56,99 €
Mehr erfahren.
- Herausgeber: John Wiley & Sons
- Kategorie: Wissenschaft und neue Technologien
- Sprache: Englisch
- Veröffentlichungsjahr: 2010
This book provides guidance on building survey work for typical residential, commercial and industrial buildings, with advice on how to diagnose a wide range of defects. It considers both modern and older construction methods, together with new and traditional materials. The particular problems of alteration and renovation work are discussed, with guidance on how to carry out measured surveys. A separate chapter covers survey problems after flood and fire damage, and the legal section takes account of recent developments in case law relating to inspections and surveys of properties. This new edition continues to provide a thorough treatment of all the key issues relating to surveying buildings, dealing with the problems that surveyors are likely to encounter when inspecting buildings. Changes for the new edition include: * Examples and references have been updated * Evaluation of condition rating systems for domestic and commercial buildings * A new section on the home condition reports * More information on slate defects * Bibliography revised and expanded, to make it more comprehensive * Additional appendix showing the home condition report format
Sie lesen das E-Book in den Legimi-Apps auf:
Seitenzahl: 747
Ähnliche
Building Surveys and Reports
This edition first published 2011
© 1990, 1994 Edward A. Noy © 2005 Edward A. Noy and James Douglas
© 2011 James Douglas and Edward A. Noy
Blackwell Publishing was acquired by John Wiley & Sons in February 2007. Blackwell’s publishing program has been merged with Wiley’s global Scientific, Technical and Medical business to form Wiley-Blackwell.
First published 1990
Second edition 1994
Third edition 2005
Fourth edition 2011
Registered office
John Wiley & Sons Ltd, The Atrium, Southern Gate, Chichester, West Sussex, PO19
8SQ, UK
Editorial offices
9600 Garsington Road, Oxford, OX4 2DQ, UK
The Atrium, Southern Gate, Chichester, West Sussex, PO19 8SQ, UK
2121 State Avenue, Ames, Iowa 50014-8300, USA
For details of our global editorial offices, for customer services and for information about how to apply for permission to reuse the copyright material in this book please see our website at www.wiley.com/wiley-blackwell.
The right of the author to be identified as the author of this work has been asserted in accordance with the UK Copyright, Designs and Patents Act 1988.
All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, except as permitted by the UK Copyright, Designs and Patents Act 1988, without the prior permission of the publisher.
Designations used by companies to distinguish their products are often claimed as trademarks. All brand names and product names used in this book are trade names, service marks, trademarks or registered trademarks of their respective owners. The publisher is not associated with any product or vendor mentioned in this book. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold on the understanding that the publisher is not engaged in rendering professional services. If professional advice or other expert assistance is required, the services of a competent professional should be sought.
Library of Congress Cataloging-in-Publication Data
Noy, Edward A.
Building surveys and reports / Edward A. Noy. – 4th ed. / rev. by James Douglas.
p. cm.
Includes bibliographical references and index.
ISBN 978-1-4051-9761-8 (alk. paper)
1. Building inspection. 2. Buildings–Defects. I. Douglas, James (James E. H.) II. Title.
TH439.N68 2011
690′.21–dc22
2010029195
A catalogue record for this book is available from the British Library.
This book is published in the following electronic formats: ePDF [9781444391077]; Wiley Online Library [9781444391091]; ePub [9781444391084]
A catalogue record for this book is available from the British Library.
