BUILDING SURVEY REPORT

BUILDING SURVEYING REPORT INTRODUCTION Among the documents prepared by a consortium of professional or building surveying practitioner is schedule of dilapidation. This schedule is a record of defects noticed in a property at a particular time in reference. It compiled all the defects in the building, their degree of failure, location of these defects and cost of repairing them. The practitioner is not only expected to prepare this schedule but also to negotiate the cost with the would be contractor and offer supervision during repair works. (Akinsola 2011) Reconnaissance Survey Report This is a preliminary survey carried out on a property and its environs in order to determine the extent of works and depth of investigations with which professionals will be involved in the ultimate building survey. It’s carried out to guide the real survey and determine those that would be involved and the likely tests to be carried out. This assists the client to project cost and duration of the works to be done as well as level of inconveniencies and disturbances to the occupants of the building. It’s done by the most experienced in the team or an experienced individual building surveying practitioner. A building Survey practitioner may be called upon to give an expert opinion on a property litigation which may arise for many reasons. A case in mind is that of a client who entered into an agreement with a property developer for a tenure lease of 15 years. A building is a space defined by walls, which provides a level of comfort and convenience for the occupants. The building literally shields the occupants from hazardous weather conditions and should be strong enough to withstand the pressure from any of the weather conditions. The building like any other machine or human being wears out over a period of time and hence needs to be maintained. Adenuga, O. A. (1999) Building Surveying can be termed to be a form of complete investigation done on a building when it is fully constructed or in the process of construction. The form of investigation carried out when it is the process of construction may be to determine its level of compliance with the building codes and thus ensure the enforcement of the building codes and other regulation required to ensure the building is up to the required standard. And also to ensure the safety of the building after it had been completed through act of maintenance culture and routine checks on the state of the building when it is under use by its occupants. Building surveying, therefore, according to a paper delivered by Oyefeko S.T. (2001) can be described as an integral division of the profession of building introduced and designed to maintain, manage, conserve and retain the structural stability of buildings. As an assessment and investigation of the condition of a building and construction without giving advice on value by construction industry council (2003), Building Survey will generally include the service are left out in the execution of the work. The execution of building survey is subject to specific agreement between professionals involved and he client; and advice on cost of repair will also be object to the same agreement. A dilapidation survey will help the client to minimize valuable money and time lost in arguing about building damage. If a detailed dilation survey is done and the report is written, it will also avoid potential legal fees incurred to address any building damage claim. Akinsola (2010) Dilapidation Survey is also known as a pre-construction condition. A dilapidation survey done by a building survey practioners/consortium of professionals is an inspection of the existing structural condition of the surrounding buildings before the commencement of a demolition, construction or development. All prominent defects in the form of cracks, settlement, water seepage, corrosion or reinforcement, subsidence and other building defects will be record in photographs together with notes .A post-construction condition survey will highlight any building defects that have occurred (or caused by the construction works) since the first survey, or after a construction. Akinsola ( 2010) Before taking on lease obligations tenants should consider commissioning an in-going building survey carrying At the end of a lease a tenant is almost always obliged to leave the property in a good state of repair and dec is actually in at the lease end. Tenants have often fail to appreciate this obligation don’t allow for the cost. Even when they have recognition adequate .Landlords and tenants with a dilapidations claim need to be aware that there are statutory limits to among The provisions of the landlord and Tenant Act can lead to certain tactics being employed in the dilapidations months (at least 6 months) before the lease comes to an end .The landlord may serve a Schedule of Dilapidations on the tenant at different stages of the tenancy: i. A schedule served during the fixed team of a lease is known as an interim schedule. ii. A schedule served within the last three years of term is a terminal schedule. iii. A schedule served at or after the end of a lease term is a final schedule of dilapidations An interim or schedule will specify both the disrepair alleged by the landlord and the remedial work The difference with a final schedule is that whilst it contains the same alleged breaches of covenant and de an option to carry out the works himself since his right of occupation has caesed.With final schedule therefore the remedy for the landlord is to claim for damages which cover the cost professional fees and VAT for any period during which property is off the lettings market. Schedule of Dilapidations: The Schedule of Dilapidations is simply a listing outstanding repair, maintenance obligations .The tenant is obliged to carry out the remedial works listed in the schedule or pay to the landlord damages works.Schedule of Dilapidations are often the cause of disputes between landlords and tenants, the result of which what is relevant and what is not in the Schedule of Dilapidations. There are some practical steps that tenants to limit dilapidations liability. For example, in initial tenant may insist that the repairing liability be restricted to leaving the building in no worse condition than at The word repair in a lease sometimes includes a liability to renew, for example, where a roof was so dilapidation any repairing liability a chartered building survey should be instructed by the tenant to produce a schedule existing items of disrepair. These precaution as also very relevant on assignment where a new tenant takes on the obligations of an considered carefully by the tenant considering the purchase (assignment) of another tenant’s lease. 