AV Consultants Pte Ltd offers the following Services :
Building Conditions Assessment Survey (NEN 2767)
For Building Owners who needs a clear and concise condition of their properties...
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PRE-CONSTRUCTION / PRE-CONDITION SURVEY / DILAPIDATION SURVEY
Pre-Construction / Pre-Condition Survey for developers, contractors, property owners etc.
Independent Third Party Pre-Construction / Pre-Condition / Dilapidation Surveyors are required to provide accurate records of the existing building conditions of any building defects for the concerned buildings adjacent to the building project such as renovation, construction, addition & alteration, infrastructure in accordance to the guidelines of Building Construction Authority of Singapore (BCA) which is mandatory under Singapore’s Building Control Regulations 2003, Part IV, Section 32 – Pre-Construction Survey.
The photographs Pre-Construction / Pre-Conditon / Dilapidation survey shall record defects such as cracks, water seepage, settlement, misalignment etc. Consequently, the Pre-Construction / Pre-Condition / Dilapidation Survey will prevent or minimise unnecessary disputes between property owners and contractors in event that claims are made for any subsequent damage arising from the adjacent works. A set of the survey report is usually forwarded to the stakeholder for their record.
The scope of the Pre-Construction / Pre-Condition / Dilapidation Survey usually curtails Exterior, Façade, Boundary Walls, Interiors of the Properties and Surrounding Roads, Drains and Pavements (SRDP).
POST-CONSTRUCTION / POST-CONDITION SURVEY
Post-Construction / Post-Condition Survey for developers, contractors, property owners etc.
Post-Construction / Post-Condition Survey is a done upon completion of the construction project which is a supplementary service. The survey is to provide comparison of the conditions prior to construction and after construction to determine any changes which may result from the construction.
Pre-Construction / Pre-Condition Survey and Post-Construction / Post-Condition Survey are usually a standard requirement in the tender specifications for government jobs as documentation of the conditions of the properties adjacent to the construction to avoid any potential disputes with the property owners.
DUE DILIGENCE OR PRE-PURCHASE SURVEY
Due Diligence or Pre-Purchase Survey or Pre-Leasing for prospective buyers or tenants for REITs, corporations, investors, government agencies etc.
Investing or buying a property is a big financial commitment or investment to any property investors or buyers. Without ascertaining the condition of the property before purchasing the property may result in property devaluation or unforeseen costs to reinstate or repair the property. Due Diligence or Pre-Purchase Survey will record the existing property conditions of any build defects such as cracks, water seepage, settlement, misalignment, degradation of building components etc.
Due Diligence or Pre-Purchase Survey helps any property investors or buyers to ascertain the condition of the property before committing into the property investment to avoid any hefty costs to repair the property which are not factored during the purchase of the property.
PRE-LEASING SURVEY
Pre-Leasing Building Survey for REITS, corporations, investors, tenants, landlords, government agencies etc.
Prior to hand over the lease of the property, it is essential that the landlord or tenants have a record of the existing condition of the property. Usually such Pre-Leasing Survey records shall be incorporated as part of the tenancy agreement.
Pre-Leasing Building Survey provides a photographic record of the property of current conditions of the property such as cracks, water seepage, settlement, misalignment, degradation of building components or layout configurations. Such Pre-Leasing Building Survey records will be useful when handing over or returning the lease back to the landlord.
BUILDING DEFECTS INSPECTION SURVEY
Building Defects Inspection Survey for property owners, investors, corporations, government agencies, REITS, lawyers, Management Corporation Strata Title (MCST) etc….
In general, our inspectors are able to provide a visual and non-invasive inspection of the building defects such as water seepages, cracks, defective building components or materials or building finishes etc. The objective of the defects inspection report is to provide to identify the defects and determine the cause of defects. In addition, we will provide the recommendation of remedial works which include the method of statement of works.
BUILDING CONDITIONS ASSESSMENT SURVEY (NEN 2767)
Building Conditions Assessment Survey for property owners, investors, corporations, government agencies, REITs etc.
Owners may want a clear and concise condition of their properties. Basing on the Building Conditions Assessment Survey, the building owners can plan and prioritise the repair works and their maintenance programme accordingly.
The Building Conditions Assessment Survey is to note, record and photograph as far as possible, the prevailing condition and any other apparent damage / defects of the afore-said property at the time of inspection.
The objective of the Building Conditions Assessment Survey is to provide technical condition of the afore-mentioned property, together with the repair priority to meet our client’s requirement of safety & health.
Condition based assessment-inspection is uses the NEN 2767 Inspection Norm undertaken by a certified and trained NEN 2767 practitioner. NEN 2767 is a clear methodology to assess the condition of all building assets.
Building Conditions Assessment Survey (NEN 2767)
Condition assessment-inspection based on NEN 2767 Inspection Norm & REMMI Building Condition Matrix (After NEN 2767)
The inspection process comprises of a 5-steps protocol :
STEP 1
Determine Type of Defect (Minor/Serious/Critical)
STEP 2
Determine Intensity of Defect (Starting/Progressing/Developed)
STEP 3
Determine Extent of Defect: -
- Incidental: Occurs in < 2% of the whole component
- Localized: 2% - 10% of the whole component
- Regular: 10% - 30% of the whole component
- Frequent: 30% - 70% of the whole component
- General: >= 70% of the whole component
STEP FOUR
Determine location
(Vital or Non-Vital)
STEP FIVE
Determine Condition Score using the REMMI Condition Matrix (after NEN 2767)
The resulting condition score between 1 – 6, provide an indication of the maintenance condition of the building component as observed in the field and is used for decisions on the required for follow-up maintenance or repair action based on required client’s policy.
Examples of tabulation of defect based on NEN 2767 Inspection Norm and REMMI Building Condition Score (after NEN 2767)
| Defect | Defect Perimeters | Condition | ||||||
|---|---|---|---|---|---|---|---|---|
| S/No | Component | Sub Component | Material | Description | Type | Intensity | Extent | Score |
| 1 | Floor & Floor Finishes | Finishes | Tiles | Crack | Critical | Developed | Incidental less <2% | 2 |
| Location | Impact of Repair Delay | ||||||
|---|---|---|---|---|---|---|---|
| Non Vital | Vital | Safety & Health | Internal Air Quality | Functional | Follow-up DMG | Complaints | Aesthetics |
| Y | Y | Y | Y | Y | |||
The following descriptions provide a general description correlating to the conditions observed on a site Survey :
| Condition Score & Description | Condition Description | |
|---|---|---|
| 1 | Very Good Condition | Occasional Minor Defects |
| 2 | Good Condition | Occasional Signs of Ageing |
| 3 | Reasonable Condition | Localised Visible Ageing, Building Components Functionality not at Risk |
| 4 | Borderline Condition | Building Component Functionality Occasionally at Risk |
| 5 | Bad Condition | Ageing Condition is Irreversible |
| 6 | Very Bad Condition | Technical State for Replacement / Demolition |
Copyright:
REMMI Building Condition Matrix (After NEN 2767) and Defects Descriptions & Classifications by Real Estate and Construction Academy (RECA), Singapore & Real Estate & Construction Centre, (RECC), Singapore