7. Survey the building fabric internally and externally including external works and infrastructure.
8. Undertake a visual inspection of all accessible building services plant, equipment and distribution networks within and around the asset. Review on-site test and service data.
9. The Surveyor will survey every room/agreed rooms within the asset that is available to them on the agreed date of Survey. Any rooms not accessed during the Survey must be stated in the Report including the reasons for not getting access. The Surveyor will use best endeavours to manage the time of the survey to ensure that maximum opportunity to access all rooms, and for rooms not immediately accessible they must make at least one other attempt to gain access by discussion with the FM Contractor or Users of the space.
10. For assets where there will be a use pattern that significantly restricts access during normal working hours i.e. 9am-5pm / 5-days week, the Surveyor will allow in their Fee for progressing the Survey at a time or on days that the best possible accessibility is achievable.
11. The survey and survey report shall be structured to the full BCIS Element Group, and sub-element lists irrespective if they exist at the building. A list of Elements will be provided for the Surveyor to incorporate in their Report. For Elements that do not exist, it shall simply be stated that such installations or materials are not present in the building. The list will be agreed prior to commencement of the Survey and, where possible, any existing room numbering protocols should be incorporated.
12. The survey will be non-intrusive in nature, save for those ceiling-void inspections set out in the Semi-Intrusive Inspection criteria, as noted below:
Semi-Intrusive Inspection criteria:
• Inspections only at the locations identified on the semi intrusive inspection schedule, up to [20 locations] [this might vary with the project] will be agreed prior to commencement.
• All inspections shall be not greater than the normal ceiling height of a single storey.
• All inspections shall be in locations where suspended ceiling tiles can be removed from an inlay-grid or clipped type ceiling system.
• The Surveyor will access the ceiling void by way of stepladder access. Such stepladder to be provided by the Surveyor who shall be responsible for its suitability and safety in use.
• The Surveyor will be responsible for the safe removal and reinstatement of ceiling tiles.
13. The survey must include roof voids where these are accessible.
14. The survey must include an assessment on condition of fittings furniture and equipment - a general assessment of condition will suffice on a grouped basis.
15. The Surveyor will record the following defects or lines of enquiry for further Investigation:
• Defective design.
and/or
• Defective workmanship or defective materials or components.
and/or
• Defective installation of anything in or on the building(s), services external works or infrastructure.
16. The Surveyor must take photographic records of all primary Elements that exist to record the Element and its general condition at the time of inspection. Thereafter, the Surveyor will photograph all specific defects, ensuring the photos clearly identify the defect. All defect indications which are included in the Surveyor's Report must be photographed and location referenced in accordance with the accommodation schedule or floor plan referencing convention, ideally including room reference and name or function for internal spaces.
17. The Surveyor will include in their report floor plans or elevations (which will be provided to them by ProjectCo, if available) which must be marked-up with the location of all defects in their report, accompanied by a unique individual defect reference number.
18. The Surveyor is required to inspect all roof areas where safely accessible. The Surveyor must also allow in their Fee the time necessary for potential inspection of difficult to access roofs using mechanical elevated work platforms. Whether these are required will be determined by discussion with the FM Contractor prior to commencement of the Site Survey. The Surveyor will be expected to manage the MEWP works including hire of appropriate machinery, which will be recompensed at cost subject to proof of the supplier's invoices.
19. Elevations must be inspected as close as possible; binoculars must be used to survey higher or distant reaches.
20. The use of remote-controlled drones and or cherry pickers to be considered and costed separately
21. The Surveyor will gain access to all plant spaces, accessible risers and roof voids to access such equipment.
22. At all times the Surveyor will follow the requirements of the FM Service Provider in maintaining safe and compliant access.
23. The Surveyor will be required only to assess the distribution networks of the building services at those locations where the same are visible without opening-up and at those locations detailed on the semi-intrusive Inspection Schedule (to be agreed).
24. Any indications which lead the Surveyor to believe that immediate remedial action should be undertaken to safeguard the safety of the building users or its operational status shall be notified with immediate effect to ProjectCo's manager.