Building Surveying Practice I (BSR205)

Lecture 1:
Introduction to Building Surveying
Know your profession better
By:
Mohd Nurfaisal Baharuddin
Department of Building Surveying
Fac. of Architecture, Planning & Surveying
Univ. Teknologi MARA (Perak)

UiTM:M.N Baharuddin (2014)/BSR205

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 Acknowledgement

Special acknowledgement and thanks to

Building Surveying Division
The Royal Institution of Surveyors Malaysia (RISM)
for the information on
THE ROLES & INVOLVEMENT OF
BUILDING SURVEYORS
IN
THE MALAYSIAN BUILDING INDUSTRY
UiTM:M.N Baharuddin (2014)/BSR205
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Lecture Outlines:
An introduction (Muqaddimah)
Niche of the service
Building Control & Compliance
Why BS is needed
History on BS development in M’sia
Current Development Practice
Scope of Service
Roles of BS
Related Laws
Main benefits of BS practice to Public & Government

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Learning Outcomes:

 Students are able to understand the roles and

responsibilities of building surveyors;
 Students are able to know the act and regulation involved
with building surveyors scope of work.

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MUQADIMAH
Who is Building Surveyor (RISM website)

A Professional Building Surveyor is a

qualified person, by examination and
experience, and
a member of the Royal Institution of
Surveyors Malaysia
(hold the “Sr” title as prefix to their
name)
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MUQADIMAH
EXAMPLE / ANALOGY OF SERVICE
As Basic Illustration & Comparison)

No EXAMPLE EXAMPLE APPROPRIATE

TYPE OF SERVICE SCOPE OF WORK PROFESSION AS
(i) Actor/Implementer
(ii) Monitor

1.0 Transportation Service Implementation of road and - Driver

transportation laws - Police

2.0 Professional Service Control of Professional Work - Profession Practitioner

Ethics - Professional Board

3.0 Property Development Housing Construction - Developer

- Planner

4.0 Building Construction Design - Architect/ Engineer

- Building Surveyor

CHECK AND BALANCE

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 NICHE OF THE SERVICE
BUILDING CONTROL
AND COMPLIANCE (BCC)
(IN TERM OF)

BUILDING QUALITY BUILDING PERFORMANCE

(Good Practice In) (Good Practice In)

CONSTRUCTION & BUILDING AUDIT & MAINTENANCE & RISK ASSESSMENT &
BLDG. COMPLETION INSPECTION CONSERVATION MANAGEMENT

TO PRODUCE
PERFECT & SUSTAINABLE
BUILDING

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 BUILDING CONTROL & COMPLIANCE
FULFILLMENT OF THE ROLES THROUGH MAJOR INPUTS

INPUT INPUT

QUALITY OF CONSTRUCTION
AND BUILDING COMPLETION
QUALITY
Assessment of (iv) OF BUILDING USAGE AND POST
service performance OCCUPANCY EVALUATION
building facilities (iv) Fulfillment /completion
of construction works

Corrective/responsive maintenance (i) QUALITY OF BUILDING QUALITY OF (i) Search of complete building record
ASSET MAINTENANCE & INSPECTION AND
FACILITIES MANAGEMENT BUILDING AUDIT
AND

CONSERVATION OF
BUILDING

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 SOME OF THE JUSTIFICATIONS
WHY THE SERVICE OF BUILDING SURVEYOR IS NEEDED
(WHAT-WHEN-WHY-HOW)

