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The aim of this document is to report on property-related risks or hazards including defects that need repairing or replacing, as well as issues that have existed over a long period and cannot reasonably be changed but may present a health and safety risk, financial risk or a
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The report applies ‘condition ratings’ to the major parts of the main building, associated habitable structures, and other structures present. The property is broken down into separate elements, and each element has been given a condition rating 1, 2, 3, HS or NI – see more on definitions below.
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- Volume 1: Pre-1980 Residential & Composite Buildings in Hong Kong
- Authors
- Academic Researchers
- Acknowledgements
- Disclaimers
- 2.2 PURPOSES OF BUILDING INSPECTION
- Chapter Descriptions
- 2.7 CONDITION SURVEY - COMPLIANCE & PERFORMANCE
- 3.1 DESK PREPARATIONS
- 3.1.1 Preparing to Meet the Statutory & Client's Requirements
- 3.1.3 Preparing the Drawings, Documents, and References
- 3.1.4 Preparing for the Scope and Scale of the Inspection
- 3.2 PREPARATION OF THE INSPECTION METHOD(S)
- 3.5 SECURITY MEASURES DURING THE INSPECTION
- 3.6 PREPARATION FOR THE ERECTION OF SCAFFOLDING AND MEANS OF ACCESS TO CARRY OUT THE INSPECTION
- 3.7 PREPARATION FOR ANY NECESSARY INSURANCE POLICY, PROTECTION, AND ENVIRONMENTAL CONCERN AS A RESULT OF THE INSPECTION
- 4 Checking for Legal Status
- 4.4.2 UBWs Authorised by the Courts
- 4.4.5 Details not Shown on Plans
- 5.2.4.1 General Structural Elements
- Chemical
- Physical
- Use
- 5.2.5 Special Construction Methods and Features (refer to the drawings in Appendix 2 for the features)
- 5.4.3 Inspection against the Performance Requirements
- 5.4.4 Special Construction Methods and Features
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- 6.3 FIRE SAFETY ELEMENTS
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- 6.4 DRAINAGE SYSTEM
- Connected Systems
- 6.6 PROFESSIONAL ETHICS AND REFERENCES TO GOVERNMENT REPORTS
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- APPENDIX 3.1 – S.128 OF BO 1935
- APPENDIX 3.2 – S.9(1) OF BO 1955
Prepared by Building Surveying Division, HKIS www.hkis.org.hk
This Guide is produced by the Building Surveying Division (BSD) of the Hong Kong Institute of Surveyors (HKIS). Team members include:
Sr Dr HO Chi-wing, Daniel Sr Dr YIU Chung-yim, Edward Project Director Project Assistant
The research team thanks the following interviewees : Interviewees (in alphabetical order by last name) Sr CHAN Che-bun, Anderson (MHKIS) Sr Dr CHAN Man-wai (FHKIS) Sr CHAN Wah-wai, David (FHKIS) Sr CHENG Po-ming, Danny (FHKIS) Sr CHENG Wai-man, Raymond (FHKIS) Sr CHOW Kon-man, Augustine (FHKIS) Sr Prof CHUNG Hung-kwan, Barnabas (FHKIS) Sr HO Kui-y...
This Guide is issued to surveying professionals to help them conduct building inspections not only to implement the Mandatory Building Inspection Scheme (MBIS), but to also serve as a general guide for inspecting pre-1980 residential and composite buildings in Hong Kong. All the materials contained in this Guide are for reference only and are not i...
The aim of a building inspection is to identify potential hazards that can jeopardise the health and safety of a building. Thus, there are three purposes of a building inspection (visual inspection with or without simple equipment, a list of the general tools and equipment for a visual building inspection is provided in Appendix 1), namely: to chec...
Acknowledgements to interviewees and contributors Glossary of Abbreviations Introduction How to Use this Guide Preparations for the Inspection Legal Status Check Conditions Survey Defects Inspection References Appendixes Provides backgrounds to and introduces the PGBI. Explains the framework of the PGBI. Guide to preparing for inspections Guide t...
When a professional checks the specifications’ compliance/performance against the statutory requirements/standards, the version of the legislation/standards he or she uses is of paramount importance, especially for the inspection of surviving buildings. Unfortunately, Section 5 of the Building (Inspection and Repair) Regulations is brief on this as...
Apart from the following, Members may also refer to the established checklists when preparing to conduct a survey in other countries.
Members are reminded to discuss with their clients the detailed requirements for the inspection, preferably in the form of a written client brief, and explain clearly to their clients the statutory requirements for the inspection, if any, before carrying out an inspection. Members shall hold open and frank discussion(s) with their clients on the pr...
Members shall retrieve, among others, the following documents of the building from the Building Department’s Building Records Access and Viewing On-line (BRAVO) System: https://bravo.bd.gov.hk/wrbr/welcome.jsp (or in person at the BD): Approved General Building Plans (to check the approved building design and layout) - Members should note that the...
