Building Inspection - Overview of its Importance - 2008.pdf

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Building Inspection

Overview Of Its Importance

KC Leong Honorary President of Eastern Regional Organisation for Planning & Human Settlement

(EAROPH)Head of Asia Pacific Institute for Good Asset Management

(EAROPH-APIGAM)

Building Inspection in Malaysia “Overview, Techniques, Methods and legal Framework” JW Marriott Hotel, KL, 17 June 2008



Building Inspection ! Importance

Many forms ! all are important

1. Construction Inspection for Certification of Occupancy

2. Forensic Inspection After Building Failure

3. Conditions Inspection of Existing Building

4. Specific Building Faults Inspection

5. Pre-Purchase / Pre-Sale Home Inspection

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1. Construction Inspectionfor Certification of Occupancy

2 forms ! both are important

A. Construction Safety & Health Inspection

B. Construction Quality Control Inspection

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In developed countries, S & H Standards and Regulations are controlled bylegislation and strictly enforced.

CSH Inspections must be strict to ensure public safety.

Authorities have a duty to protect the public and enjoy no immunity fornegligence ! in event of accidents, could be held jointly liable; thusinspections of statutory works must be strict, before a licence is issued.

Construction works: excavation, scaffolds, cranes, underground services,

heavy equipment ... subject to inspection & approval

Health related works: on-site accommodation, on-site sanitation, site flooding, site pest control ... subject to inspection & approval

A. Construction Safety & Health InspectionThis Inspection is to ensure construction site and the construction processdo not violate the S & H Standards and Regulations

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S&H Standards Inspection List

A. Construction Safety & Health Inspection (cont’d)

! General safety & health provisions ! Electrical services

! Occupational health & environmental control ! Hand & power tools

! Workman protective & life saving equipment ! Welding & cutting

! Fire protection & prevention ! Neighbouring properties’ safety protection! Signs, signals & barricades ! Public nuisance minimisation incl. noise, dust pollution

! Material handling, storage, use & disposal ! Equipment & material delivery safety control

! Scaffolds ! Excavations

! Fall protection ! Underground construction, piling work, drainage

! Cranes, derricks, hoists, elevators, & conveyors ! Concrete & masonry construction

! Motor vehicles, & mechanised equipment ! Concrete delivery safety

! Stairways & ladders ! Steel construction

! Public area safety & protection ! Rollover protective structure & overhead protection! Authorised persons safety protection ! Power transmission & distribution

! Demolition work safety & disposal of debris/waste ! Water supply & reticulation system safety

! Blasting work & use of explosives ! Toxic & hazardous substances safety protection

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Construction accidents frequently happen ! not all reported

15 March 2008 ! Crane toppled in Manhattan, headlined New York Times. Mayor Bloomberg said that “the cranehad been inspected and that the appropriate permits had

been in place.” The paper also reported a local residentliving in the neighbourhood for 30 years saying that,“What I’ve seen for the last two months is recklessconstruction and lack of enforcement”.

CSH inspection carried out on this project would be criticalto the investigation. No conflict of interest or compromising theinspection can be tolerated. A preliminary report is on next slide.

Public safety ! appropriate statutes and standards must be legislated and

enforced with strict construction inspection.

Construction ! hazardous trades. In the US avr. 1,000 construction workersdie annually (Robert T. Ratay 2000, “Forensic Structural Engineering Handbook”)

In developing countries, this matter needs serious improvement.


Source & photo credit: New York Times

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A Preliminary Investigation Report: Manhattan Crane Collapse of March 15, 200!GoStructural.com

A preliminary investigation indicates the accident occurred while workers were adding tower sections to extend thecrane upwards, an operation known as "jumping" the crane. While crews were jumping the crane to the 18th floor, aheavy-duty steel collar, which wrapped around the mast of the crane and was used to tie the crane to the side of thebuilding, fell, as workers attempted to install it. When the steel collar fell, it damaged a lower steel collar installed atthe 9th floor. The collar installed at the 9th floor served as a major anchor, securing the tower crane to the buildingunder construction. With the elimination of the support provided by the steel collar at the 9th floor, the counter-weights

at the top of the crane's tower caused the entire structure to fall down.

Forensic engineers and inspectors from the Buildings Department remain on scene to provide structural expertise onceremedial work begins to remove the broken crane and debris from the accident.