N0. WHAT TYPE OF WHEN THE SERVICE IS WHY THE SERVICE OF HOW A BUILDING
SERVICE NEEDED B.S IS NEEDED SURVEYOR CAN
(WHAT) (WHEN) (WHY) CONTRIBUTE
(examples of services needed) (HOW)
1, Building control & building Obtain building plans ●To overcome ●Inspect the needs of
completion inspection approval and certificate of problems of abandon building laws & protect
fitness for occupancy project, delay & non- public or stakeholder
(CFO) compliance to building interest.
laws
2. Building maintenance Building in the design ●To overcome building ●Provide advisory
management process, during dilapidation, defects, services, planned,
construction and after deterioration and not preventive & predictive
completion/occupation properly maintain. To maintenance as well as
promote/cultivate building asset audit and
maintenance culture maintenance training on
DIY techniques.
3. Building dilapidation and Purchase, rent, lease, sell, ●To determine actual ●Provide Added value/
condition survey take over, re-develop, physical value, cond of value for money’ & assist
construct new buildings & buildings/surrounding in cost planning for client/
conservation works and & plan for remedial developer/ purchaser/
also asset maintenance works, costing and government. Building
maintenance programs asset assessment
4. Post occupancy Building during occupancy ●To determine building ●Enforcement of COB,
evaluation period and still in use. performance, safety & compliance to building
health of building users laws & risk assessment,
& usage level building audit works

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 BRIEF HISTORY & BACKGROUND OF THE EXISTENCE OF

BUILDING SURVEYORS
IN MALAYSIA

- As Professional Entity:
i. Established under General Practice with 3 other practices in ISM. 1961
ii. Registered under General Practice in the Surveyors Act, 1967
iii. Scope of work park under Valuation Act, 1972
iv. Building Surveying Division established under RISM, 1990

- Services of BS in the Public Sector:

i. Dewan Bandaran Kuala Lumpur (DBKL)/ PBT, 1950s
ii. Penang City Council, 1950s
iii. Petaling City Council (Majlis Bandaran Petaling), 1970s
iv. Building Surveyors scope of service was gazetted, 1989
v. BS program in the IPTA/IPTS started, 1993
vi. Employment started in the public service sector – PWD/JKR, 2008

- Services of BS in the Private Sector :

i. Malaysian Building Society Berhad (MBSB), 1973
ii. Private practice consultancy & general practice, 1978
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 Current Development In Malaysia
BUILDING SURVEYOR
- Recognition/Accreditation from local bodies and foreign countries :

i. Recognition from JPA/PSD as ‘Personal to holder’ for DBKL, 1970

ii. Accepted as Professional degree by JPA/PSD and PWD, 1995

iii. Recognition as Professional by RISM, 1997

iv. Overseas BS degree recognised by JPA, 1998

v. The Assoc. of Building Engineers UK recognised local degree, 2002

vi. JPA approved grade and scheme for Building Surveyors, 2002

vii. RICS UK recognised local degree, 2005

- Total Graduates in Malaysia:

Statistic of graduates since 1970 up to date, >more 2,000
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 Approval of Practice
BUILDING SURVEYOR
- Professional practice
Proposed establishment of the Act :
Has agreed by the Cabinet , 1 & 8 Aug 2007 (proposed Act to be submitted to
Parliament by KKR)

- MOF Registration
2 May 2012: Code for BS – 330208 Ukur Bangunan (Institut Juruukur Malaysia) :
dalam kategori Perkhidmatan Perunding Fizikal Bukan Kejuruteraan
(this recognition as equivalent with the other consultants; such as Architects, QS,
Valuer, Interior Architecture, Value Management etc)

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 SCOPE OF SERVICES
BUILDING SURVEYOR
(As agreed by BAM/LAM dan BEM/LJM July, 2007)

1. Building Control : Inspect, check, advise and prepare building control report
(i.e. Compliance to building laws/requirements) and propose for design,
development and building plans integrity for interested party/stakeholder
2. Maintenance and Conservation of Building : Inspect, report and prepare
programs for implementing planned maintenance, facilities management,
building conservation and restoration
3. Risk Management and Building Audit : Inspect and prepare report on the
condition and performance of building, post occupancy evaluation, building
pathology works, site condition inspection and safety and health, as well as
building audit and risk assessment

