boiler flues | 240 | |
| central heating | 240 | |
| 14.14 Introduction | 240 | |
| 14.15 Common defects | 241 |
x Contents
sanitary fittings 243
14.16 Materials 243
14.17 Wash basins and shower trays 243
14.18 Baths 243
14.19 Bidets 244
14.20 Sinks 244
14.21 Taps 244
14.22 Water closets and cisterns 245
14.23 Urinals 245waste and soil pipe installations 246
14.24 Introduction 246
14.25 Types of soil and waste
disposal systems 246
14.26 Pipes 248
14.27 Common defects 249electrical installations 250
14.28 Introduction 250
14.29 Wiring systems 251
14.30 The ring circuits 252
14.31 Testing and inspecting installations 252
14.32 Regulation of electrical installation work
in dwellings 256gas installations 256
14.33 Introduction 256
14.34 Checking defects 257
14.35 Gas meter location 257lifts and hoists 258
14.36 Introduction 258
14.37 Lift pit 258
14.38 Lift shaft 259
14.39 Machine room 260
14.40 Prevention of damage 261
14.41 Small service lifts 262
14.42 Hand power hoists 262
14.43 Stair lifts 262ventilation and air conditioning 263
14.44 Natural ventilation 263
14.45 Mechanical ventilation 263
14.46 Air conditioning 26415 External Works 265soil and surface water drainage 265
15.1 Introduction 265
15.2 Property erected before 1900 265
15.3 Property erected after 1900 267Contents xi
assessment of the condition of existing soil drains, gulleys
and inspection chambers 269
15.4 Sketch plan of the system 269
15.5 Pipes and fittings 269visual inspection and testing 271
15.6 Drainage defects 271
15.7 Testing 271
15.8 Water test 272
15.9 Air and smoke test 274
15.10 Adjoining owners’ drains 274inspection chambers, interceptors, covers
and frames 275
15.11 Inspection chambers 275
15.12 Deep inspection chambers 276
15.13 Back-drop chambers 276
15.14 Interceptors 277
15.15 Access covers and frames 278gulleys and grease traps 279
15.16 Gulleys 279
15.17 Inspecting and checking gulley defects 280anti-flood devices, petrol interceptors and drainage
channels 280
15.18 Anti-flood devices 280
15.19 Petrol interceptors 281
15.20 Drainage channels and gratings 282other means of soil and waste disposal 282
15.21 Cesspools/cesspits 282
15.22 Septic tanks 284
15.23 Pumping stations 284surface water 285
15.24 Disposal systems from roofs 285
15.25 Disposal of surface water from paved areas 286
15.26 Soakaways 287repair processes 288
15.27 Recommendations 288paving and carriageways 288
15.28 The function of carriageways 288
15.29 Flexible paving 289
15.30 Concrete paving 289
15.31 Blocks and slabs 289
15.32 Tiles and setts 289
15.33 Gravel and hoggin 289
15.34 Examination of pavings 290boundary walls, fences and gates 291
15.35 Introduction 291xii Contents
15.36 Ownership of fences and walls 291
15.37 Brick and stone boundary walls 293
15.38 Retaining walls 294
15.39 Timber and metal fencing 295
15.40 Types of fencing and their defects 295
15.41 Gates 297outbuildings and other miscellaneous items 297
15.42 Introduction 297
15.43 Inspection and checking defects 297refuse collection 298
15.44 Small domestic dwellings 298
15.45 Large blocks of flats 299
15.46 Lightning conductors 301
15.47 Trees 30116 Fire and Flood Damage 30216.1 Introduction 302effects of fire 304
16.2 Preliminary investigation 304
16.3 Brickwork 305
16.4 Concrete structures 306
16.5 Stonework 306
16.6 Steel beams, columns and roof trusses 306
16.7 Timber 307
16.8 Roof structure 307
16.9 Pitched roof coverings 307
16.10 Flat roof coverings 308
16.11 Floors 308
16.12 Internal and external finishes 308
16.13 Services 309
16.14 Recording the defects 309flood damage 310
16.15 Causes 310
16.16 Preliminary examination 310
16.17 General effects of flooding 311
16.18 Foundations 311
16.19 Ground floors 311
16.20 Suspended ground floors 311
16.21 Floor finishes 312
16.22 Wall finishes 312
16.23 Metal finishes and fastenings 312
16.24 Drainage systems 312
16.25 Pavings 313
16.26 Recording defects 313Contents xiii
17 Report Writing 31417.1 Introduction 314
17.2 Presentation 314
17.3 Report writing criteria 315
17.4 Arrangement of information 316
17.5 Format 317
17.6 Valuations 31818 Legal Aspects 31918.1 Introduction 319
18.2 Negligence defined 319
18.3 Duty of care 320
18.4 Breach of duty 321
18.5 Damages 322
18.6 Accuracy of estimates 322
18.7 Brief reports 323
18.8 Parties in tort 323
18.9 Type of survey required 324
18.10 Professional negligence relating to surveying buildings 324
18.11 Recent negligence cases 325
18.12 Disclaimers and limitation periods 326
18.13 Trespass 328
18.14 Party structures 328
18.15 Indemnity insurance 329
18.16 Property claims 330Appendices 331Appendix I Definitions of Inspections and Surveys of Buildings
(CIC Explanatory Leaflet) 331Appendix II Sample Extracts of Survey Schedules & Checklists 336Appendix III Checklist for Property and Site Surveys 341Appendix IV Checklist for Building Surveys 343Appendix V Surveying Safely (Based on RICS 2004) 346Appendix VI Report on Roof Defects (Village Hall) 352Appendix VII Report on Property to be Purchased 358Appendix VIII Glossary of Building Inspection and Related Terms 373
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