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A Study of the Performance of Buildings
Jaeggin, K. W.; Brass, A. E.; National Research Council of Canada. Division
of Building Research
Ser THl N21t2 no. 2l+T c . 2 BI,DG .x
NATIONAL RESEARCH COUNCIL OF' CANADA CONSEIL NATIONAL DE RECHERCHES DU CANADA
A STUDY OF' THE PERFORMANCE OF BUILDINGS
b y
K. 1M. Jaeggin, M. Arch, M. R. A. I" C. and
A . E . B r a s s , B . A r c h . , D i p l . T " a n d R . P l .
School of Architecture, University of Toronto
A joint project of the School of Architecture, University of Toronto, and the Division of Building Research,
National Research Council of Canada
Technical Paper No. ?47 of the
Division of Building Research
Ottawa M a y 1 9 6 7
TABLE OF CONTENTS R E V I E W O F R E F E R E N C E S O U R C E S . . . . Page
, 2
5 ' I R S T U S E r N T H E F I E L D . . . e e . . . r . . . . o . . . o c o N c L U S r o N S F R O M S E C O N D P H A S E . . . . . . . o e .. . . . . . . R E F E R E N C E S . . o . . . o . . . . . . o . . . . e . . . r . . . . A C K N O W L E D G E M E N T S . . . . . e e . o . . . . . . .CHECK LIST FOR THE PERFORMANCE OT' BUILDINGS... l 1
S e c t i o n l : B u i l d i n g I d e n t i f i c a t i o n . . ? . . . 1 3 S e c t i o n 2 : B u i l d i n g D e s c r i p t i o n . . . . . . . . . . . . . . 1 6 S e c t i o n 3 : P h y s i c a l P e r f o r r n a n c e . . . . . o . . . Z O S e c t i o n 4 : t r - u n c t i o n a l P e r f o r r n a n c e . . . . . . . . . . . 4 7
PRET'ACE T h i s R e p o r t i s i n t e n d e d t o p r o v i d e a n i n f o r r n a t i o n a l b a c k g r o u n d t o t h e u s e o f t h e I ' C h e c k L i s t o n t h e P e r f o r r n a n c e o f B u i l d i n g s f ' w h i c h i s b e i n g i s s u e d s i r n u l t a n e o u s l y . I t i s b a s e d u p o n a l o n g e r p a p e r , b y t h e s a l T r e a u t h o r s , w h i c h i s a v a i l a b l e f o r s t u d y i n t h e L i b r a r y o f t h e B u i l d i n g R e s e a r c h C e n t r e i n O t t a w a , t o g e t h e r w i t h t h e r e p o r t u p o n t h e p i l o t a p p l i c a t i o n o f t h e C h e c k L i s t r n e n t i o n e d i n t h e t e x t . T h e D i v i s i o n o f B u i l d i n g R e s e a r c h o f N R C h a s b e e n c o n c e r n e d w i t h t h e p e r f o r r T r a n c e o f b u i l d i n g s f r o r n t h e e a r l i e s t d a y s o f i t s w o r k . O n e o f t h e f i r s t t a l k s t h a t t h e w r i t e r h a d a b o u t t h e w o r k o f t h e n e w D i v i s i o n w a s w i t h P r o f e s s o r W a l t e r V o s s o f M I T . I n t h e c o u r s e o f t h i s d i s c u s s i o n
there developed a rnutual appreciation of the value of studies o f t h e p e r f o r r n a n c e o f b u i l d i n g s i n u s e . T h e i d e a o f p r o v i d i n g t h e a r c h i t e c t s o f C a n a d a w i t h p r a c t i c a l a s s i s t a n c e f o r t h e r e g u l a r e x a r n i n a t i o n o f t h e b u i l d i n g s t h e y d e s i g n e d d a t e s frorn that tirne.