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 ROLE OF
BUILDING SURVEYOR
PRE-CONSTRUCTION
Inspect and Recommend Building Plan Approval
Dilapidation & Building Condition Survey
Site Safety and Health Inspection
DURING CONSTRUCTION
Site and Construction Quality Inspection
Compliance to Approved Building Plans
Inspection for Issuance of CCC/ Compliance & Fulfillment of Building Laws
POST CONSTRUCTION
Monitoring of Building Performance
Maintenance Management
Post Occupancy Evaluation (P.O.E)
Building Audit & Inspection of Defects
Building Conservation & Restoration Works
Risk Assessment & Monitoring Demolition Works
Management & Maintenance of Common Property
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 Comparison – The Basic Scope of Services
Within Professionals In the Construction Industry
(As agreed by MQF/MQA)

Specific Scope of Service Professionals that Accountable

to The Specific Scope of Service
a. Building Control & Compliance BUILDING SURVEYOR

b. Building Design ARCHITECT

c. Engineering/Structure/Infra. ENGINEER
d. Cost & Contract Admin. QUANTITY SURVEYOR
e. Valuation, Property Services VALUER
f. Urban Planning URBAN PLANNER
g. Landscaping LANDSCAPE ARCHITECT
h. Land Surveying LAND SURVEYOR
i. Interior Designing INTERIOR ARCHITECTURE

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 Distribution of Works Among Professionals In A Project
Implementation
MAIN ACTIVITIES WORKS INVOLVEMENT OF MAIN SPECIAL ROLE OF
LEVEL PROFESSION BUILDING SURVEYOR
Planning and design of project / Urban Planner Advisory service & design
development and D.O. 1 Architect/Engineer feedback toward producing
BUILDING SURVEYOR maintenance friendly buildings

Building plan inspection & approval Urban Planner Check plans, construction
in the local authority service 2 BUILDING SURVEYOR integrity, record management,
building plans approval
Contract administration, Architect/Engineer NO MAIN ROLE
specification and cost 3 Quantity Surveyor
Construction and project Builder/ Architect/Engineer Inspect compliance to approved
management, quality, safety and 4 Quantity Surveyor building plans, requirements of
health at construction site BUILDING SURVEYOR safety & health at construction
site.
Handover of project from contractor Builder/Architect/Engineer Inspect compliance & project
to developer 5 BUILDING SURVEYOR completion details for CCC/ CF/
PCF
Vacant possession (handover unit Builder/Architect/Engineer Inspect quality, defects, and
from developer to purchaser) 6 BUILDING SURVEYOR compliance to S&P contract.

Maintenance and building services, Purchaser/Designer/ Implement common property

interior decoration, sales and 7 Valuer management, maintenace,
property management. BUILDING SURVEYOR facilities, POE, insurance, risk

Building conservation, restoration, Owner/ client Implement building pathology,

refurbishment and upgrade 8 BUILDING SURVEYOR building audit, conservation etc.

New proposal of development on Owner/ client Condition survey, advisor for

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the site. 9 BUILDING SURVEYOR redevelopment project.
 BLDG. ENG
ARCH. HIST
ADV. DESIG

CONST. MAT

BLDG. TECH
URBAN STDS
WRKG. DRWG
SUSTAINABLE

MESRD. DRWG.

BLDG STRUCT
PLNG&URB.DES
BLDG.CONSEV
ENVIR. PHYSIC
PROF. STUDIES

COMMUNICATION
PLNNG STUDIES
STUDIO

THEORY&PHIILO
DESGN. THEORY

COMP. GRAPHIC
PROF. PRACTICE

BLDG. ANALYSIS
BLDG. ANALYSIS
PERTINDAHAN KURANG 60%TAK LAYAK MELAKSANA FUNGSI KERJA
SYARAT STANDARD KELAYAKAN PERTINDIHAN MESTI 80% KE ATAS

HASIL PEMBELAJARAN MESTI SAMA DENGAN FUNGSI KERJA (MQA)

PROF.PRAC
PERTINDIHAN LEBIH 60% MEMERLUKAN LATIHAN TAMBAHAN

BLDG ECON

ELAKKAN PUBLIK KELIRU & TERTIPU (ETIKA PROFESIONAL)