Forensic buildings engineers confirmed that at least seven buildings sustained damage during the accident. As theremaining parts of the collapsed crane are removed from the site at 305 East 50th Street, the focus will turn to workingwith the respective owners to repair and secure buildings that sustained damage.

The most recent inspection of the crane occurred on March 14, 2008. On that day, inspectors with the BuildingDepartment's Cranes & Derricks Unit inspected the mast sections to be used to jump the crane during the March 15-16weekend. No violations were issued as a result of that inspection.

Prior to the March 14 inspection, the crane was documented as inspected on March 4, when Building Departmentinspectors scrutinized the crane in response to a complaint. However, on March 20, the New York City Department ofInvestigations arrested the crane inspector for falsifying inspection route sheets. The inspector allegedlyfalsely claimed he inspected the East 51st crane on March 4, 2008.

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A Second Crane Collapse in New York ! Friday 30 May, 2008

Editorial World Architecture News.com ! Excerpts

A construction crane has collapsed at the site of the Azure Condominium, a 34-storey

building located on the Upper East Side ... killing one and seriously injuring two other

construction workers. The crane ... snapped off and hit a 23 storey residential building

across the street ... ripping out that building’s balconies before crashing to the ground. Asa precaution 160 apartments from several nearby buildings have been evacuated ... It is

the City’s second deadly crane accident in three months and one of many mishaps that

led up to the .. resignation of its top officer.

... Mayor Bloomberg said at a press conference that the building had been inspected this

past weekend and passed with no issues. But the city’s web site http://www.nyc.gov/html/

dob/html/bis/bis.shtml notes dozens of construction violations at this site. While most of

these have been dismissed, there are several concerning violations levied against the

crane. The crane which was erected on April 17th did not pass a load test on April

22nd, precipitating a stop work order. Subsequent to that complaint, a partial stop

work order was issued at the building for unsafe operations. That stop work notice

was lifted just the day before the crash.

The crane was not one of those that was inspected after the city’s deadly crane

collapse in March as this crane was erected at a later date. Sharon McHugh in New York

Photo credit:World Architecture News

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For large and complex structures, building authorities in developed

countries require peer review of structural design so as to

independently verify

" design load criteria,

" local building code compliance,

" no serious errors are apparentwith respect to design concept, load path,

and pertinent calculations.

B. Construction Quality Control Inspections

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(1) Peer Review Inspection

Inspection & Testing pertinent toApproved Plan, Specifications & Building Code




For larger and more complex projects involving tight timeframe. They have

large teams of specialists to carry out the detailed inspection and testing

work to ensure strict compliance with standard and quality control as well as

construction completion within the set timeframe.

This specialist team works closely with the Project Consultants to ensure

design variations are properly carried out within the quality control

requirements. Together with the Project Consultants, they are jointly

responsible for obtaining the Certification of Occupancy.

B. Construction Quality Control Inspections (cont’d)

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Inspection & Testing are usually carried out by Project Consultants

(2) Project Consultant Inspection

(3) Construction Management Specialist Inspection




Building authorities also carry out Construction Quality Control Inspection

to ensure compliance with statutory standards and regulations.

For critical works, Tests are carried out by the authorities to ensure

performance standards are acceptable.

For those Tests that are carried out by consultants, full test results must belodged with the authorities for checking and approval.


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(4) Building Authority Inspection




Project Specification should require at least the following minimum requirements

for Inspection & Testing List of Inspection & Testing:


Subgrade Borings

- One bore for X m" which are >Ym in ht.

- Investigation by licensed geotech eng.

- Standard test borings satisfies “Code”.

- Groundwater elevation.

Inspections

- Physical/Lab tests by geotech eng.

- Some authority may require inspection

of preparation of subgrade by geotech

engineer prior to foundation concreting.

- Ditto for pile driving & other deep

foundations, especially in naturaldisaster zone: earthquake, marine-clay...

Testing

- Soil bearing plate test to satisfy “Code”

- Lab test of plasticity, moisture, etc.

Pile loads tests to satisfy “Code”

- Inspection of Caisson bottoms using TV

equipment by licensed soils techniciansmay be required by authorities

- Compaction tests during backfill

operations to satisfy “Code”

Concrete Formwork inspection

Reinforcing steel inspection

Concrete material inspection

- Concrete mix & strength verification

- Concrete slump, air content &

temperature check to satisfy “Codes”

Test cylinders casting to “Code”

- “Strip cylinders” casting adjacent to pour

location for form stripping &

cycle for the construction project.