D B R / N R C w e l c o m e d t h e o p p o r t u n i t y o f s h a r i n g i t s i n t e r e s t s i n t h i s r n a t t e r w i t h t h e s c h o o l 0 f A r c h i t e c t u r e o f t h e U n i v e r s i t y o f T o r o n t o a n d i s p l e a s e d i n d e e d t o b e a b l e t o i s s u e t h i s r e p o r t a n d t h e a s s o c i a t e d C h e c k L i s t a s a joint ventur e. T h e v a l u e o f t h e c h e c k L i s t t o a l l p r a c t i s i n g a r c h i t e c t s f o r a s s i s t i n g t h e r n i n e x a r n i n i n g t h e p e r f o r r n a n c e o f t h e b u i l d i n g s t h e y h a v e d e s i g n e d i s j o i n t l y u r g e d . C o r n r n e n t s u p o n t h e u s c f u l n e s s o f t h e L i s t a n d s u g g e s t i o n s f o r i t s i r n p r o v e r n e n t w r l l a l w a y s b e w e l c o m e d . Ottawa M a y 1 9 6 7 Robert F. Legget, D i r e c t o r , D i v i s i o n o f B u i l d i n g R e s e a r c h
A STUDY OF THE
PERI'ORMANCE OT' BUILDINGS b y
K . W . J a e g g i n a n d A . E . B r a s s
An activity that has been conspicuously rnissing frorn the building process is that of post-construction study - the process which enables designers, builders and owners to learn of the sat-isfactory and unsatisfactory features of their buildings by exarnining thern after a period of use. Recognizing the value of such information to future building projects, the Division of Building Research of the National Research Council of Canada has studied the rnatter inter-rnittently over a period of years.
With the encouragernent of the Research Cornrnittee of the Royal Architectural Institute of Canada, DBR/NRC pursued the problem further by carrying out a survey of practices throughout the world and by preparing a First Draft of a ProPosed Check List on the Perforrnance of Buildings in May L962.
In the surnrrler of. 1962, arrangernents were rnade by the Division of Building Research with the School of Architecture,
University of Toronto, to develop the draft check list into a rnore cornplete forrn and by testing its cornpleteness and usefulness in the exarnination of an actual building. The work was carried out b y K . W . J a e g g i n , M . A r c h . , M . R . A . I . C . , i n c o n s u l t a t i o n w i t h A . E . B r a s s , B . A r c h . , D i p l . T . & R . P I . , a n d u n d e r t h e d i r e c t i o n of Dr. T. Howarth, Director, and W'. G. Rayrnore, Professor of Architecture, of the School (now Faculty) of Architecture, University of Toronto.
REVIEW OF RET'ERENCE SOURCES
Earlier studies by the Division of Building Research had revealed the dearth of existing literature pertaining directly to studies of the performance of buildings and obviated the need for an intensive literature search as part of the project. Use was rnade, however, of currently available literature on the subject,
such as references of a general nature relating to rnaterials and rnethods of construction, literature concerned with the durability of buildings, and the writing of specifications. These references revealed inforrnation on the various elernents of buildings and the major factors affecting their perforrnance. This was of value in developing a check list and in pointing out the major performance c h a r a c t e r i s t i c s t o b e l o o k e d f o r .
3
-At the safire tirne, correspondence was initiated with organizations concerned with building rnaintenance or those who were rnulti-building owners and rnight have developed systernatic procedures for inspecting their buildings for rnaintenance purposeso A list of the organizations that contributed inforrnation is contained in the Acknowledgernents. This correspondence revealed that all of the organizations were interested in and recognized the value of check Iists to record the perforrrlance of buildings. Only one firrn contacted, however, was actually using a check list. This was the office of the regional architect of the Bell Telephone Cornpany of Canada which used a check list developed by the Arnerican Telephone and Telegraph Cornpany for the exarnination of their buildings to deterrnine what rnaintenance rrreasures were required. It consisted of a brief listing of iterns to be exaneined and an explanatory docurnent outlining the nature of the rnost cornrrron defects.
Two other reference sources in addition proved of value. One was the docurnentation rnaterial of the International Council for Building Research Studies and Docurnentation (CIB) (see ref. 7). This rnaterial indicated systernatic ways of organizing and presenting in-forrnation about buildings and was of assistance in refining the draft check list into a rrrore cornplete forrn.
The other reference source was rrAn Appraisal Method for Measuring the Quality of Housing. rr (see ref. 5). This docurnent is intended for use in exarnining housing to assess defects of interest to Pub1ic Health Departrnents, Building Departrnents, Planning Boards, and Fire Departrnents. It is divided into a condensed check list for field investigations and a very detailed guide for inspectors, outlining the procedures to be used in the investigations. This forrnat was
sirnilar to the one used by the BelI Telephone Cornpany and was adapted for the check list developed in this project.
FIRST USE IN THE FIELD
Utilizing the reference rnaterial, the Draft Check List on the Perforrnance of Buildings developed by the Division of Building Research was revised and developed into a forrn for use in the field study. A school was chosen for the first field study because of the assistance and records available frorn the Toronto Board of Education which would not have been as readily available for other buildings.
The sequence of iterns in the check list was found to be good in the field observations and the list itself was a valuable aid in ensuring a cornprehensive exarnination of the building in a systernatic
4
-and logical sequence. Sorne of the iterns, such as condensation and air leakage, could not be detected at the tirne of inspection b e c a u s e o f w e a t h e r c o n d i t i o n s . I t w a s t h e r e f o r e n e c e s s a r y t o look for signs such as streaks or stains and inquire about thern. Inquiries also had to be rnade about exterior conditions for those iterns concerned with landscaping features when the ground was
covered with snow. .