REKABENTUK BANGUNAN & URUS BINA ECON, FINAN & ENGG
CONC. TECH
PROJ. MGMT

KETIKA MENDAPATKAN KHIDMAT UKUR BANGUNAN

MAINT.TECH.
3 4 5 ENG. LAW
COMP. ADD DESG

REKABENTUK STRUKTUR DAN KERJA AWAM

ENTRE. ENG.& MGT
BDG.MAINT.MNGT PERTINDIHAN 40%
ARKITEK. J41 CAD & ENG. DRWG
CONC. LAW 1

PERTINDIHAN 50%
KAWALAN BANGUNAN, SENGGARA & PRESTASI
ENG.MEC&STR.MTRIAL

PERTINDIHAN 100%
FIRE AUDIT 2
1. AKTA 663 2. AKTA 318 3. UBBL 1984 3 CONC. MATERIAL
ENV. SC&SUSTAIN 3
4. AKTA WARISAN 5. AKTA J,P & B 1974 TIMBER DESIGN
LAW STUDIES 4 5
6. AKTA KERAJAAN TEMPATAN PROF. PRACTICE
BDG.CTL&DESN 5
STRUCT. THEORY
6 SEMAK & KELULUSAN PLAN BANGUNAN
STRUC. DESIGN
PERIKSA KEADAAN TAPAK & BINAAN SOIL MECHANIC
STRUC. ANALYSIS PERIKSA PEMATUHAN PLAN & UNDANG2
REINF.CONC.DESIGN
PERIKSA KEPERLUAN CFO/CCC/OSC
BLDG. SERVICES
LAKSANA ODIT & PERIKSA KONDISI BGN. STEEL STRUC.DESIGN
BANGUNAN. J41

MATERL. & CONC. PANTAU KUALITI & PRESTASI BANGUNAN

JURUTERA. J41
ENVIRON. ENGG
PNILN LPAS DDUK(POE) & ODIT RUANG
SAFETY& RISK
JURUUKUR

SENGGARA BANGUNAN & HARTA TANAH STRUCT ANALYSIS

BLDG.CONSRV SENGGARA FASILITI & RUANG BERSAMA
CONC. MGMT
KNSEV BGN & KERJA LUK TRUKUR/TBINA
M&E SERVICS
URUS RISIKO BGN& PANTAU PROBOHAN PRE-STRES CONC.DES
BDG. PRCU&SPEC.
URUS ASET MENYELURUH
BDG.PATH&DILAP FUNDAMENTL ENGG
BDG.SERVS.AUDIT PEG.PENILAI. W41 PERTINDIHAN 33% ENGG GEOLOGY
BDG.MEAS&ANLS
1 2 6 FUND. MATRL SCIENC
FACILITY.MANGT
LAND SURVEY
DEV. STUDIES PENILAIAN & PENGURUSAN HARTANAH
BLDG. LAW LAND&DEV.LAW
ACC.& FIN MGT.

PROP.DEVMNT.
GIS.&SPAT ANS
PROP.MKT.ANS

TWN.PLG.PROJ
PROP.FINANCE
LAND ACQUISN
COR.REAL EST

BLDG.LEGISTN
MKT&BUS SKIL

INTR TWN.PLG
PROP.PRACTS

PROP.INV.ANS
INTR TO PROP
AVD.VALUATN

BUSS.VLUATN

UR.LND.ECON

LEGAL STUDS
MTHD. EVALU
INVES.VALUE

PRINC. ECON
CONC.ECON.

PROP.MAINT
PROP.MGT.

