THE NATIONAL BODY OF PROFESSIONAL
BUILDING CONSULTANTS
Standards of Practice
This standard applies to all surveys carried out by members and represents the views of the Executive of the Institute. It is recommended that this Standard be adopted by members as a principle of "best practice" for the surveying of all residential and commercial properties.
| The Surveyor's Role | |
| Survey & Advise | To survey and provide advice to the client with regard to items of concern or where problems identify themselves particular to the brief requested by the client. |
| Duty of Care | To understand the requirements of "duty of care" and to highlight any factors that could affect the property that were visible. |
| Written Report | To provide a written report, including highlighting any concerns or problems uncovered. |
| The Surveyor's Inspection | |
| Method of Survey | The surveyor should undertake a visual inspection of the areas concerned with the brief. The surveyor should check if there are other factors that are materially affecting the matters required and where possible the surveyor should request permission to use destructive and instrument-assisted investigations to help ascertain the cause of any problems or concerns. |
| Prepurchase Surveys | When a pre-purchase survey is undertaken care should be taken by the surveyor to ascertain the nature and extent of the survey required. Where there is no specific brief to the contrary the surveyor should examine the roof(s), roof and sub-floor spaces, if any, and all other accessible areas. |
| Accessibility | If the building surveyor is on site with the owners of the property and is reporting to them, then it is reasonable to ask or expect them to provide or give permission for the removal of shelves or any other physical item that prevents access into roof spaces or alternatively floor spaces. If the property is the property of a third party then the surveyor can be only expected to use the access provided it is free and clear for use. The surveyor should make every endeavour to pre-warn the person giving access that this type of accessibility may be required. |
| Proof of Opinion | The nature of the report should be undertaken by the surveyor in a manner where there is a burden upon the surveyor to find proof to sustain opinion rather than merely having the reliance on opinions. This may require: requests for destructive testing, that is, the removal of wall panels or some other element. If such a request is turned down then care must be taken by the surveyor to take note of that and include that information in their report. The risk of making opinion based on assumption is that it could easily be wrong. However, at times this may have to occur and again this should be clearly highlighted as an opinion based on an assumption rather than fact, one that may need to be altered or changed if further facts come to light. |
| LIM's or Council File | The surveyor is not required to ask for a LIM report, nor required to inspect Council or Territorial Authority's files unless there is specific instruction to do so. If there are factors that highlight themselves during the inspection that may require further checking through Council records, then that matter should be handled by a notation within the report or the scope of the survey amended. |
| The Building Surveyor's Report | |
| Type of Format | The surveyor should supply a report in a written format. It may be permissible that such a format could be in the form of a pre-endorsed form such as check list format, provided that the comments made are clear and legible. |
| True Copy | The surveyor should keep a true copy of his report together with any notes taken on site for a reasonable period (typically at least 6 to 10 years). |
| Basic Notes | All reports should be dated, should note the type of access given and should clearly state what instructions were given to the surveyor. |
| Logical Layout | The layout or form of the report should be logical and easily understood. |
| Matters Arising | Any matters arising such as factors mentioned above with regard to the survey should be identified and carried forward to the report. |
| Type of Survey | There should be a statement within the opening or body of the report that clearly highlights the type of survey requested and carried out, that is visual, instrument based, destructive, or for instance merely a preliminary "look and view". |
| Addressing | The report should clearly state the property address and to whom the report is addressed to (the client who commissioned the report). |
| Directing Reports | If the surveyor is informed that the report is also required for meeting the condition for a 'Sale and Purchase Agreement' or lending situation then either the solicitor or the lender should be identified within the report. |
| Incomplete Survey | If any part of the survey was not able to be carried out for whatever reason then this should be clearly stated in the report. |
| Source of Information | If any information is given or provided and has been relied upon within the report then it should be clearly stated as to its source and the type of information. |
| Matters of Concern | If the surveyor identifies a matter of concern then they have the option either to include that as a comment at the end of the report even though it may not be strictly relevant to the survey. Alternatively they should write to their client separately to the report informing them of their concern with the other matter. |
| Recommendations | If there are other professionals required then the report should highlight and recommend those professions, such as: an engineer, a geo-technical consultant, or a specialised drainage surveyor. |
| Content Specific | The report should be clearly specific as to the items that it does cover so that there is no doubt as to the manner and type of survey undertaken. |
| Surveyor's Record of Survey | |
| Records | The surveyor should make and retain legible notes as to their findings and particularly the limits of the inspection and the circumstances under which it was carried out. |
| Disclosure | |
| Disclosure | If the surveyor has undertaken a formal report that is not made in accordance with this practice standard they should give reasons for their departure. |
| All enquiries should be addressed to: | The General
Secretary, New Zealand Institute of Building Surveyors Inc. Box 1283 Dunedin |