It was also difficult to deterrnine the perforrnance of rnechanical, electrical, and plurnbing installations by visual observation alone. It was necessary to obtain this inforrnation frorn the rnaintenance staff and users of the building. It was of considerable value to have the building superintendent present during the investigation. Much valuable inforrnation was revealed by hirn that would not have been apparent frorn observations and rnight have been overlooked, particularly in roorns containing rne chanical e quipment.
This initial study was confined to the developrnent of a check list for the perfornrance of buildings and its application
to the investigation of an actual building. The object was to exarnine the check list by using it in the field to see if defects or iterns of good perforrnance could be discovered in the building. In such work an atternpt rnust be rnade to deterrnine the causes of aPparent defects while on the site where all conditions can be observed. If this is not possible, a cornplete record rnust be made, noting all details for later analysis but this rnethod is not recolnlnended as it often necessitates additional visits to the site for further
in-forrnation. Good results, therefore, will be obtained by a cornpetent inspector with prior experience in building construction supervision, a good knowledge of the basic properties of rnaterials, and con-siderable design experience. This could require the forrnation of an evaluation tearn.
The check list proved to be cornprehensive in scope and a valuable aid in ensuring a systernatic and cornplete exarnination in its use on the school. It rernained to be deterrnined, however, if this check list would be applicable to buildings of greater corrr-p l e x i t y a n d o f g r e a t e r s i z e . T h i s f o r r n e d t h e b a s i s f o r t h e s e c o n d
s t a g e o f t h e p r o j e c t .
A f u l l r e p o r t o n t h e u s e o f t h e c h e c k list on the Toronto school is in the DBR/NRC Library and rnay be consulted there by those i n t e r e s t e d .
5
-SECOND FIELD TRIAL
Before the second phase of the field work was begun on the buildings selected for exarnination, their plans and specifications were studied quickly to deterrnine whether the Check List would require any rnodifications to suit thern. As a result, a few rninor editorial changes were rnade in anticipation of difficulties that rnight arise in the sequence ot observations in rnulti-storey buildings. It was recognized, in addition, that one of the rnajor shortcornings of the Check List was the difficulty of correlating the observations rnade of physical perforrnance with the descriptive inforrnation about the rnaterials and cornponents exarnined. For this reason it was decided to reduce the arnount of detail included in Section One (Building Identification and Description) and to include the necessary descriptive inforrnation in Section Two (Physical Perforrnance) w\ere it coutd be directly related to the observations rnade.
A further refinernent was the division of section one into two parts - one dealing with building identification and the other with general descriptive inforrnation. It was possible in this way to separate the two different types of inforrnation as well as to organize the descriptive iterns in a rnanner Inore directly related to the order in which the physical observations were rnade.
T h e c h e c k L i s t a s u s e d i n t h e f i e l d w o r k w a s t h e r e f o r e c o r n p o s e d o f f o u r s e c t i o n s ! S e c t i o n S e c t i o n Se ction S e c t i o n One3 T w o i T h r e e l F o u r !
Building Identif ic ation Building De scriPtion
P h y s i c a l P e r f o r r n a n c e , a n d Functional Pe rforrnance.
Studies of three buildings were then rnade, starting with Regent Park south, then the w. R. Grace Buitding and finally the M. M. R o b i n s o n S e c o n d a r v S c h o o l .
CONCLUSIONS FROM SECOND PHASE
The Check List for the Perforrnance of Buildings was used in the exarnination of three buildings of varying types and design and it was found to be suitable for each of thern. It was used in addition for a rnore particular purpose, that of tracing the extent of defects in a building attributable to a specific condition; i t w a s a l s o I o u t r r < l s u i t a b l e f o r t h i s p u l p o s e .
6
-One point that ernerged frorn the use of the Check List in the buildings exarnined to date is the irnportance of the interviews with personnel responsible for building rnaintenance and repair.
Much valuable inforrnation was revealed in every instance which was not discernible to the exarniner during the observations of physical perforrnance. This points to the desirability of conducting the interviews either before the exarnination of the building or preferably to having one of the rnaintenance personnel present during the inspection of the building.
Another consideration is the arnount of tirne involved in studying the perforrnance of a building using the cornplete check list. At least a full week is required to cornplete all the iterns in the check list for a rnoderately large building. It is hardly reason-a b l e t o e x p e c t t h reason-a t reason-a r c h i t e c t s , e n g i n e e r s , c o n t r a c t o r s o r u s e r s o f buildings would be able to devote that rnuch tirne for this type of activity.