Contents
Preface to Fourth Edition
Acknowledgements
1 General Principles and Responsibilities
1.1 What is a building survey
1.2 Housing quality initiatives
1.3 Other housing quality initiatives
1.4 Housing health and safety rating system (HHSRS)
1.5 Domestic survey implications
1.6 Non-domestic condition rating system
1.7 Condition appraisal
1.8 The purpose of the survey
1.9 Surveyor’s responsibilities
1.10 Contracts and fees
2 Procedure and Equipment
2.1 Basic survey methodology
2.2 Preliminary operations
2.3 Property risks
2.4 Equipment for measured drawing surveys
2.5 Equipment for surveying buildings and examining defects
3 Measurement of Existing Buildings
3.1 Preliminaries
3.2 Internal measuring
3.3 Roof space
3.4 External measuring
3.5 Levelling
3.6 Plotting the survey
4 Surveys of Historic Buildings
4.1 General considerations
4.2 Medieval churches
4.3 Church towers
4.4 Church bells and fittings
4.5 Measured drawings
5 Foundation Failures
5.1 Introduction
5.2 Causes of failure
5.3 Differential movement
5.4 Inadequate foundations
5.5 Overloading
5.6 Unequal settlement
5.7 Effect of tree roots
5.8 Shallow foundations
5.9 Building on sloping sites
5.10 Building on made up ground
5.11 Diagnosis
6 Defective Walls and Partitions Above Ground
6.1 Type of failure
6.2 Bulging and leaning walls
6.3 Overloading
6.4 Thermal and moisture movements
6.5 Failure in arches and lintels
6.6 Defective materials and chemical action
6.7 Failures in bonding and defects at junctions
6.8 Frost failure
6.9 Cavity walls
6.10 Built-in iron and steel members
6.11 Tile and slate hanging and weatherboarding
6.12 Partitions
6.13 Assessment of cracks
6.14 Natural stone masonry
6.15 Defects in stonework
6.16 Cast stone
6.17 Recording defects
7 Reinforced Concrete, Cladding Materials and Structural Steelwork
REINFORCED CONCRETE
7.1 Description
7.2 Corrosion and cracking
7.3 Aggregates
7.4 High alumina cement
7.5 Thermal expansion
7.6 Frost damage
7.7 Electrolytic action
7.8 Lightweight aggregates
7.9 Deflection
7.10 Diagnosis
7.11 Brick panel walls in reinforced concrete frames
7.12 No-fines concrete housing
7.13 Autoclaved aerated concrete
CLADDING MATERIALS
7.14 Description
7.15 Concrete cladding defects
7.16 Joint problems
7.17 Metallic fasteners
7.18 Metal profile sheeting
STRUCTURAL STEELWORK
7.19 Description
7.20 Diagnosis
8 Damp Penetration and Condensation
8.1 Description
8.2 Damp courses
8.3 Diagnosis
RISING DAMP FROM THE GROUND
8.4 Solid walls with DPC absent or defective
8.5 Stone walls in older buildings
8.6 Basement walls and floors
8.7 Heaped earth or paving against walls and bridging of rendering
8.8 Internal partitions
8.9 Rising damp in ground floors
8.10 Rising damp in old timber-framed buildings
PENETRATING DAMP THROUGH WALLS
8.11 Locating damp penetration
8.12 Parapet walls
8.13 Cavity walls
EXTRANEOUS CAUSES
8.14 Leaks in plumbing systems
CONDENSATION
8.15 Description
8.16 Causes
8.17 Diagnosis
8.18 Problems with flues
9 Timber Decay and Insect Attack
9.1 Introduction
DRY ROT
9.2 Description
9.3 Diagnosis
WET ROT
9.4 Description
9.5 Diagnosis
BEETLE ATTACK
9.6 Description
9.7 Diagnosis
9.8 Conclusion
10 Roof Structures and Coverings
ROOF STRUCTURES
10.1 Introduction
10.2 General investigations
10.3 Defects from natural causes
10.4 Timber pitched roofs
10.5 Timber flat roofs
10.6 Steel trusses and lattice girders
10.7 Older type roofs
10.8 Services and other fittings in the roof space
10.9 Electrical installation
10.10 Roof insulation
10.11 Party walls in roof space
ROOF COVERINGS
10.12 Introduction
10.13 Types of slate
10.14 Ridges, hips and valleys
10.15 Examination of a slate roof
10.16 Tiled roofs
10.17 Bituminous felt and polymeric sheet roofing
10.18 Asphalt