1.2 STATEMENT OF PROBLEM In carry out this research work, there is constraint in examining the various defect in the building use as a case study due to the level of discomfort which has undergone. Also, they could be problem of meeting the past occupier and owner of the building as the building have been neglected due to the damage. 1.3 AIM AND OBJECTIVES The aim of this study is to carry out building survey and preparation of schedule of dilapidation of the federal polytechnic Ede guest house in order to determine the causes of defect and environmental reconnaissance and to proffer necessary remedial act solution. The specific objectives are ; 1) To carry out building survey 2) To prepare the schedule of dilapidation 3) To assess the defects and proffer remedial action 1.4 SCOPE AND LIMITATION OF THE STUDY This research work covers schedule of dilapidation of federal polytechnic Ede Guest house building. 1.5 METHODOLOGY The method to be adopted for this research work will be based on field survey and observation CHAPTER TWO 2.0 LITERATURE REVIEW 2.1 INTRODUCTION A building is a space defined by walls, which provides a level of comfort and convenience for the occupants. The building literally shields the occupants from hazardous weather conditions and should be strong enough to withstand the pressure from any of the weather conditions. The building like any other machine or human being wears out over a period of time and hence needs to be maintained. The process by which the and or defect is called building surveying. Building surveying can be termed to be form of complete investigation done on a building when it is fully constructed or in the process of construction may be to determine its level of compliance with the building codes and thus ensure the enforcement of the building codes and other regulation required to ensure the building is up to the required standard. And also to ensure the safety of the building after it had been completed through act of maintenance culture and routine checks on the state of the building when it is under use by its occupants. Building surveying, therefore, according to a paper delivered by Oyefeko S.T (2001) can be described as an integral division of the profession of building introduced and designed to maintain, manage, conserve and retain the structural stability of buildings. 2.2 HISTORICAL BACKGROUND The term building surveying has been defined in various ways, L. Bruck (2003) defined it as an assessment and investigation of the condition of a building and construction without giving advice on value by construction industry council (2003). This investigation need to be carried out by a professional who has enough appropriate experience on the construction. According to CIC (2003), building survey will generally include the structure, finishes, fabric and ground; while exposure and testing of the services are left out in the execution of the work. The execution of building survey is subject to specific agreement between professionals involved and the client; and advice on cost of repair will also be subject to the same agreement. The report at the end of the survey will make reference to the visible defects and give guidance as appropriate on maintenance and remedial measures to be undertaken. A building survey could be further defined as an unambiguous but comprehensive and detailed study of a building with a view to identify if the intent of design and construction are being realized or achieve; or partially realized and if they are not the reasons for non realizations identified with solutions to address the problems. Building surveying emerged in the 1970s as a profession in the United Kingdom by a group of technically mined General practice surveyors. Building surveying is a recognized profession within Britain but not widely recognized overseas although there is growth of the profession within Australia. With time it has spread to the other parts of the world including Nigeria. The person duly saddled with the take of ensuring that building surveying functions are carried out it known as a building surveying practitioners and the services the building surveying practitioners undertake are broad but includes Planning Supervision under Regulations, Property Legislation adviser, Insurance assessment and claims assistance, Defect investigation maintenance adviser, Building surveys and measured surveys, Handing planning applications, Building Inspection to ensure compliance with building regulations Undertaking pre-acquisition surveys Preparation and negotiation of schedules of dilapidations, including supervision and execution Reconnaissance survey report Expert witness in property litigation. Building surveying cuts across all aspects of the building, that is, the construction process, the maintenance management and at times can go as the design stage to make sure proper solution is proffered to a problem in the building caused by the design. Kehne (1993). This is why it is referred to a multi-disciplinary profession because it can be carried out by both the architect, project manager, estate surveyor who have been trained properly in the areas highlighted above. Survey which will reveal all the short coming or defects inherent in the properties that may affect the value of the property significantly. It’s just like an intending