- Concrete curing inspection to satisfyspecification and “Codes”

Post-tensioned Concrete

Precast-Prestressed Concrete

Structural Steel

Timber

Mechanical Plant &Equipment

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2. Forensic Inspection Following Building Failure

Forensic Inspection is an Investigative Inspection to becarried out thoroughly in order to:

! determine the cause of building failure or failure of

construction components! determine whether there are any violation of

Safety & Health Standards

&/or Regulations, or any Building Design

&/or Construction Statutes and Standards

! determine the effect that a violation of Statutes &/or Standardshad on the incident

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2. Forensic Inspection Following Building Failure

Depending on the magnitude of failure, FI may involveinvestigation of all or any part of the following:

# Project Consultants’ drawings & specifications

# Project Consultants’ logs

# Existing Conditions Report Documents

# Peer Review Inspection Records

# Inspection and Testing Records of Consultants & Authorities

# Approval and Licensing Records

# Project Delivery Methods

# Contract & Subcontract Documents

# Shop Drawings and Checking/Approval Records

# Project History Review

# Approval, Acceptance & Certifications Inspections

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Conditions Inspection is a full technical inspection of a buildingto determine the true condition of the building ! a commercial building, a condo block, a house or an apartment

Conditions Inspection is an intensive technical service required by

a building owner to:

# determine the true condition of the asset ! planning urgent repairs,

components/equipment replacement, medium/long term maintenance and

refurbishment/upgrade !

pertinent to its remaining functional/economic life span.

# enable owner to decide ! existing condition a threat to family’s safety,

health &/or lifestyle; property disposal; to carry out major repairs or renovation

& give the asset a new functional/economic life.

$ CI may involve opening up of building parts & destructive testing

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A Conditions Inspection involves comprehensive inspection and reporting Inspection List:

1. Roofs

Pitched roofs

Inspection summary: Types; age; sag;

damages & causes; last repair/

replacement; overhang condition; roof

space condition & ventilation; insulationcondition; signs of rotting, cracking,

chipping; moss growth; roof valley

damage and leak; flat roof condition and

deterioration details; water drainage

problems; waterproofing incl. membrane

condition details; pest in roof problems

and other details.

2. Roof-mounted Structures &

Projections

Vent stacks, Roof Vents, Roof Hatch,

Skylights, TV Antennas / Satellite Dish,

Lighting Protection, Gutters &

Downpipes

I nspection summary: Under each

building component, check conditions;

signs of deterioration; blockage;

damage; fixing coming off; rusting;

moss; causing roof leakage; lightning

conduction poor and not bonded and

grounded; timber wet-rot; components

missing; pest problems; etc.

3. Paved Areas Around Building

Structure

Street-/Driveway-level Steps, Sidewalks,

Font / Side Paths, House Entry Steps,

Driveway, Patio

Inspection summary: ...

4. Walls, Windows & Doors

Exterior Walls of Various Types, Trims,

Windows, Exterior Doors, Screens,

Window & Door Caulking, Security

Gates & Grilles

Inspection summary:...

(Trims: Mouldings & sills around

windows & doors; fascia boards, soffits,

louvres, shutters and decorativecolumns)

5. External Works & Landscaping

Drainage System, Retaining Walls,

Landscaping (trees, shrubs & lawn),

Decks, Fences, Septic Tank System

Inspection summary : ...

6. External Garage, Carporch,

Outhouse for Storage

Fire & Health Hazards, Roofing &

Roof Plumbing, Floor Potential,

Electrical System, Walls, Doors, etc

Inspection summary : ...

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Inspection List

7. Timber-Destroying Pests & Rot

Subterranean Termites, Drywood

Termites, Carpenter Ants (not wood

eating but dig in to build nest),

Powder-Post Beetles

Inspection summary:

8. Roof Attic

Roof leakage, Fire hazards, Ventilation

problems, Insulation problems,

Structural problems, Electrical and/or

plumbing violations for correction


9. Building Interiors

Walls & ceilings, Floors, Windows,

Electrical Outlets, Bedrooms, Bathrooms, Toilets, Kitchen, Hallway,

Staircase


10. Underground Structure &

Basement

Foundation Structure, Foundation

Settlement, Dampness, Water Seepage,

Underground Water Drainage,

Hydrostatic Pressure to Walls, Subfloor

Ventilation , Basement Waterproofing,Subfloor / Basement Electrical Fire

Potential

Inspection summary:

