appendix 5 building condition assessment audit form

8/12/2019 Appendix 5 Building Condition Assessment Audit Form

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Building ComponentsComponents Asset Component Details Useful Lives

Building Structure S footings, floors, doors, walls, windows, ceilings, stairs, ramps, frame 50 YearsRoof R roof structure and cladding 40 Years

Floor Coverings C carpets, lino, vinyl, etc 10 Years

Other Services OSecurity alarms, fire alarms & panels, electricity cabling and distribution boards,

plumbing, hot water, air conditioning, building management system 15 Years

Fittings & Fixtures F toilets, basins, urinals, hardware fittings, kitchen cupboards, 25 Years

Transport T Passenger lifts, hoists/dumb waiters, automatic doors 20 years

Source: CVC Assets Accounting Policy (draft March 2010)

We may have our Useful Lives too short and the last page gives an opportunity to review what you think each components' useful life should be

For example, 10 years maybe ok for a total useful life for carpet, however, concrete & floor tiles would generally have a longer useful life.

APPENDIX 5 Bu ilding Condi tion Assessment Audi t Form, wi th Tips


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Action Required

VH Very High Risk Immediate corrective

H High Risk Prioritised action required

M Medium Risk Planned action required

L Low Risk Manage by routine

Refer to CVC's Risk Management Policy & Plan for further information:

K:\ASSETS\ADMINISTRATION\Risk Management\1_29_Risk_Management[1].pdf

Risk Rating
http://../BUILDING%20MANAGEMENT/ADMINISTRATION/Risk%20Management/1_29_Risk_Management%5b1%5d.pdfhttp://../BUILDING%20MANAGEMENT/ADMINISTRATION/Risk%20Management/1_29_Risk_Management%5b1%5d.pdf


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ELEMENT 1 2 3 4 5Very Good Good Condition Moderate Condition Poor Condition Very Poor Condition

Up to 45 90 to 100

Structure Sound structure Functionally soundstructure

Adequate structure,

some evidence of

foundation

movement, minor

cracking.

Structure functioning

but with problems

due foundation

movement. Some

significant cracking.

Structure has serious

problems & concern

is held for the

integrity of the

structure.

External Appearance affectedby minor cracking,staining, or minor

leakage. Indications

of breaches of

weatherproofing.

Minor damage to

coatings.

Fabric damaged,

weakened ordisplaced.

Appearance affected

by cracking, staining,

overflows, or

breakages. Breaches

of weatherproofing

evident. Coatings in

need of heavy

maintenance or

renewal.

Fabric is badly

damaged orweakened.

Appearances affected


overflows, leakage, or

damage. Breaches of

waterproofing.

Coatings badly

damaged or non-

existent.

Internal Appearance affectedby minor cracking,

staining or minor

leakage, some

dampness or mildew.

Minor damage to

wall/ceiling finishes.

Fabric damaged,

weakened or

displaced.

Appearance affected


dampness, leakage

or breakages.

Breaches of

waterproofing

evident. Finishes of

poor quality & in need

of replacement.

Fabric badly damaged

or weakened.

Appearances affected


leakage, or wilful

damage. Breaches of

waterproofing.

Finishes badly

damaged, marked &

in need of

replacement.

Services All componentsoperable & well

maintained.

All components

operable.

Occasional outages,

breakdowns or

blockages. Increased

maintenance

required.

Failures of plumbing

electrical &

mechanical

components common

place.

Pluming electrical &

mechanical

components are

unsafe of inoperable.

Fittings Well secured & Operational & Generally operational.Fittings of poor Most are inoperable

Fabric constructed

with sound materials,true to line & level.

No evidence of

deterioration or

discolouration.

Showing minor wear

& tear & minordeterioration of

surfaces.

Condition Grading System for Building AssetsCONDITION GRADE

Estimatedproportion of lifeconsumed Between 45 to 90


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ImmediateMaintenance

Grade 1

ServicesSource: International Infrastructure Management Manual V3, 2006

Small items of immediate maintenance which if repaired in the short term will restore the element to a higher condition grade.