10.19 Copper
10.20 Lead
10.21 Zinc
10.22 Aluminium
10.23 Stone slates
10.24 Asbestos cement and translucent roofing sheets
10.25 Asbestos cement slates
10.26 Corrugated iron
10.27 Thatch
10.28 Wood shingles
10.29 Roof lights
10.30 Duckboards
11 Fireplaces, Flues and Chimney Stacks
11.1 Introduction
11.2 Domestic fireplaces and flue entry
11.3 Down-draught due to external conditions
11.4 Flue investigation
11.5 Flues serving gas fires
11.6 Flues serving oil-fired boilers
11.7 Hearths
11.8 Old fireplaces
11.9 Rebuilding
11.10 Chimney stacks
11.11 Industrial chimney shafts
12 Timber Upper Floors, Floor Coverings, Staircases and Ladders
12.1 Introduction
12.2 Structural timber floor defects
FLOOR COVERINGS
12.3 Introduction
12.4 Boarded floors
12.5 Chipboard flooring
12.6 Hardwood strip flooring
12.7 Wood block
12.8 Floor screeds
12.9 Granolithic paving
12.10 Terrazzo
12.11 Cork tiles
12.12 Linoleum
12.13 Rubber flooring
12.14 Thermoplastic, PVC and vinyl asbestos tiles
12.15 Clay floor tiles
12.16 Concrete tiles
12.17 Magnesite flooring
12.18 Mastic asphalt and pitch mastic paving
12.19 Rubber latex cement flooring
12.20 Metal tiles
12.21 Slate
12.22 Marble in tile or slab form
12.23 Conclusion
STAIRCASES AND LADDERS
12.24 Timber staircases
12.25 Metal staircases and ladders
12.26 Reinforced concrete stairs
13 Finishes and Joinery Externally and Internally
13.1 Introduction
PLASTER
13.2 Types of plaster
13.3 Plasterboards and wallboards
13.4 Metal lathing
13.5 Plaster wall and ceiling defects
13.6 Old plaster ceilings
SHEET LININGS
13.7 Types of board
13.8 Common defects
WALL TILING
13.9 Types of tiling and fixings
13.10 Common defects in finishes
LIGHTWEIGHT AND DEMOUNTABLE PARTITIONS
13.11 Types of partition and finish
JOINERY
13.12 Doors and windows
13.13 Skirtings, architraves and picture rails
13.14 Cupboard fitments
13.15 Ironmongery
13.16 Examination of defects
EXTERNAL RENDERING AND POINTING
13.17 Introduction
13.18 Rendering defects
13.19 Pointing
PAINTING AND DECORATING
13.20 Defects due to poor application or unsuitable backgrounds
13.21 Interior finishes
13.22 Exterior paintwork
13.23 Metal surfaces
13.24 Historic buildings
GLAZING AND LEADED LIGHTS
13.25 Introduction
13.26 Symptoms and defects
14 Services
14.1 Introduction
COLD WATER SUPPLY
14.2 Types of pipework
14.3 Guide to checking cold water installations
14.4 Old lead pipes
HOT WATER AND HEATING INSTALLATIONS
14.5 Direct and indirect systems
14.6 Oil-fired boilers
14.7 Gas-fired boilers
14.8 Wall mounted water heaters
14.9 Gas fires
14.10 Items to check
14.11 Immersion heaters
14.12 Storage heaters
14.13 Boiler flues
CENTRAL HEATING
14.14 Introduction
14.15 Common defects
SANITARY FITTINGS
14.16 Materials
14.17 Wash basins and shower trays
14.18 Baths
14.19 Bidets
14.20 Sinks
14.21 Taps
14.22 Water closets and cisterns
14.23 Urinals
WASTE AND SOIL PIPE INSTALLATIONS
14.24 Introduction
14.25 Types of soil and waste disposal systems
14.26 Pipes
14.27 Common defects
ELECTRICAL INSTALLATIONS
14.28 Introduction
14.29 Wiring systems
14.30 The ring circuits
14.31 Testing and inspecting installations
14.32 Regulation of electrical installation work in dwellings
GAS INSTALLATIONS
14.33 Introduction
14.34 Checking defects
14.35 Gas meter location
LIFTS AND HOISTS
14.36 Introduction
14.37 Lift pit
14.38 Lift shaft
14.39 Machine room
14.40 Prevention of damage
14.41 Small service lifts
14.42 Hand power hoists
14.43 Stair lifts
VENTILATION AND AIR CONDITIONING
14.44 Natural ventilation
14.45 Mechanical ventilation
14.46 Air conditioning
15 External Works
SOIL AND SURFACE WATER DRAINAGE
15.1 Introduction
15.2 Property erected before 1900
15.3 Property erected after 1900