The exarninations to date, however, were conducted
by persons not farniliar with the building being studied. Considerable tirne was therefore required to becorne farniliar with the building. In the exarnination of a building by persons who were directly
in-v o l in-v e d w i t h i t s d e s i g n , c o n s t r u c t i o n o r u s e , i t w o u l d b e p o s s i b l e t o use only the last two sections of the Check List - Section Three (Physical Perforrnance) and Section Four (Functional Perfsrrnance). This would considerably shorten the tirne taken. If, in addition, the exarnination were conducted for a particular purpose, as was the case at the M. M. Robinson Secondary School, it could be completed in a rnatter of hour6.
In surnrnary, therefore, the studies to date indicate that3 (a) the Check List is suitable for the exarnination of
buildings of various types, sizes and cornplexityi (b) its use aids in ensuring a thorough exarnination of
a building;
(.) valuable inforrnation concerning the perforrrrance of buildings can be obtained frorn their exarnination using the Check List as a guide;
(d) the forrn of the Check List perrnits its use in whole or in part and therefore rnakes it suitable for a v a r i e t y o f u s e s a n d u s e r s ; a n d
3 .
4 .
5 .
7
-(") the interview technique is extrernely irnportant and can be used to advantage to shorten the tirne n e c e s s a r y f o r o b s e r v a t i o n s o f p h y s i c a l p e r f o r t r r a n c e .
R E F E R E N C E S
l. Principles of Modern Building. Vols. I & U. London! Her M a j e s t y t s S t a t i o n e r y O f f i c e , 1 9 5 9 .
2 . f r l . o n g Terrn Durability of Buildings.'r Note No. D. 4J4, Oct. 1957. Departrnent of Scientific and Building Research,
B u i i d i n g R e s e a r c h S t a t i o n , G a r s t o n , H e r t s . , E n g l a n d . (Typewritten)
Srnall, Ben John. Building Check List. New York: Reinhold P u b l i s h i n g C o r p . , 1 9 5 4 . p p . 1 0 3 - 1 1 7 .
t r T h e Perforrnance of Buildings"tt Pub. No. 879. National R e s e a r c h C o u n c i l , W a s h i n g t o n , D . C .
An Appraisal Method for Measuring the Qualitv of Housir-rg.. tl{ppraisal of Dwelling Conditions, Part II, Vol. B. , Field Procedures. rt Published by the Arnerican Public Hea1fh A s s o c i a t i o n , 1 7 9 0 B r o a d w a y , N e w Y o r k 1 9 , N . Y .
ItFlat Roof s. rt The Swedish State Cornrnittee for Building R e s e a r c h . P u b l i s h e d b y t h e C " I . B . C o n g r e s s , S e p t . 1 9 5 9 . 7. Building Docurnentation Catalogues. Published by Bouwcentrurn,
R o t t e r d a r n , H o l l a n d . I l l u s t r a t e s s t a n d a r d f o r r n o f C . I . B . building docurnentation.
B . r r W o r k i n g Drawings Revisitedr rr Architectls Journal N o v . 1 9 6 2 , p . 1 0 8 1 . 9 . r r C o r n p r e h e n s i v e S c h o o l , r r A r c h i t e c t l s J o u r n a l A p r i l 7 , 1 9 6 0 , p . 5 3 5 . 1 0 . L e g g e t , R . F . , a n d H u t c h e o n , N . B . r r T h e Durability of Buildingsrrr A r n e r i c a n S o c i e t v f o r T e s t i n g M a t e r i a l s . S p e c i a l t e c h n i c a l p u b l i c a t i o n N o . 2 3 6 , 1 9 5 8 , p p . 3 5 - 4 4 . 6 .
8
-ACKNOWLEDGEMENTS
The work surnmarized in this report was rnade pos-sible only through the invaluable assistance and co-operation of rnany individuals who gave freely of their tirne and advice that the Study might be rnost cornplete and rnost useful.
T h e f o t l o w i n g l i s t i n c l u d e s s o r n e o f t h e a g e n c i e s a n d individuals who contributed to the cornpletion of the Study" It would be irnpossible to list every individual and to all others not rnentioned below, the authors should like to express their sincere thanks.