In such an instance the assessor will both grade the element at the higher condition grade & report the immediate

maintenance required.

Many surveyors are reluctant to assess an element as Grade 1, opting for the conservative assessment of Grade 2. This is a

poor practice as it artificially brings forward predictions of future expenditure on that element. As a guide an element will

generally remain in Grade 1 for 35 50% of its overall life.

Services relate to all plumbing, electrical and mechanical components


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CLARENCE VALLEY COUNCIL Structure

Roof

COUNCIL OWNED/CONTROLLED BUILDING AUDIT Coverings

OtherFittings

Classifications - Building Elements TransportHIDE-INTERNAL USE

Level 1 Level 2 Level 3 ASSET

Major Group Elements Group Elements Individual Elements COMPONENT

A. STRUCTURE A1 Substructure A1.1 Foundations Construction S

A1.2 Basement Construction S

A1.3 Notes on Substructure

A2 Structure A2.1 Floor Const ruct ion S

A2.2 Wall Const ruct ion S

A2.3 Roof Construc tion R

A2.3 Notes on Structure

B. EXTERIOR B1 Envelope B1.1 Wall Cladding and Finish S

B1.1.1 Eaves & Fascia S

B1.2 Roof Cladding and Finish R

B1.2.1 Gutters & Downpipes R

B1.3 External Doors and Finish S

B1.3.1 External Locks & Door Hardware S

B1.4 External Windows and Finish S

B1.4.1 Ext Windows Locks & Hardware S

B1.4.2 Window Furnishings F

B1.4.3 External Floors S

B2 Access B2.1 Building Secure

B2.2 Secur it y Systems O

B2.3 General Building Access

B2.4 Disab led Access

B2.5 Fencing

N2.6 Notes on Access

C. INTERIOR C1 Construction & C1.1 Internal Floors & Covernings C

Finishes C1.2 Internal Walls & Partitions S

C1.3 Ceilings S

C1.4 In ter io r Doors S

C1.4.1 Internal Door Locks & Hardware S

C1.5 In ternal Windows S

C1.6 Stairs and Landings S

C1.7 Special Fixtures/Features

C1 8 Disabili ty Access & Facili t ies


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Item Description - General Details Details

13 Total property land area:

Please indicate estimated, measure or plan

based (e, m or b)

14 Number of Storeys:

Include basements seaparately ie. 2 Storey

plus basement (carpark)

15 Total Floor area m:Please indicate estimated, measure or plan

based. Include all levels and rooms or areas

covered by a roof

16 Number of Rooms/Offices:

Standard rooms not included below

17 Number of Meeting Rooms:

Rooms specifically for holding meetings

for individual groups or for hire

18 Number of Expanse Areas:

Such as halls, sporting etc.

19 Number of Amenities and Toilets:

20 Number of Disable Toilets:

21 Number of Kitchens:


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Condition Rating

Very Good 1

Date: Building/Premise Name: Good Condition 2

Moderate Condition 3

Poor Condition 4

Very Poor Condition 5

Item - Structure Description Comments, Defects, Condition Rating Risk

A1.1 - Subs tructure

Foundations

Describe and Rate

A1.2 - Subs tructure

BasementDescribe and Rate

A1.3 - Notes

on substructure

A2.1 - St ructure

Floor Construction

Describe and Rate

A2.2 - St ructure

Wall Construction

Describe and Rate

A2.3 - St ructure

Roof Construction

Describe and Rate

Include Pitch of Roof

Include description of Eaves

and Gables or other features

A2.4 - Notes on

Structure

include any special features

High Risk, Possible Danger

Very High Risk, Immediate Danger

Risk Rating

Low Risk

Some Risk

Medium Level Risk

Strip foundtions, slab on ground, brickpier, etc. May be a number of methods

Describe general overall

condition & list defects

Basement construction type & finish Describe general overall

condition & list defects

Note any further information on

substructure

Slab on ground, raft, timber, etc. May

be a number of methods.

