Building Surveying
Measured Surveys
Prior to the commencement of building works, or as a basis for proper management of a building, collection of buildings or an estate, Goslin and Co Ltd undertake a measured survey and preparation of existing drawings.
The drawings may be comparatively simple, identifying the positions of walls, partitions, windows and the like, or more complex to include identification of structural materials, service pipe routes, power outlets and the like.
We can provide example survey drawings for potential clients on request.
Condition Surveys
A condition survey is usually commissioned prior to the purchase of a building or prior to the signing of a lease. Its purpose is to establish the condition of the building so that any existing defects and their repair costs are identified prior to a commitment being made.
We also try to point out the disadvantages of construction and to identify possible future defects (although we cannot guarantee to identify all future defects!).
We carry out the following types of survey.
- Commercial, industrial or retail - full surveys are usual prior to purchase or lease.
- Pre-refurbishment surveys - usually for social housing or schooling, where conversion or refurbishment is planned.
- Residential Building Surveys - full condition surveys are undertaken on a selective basis. We can deal with larger houses, historic buildings and smaller domestic properties.
Definition of a Building Survey
A Building Survey is suitable for all residential properties and provides a full picture of their construction and condition. It is likely to be needed if the property is, for example, of unusual construction, is dilapidated or has been extensively altered - or where a major conversion or renovation is planned. It is usually tailored to the client's individual requirements. The report includes technical information on construction and materials as well as details of the whole range of defects, major to minor.
As compared to a Homebuyer's Report which deals with conventional houses, flats, bungalows, etc. in apparently reasonable condition.
It is essentially an Economy package presented in a standard form
to assist the client to:
(i) make an informed judgement on whether or not to proceed;
(ii) decide whether or not property is a reasonable purchase at agreed price; and
(iii) assess urgent and significant matters before exchanging contracts
It focuses on urgent and significant matters
The valuation is an integral part of the HOMEBUYER Service and not provided as an agreed extra as per the Building Survey.
The form of the Homebuyer's Report is compact with a fixed RICS/ISVA format.
The Building Survey report is usually much longer, in a surveyor's format.
Dilapidations (and Repairing obligations)
Advice and preparation of schedules and negotiating claims whether for landlord or tenant
We are able to advise the parties at the critical stages of entering into the lease and towards the closing stages as a terminal schedule of dilapidations should be anticipated. We aim to provide the optimum solution on behalf of our clients through the process of negotiation.
We can also advise on Boundary and Party Wall Disputes.
Building Defect Diagnosis
Investigations and reports and recommendations for repair.
Goslin and Co Ltd can act as independent advisors in diagnosing such problems as:
- Cracks
- Roof problems
- Foundations
- Poor building work
- Inadequate materials
- Dry rot
- Rising damp
Goslin and Co Ltd can arrange for these testing procedures to be done by a specialist consultant where necessary as part of the design process.
Acoustic Testing Services
Testing will is now required to determine the sound insulation provided by the developer in respect of Building Regulations Approved Document E - Resistance to the Passage of Sound, Item E1.for new domestic development sites. This testing is required on a sampling basis for each development site and allows the developer to use similar details for additional premises once the principles have been established.
As well as:
Air Leakage Testing
A compliance testing service for small, medium and large buildings using purpose designed equipment. The test equipment incorporates a flow grid measuring station to achieve highly accurate, repeatable test results to meet the requirements of CIBSE TM 23 which will satisfy the current requirements of Part L2 of the Building Regulations.
Testing can only be carried out once the building facades and the external envelope and internal finishes are completed. For the test, designed opening apertures including the doors, windows and other elements of the building envelope are closed as normal. Ventilation ducts and natural ventilation openings are temporarily sealed. Lift shaft ventilation openings are to remain unsealed.
Thermal Imaging
Using a specialist infra-red camera can be used to determine the location of defective or omitted insulation elements within the building structure.
Since April 2002 Building Regulations 2000 Part L2 requires that a 'Competent Person' certifies that the building insulation is 'reasonably continuous over the whole visible envelope'. This applies to all commercial and industrial buildings submitted for Building Regulations Approval after this date.
Thermographic surveys are normally only carried out once there is a temperature difference of 8-10°C between the internal space and the external elevation of the building. There must be reasonable access to all areas to be surveyed and the survey can not be undertaken if any of the building surfaces are wet.
Thermal imaging can also identify other potentially serious envelope defects such-as air leakage or water ingress into insulation elements
Although modern infrared cameras can measure heat emission and surface temperatures very precisely, infrared Thermography must be considered a qualitative tool and it is best to employ other methods to quantify heat losses from a building. Quantitative infrared surveys can only be conducted under very precise thermal and environmental conditions, which rarely if ever occur in the field.