The following are the persons and organizations that contributed in the initial phase of this study:
1 . B o a r d o f E d u c a t i o n , T o r o n t o " ( " ) F . C . E t h e r i n g t o n , C h i e f A r c h i t e c t . ( b ) G . D . F r i t t e n b u r g , A s s i s t a n t C h i e f A r c h i t e c t . ( . ) N . W a r n i n g a n d C . H i I l , A r c h i t e c t u r a l A s s i s t a n t s . Z . H u r o n S t r e e t P u b l i c S c h o o l , T o r o n t o . ( " ) J . R . B a I l , P r i n c i p a l .
(b) A. Brown, Building Superintendent.
( . ) M r s . R " D e v r y , H e a d K i n d e r g a r t e n T e a c h e r . M r s . M . F e l k e r , T e a c h e r .
M . S a n d l e r , T e a c h e r . M . Y o u n g , T e a c h e r .
3. The Bell Telephone Cornpany of Canada, Toronto. ( " 1 H . D . L . M o r g a n , R e g i o n a l A r c h i t e c t .
(b) F. E. Srnith, Electricat and Mechanical Engineer.
4 . A . J . A r r o w o o d , A s s i s t a n t P r o f e s s o r o f P s y c h o l o g y , U n i v e r s i t y of Toronto.
5 . I r v i n g D . B o i g o n n A r c h i t e c t , T o r o n t o .
For assistance in connection with the Regent Park South Study: Executive Director,
Metropolitan Toronto Housing Authority.
M r . J . D i c k s o n
M i s s C . H o b b s
M r . G . B a r : z , M . R . A . I . C .
and to the five tenants who were rernain anonyrrlous.
F o r a s s i s t a n c e i n c o n n e c t i o n w i t h t h e School Study:
9
-Secretary, MetroPolitan Toronto Housing Authority,
General Maintenance Superintende nt, Metropolitan Toronto Housing Authority. Project Manager,
Regent Park Scuth. P r o j e c t E n g i n e e r , Regent Park South.
Tenantst Relations Officer, Regent Park South.
P r o j e c t A r c h i t e c t f o r R e g e n t Park South.
interviewed and who wished to
M. M. Robinson Secondary
architects of the building. M r . K . M r . A . M r . M . E . W a l l a c e D. Pennycook Davis
For assistance in connection with the W. R. Grace Building Study: Mr. D. R. Arntfield Engineering Manager
Mr. A. Celdona Chief Stationary Engineer Mr. S. Meno Assistant Stationary Engineer M r . J . R o b i n s o n E l e c t r i c a l E n g i n e e r
M r . W . K e l t y P e r s o n n e l M a n a g e r , a n d
wilson and Newton, M. R. A. I. C. , architects of the building.
I 0
-Other Organizations Contributing
Colonel Henry J. Stehling, U n i t e d S t a t e s A i r F o r c e ,
Chief Base Maintenance Division Headquarters, Washington, D. C.
Mr. Vern Kernph, Editor,
Plant Engineering Association Journal, 3 0 8 E a s t J a r n e s S t r e e t ,
Barrington, Illinois.
Mr. Nathaniel M. Martin, Director, Facilities Planning and Construction,
International Business Machines Corporation, N e w Y o r k , N . Y .
Mr. Melvin F. Wood, Chief Engineer, E.I. de Pont de Nernours & Cornpany Ltd.t Wilrnington, Delaware.
Mr. Kenneth Knowles,
Clapp and Poliak Incorporated,
Industrial and Managernent Engineers' 341 Madison Avenue,
N e w Y o r k 1 7 , N . Y .
M r . G e o r g e M a r t i n ,
Institute of Maintenance Engineers, B o x 4 0 9 ,
Greenwich, Connecticut.
M r . C . N . M a p e s ,
A s s i s t a n t C h i e f E n g i n e e r ,
Arnerican Telephone and Telegraph Cornpany, N e w Y o r k , N . Y "
Mr. H. D. L. Morgan, Regional Architect, & Mr. F. F. Srnith, Chief Engineer,
Bell Telephone Cornpany of Canada, 443 University Avenue,
l l
-A CHECK LIST FOR THE PERFORM-ANCE OF BUILDINGS
A Check List for the Perforrnance of Buildings has been developed to assist in the systernatic exarnination of the physical and functional perforrnance of buildings after they have been in use for a period of time. It is divided into four sections, each of which can be used independently3
Building Identification Building Description Physical Perforrnance Functional Pe rforrrrance. l . S e c t i o n l : ? . S e c t i o n 2 : 3 . S e c t i o n 3 : 4 . S e c t i o n 4 :
Explanatory notes are provided to aid the observer in recording inforrnation for rnost iterns on the list. Many iterns require no explanation; they are listed with no covering notes.