ASSESSMENT OF THE CONDITION OF EXISTING SOIL DRAINS, GULLEYS AND INSPECTION CHAMBERS
15.4 Sketch plan of the system
15.5 Pipes and fittings
VISUAL INSPECTION AND TESTING
15.6 Drainage defects
15.7 Testing
15.8 Water test
15.9 Air and smoke test
15.10 Adjoining owners’ drains
INSPECTION CHAMBERS, INTERCEPTORS, COVERS AND FRAMES
15.11 Inspection chambers
15.12 Deep inspection chambers
15.13 Back-drop chambers
15.14 Interceptors
15.15 Access covers and frames
GULLEYS AND GREASE TRAPS
15.16 Gulleys
15.17 Inspecting and checking gulley defects
ANTI-FLOOD DEVICES, PETROL INTERCEPTORS AND DRAINAGE CHANNELS
15.18 Anti-flood devices
15.19 Petrol interceptors
15.20 Drainage channels and gratings
OTHER MEANS OF SOIL AND WASTE DISPOSAL
15.21 Cesspools/cesspits
15.22 Septic tanks
15.23 Pumping stations
SURFACE WATER
15.24 Disposal systems from roofs
15.25 Disposal of surface water from paved areas
15.26 Soakaways
REPAIR PROCESSES
15.27 Recommendations
PAVING AND CARRIAGEWAYS
15.28 The function of carriageways
15.29 Flexible paving
15.30 Concrete paving
15.31 Blocks and slabs
15.32 Tiles and setts
15.33 Gravel and hoggin
15.34 Examination of pavings
BOUNDARY WALLS, FENCES AND GATES
15.35 Introduction
15.36 Ownership of fences and walls
15.37 Brick and stone boundary walls
15.38 Retaining walls
15.39 Timber and metal fencing
15.40 Types of fencing and their defects
15.41 Gates
OUTBUILDINGS AND OTHER MISCELLANEOUS ITEMS
15.42 Introduction
15.43 Inspection and checking defects
REFUSE COLLECTION
15.44 Small domestic dwellings
15.45 Large blocks of flats
15.46 Lightning conductors
15.47 Trees
16 Fire and Flood Damage
16.1 Introduction
EFFECTS OF FIRE
16.2 Preliminary investigation
16.3 Brickwork
16.4 Concrete structures
16.5 Stonework
16.6 Steel beams, columns and roof trusses
16.7 Timber
16.8 Roof structure
16.9 Pitched roof coverings
16.10 Flat roof coverings
16.11 Floors
16.12 Internal and external finishes
16.13 Services
16.14 Recording the defects
FLOOD DAMAGE
16.15 Causes
16.16 Preliminary examination
16.17 General effects of flooding
16.18 Foundations
16.19 Ground floors
16.20 Suspended ground floors
16.21 Floor finishes
16.22 Wall finishes
16.23 Metal finishes and fastenings
16.24 Drainage systems
16.25 Pavings
16.26 Recording defects
17 Report Writing
17.1 Introduction
17.2 Presentation
17.3 Report writing criteria
17.4 Arrangement of information
17.5 Format
17.6 Valuations
18 Legal Aspects
18.1 Introduction
18.2 Negligence defined
18.3 Duty of care
18.4 Breach of duty
18.5 Damages
18.6 Accuracy of estimates
18.7 Brief reports
18.8 Parties in tort
18.9 Type of survey required
18.10 Professional negligence relating to surveying buildings
18.11 Recent negligence cases
18.12 Disclaimers and limitation periods
18.13 Trespass
18.14 Party structures
18.15 Indemnity insurance
18.16 Property claims
Appendices331
Appendix I Definitions of Inspections and Surveys of Buildings (CIC Explanatory Leaflet)
Appendix II Sample Extracts of Survey Schedules & Checklists
Appendix III Checklist for Property and Site Surveys
Appendix IV Checklist for Building Surveys
Appendix V Surveying Safely (Based on RICS 2004)
Appendix VI Report on Roof Defects (Village Hall)
Appendix VII Report on Property to be Purchased
Appendix VIII Glossary of Building Inspection and Related Terms
Bibliography
Index
Preface to Fourth Edition
This book provides a comprehensive guide for surveyors and architects on the steps to take when approached by a client asking for a structural survey. It deals with all types of buildings: domestic, commercial and industrial. Advice is given on how to diagnose faults, with many detailed sketches and photographs to illustrate the text. Examples of various types of reports are given in the appendices.