buyer of fairly used automobile, he would not conclude on the purchase without the advice of automobile technicians otherwise called mechanics in public parlance. The reason for this is to conserve fund for the clients and ensure that value are added to its acquisitions. A case may arise where a property value will appear cheap to the client without consideration of attendants repairs to be done before such property is put to use. A situation where a property of 50million naira will be repaired with additional 3million Naira before becoming functional may not be economic when compared with an outright purchase of another one at 65million naira with little cost of repair of 8million Naira. This difference could only be brought to fore by the service of a building surveying practitioner or a consortium of professionals. Definition of schedule of dilapidation 2.4. RECONNAISSANCE SURVEY REPORT This is a preliminary survey carried out on a property and its environs in order to determine the extent of works and depth of investigations with which professionals will be involved in the ultimate building survey. Its carried out to guide the real survey and determine those that would be involved and the likely tests to be carried out. This assists the client to project cost and duration of the works to be done as well as level of inconveniences and disturbances to the occupants of the building. Its done by the most experienced in the team or an experienced individual building surveying practitioner. Expert witness in property litigation. Friedman, D.J (2007) a building surveying practitioner may be called upon to give an expert opinion on a property litigation which may arise for many reasons. A case in mind is that of a client who entered in to an agreement with a property developer for a tenure lease of 15 years. The agreement stipulated that the lease will revert to the particular building problem to a comprehensive maintenance plan for the whole building. 2.5 BUILDING CONDITION SURVEY AND BUILDING DEFECTS SURVEY A Building Condition Survey will let the client understand general condition of the building, including all building defects. A Building defects Survey will reveal the cause(s) of building defects and how to rectify the building defects effectively and economically. What is Building Condition and Defects Survey? A building condition survey carried out by a building surveying practitioner/consortium of professionals is to assess the condition of a building, in particular, the structure, fabrics and components, finishes, services, safety requirements and also the general presentation of the property. Building survey is a king of ‘health check’ for the building. The condition of a building will be recorded in notes and comments on the defects and may also be accompanied with photographs showing the points and degree of the defect damage on the building at a particular point in time. WHEN A BUILDING CONDITIONS AND DEFECTS SURVEY IS REQUIRED? Anytime when any problem regarding a building or property comes up, e.g., defects, water seepage, cracks, settlement, etc. a proper building condition and defects survey is done to ascertain the maintenance requirement of the building at a particular point in time. For New Properties: A building condition and defects survey is recommended to be carried out before the expiry of the defects liability period (DLP) or Warranty period. Usually: - Within 18months from the date of vacant possession or handing over of the building (residential buildings). - Within 12months from the date of vacant possession or handing over of the building (commercial buildings). What is the purpose of a building condition/ Defects Survey by a building surveying practitioners / consortium of professionals is to provide an opinion on the general condition of a building, advice on any urgent or future repairs and likely consequences of non-repair. The building condition survey done by a registered builder/building surveying practitioner will also assist the buyers/owners to have a good understanding on the condition or dilapidation of the building, defects, building, as the building survey report provides information on building defects. 2.6. WHAT IS A DILAPIDATION SURVEY? Dilapidation Survey is also known as a pre-construction condition. A dilapidation survey done by a building surveying practitioners/consortium of professionals is an inspection of the existing structural condition of the surrounding buildings before the commencement of a demolition, construction or development. All prominent defects in the form of cracks, settlement, water seepage, corrosion or reinforcement, subsidence and other building defects will be recorded in photographs to together with notes. A post-construction survey will highlight any building defects that have occurred (or caused by the construction works) since the first survey, or after a construction .T Thurow(2002) 2.6.1. WHEN IS A DILAPIDATION SURVEY REQUIRED? A dilapidation survey shall be conducted by a building surveying practitioners/consortium of professionals before the commencement of a demolition, construction or development.For contractor and Developers Before the building contractor carries out any excavation, piling works demolition, renovation or construction of a new development, a formal dilapidation survey can save the client from unnecessary claims For property Owners Before renovation, alteration and addition (A& A), demolition, construction or reconstruction weeks are carried out at the neighboring areas, it is expected that a dilapidation survey be conducted. Before major above ground or underground construction works are carried out in the surrounding areas of the property. In a post construction condition survey of any building, a comparison will be made against the dilapidation survey/ pre-construction condition survey to itemize the progressive defects development. K . Guth (2004) 2.6.2. WHAT IS THE PURPOSE OF A DILAPIDATION SURVEY? The purpose of the Dilapidation survey is to provide an accurate record, pre-construction works, of the condition of the buildings. While it is not expected that neighboring construction will cause damage to any building, the survey is undertaken to take precautionary measures. The survey report done by a building surveying practitioners/consortium of professionals will assist the building owners, contractors and developers in the event of a claim for damage, as the building survey report provides written documentation on the property. 