By reviewing the iterns in the list along with these in-structions, it should be possible to apply the check List in the exarnination of a building in a logical and orderly sequence. A condensed list (with explanatory notes deleted) has been prepared to facilitate a speedy and efficient building investigation. This has been issued as NRC 9364 and is available frorn the Publications Section, Division of Building Research, National Research Council, p r i c e l 0 S .
Section l: Building Identification
This section provides inforrnation necessary for identifying the building according to its type for future reference or corTrparative analysis with other work. The design consultants, contractor, dates of construction, environrnental clirnatic conditions, statistical and design data of the building are also included in this s e c t i o n .
Sectio-n .2: Building Des_cription
This provides a brief description of the building being exarnined as necessary background rnaterial against which the in-forrnation on physical and functional perforrnance can be evaluated. This section is of irnportance where the building is being exarnined by persons other than original designers or owners. It rnay also be of value where records of the perforrnance of many buildings are b e i n g r e t a i n e d b y d e s i g n e r s , o w n e r s , o r a r e s e a r c h o r g a n i z a t i o n .
. L ?
-Section 3: Phvsical Perforrnance
This is a list of those elements and cornponents that should be exarnined to deterrnine the effectiveness of their re' sistance to deterioration through the buildingrs use, such as norrnal wear and tear, atrnospheric conditions, and weathering. Section 4: Functional Perforrrrance
This section has been developed to deterrnine, through critical evaluation, the degree to which the building satisfies the functional requirernents for which it was originally designed, or the uses to which it rhay be proposed to convert it. The staff
should be interviewed to obtain inforrnation on building rnaintenance problerns, repairs, or rnechanical systern t}rrat are not readily noticed frorn visual observation alone.
S E C T I O N I :
1 3
-B UILDING IDENTIFICATION
The inJorrnation in this section should be obtained frorn the architect, owrler, or organization controlling the use of the building.
l . l ,
l . l . l .
1 . 1 . 2 .
l . 1 . 3 .
l . 1 . 4 r l . l . 5 .l . I . 6 ,
l . l . 7 .B uildiJLg ldentif ication Narne of building
Give the forrnal narne of the building if there is one. A d d r e s s
Give the name of the street, courtr etc, on which the structure faces, the street nurnber of the structuret the rnunicipality and province.
Building type
This entry classifies the structure according to its use, as a hospital, school, aPartrrrent, office building, etc. Owner
Give the name and address of the owner of the building or his agent.
Architect
Give the narne and address of the architect, designer, or party responsible for the design of building.
Consultantsi (") structural
(b) rnechanical, heating, ventilating ( " ) e l e c t r i c a l
(d) others
Give the name and address of the consultants listed. For itern (d), include such special consultants as (i) acoustical, (ii) landscape, (iii) town planner, (iv) lighting, etc.
Contractor
Give the name and address of the building, general contractor, or party responsible for the construction of the building.
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L 4 -Construction dates: (a) CornmencernentGive the date of the comrrencernent of excavation. (b) Cornpletion
Indicate the date that final approval was given by the architect or owner for cornpletion of construction. Additions or rnajor renovations
List dates of all rnajor additions or renovations to the original structure. By whorn were they authorized
or carried out?
Ctirnatic Conditions
F o r i t e r n s L . ? . l . t o l . ? . 4 . i n c l u s i v e , r e c o r d t h e data frorn the Clirnatological Atlas of Canada* for the rnunicipality in which the building is situated.
T e m p e r a t u r e
(a) Winter design ternperature (b) Surnrner design ternperature. Relative hurnidity
(") Mean January vaPour Pressure (b) Mean July vapour Pressureo Precipitation
(a) Mean annual total precipitation (b) Maximurn ?4-hour rainfall. Wind
The direction of prevailing winds influences the weathering characteristics of the exterior of the building. I t i s t h e r e f o r e n e c e s s a r y t o d e t e r m i n e 3
(a) cornputed rnaxirnurn wind gust speed (b) direction of prevailing winds.
Air pollution
Describe any particular problerns or sources of air pollution in the vicinity of the building.
Are there any anti-air pollution regulations in force in the locality?
Available frorn Council, Ottawa.
Division of Building Research, National Research O r d e r N o . N R C 3 1 5 1 , P r i c e $ 1 . 0 0 .
l . 3 . 1 . 3 . 1 . 1 . 3 . ? .
l . 3 . 3 .
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1 . 3 . 5 . 1 . 3 . 6 . L . 3 . 7 . l . 3 . 8 . I . 4 . 1 . 4 . l . 1 . 4 . 2 . 1 . 4 . 3 . 1 . 4 . 4 . l . 4 . 5 .1 5
-Statistical and Design Data A r e a s( a ) A r e a o f s i t e
Calculate the area of the site (b) Ground floor area
i n s q u a r e f e e t o r a c r e s . Calculate the ground floor area of the building in square feet. Measurernents are taken to the outside face of the exterior waIIs.