11. Electrical System

Components listing


12. Cold /Hot Water, and Sanitary

Plumbing SystemsComponents listing


13. Domestic Water Heater System

Components listing


14. Domestic Airconditioning System

Components listing


15. Home Swimming Pool System

Components listing


16. Environmental Concerns

Electromagnetic Fields, Water Supply

Pressure, Water Quality, External and

Internal Air Quality, Exceptionally

High Humidity, Mould & FungusGrowth

Components listing


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$ Environmental Concerns This is becoming critical as more and more resident owners are aware of

environmental impacts on the family’s health ! esp. internal air quality &

mould & fungus growth problems.

A home suffering water leakage, poor ventilation, no planned aircondmaintenance service will have mould/fungus growth problems.

The green book, “The Essence of Asset Management ! A Guide” shows

how common household moulds can affect your family. Some produce

allergens that will worsen asthma, while others produce mycotoxins that

may cause dermatitis ...

Insist Conditions Inspection to cover such problems as well as any inherent

safety and health risks your home may have.

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4. Specific Building Fault Inspection for a Home Building

Walls close to the groundslab with mould. Dampness of floor slab underthe stairs. Wet-rot appearing on staircase timber, door frames,skirting &/or floor cabinets.

You need SBFI for thorough investigation & full report withdetailed recommendation for rectification of defects.

Such inspection may require opening up the slab & surrounding ground toascertain groundwater pressure as well as hydrostatic pressure build up.

If leaking in underground water-pipes is suspected, pipe water pressure test iscarried out to verify. Ground slab needs opening up to determinethe source of leakage.

It is wise to get a professional inspection to find the cause and presenta solution to rectify the defects before further damage occur.

Same as Conditions Inspection ! but based on Owner’s need Example: Investigation of Floor & Wall Damp

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5. Pre-Purchase / Pre-Sale Inspection for a Home Seller / Buyer

Both are a simplified kind of Conditions InspectionSignificant difference between PP and PS Inspection

1. Pre-Purchase Inspection is an older system where, after price negotiationor offered, the Buyer initiates the Inspection then decide on final acceptance/ rejection of the Conditional Contract.

Disadvantages:

Both parties have been negotiating blindly ! no knowledge of defects

If major building defects are revealed from the PPI, the deal will probablybe off; and the Buyer has wasted money and time.

If the sale fails repeatedly, it will be harder to sell unless price is lowered.

By how much should it be reduced? Buyers are in the driving seat ! they call the Inspection & they learn thedefects.

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5. Pre-Purchase / -Sale Home Inspection for a Home Seller / Buyer

2. Pre-Sale Inspection is a new system under which PSI is initiatedby the Seller who wants to know the true conditions of the property sothat sound decisions can be made prior to listing it in the market.

Advantages:

Owner is fully aware of major and minor defects

Owner can rectify, renovate & maintain a good price or reflectthe defects in a lower pricing

With a Pre-Sale Inspection Report & Rectification/RenovationCertification, Buyers have a sense of confidence & certainty onthe higher price offered ! they like the transparency

Conversely, Buyers appreciate a lower price offered with knownbuilding defects; they can make their own strategic decisions indealing with the defects at their own pleasure

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5. Pre-Purchase / -Sale Home Inspection for a Home Seller / Buyer

CAUTION!

Even in Australia, home owner seeking inspection service will get aStandard Property Inspection Report full of disclaimers

It is usually stated that this Standard Report is issued “subject to the Scope, Limitations, Exclusions and Definitions of the inspection and report as set

out in the document”

Owner should make sure they know what they are getting. If you needmore technical info, ask for it in the negotiation of service charge

Owner should watch closely how the inspection is being carried out andmake sure all that have been reported are based on what you andthe inspector have actually seen ! no guessing, must be factual

Climb and crawl with the inspector & get his/her opinions. Get explanations Demand for a sample Inspection Report before committing ... etc ...

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Remember, a good property inspection report is an essential guide.

But don’t accept someone’s PIR 100% ! check it yourself



Building Inspection

An Essential Service to the Building Industry

But we need Specifically Trained Inspectors

Who must have Relevant Technical Knowledge

KC Leong

EAROPH Honorary President & Head of [email protected]

Building Inspection in Malaysia “Overview, Techniques, Methods and legal Framework” JW Marriott Hotel, KL, 17 June 2008