2.6.3 WATER SEEPAGE/LEAKAGE PROBLEM SURVEY Building surveying practitioners survey and analyses the cause(s) a water seepage or leakage problem. A building survey report will include recommendations for the most effective and economical ways of repair to clients. Survey by a building surveying practitioners/consortium of professionals to identify the cause(s) of seepage/leakage before repairs to prevent unnecessary and costly repairs. Mold (fungal) and bacterial growth due to water seepage/leakage in your building/property could cause allergies, asthma, toxic and irritant water seepage to electrical wiring system could cause short circuit or electrocution to occupant. 2.7. LANDLORD AND TENANT MATTERS Building survey report will let you know what and or who is responsible for the building damage or building defects. Building surveying practitioners will normally recommend for appropriate remedial works to put the defects right. 2.7.1. WHAT IS A LANDLORD/TENANT MATTER (DILAPIDATION)? Disputes between landlords and tenants are commonplace and often relate to the state of repair of leased properties. The term ‘dilapidation’ denotes a condition of disrepair which has caused or allowed to develop in a property, and which will involve the person responsible in legal liabilities. This survey normally applies to leased properties only, and can be carried out during the lease or at the end of a lease. The survey notes the present condition of the leased properties along with what works is required to return the properties to their previous condition. The tenant can engage their own surveyors to carry out the surveys should they believe the landlords to be unfair. 2.7.1 A CONSORTIUM OF PROFESSIONALS CAN ACT FOR EITHER LANDLORD OR TENANT. The person, whose acts of omission or commission have caused such dilapidation, is usually one with a limited interest in the property, such as a tenant under a lease. The tenant’s neglect to keep the property in repair will have detrimental consequences for those are to take it over (the landlord or another tenant) when the current lease ends. A lease usually contains a number of terms and conditions agreed upon between the landlord and tenant. Among the terms and conditions are those by the tenant who shall keep and deliver up the properties in repair. The tenant may however expressly covenant to repair the premises and to yield them up in good substantial repair and condition .Mellow is a typical form used fir the purpose of surveying buildings to gather data and get appropriate information to proffer precise solution to any defect detected. Make a simple drawing of each floor, with entrances, location of fire extinguishers, alarm switches, water shut-offs, location of key collections, one building surveyor must complete a bachelor degree in building surveying or its equivalent. A level two building surveyor must have completed an advanced diploma in building surveying. A level one building surveyor may approve any building, with a two building surveyor may only approve buildings up to 3 storey high, with a maximum floor area of 2,000 square meters. There are opportunities to progress to the position of principal building surveyor who is responsible for administering building licenses. However, under the current law, there is only one principal position per local government authority, and it is usually filled be someone with a number of years experience. 2.8. COMPARISON AND DIFFERENCES BETWEEN BUILDING SURVEYING PRACTITIONERS AND STRUCTURAL ENGINEERS A building surveying practitioners is an expert who has received a sound training in the at of diagnosing a building to know the building’s ailment and proffer necessary and adequate solution to the ailment detected. He offers specialist services on matters relating to building and property development such as project and construction management, maintenance and repair of building, refurbishment and restoration of old properties, building law and regulation, demolition works and property development. The building surveying practitioner cannot work without useful information that will propel him to work. This information is supplied by the client of the particular job the building surveyor is needed to pay attention to. The client can be the public sector, local authorities, government departments as well as private sector organizations, planners, homeowners and tenant groups. A structural engineer makes sure that a building’s shape, design and the materials it made from are strong enough to withstand the forces of nature. This might not seem quite so radical but in areas prone to earthquakes, it can make the difference between life and death. Structural engineers don’t just work with new structures. Old or damaged buildings can often need to be made safe and secure as well. The two parties both building surveying practitioners and structural engineers are engaged in carries out investigation on a finished product when a failure in the structural elements is noticed, but the building and property development such as project and construction management, maintenance and repair of building, refurbishment and restoration of old properties, building law cost more than the work if it’s programmed. The information about the condition of a property are usually gotten by individual inspectors, or based upon random techniques usually used for group of buildings of similar age and design. Survey should not be restricted to external elements of building alone, but should also put internal elements into consideration. 