T o t a l f l o o r a r e a
Enter the total floor area in square feet. Take rneasurernents to the outer face of the exterior walls for all floors including those below grade and penthouses or attics with habitable sPace.
Cubic contents
Calculate the cubic contents in cubic feet. The area is to be rneasured to the outer faces of the exterior walls and the height frorn the underside of the lowest floor to the
finished roof surfaces, including floors below grade and pent-houses or attics with habitable space.
T o t a l c o s t
Calculate the total cost of the building, including such provisions as rnechanical, electrical, plurnbing and heating
services, special built.in equiprnent and furnishings and site irnprovernents. Do not include professional fees.
C o s t p e r s q u a r e f o o t Cost per cubic foot Total planned occupancy
Indicate the planned capacity for which the building was originally de signed.
Total car parking facilities
Illustrations Site plan
Ground floor plan Typical floor plan
Elevations (drawings or photos) Typical wall section
SECTION 2:
1 6
-BUILDING DESCzuPTION
The information contained in this section should be obtained from the drawings and specifications of the building to be exarnined. Z . I . 2 . I . I .
2 . 1 . ? .
z . 1 . 3 .
z . 1 . 4 .
Building D_esgription Size and Shape (a) Basic ShapeGive the length and width in feet and inches rneasured to the outer face of the exterior walls. If the building is not rectangular, indicate the shape a s c i r c u l a r , o v a l , s e r n i - c i r c u l a r , e t c . , g i v i n g length and width dirnensions.
( b ) P r o j e c t i o n s
Most buildings are not sirnple shapes but have projections to the basic shape. Give the over-all dirnensions only. Indicate if the structure is attached or detached.
(c) Additions
Give the shape of additions. Include rnajor over-all dirnensions. Indicate if the addition is attached or detached.
Nurnber of storeys
Enter the total nurnber of storeys above grade and the nurnber of levels below grade.
Height above grade (a) Principle facade
Give the height rneasured in feet and inches frorn the finished grade on the side of the principle entrance to the upperrnost finished roof deck'
(b) Projections or additions
Give the height rneasured in feet and inches frorn the finished grade to the upPerrnost finished roof deck of all rnajor projections or ancillary buildings.
Depth below grade
Give the depth of the inches, frorn the finished principle entrance to the Facilitie s
List the nurnber and provided in the building.
building, rneasured in feet and grade on the side of the
l o w e s t f l o o r l e v e l b e l o w g r a d e .
types of different roorns or units
z . L . 5 .
z. z.
2 . ? . l .z . 2 . 2 .
2 . 2 . 3 . ? . 3 .z . 3 . L .
2 . 3 . 7 . 2 . 3 . 3 .1 7
-Soil ConditionsNature of soil and bearing capacity
Describe the nature of the soil on which the building is erected with respect to the type of soil and bearing capacity.
T e s t b o r i n g s
Give the results of test borings if they are available. Water table level and tirne of vear when rneasured
Construction and Finish Foundations
(a) Materials and sizes
Describe the rnaterials and sizes used for foundation construction and any special type of design for:
(i) footings
(ii) foundation walls (iii) basernent floors
Give the footing depth below grade
Give the type of rnaterial used for waterproofing or dampprofrfing on the exterior foundation walls and floors Describe the type of substructure drainage provided Indicate the type of exposed connections used for
exterior structurat frarning rnernbers to the foundations. Structure above grade
Describe the type of structural systern provided and indicate if any unusual concepts were used. Include a description of column and bearn coverings, if any. Exterior wall construction
Describe briefty the exterior wall construction, listing different assernblies where applicable.
Floor construction
Describe subfloor construction and rnethod of installing finish flooring for all different types of floor construction in the building. ( b ) ( . ) ( d ) ( e ) 2 . 3 . 4 .
2 . 3 . 5 .
2 . 3 . 6 .
2 . 3 . ' 7 . 2 . 3 . 8 . 2 . 3 . 9 .2 . 3 . r o .
2 . 3 . L L .
2 . 3 . I Z . ? . 4 . ? . 4 . I . 1 8-Interior wall or partition construction
Describe rnajor interior wall or partition construction and rnethod of attaching or installing finishes.
Roof construction
Describe roof construction and rnethod of securing roofing rnaterials to the structure.
Ceiling systeln
Describe rnethod of ceiling suspension, noting special types of attachrnents. Describe type of ceiling, rnaterial, and finish.