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 WHY THE SERVICE OF A BUILDING SURVEYOR IS NEEDED
I. In Building Construction & Completion Works :
1. To ensure building plans were prepared completely by a competent
person before the project is constructed and complied to all relevant
laws.
2. To ensure construction site is free from any debris, obstruction, clean &
safe for workers to work and no public interference/trespass, no
negative impact on environment and public property.
3. To ensure building was constructed as per approved building plans and
to be re-inspected by a competent staff of Local Authority or a Building
Surveyor.
4. To ensure no abandon project. Require close supervision/monitoring by
a competent Building Surveyor to protect the interest or act on behalf of
financial institutions, insurance companies or purchasers before
releasing of any progress payment or full settlement of payment or
insurance coverage.
5. To ensure all defects were rectified and building laws were complied
before the process of handing-over of keys/taking vacant possession of
building to purchasers or stakeholders.
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 II. In Building Maintenance and Conservation Works :
1. To ensure no repetitive of design mistakes that have caused the same defects
occurred on building. Require close supervision, inspection and feedback from a
competent Building Surveyor
2. To ensure minimum cost for inspection of building defects and rectification works.
Require comprehensive and efficient investigation and proper cost planning by a
competent Building Surveyor.
3. To ensure the planning and implementation of maintenance works are done orderly
and scheduled. Require preparation by a competent Building Surveyor.
4. To ensure building/asset has a proper and complete record for the purpose of
building usage and future maintenance. Require comprehensive building and space
audit by a competent Building Surveyor.
5. To ensure the source and causes of building defects are identified correctly. Require
correct building forensic or pathology techniques by a competent Building Surveyor.
6. To ensure conservation works are done through proper procedures/techniques and
correctly maintained. Require scientific, correct equipment and tools application by a
competent Building Surveyor.

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 III. In Building Audit and Risk Management Works :
1. To ensure the premium of insurance coverage is suitable based on the actual defects
inspected. Require correct inspection, report and suggestion by a competent Building
Surveyor.
2. To ensure the existing level or status of building failures/defects are identified correctly
in order to reduce future building risk/ collapse. Require proper inspection of building
condition and scheduling by a competent Building Surveyor.
3. To ensure compensation amount is paid correctly as per defects/failures occurred.
Require proper and correct assessment by a competent Building Surveyor.
4. To ensure the usage of building in term of space, equipments, facilities is according to
the actual needs and as it was designed. Require proper and correct building audit by
a competent Building Surveyor
5. To ensure the maintenance of buildings, facilities and enforcement of building laws in
the building & common property/strata title/ heritage Act is implemented correctly.
Require correct inspection and supervision by a competent Building Surveyor.
6. To ensure all building demolition and dismantling works are done as per approved
measures/procedures/rules by local authority. Require monitoring by a competent
PBT staff or a competent Building Surveyor.

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 RELATED LAWS
FOR BS
PRACTICE

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 1. IMPORTANT LAWS AND REGULATIONS
FOR BUILDING SURVEYOR’S PRACTICE
1. STREET, DRAINAGE AND BUILDING ACT 1974 (ACT 133)

2. UNIFORM BUILDING BY-LAWS 1984 (UBBL)

3. FIRE SERVICES ACT 1988 (ACT 341)

4. NATIONAL HERITAGE ACT 2005 (ACT 645)

5. STRATA TITLE MANAGEMENT ACT 2013 (ACT 757)

6. STRATA TITLES ACT 1985 (ACT 318)

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 2. OTHER RELATED REFERENCES
FOR THE PRACTICE
1. LOCAL GOVERNMENT ACT 1976 (ACT 171)

2. TOWN & COUNTRY PLANNING ACT 1976 (ACT 172)

3. HOUSING DEVELOPMENT (CONTROL AND LICENSING) ACT

1966 (ACT 118)

4. OCCUPATIONAL SAFETY & HEALTH ACT 1994 (ACT 514)

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 MAIN BENEFITS OF BS PRACTICE
TO THE PUBLIC AND GOVERNMENT
• To ensure building comply to all building laws
• To provide defect-free and maintenance-friendly building
• To fulfill all requirements of safety and health
• To provide actual physical value based on building condition
• To provide proper performance and usage of space through building
audit
• To ensure functionality of building through building inspection
• To function as mediator in dispute resolution as independent party
(example: tribunal claim)
• To establish correct value of protection for building in risk assessment
and insurance claim

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 THANK YOU……

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