2.9. MAINTENANCE MANAGEMENT AND BUILDING SURVEYING Maintenance management which is defined as “the selection of the goals, planning, procurement, organization, co-ordination and control of the necessary resources for their achievement, while management is concerned with the dynamics of circumstances, and activities, and is generally motivated by the need to economise the use of resources and time achieving predetermined objectives” is highly essential in building surveying in that it requires planning of strategies, procurement of handful of information, organizing some test on some elemental building parts, co-ordination of resources, control of materials; all to achieve a predetermined objective which is ensuring that a dwelling is safe for use by his/her occupants. A building surveying practitioner/building surveying fire when called upon to address the maintenance of any dwelling place should be mindful of the fact that building users make critical appraisal of future maintenance needs when acquiring speculatively constructed buildings. Therefore, a number of steps have to be taken to facilitate more effective maintenance in building and these are spelt out below. Adenuga, O. A () 2.9.1 OBSERVING STANDARD PROCEDURE DURING WORK Ensuring use of maintenance planning procedures which include service Standards and Increasing the knowledge of managers, supervisors, and maintenance Operatives by training so that they can be more effective Putting to test methods with which the work is put out in order to contract and contract procedures Ensuring good and quality communication means and also the dissemination of ideas to information at all levels. Maintenance is of great importance because, no existing is immune to the ravages of time and weather and as such preservation is necessary by maintaining the building through maintenance office. 2.10 WHAT IS BUILDING SURVEYING AND STRUCTURAL INVESTIGATION? Construction industry council (2003) designed building survey a san investigation and assessment of the construction and condition of a building and will not NORMALLY include on value. The survey is to be carried out by a professional who has appropriate experiences. The survey according to CIC (2003) will generally include the structure, fabric, finishes and grounds; while exposure and testing of services are not usually covered.The extent of the survey will be subject to specific agreement between the professional and the client and advice on costs of repair will be subject to such an agreement. The report will include references to visible defects and guidance as appropriate on maintenance and remedial measure. According to CIC (2003) for legal reasons, this definition may not necessary apply outside England and Wales. Building surveying could therefore be further defined as a detailed or comprehensive study of a building with a view to identifying if the intent of design and construction of such building are been realized and achieved. It could also be described as an examination of a property in whole or part to determine the current soundness and functionality of the building 2.11 DEFINITION OF MAINTENANCE Maintenance defined by BS 11 (1994) is “Work undertaken in order to keep, restore, or improve every aspect of a facility or building to a currently acceptable standard and sustain the utility and value of the facility” facility here means the fabric structure and grounds on which it exists opined by (Harry, 1997). Further divided maintenance into planned and unplanned maintenance as shown blow. Maintenance Avoidable Unavoidable Planned Unplanned Preventive Corrective Emergence Contingency Fig 2.1; Diagrammatic representation of division of maintenance 2.12.1 AVOIDABLE MAINTENANCE Avoidable maintenance is required to rectify the failure caused by incorrect design, installations, or the uses of faulty materials. 2.12.2 UNAVOIDABLE MAINTENANCE Unavoidable Maintenance is a regular periodic work that may be necessary to retain the performance characteristic of a product, as well as that required to replace or repair the product after it was attained a useful lifespan. 2.12.3 IMPORTANCE OF PLANNED PREVENTIVE, ORGANIZED MAINTENANCE AND IMPROVEMENT OF PROJECTS B.S 3811 Classified Maintenance into: i. Planned Maintenance and ii. Unplanned Maintenance. Planned maintenance: Is the work done in a fore-knowledge control and records before the actual break-down while unplanned maintenance is any work resulting from unforeseen breakdowns or damage due to external causes. Maintenance Management required a variety of skills including the technical knowledge and site experience a to modem techniques of business management knowledge of the law as it affects properties and contracts and perhaps, the most important of all is the understanding of people and their homes and work places. Many different people are concerned with the maintenance management; they vary from the caretaker of a building to graduals and graduates in estate management responsible for large estates, emphasis should be laid on the fact that maintenance programming should not be a subject for thought after the erection of a building. It should be on integral part of the design process. A number of different steps can be taken to facilitate efficient management such as: (a) Effective line of communication and dissemination of information i.e. especially about methods and techniques that can help to reduce costs/time and common failure which can increase costs/time. (b) Effective training and retraining of mangers, supervision, and other operatives. (c) Maintenance of record of records of sites, buildings service removal dates, redecoration etc. (d) Working to standard procedure for making greater use of maintenance planning. 