Understanding Building Surveys in AEC

What is a Building Survey?

In Architecture, Engineering, and Construction (AEC), a building survey is a quantitative examination of a building's condition, structure, or overall integrity. Building surveys are carried out by qualified and experienced professionals, such as chartered surveyors or structural engineers.

The purpose of a building survey is to qualitatively assess the physical condition of a property, including its structural elements, foundations, walls, roof, floors, plumbing, electrical systems, and more.

The surveyor thoroughly examines the property to identify any defects, damage, or areas requiring maintenance or repair. The result of a building survey is a comprehensive report for the property owner, potential buyer, and/or their AEC or Real Estate team to work from.

Types of Building Surveys

There are different types of building surveys, ranging from basic visual inspections to detailed and comprehensive assessments. The choice of survey type often depends on the property's age, complexity, and the specific needs and concerns of the client.

In residential construction, the term "Building Survey" is usually synonymous with "Structural Inspection." This type of survey typically involves a visual inspection of accessible parts of a building, including walls, floors, windows & doors, roofs, chimneys, cellars, garages, and other buildings included with the property.

Building Surveys in the Commercial Space

In the commercial sector, you may encounter terms like "Architectural Survey" or "Existing Conditions Survey." Regardless of the type of property or the complexity of your project, all building surveys follow roughly the same process:

Step 1: Understand the Purpose of Your Deliverable

Before stepping foot on site, an AEC professional must understand the purpose of the final deliverable. The deliverable is dictated by the project's scope.

Common reasons for a property owner to request a building survey include:

• Documenting the property's condition and highlighting areas needing renovation or improvement.

• Determining the causes of structural decay, rot, or other physical issues.

• Presenting conservation or maintenance recommendations.

• Conducting routine inspections as required by safety regulations, a local Authority Having Jurisdiction (AHJ), or other ordinances.

• Supporting capital planning to make informed decisions between portfolio properties.

• Including information in the maintenance and operations (MRO) budget.

Building Surveys Beyond Design

Sometimes, clients may seek your expertise for applications beyond construction. Common uses include:

Litigation

Building surveys can be valuable in legal and financial contexts. They may inform property transactions, negotiations, insurance claims, and legal disputes related to property conditions. In these cases, the deliverable typically focuses on neutral and informed observations from the site.

Real Estate Transactions

For property buyers, understanding a space's true condition allows them to make the most informed decision possible. For instance, when purchasing a home, you may request a homebuyer report.

Step 2: Design the Survey

Surveys are typically conducted in one of three ways:

1. Pen & Paper

2. Laptop

3. Mobile App linked to Revit

Before designing your survey, you need a list of areas to survey. This may be as simple as a list of rooms or could include multiple existing buildings and structures. Then, you design questions for the survey based on what the data will be used for.

Step 3: Ask the Right Questions

To ensure high-quality data, design questions that result in answers that can be easily parsed. For instance, use a multiple-choice option instead of free text for a question like "floor condition."

Common information collected during a building survey may include:

• Evaluation of Condition: Review the condition of doors, windows, walls, and flooring. Are they in good condition, in need of replacement, or somewhere in between? It’s essential to match your survey conditions against your scope, which may include options like "Like New," "Satisfactory," and "Needs Replacement."

• Identification of Structural or Facade Issues: Depending on your scope, assess the integrity and functionality of structures.

• Defects and Discrepancies: Identify specific defects, discrepancies, or potential life safety hazards, such as dampness, rot, mold, insulation problems, or the presence of hazardous materials like asbestos.

• Recommendations: Provide recommendations for addressing any issues identified during the survey, including necessary repairs, maintenance, or further investigations.

• Cost Estimates: Include cost estimates for repairs or improvements to help owners or buyers prepare for future expenses.

Step 4: Prepare for the Site Visit

Once your questions are ready, it’s time to schedule the site visit(s). This may be an informal visit or, for large projects, require scheduling in advance.

Double-Check These Essentials:

• Personal Protective Equipment (PPE): Bring steel toe boots, a high-vis vest, hard hat, and safety glasses for most active construction sites. For industrial facilities, you may need specialized equipment like fire-retardant clothing or fall protection.

• Permits, ID, or Certifications: Many sites require at least a valid government-issued photo ID to gain access. Specialized sites may require safety school cards or certifications for dangerous or hard-to-reach areas.

• Specialized Equipment: If needed, bring equipment like laser scanners, drones, or cameras, and follow any specialized procedures required for their operation.

Step 5: Organize and Present the Data

After collecting the data, it’s time to make it useful. If you conducted your survey with pen and paper, organize your notes into a spreadsheet with links to a file folder to categorize your observations and photos.

If you conducted the survey using Layer, simply print the pre-formatted documents, export them to PDF, and send them to your client!