Describe general overall condition

& list defects

Timber/steel frame, concrete tilt slab,

etc. May be a number of methods

Describe general overall condition &

list defects

Timber/steel frame, steel portal frame, etc.

May be a number of methodsDescribe general overall condition

& list defects

Include any comments on the structure, any

special features, etc


list defects


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Condition Rating

Very Good 1

Date: Building/Premise Name: Good Condition 2

Moderate Condition 3

Poor Condition 4

Very Poor Condition 5

Item - Exterior Description Comments, Defects, Condition Rating Risk

B1.1 - Envelope

Wall Cladding

Describe and Rate

Include finish and colour(s)

B1.1.1 - Eaves & Fascia

B1.2 - Envelope

Roof Cladding

Describe and Rate

Include finish and colour

Include description of any

features

B1.2.1 - Gutters &

Downpipes

B1.3 - Envelope

External Doors

Describe and Rate

Include frame type, finish &

total number. Include other

doors such as garage roller,

security etc.

Risk Rating

Low Risk

Some Risk

Medium Level Risk

High Risk, Possible Danger

Very High Risk, Immediate Danger

Timber, steel, cement fibreboard,

etc. May be multiple styles


list defects

Steel (corrugated iron, trimdeck,

etc), concrete, tile, etc. May be

multiple styles


list defects

Timber, steel clad, garage, etc. Painted,

stainless, varnish, features, etc.


& list defects


& list defects

Describe generall overallcondition & list defects


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Condition Rating Risk Rating

Very Good 1 Low Risk

Date: Building/Premise Name: Good Condition 2 Some Risk

Moderate Condition 3 Medium Level Risk

Poor Condition 4 High Risk, Possible Danger

Very Poor Condition 5 Very High Risk, Immediate Danger

Item - Exterior Description Comments, Defects, Condition Rating Risk

B2.3 - Access General Access

Describe & rate public access

for paths, steps, ramps, door

swings & openings, horticulture

slip & trip. Compliancy

B2.4 - Access

Disabled Access

Describe & rateAvailable? Other Disabled

Services? Compliancy?

B2.5 - Fencing

Describe & rate

B2.6 - Special Features

Describe & rate

B2.7 Notes on Access

Concrete steps, timber steps, ramp,

footpath, etc

Describe general overall condition & list

defects & compliancy

Disable access Y/N, lift, ramp,

toilets #, amenities, etcDescribe general overall condition &

list defects & compliancy

Colourbond, timber, wire mesh,

strand, security, strand, gates, etcDescribe general overall condition & list

defects & compliancy


defects


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Item - Interior Description Rating and Comments Rating Risk

C1.1 - Construction /

Finishes

Internal Floors

Describe and Rate


Finishes

Internal Walls

Describe and Rate


Finishes

Internal Ceilings

Describe and Rate


Finishes

Internal DoorsDescribe and Rate

Include Doors and Frames

C1.4.1 - Internal Doors

Locks & Door Hardware

Describe & rate

continued

Carpet, vinyl, concrete, etc. May be a

number of methods. Name roomsDescribe general overall condition &

list defects

Fibreboard, plasterboard, timber, etc. May be

a number of methods. Name rooms.

Describe overall condition & list

defects

Fibreboard, plasterboard, timber, etc. May be a

number of methods. Name rooms.


defects

Timber flush, timber feature, steel or

timber frame, passage set. Number of


defects

Describe overall condition & list defects


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Item - Interior Description Rating and Comments Rating Risk