2.12.4 PLANNED MAINTENANCE Planned maintenance has been subdivided into these classes. (1) Planned preventive running maintenance. This type can be done while the facility is still in service. (2) Planned preventive short down maintenance. This work, which can only be done when the facility is taken out of service. Maintenance also carried out when the industry people go on holiday or festival during free period the maintenance will be done before resumption. (3) Planned corrective breakdown maintenance work which is carried out after a failure but for which advance provision has been made in the form of spare part, materials, labour and equipment the assurance of breakdown of the machine is known due to its efficiency capability when it has reached the stage where the part is to be replaced or materials to be used for its maintenance is fixed. 2.12.5 UNPLANNED MAINTENANCE Unplanned maintenance are corrective in nature because of prior planning is made ahead for then, they are the type of work or repairs carried out due to unforeseen break downs or damages due to external cause e.g. changing of window panes, changing the door locks after misplacing the key etc. The most common approach to maintenance is to wait until a defect is reported to the maintenance organization by the occupancy. After a better a better approach would be to adopt a policy of periodic inspection of the property and subsequent rectification of observed defect. Observing and rectify defects at an early stage would reduce repair costs. Further more, a large proportion maintenance work is identified and grouped at discrete point in time. Maintenance organization is thus able to allocate its limited resources and rectify the defect in the most efficient manner. In many large building complexes the majority of maintenance repairs are single trade repairs such as plumbing or joinery work. These trades can operate as autonomous groups within the parent maintenance department. A strong case could be made for inspection on a trade basis such as plumbing or joinery work. Those trades can operate as autonomous groups within the parent maintenance department. Strong case can be made for inspection on a trade basis such as plumbing system every two months, bituminous felt on roofs once a year. 2.12.6 PREVENTIVE MAINTENANCE They are work, which is been carried out in other to prevent failure of a facility to an acceptable standard executed when failure to facility had already happened. 2.12.7 CORRECTIVE MAINTENANCE These are work that are being are carried out to restore an existing facility to an acceptable standard executed when failure to facility had already happened. 2.12.8 EMERGENCY MAINTENANCE Emergency maintenance is maintenance, which is necessary to be put in hand immediately to avoid services consequences it work to building or services is carried out with this facility still in operation. 2.13 .NATURE OF MAINTENANCE The nature of maintenance can be grouped into three components according to (Harper, 1969) who believes that these components are servicing, rectification and replacement. 2.13.1 SERVICING This is essentially a cleaning operation undertaking a regular interval of varying frequently and is sometimes DAY-DAY maintenance e.g the frequent of cleaning varies, floor swept daily, polished weekly, window wash monthly, floor swept every 6months, panting for decoration and protecting the life of the building and arises from short coming design inherent fault in or unsuitability of component, damage of goods in transit or installation and incorrect assembly. 2.13. 2. RECTIFICATION This occurs mostly at the early life of building and arises from shortcomings in design getting faults in or unsuitability of components, which is damage of goods in transit or installation and incurrent assembly. It has to be noted that it can avoided by careful installation or by placing components in position where they are needed, so, they will be able to perform many functions like bearing thermal insulation, weather protection and still be of good performance. 2.13. 3. REPLACEMENT Replacement is inevitable because service condition cause materials to decay at different rate which replacement work stand not so much from physical break down of the materials or element form deterioration of appearance, hence the length of acceptability life often involve a subjective judgment of aesthetic of change. 2.14 MAINTENANCE NEED The need for maintenance work begins at the moment a development and the physical structure starts deteriorating in usefulness due to increased of technological development (1996) told us the factors that act upon the building and standards. He called them maintenance generates and classifies them as follows: i. Taste, fashion and standards of people tend to change and hence create the need for maintenance work. ii. Climate conditions of the area, which the building is been located. iii. The use to which the building is subjected to also generates maintenance. iv. Poor workmanship during the period of the construction. v. Inadequate design and poor specifications in respect of materials that have greater effect on future maintenance work. 2.15 .IMPORTANCE OF BUILDING MAINTENANCE According to Seeley, (1996). The objectives of building maintenance can be highlighted below. i. To create and maintain suitable appearance. This positives contribution to the external environment and social conditions. ii. To satisfy statutory requirements and keep the in time with changing requirements. iii. To maintain the value of an well maintained building is of great value. iv. To maximize life of materials and components. This reduces cost of maintenance by extension periods between repairs and replacement. v. To ensure best use of materials and component it allows them to function more effectively e.g. lightings are more effective when kept clean. vi. To ensure optimum usage of building. Good maintenance allows building to be used to its fullest potential. vii. To ensure suitable standard of safety to keep the building safe as required by statute. CHAPTER THREE 3.0. INTRODUCTION This chapter considers suitable research method necessary for carrying out the study .Data is also through the use of field survey and observation by visitation to the selected building which is used as a case study to carry out the research. The building selected is the Federal polytechnics Ede Guest house building. This enables to know the causes of some defect which leads to dilapidated. 