Members shall explain clearly to their clients the scope and scale of the inspection, preferably in both verbal and written forms. Members MUST clearly explain to their clients, preferably in both verbal and written forms, that a building inspection does NOT include repairs and remedial or rectification works. The client is NOT bound to employ the ...
Formulate the most appropriate inspection method(s) for the task. Plan for the required data to be collected for diagnosis. Prepare the sampling method for the inspection, if required. Verify the existing on-site layouts and designs against the approved plans, and seek the relevant authority and clients' responses concerning any discrepancy or unce...
Inspectors should be granted access to a building at the time of its inspection. They should organise effective security access measures to control personnel access. The inspection of external elements normally involves the use of scaffolding or gondolas for period of time. Plan for security measures to protect the building against burglars and tre...
If bamboo scaffolding is involved, refer to the Labour Department’s Guidelines on the Design and Construction of Bamboo Scaffolds published by the BD (http://www.bd.gov.hk/english/documents/code/GDCBS.pdf) and the Code of Practice of Bamboo Scaffolding Safety: http://www.labour.gov.hk/eng/public/os/B/Bamboo.pdf. If metal scaffolding is involved, re...
If the common parts of the building are included in the inspection, remember to check they are covered by third party insurance, which is required under the Building Management (Third Party Risks Insurance) Regulations, and if the insurance terms apply to the case in question. The minimum insured amount of each policy shall be $10 million per event...
One of the main purposes of a building inspection is to check its legal status - i.e., whether the building and the works therein comply with the relevant legislation. The legal status check is divided into FOUR main sections, namely: (1) an authorisation check on the building’s design, construction, and occupation, which refers to the document che...
Some UBW cases might have been allowed by the Building Appeal Tribunal (BAT) or the courts and should be noted with evidence in the report, if they are relevant.
Some UBWs may not be easily identified by merely comparing the existing structures and components to the approved plans, as the plans may not have all the details. For example, railings might have been replaced without the BA’s formal approval. Members must remember to check whether the components are originals or replacements. Another example is t...
The long-term performance change of an existing structural element is revealed by a durability analysis of the structural element. The durability risk factors can help one understand the degradation process of the structural element.
Soft water Acid Acid Acidifying gases Carbon dioxide Sulphur dioxide Nitrogen dioxide Chlorides Steel depassivation, oxygen, waterre Stress / chlorides Sulphates Silicate aggregate, alkalis Carbonate aggregate
Temperature change RH change Deformation Fatigue, deformation Fatigue Acid production Leaching Leaching Neutralisation Neutralisation Carbonation Penetration, destruction of passive film Corrosion Stress corrosion Crystal pressure Silicate reaction Carbonate reaction Expansion Shrinkage, swelling Deflection, cracking, failure Deflection, crackin...
Normal use Maintenance / upkeep Ice formation Heat transfer Abrasion Abrasion Erosion Cavitation Disintegration of concrete Scaling of concrete Cracking, scaling Rutting, wearing, tearing Surface damage Caves Wear and tear Deterioration and obsolescence Management Abuse / vandalism Deterioration Cannot be ascertained
As verandahs projecting over public streets were allowed (with conditions) before World War II, columns supporting the verandahs were very common for these buildings. Balconies projecting over public streets were allowed (with conditions) in the old days. With advancements in concrete technology, cantilever-type balconies projecting over streets be...
There is, thus far, no recognised performance-based approach for the inspection of a drainage system. The basic performance requirement of a drainage system is the effective discharge of effluents (including soil, waste, rainwater, surface water, air-conditioning condensation, etc.) to public sewers in a sanitary and non-polluting manner.
In Hong Kong’s oldest residences, such as the "Blue House" in Wan Chai, there was no drainage system installed. The soil and waste were disposed of manually as "night soil". A hopper, an open receptor for several waste water pipes, was common in such vintage housing. Vegetation growth in the hopper was a common problem. Leakage from the drainage s...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
S.9(1) Except as otherwise provided by this Ordinance, no person shall commence or carry out building works without the consent of the Building Authority in the prescribed form. Such consent shall not be deemed– to confer any title to land; nor to act as a waiver of any term in any lease or licence; nor to grant any exemption from the provisions of...
BUILDING SURVEY REPORT (LEVEL 3) - ANY HOUSE, ANY STREET, ANY TOWN, ANY POSTCODE Instructions: In accordance with your verbal instructions, to undertake a Building Survey Report (Level 3) on the above property as set out in our Conditions
The report aims to help you: Make a reasoned and informed decision on whether to go ahead with buying the property. Take account of any significant repairs or replacements the property needs; and. Consider what further advice you should take before committing to purchase the property.
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