We are living in an era of change. Adaptation of buildings for different uses and extensions to existing buildings are commonplace. In each of these cases measured and building surveys are necessary. Some of the difficulties which are met with are described in Chapters 3 and 4, and advice is given as to how to avoid mistakes.
The book covers both old and new methods of construction. The subject has been treated basically under the elements of construction, most of which are interrelated. It is assumed, however, that the reader has some knowledge of building techniques.
Flood and fire damage has been given a separate chapter since it involves different structural problems in diagnosing the cause, as well as negotiations with insurance assessors before steps for reinstatement can be put in hand.
During the past 60 years there have been many new materials and construction techniques using new and traditional materials. The surveyor can no longer be dependent on a limited range of materials, but must exercise his judgment in a widening realm of alternatives. The fabric of a building has to satisfy different user needs and occupational factors. The surveyor’s duty is to identify what performance is required from the fabric in terms of durability and weathertightness. It is therefore essential that he must have a sound knowledge of not only building construction, but also the performance of materials in use.
The focus of this book is primarily on traditional construction of residential and non-residential buildings. It aims to provide the reader with guidance on the methodology and risks of inspecting and surveying buildings generally. What makes this revised edition different from most of its competitors is that it includes a comparison of the various surveys available. In this regard reference has been made to the Construction Industry Council’s 1997 guidance note on the definitions of building inspections and surveys (see Appendix I).
Also contained in this edition are examples of typical schedules used in condition and dilapidations surveys. This supplements the other sample survey checklists described in Appendices III and IV. The importance given to construction safety has increased since the early 1990s. One of the appendices contains guidance from the Royal Institution of Chartered Surveyors (RICS) on surveying properties safely. Appendix VIII contains a glossary of terms relevant to building inspections and surveys.
The introduction of the ill-fated Home Condition Report near the end of the first decade of the twenty-first century has prompted a marked increase in publications dealing with this subject. The Bibliography of this fourth edition has been expanded as well as updated to reflect this upsurge.
The new material in this edition covers in slightly more detail slate supply and slate defects. It also addresses condition appraisal of non-domestic property using the Department of Health’s rating system. The number of checklist schedules in the appendices has been expanded accordingly.
It is hoped that this book becomes a main primer for construction undergraduates and novice building surveyors learning to inspect and survey landed property. Also, hopefully more experienced construction professionals involved in surveying buildings will find this revised edition useful.
James Douglas,June 2010
Acknowledgements
A major advantage of revising someone else’s work is that there is already an extensive body of material to work from. Indeed, the bulk of this book did not require any drastic overhauling, which clearly reflects well on Edward Noy’s previous editions. Naturally, therefore, I would like to thank Edward for allowing me to revise his book to produce this fourth edition. I hope that he is pleased with the result.
I would, of course, like to express my appreciation to Wiley-Blackwell for their confidence in allowing me to revise this work. It is gratifying to know that publishers are keen to continue promoting books on building surveying and related construction topics. The construction industry needs to keep expanding its body of literature so that the knowledge of and guidance on best practice of inspecting and surveying buildings can be disseminated more widely.
In particular, my thanks go to Paul Sayer, publisher, for providing me with the opportunity to write this fourth edition. I also wish to express my appreciation to his colleague Catherine Oakley for the gentle reminders and friendly cajoling throughout the revision of this work.
My gratitude, too, goes to my retired former colleague Edith Bowman FRICS for her guidance on the legal implications of undertaking surveys.
I would also like to thank Tony Condron of Delvemade Ltd for his feedback and technical guidance on the problem of cut edge corrosion and its solution. My thanks too are owed to Cristina Campbell of SSQ for her information on and experience of slate supplies and slate properties.
Wherever possible every attempt has been made to acknowledge the numerous sources used in this book. The reviser would like to apologise in advance if there is any case where this has not been achieved. Due acknowledgement will be made in any subsequent edition.
James Douglas