3.1 RESEARCH DESIGN The investigation to the selected building federal polytechnics Ede staff club building which is selected as a case study for the research work .The investigator made for the purpose of the study so as to enhance the critical examine of the building in order to know the present position of some of the component of the building which has already been dilapidated. Those are; Roof, floors, windows finishes and decoration, electrical installation, foundation, e .t .c. 3.2 PROCEDURE Review of related literature, textbooks, journals, magazine, and article that are relevant to the study were reviewed. Field survey and observation Visitation were been paid to the occupant and workers in the federal polytechnics Ede staff club building were assessed according to the various defect on each component of the building. Oral interview were also conducted by interacting with the workers and users of the building in order to know some of the causes of the defect on the various component which leads to the schedule of dilapidation. Finally, field survey was carried out to know the various of the building been affected with the clear observation which will be analyzed in the next chapter Some problems were encountered during the collection of data in order to obtain relevant information on the field (i) Lack of interest shown by some respondent. (ii) Some respondent were suspicious in answering the question. 3.3 FINDINGS AND OBSERVATION It has been found that most of the respondent believed that defect have developed /occurred in the building for the past few years. It has also been discovered that defect are common to building elements and factor are responsible for developed of the defect in building elements Findings and observation also confirmed that defect to building components were due to following: (i) Corrosion of iron and steel members (ii) Bad design (iii) Weathering (iv) Poor workmanship (v) Negligence of the occupant (vi) Lack of regular maintenance (vii) High cost of maintenance (viii) Lack of technical know-how CHAPTER FOUR 4.1 BUILDING SURVEY REPORT Name of the company carry out the survey: AYENI ADEDOYIN A. Address: Department of Building Technology Federal Polytechnic Ede, Osun state Date of inspection: July 5, 2012 Consultant Builder in charge: AYENI ADEDOYIN A. Registration Number : BH20100250 Address: Department of Building Technology, Federal Polytechnic, Osun State. Subject: Inspection report on the property of Federal Polytechnic Ede Guests House at Ogberin Area Ede, Osun State. Commissioning and Agreement: Further to the letter from Building Technology Department and the subsequent agreement with the consultant builder in respect of the property in company of Federal Polytechnic Ede Guest House on the of July 5, 2010 with a view of ascertain its level of dilapidation for maintenance purpose. LOCATION AND DESCRIPTION The property is situated within medium density area of Ogberin Area Ede Osun State along Federal Polytechnic Ede North Campus. It is at close proximity to Olaiya Bus Stop and Crown Block Industry Right Behind Federal Polytechnic Ede Campus. It is served by major roads network, which include Ogberin Street. DESCRIPTION OF PROPERTY: It is residential storey building and design to be use as Guest House. The floor areas of the residential building on each of the floor are as follows: Ground floor: 175 m2 First floor: 175 m2 OBJECTIVES OF THE REPORT The report is meant to determine course of defect / schedule of dilapidation survey /environmental reconnaissance and to proffer necessary remedial solution. 4.2 . PREPARATION OF SCHEDULE OF DILAPIDATION TABLE 4. 1 EXTERNAL CONDITION AREA ELEMENT DEFECT DIAGNOSIS RECTIFICATION PROCEDURE External work condition Foundation a) Dampness b) Cracking c) Chemical attack due to sulphate or acid present in the soil a) Using of underpinning. b) The roof must cleaned always. c) The removal of dirty, debris and loose grave from the roof surface, drainage, gutters. Windows a) Dusty louvers b) Rusting louvers c) Breaking of louvers blade a) Replacement of louver b) Place new timber frame c) Replace the breaking louver blade d) The net should be replace Doors a) Breaking b) Sagging a) Removal of breaking frames b) Replace the new wooden doors and new wooding frames Fence a) Collapse b) Cracking c) dampness a) Demolition of collapse fence b) Make another excavation for the new fence by using quality materials Septic tank a) Cracking b) Leaking a) Removal of the plastering and re-plaster the whole septic tank with cement mortal Painting a) Chalking b) Crocodiling a) Scrape the chalking and crocodiling paint b) Repaint with glossy paint Facial board a) Nail popping b) Spoilt water-proofing membrane c) Algae growth on roof covering a) Removal of the hold timber b) Provide new hard wood c) Replace the facial board with iroko hard wood TABLE 4.2 INTERNAL CONDITIONS AREA ELEMENT DEFECT DIAGNOSIS RECTIFICATION PROCEDURE Internal condition Plastering a) Cracking b) Discoloration a) Cracking should be repaired by placing the crack brick. b) Crack should be filled with weak mortar. Stair case a) Cracking of treads b) Cracking of risers c) Poor reinforcement size a) Cracking treads should be demolished and form a good formwork. b) Using a quality aggregates like 20mm granite aggregates c) Using normal reinforcement size Floors a) Settlement of the solid concrete b) Cracking of the concrete c) Cracking due to applied load d) Overloading e) Damage a) Hack and removal of the crack floors b) Re-screeding of the floor with solid mix ratio c) Breaking and rescreeding of the floors Ceiling a) Damaged b) Deteriorate a) Removal of damage ceiling cause as a result of leakages roof b) Replacement of ceiling with good hard wood use for noggin. c) Using of good and quality materials Internal walls a) Cracking b) Damage c) Deterioration a) Patch with cement mortar b) Remove the wall damage and replace c) Repaint the wall that are deteriorate