C1.4.1 - Internal Doors

Locks & Hardware

continued from previous

page


Finishes

Internal Windows

Describe and Rate

Include Window Hardware


Finishes

Stairs and LandingsDescribe and Rate


Finishes

Special Features

Describe and rate any

outstanding or noteworthy

items that should be recorded

C.1.8 - Disability Access

& Facilities

Describe & rate access

facilities & compliance

Aluminium or timber frame, fixed, etc. May be a

number of styles. Number of

Describe generall overall condition &

list defects

Fibreboard, plasterboard, timber, etc. May be

a number of methods. Name Rooms


& list defects

Historical connections, Heritage

significance, items of expense, etcDescribe general overall condition & list

defects


list defects


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Item - Services Description Comments, Defects, Condition Rating Risk

D2.2 - Electri cal

Lighting and Circuits

Describe and Rate

D2.3 - Electri cal

Other Electrical

Describe and Rate

D2.4 - Electri cal

Emergency Exit

Lighting

Describe & rate

D2.5 Energy Saving

Devices / Measures

Describe & rate

D3.1 - Fire Protection

Extinguisher/Hose Reel

Describe and Rate

D3.2 - Fire Protection Sprinkler Systems

Describe and Rate


Standpipes/Hydrants

Describe and Rate


Fire Panels and EWIS

Describe and Rate

Switches, light fittings, conduits, wiring

circuits, GPO's, etcDescribe general overall condition & list

defects

Pumps, generators, etc Describe general overall condition & list

defects


defects


defects

Number & type of extinguishers, hose reels,

etc


defects

System, coverage, type, etc Describe general overall condition & list

defects

Number, description, locations, etc Describe general overal condition & list

defects

Type, model, locations, etc Describe general overall condition & list

defects


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Item - Equipment Description Comments, Defects, Condition Rating Risk

E1.1 - Equipment &

Furnishings

Whitegoods

Describe and Rate

E1.2 - Equipment/Furn.

Hot Water Urns

Describe and Rate


Other Kitchen Equip.

Describe and Rate

**Not all will be CVC's**


Special Equipment

Describe and Rate

**Not all will be CVC's**


Moveable Equipment

Describe and Rate


Fixed Furnishings

Describe and Rate

Refrigerators, stoves, microwaves, record

Asset Tag # of each


defects

Wall mounted fixed urns, portable urns,

Boilex units under sink, etc


defects

Garbage disposal systems, deep fryers, etc.

Items not covered in E1.1 or E1.2. Record

Asset Tag #


list defects

Projectors, Audio, etc. Record Asset Tag

#Describe general overall condition & list

defects

Tables, chairs, desks, office equipment,

etc. Record Asset Tag #


list defects

Stage, curtains, blinds, wall fixings, etc Describe general overall condition &

list defects


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Item - Equipment Description Comments, Defects, Condition Rating Risk

E1.7 - Notes on

Equipment &

Furnishings

Special features - describe

& rate


list defects


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Item - Landscape Description Comments, Defects, Condition Rating Risk

F1.1 - Grounds

Driveways

Describe and Rate

F1.2 - Grounds

Carpark

Describe and Rate

F1.3 - Grounds

Landscaping

Describe and Rate

F2.1 - Structure

Special Structure

Describe and Rate

F3.1 - Designated

Disabled Parking

Describe and Rate

Concrete, bitumen, gravel, natural ground,

etcDescribe overall condition and list defects

Concrete, bitumen, gravel, natural ground,

etc


defects

Gardens, lawns, ponds, etc ? weedsDescribe general overall condition & list

defects

Clocktower, features, unusual structures not

included in other categories


Describe disabled parking, signage, number of

spaces available, etc



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Date: Building/Premise Name:

Item - Useful Lives Remaining Useful Life for Component Review of Total Useful Life for Component

FINANCE -

TOTAL

USEFUL LIFE

G.1 Structure

50

G.2 Roof

40

G.3 Floor Coverings

10

G.4 Other Serv ices

25

G.5 Fittings & Fixtures

15

G.6 Transport

20

Give how many years left of it's life

the component has - refer to date

built & previous remaining life

Give Total Useful Life for that

component. Is it the same as what

Finance use (it doesnt have to

be)?

appendix 5 building condition assessment audit form

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