Window a) Decay in the wood of windows b) Putty failure c) Extensive swelling and jamming of opening light d) Discoloration and softening of wood windows a) Removal of the decay wood b) Placement of wood for framing c) Treatment of the wood use for windows d) Replacement of windows with good hard wood Furniture a) Wrapping of the woods b) Wood decayed Using of the quality hard wood for the replacement of the furniture Entrance door a) Sagging b) Damage a) Replace of the entrance door b) Prepare a new iron door for the entrance of the building Hand rail a) Rusting of rails b) Sagging a) Removal of the rail b) Produce a new reinforcement pipe for the rail c) Prepare and replace the new rail and paint in black Roofing a) Leaking b) Damage of roofing sheet c) Roof strutting not adequate braced a) Timber should be inspected to arrest decay b) Metal component should be checked for any sign of corrosion c) Re- placement of roofing sheet Table 4.3: SERVICES AREA ELEMENT DEFECT DIAGNOSIS RECTIFICATION PROCEDURE Services Electrical fittings a) Damage of socket outlet b) Faulty electrical switch c) Bulb damage d) Ceiling rose are damaged a) Replace new socket outlet b) Repair the electrical switch c) Change the damaged bulb d) Provide another ceiling rose Plumbing pipes a) Breaking of flush pipes b) Damage of flushing cistern a) Replace a new flush pipe b) Replacement of flush cistern Fittings a) Damage of electrical fittings b) Melting of wires a) Dispose all electrical fittings b) Produce a new wire c) Replacement of melting wires Toilet and bath a) Damage of wall b) Cracking c) Deterioration a) Patched the damaged wall b) Use quality mortal to rectify the wall cracks c) Placing of tiles to the wall to avoid deterioration Basement WC area a) Cistern handled is damage b) Deterioration of edges of rear panel a) Replace damage cistern handle valve b) Repair or replace panel behind WC ready for decoration to match existing Table 4.4 ENVIRONMENTAL CONDITION AREA ELEMENT DEFECT DIAGNOSIS RECTIFICATION PROCEDURE Environmental condition Relationship with the adjoining property a) No proper communication with the adjacent building b) No other escape route except the main entrance a) Production of escape route apart from the main entrance incase of the fire fighting or emergency Accessibility The building cannot be properly accessed. Provide a way of accessed the building easily Landscaping a) Landscaping of the building is very poor b) Landscaping is not properly arranged a) Make a reasonable and a good looking landscaping b) Provision of well and properly arranged landscaping Table 4.5 GENERAL FACILITIES AREA ELEMENT DEFECT DIAGNOSIS RECTIFICATION PROCEDURE General facilities Packing a) No packing space design properly b) No available space for packing space a) Create available space for the packing space b) Design special space in to the building c) Construct a good looking packing space in the building Water a) Lack of water b) No water facility provided a) Find a place where to locate a good water b) Provide water facilities to the building Street light a) No street light provided for the building b) Damage of the street light a) Provide a quality street light to the building b) Repair and replace the damaged street light with new one Pavement a) Damaged b) Cracking a) Replace the damage pavement b) Construct a new rigid pavement with quality materials Drainage a) Collapse b) The drains are to be kept clear and unobstructed a) Renovation of collapse drainage b) Rod through all drains to ensure that they are clear and free running Access road a) The access road of the building is very poor a) Provide quality a good access road to the building. CHAPTER FIVE 5.0 OPINION, SUGGESTION AND RECOMMENDATION 5.1 OPINION It is my considered opinion that survey property of federal polytechnic Ede guest house building situated along Ogberin Area Ede is at a state of dilapidation which need urgent and quick repair and maintenance of the property.\ 5.2 SUGGESTION I hereby suggest that recommended process of repair/improvement e t c be handled by professional Builder and our firm should be duly informed for advice on selection/ supervision when necessary. 5.3 RECOMMENDATION Sequence to reasonable conclusion deduced from the findings of this study , it is therefore recommended as follows (i) That the property should be repair where necessary and some maintenance should be carried out especially on the foundation of the property (ii) The Client should from time to time carry out building survey of their properties to determine maintenance process , procedure and prospect. (iii) Use of currently acceptable standard must be taken into consideration (iv) Proper clearing and cleaning of the environment must be carried out. (v) Adequate found should be giving by the management for maintenance purpose (vi) There should be preparation of building analysis report (vii) That maintenance plan and accurate attention must be given on regular basis in order to prolong the life span of the building. APPENDIX Plate 1: Part of the Fence Plate 2: The Gate Plate 3: Defected septic tank. Plate 4: Defected wall and pipes Plate 5: Defected Windows Plate 6: Defected Upper Floor: Slab, Beam and Rusting Steel Plate 7: Affected Deteriorating Column, Slab, Broken Pipes and Roof Plate8: Affected pipes Plate 9: Affected wall Plate 10: Affected Inspecting Chamber and Broken Pipes Plate 11: Dampness in Wall Plate 12: Affected Plant Growth In Slab Due Dampness Plate 1 3: Affected Crack Walls and Doors Plate 14: Affected door Plate 15: Affected wall Plate 16: Affected Affected Ceiling Board Plate 17: Affected electrical conduit work Plate 18: Affected Complete Structure REFERENCES Adenga, O. A (1999): Building Maintenance in Nigeria: Structural Diagnosis of causes remedies 1(010), 5-25 Akinsola, O. (2006): Assessment of the factors influencing maintenance programme of Tertiary Buildings in South West Nigeria: An M.Sc Thesis of Department of Building, University of Lagos Chudley R Greeno R. 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