Stair construction
Describe the t1ryes of stair construction used. Acoustical control
Describe special types of acoustical control and use of soundproofing'
Provision for natural light
Indicate if any special provisions for natural light are provided, such as clerestoryr top, or unique side lighting' Sun protection devices
D e s c r i b e s p e c i a l s u n p r o t e c t i o n d e v i c e s u s e d , s u c h a s l o u v r e d o v e r h a n g s , s c r e e n s , b a f f l e s , e x t e r i o r s h a d e s o r other devices for control of sun penetration through the windows.
Built-in furnishings
Special built-in fixtures should be noted, such as cabinets, cuPboards.
Installations and Service s E l e c t r i c a l S e r v i c e s
(") light fixture s
Describe rnajor light fixture installations, including height and sPacing of fixtures
(b) fire alarrn, door bell, intercornrnunication, and tele-p h o n e s e r v i c e s
Indicate if such services have been installed. ( c ) o t h e r s
2 . 4 . 2 .
2 . 4 . 3 .
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_ 1 9 _
Heating, ventilating, and air-conditioning systerns (") heating systern
Indicate the type of heating systern as stearrr, hot water, hot air or electric. Include type of heating units in roorns. Indicate the type of fuel as oil, gas coal, or electricity.
(b) rnechanical ventilation and air conditioning systerns Describe in general terrns the type of systern for rnechanical ventilating and air-conditioning.
Plurnbing installation s
Describe the layout of the piping systern in general terrns, paying particular attention to those areas where pipes are exposed. Any specific piping enclosures should be noted.
Specialized installations
Describe specialized installations in the building such a s :
(a) vertical lifting apparatus - elevators (b) special rnaterial handling equiprnent (.) special safety devices
SECTION 3:
? 0
-PHYSICAL PERFORMANCE
This section is arranged so that the building under exarnination can be inspected in a logical and orderly sequence. The sequence of iterns is such that the inspection Inay be started frorn the exterior, observing features of landscaping and each facade in order, then observing the interior spaces in an orderly rnannef . Before the actual study at the site, howeverr there are a number of instructions that should be considered.
(i) For a cornplete study of the building to be exarnined Sections I and 2 of. tlr'e Check List should be cornpleted as necessary background rnaterial against which the data on physical and functional perforrnance can be evaluated.
A sirnple listing of all iterns in Section 3 (sirnilar to the condensed Check List (NRC 93641 should be prepared deleting those iterns that are not applicable to the building under study. Preprinted pads for this purpose are avail-able frorn the Publications Section, Division of Building Re search, National Research Council.
For all iterns pertaining to the building, the actual rnaterial and finish should be noted opposite each itern. This inforrnation can be obtained frorn the drawings or specifications.
It is useful to have srnall-scale floor plans of the building with the exterior elevations and interior roorns nurnbered in the order in which the inspection is to be carried out. These roorrr nurnbers can be used in rnaking notes of observations rnade. The locations of rnajor defects or of iterns photographed can also be plotted on these plans for future reference.
Discussions with the rnaintenance staff or building superintendent are helpful before the actual inspection begins. This should lead the inspector to the rnost serious areas or rnake hirn aware of the rnajor failures or good features in the building. If the interviews are carried out before the actual observations of iterns on the Check List, rnajor failures or defects will not be overlooked and the conditions of the rnaterials can be noted under the appropriate itern.
(ii )
(iii )
(iv)
(ni)
( v i i )
z l
-Sorne of the iterns, such as condensation and air leakage, rnay not be detected at the tirne of the inspection because of weather conditions and it rnay be necessary to look for signs such as stains or streaks and inquire about thern. Inquiries also rnay have to be rnade about e x t e r i o r c o n d i t i o n s f o r t h o s e i t e r n s c o n c e r n e d w i t h l a n d
-scaping features when the ground is covered with snow.
During the inspection of rnechanical facilities it rnay be difficult to deterrnine the perforrrrance of rnechanical, electrical, and plurnbing installations by visual observation. It rnay be necessary to obtain this inforrnation frorn the rnaintenance staff. Hence, rnuch valuable inforrnation rnay be revealed that would not have been apparent frorn observations alone and would have been overlooked
particularly in roorns containing rnechanical equiprnent.
Large buildings, such as apartrnents or offices, with rnany repetitive areas rnay only require observations o f a t y p i c a l s p a c e o r r o o r n a s w e l l a s t h o s e a r e a s t h a t are unique. Assurning that the building is well rnaintained, i t w i l l b e h a r d t o l o c a t e d e f e c t s u n l e s s t h e i n s p e c t o r i s aware of thern beforehand. Major defects or failures of rnaterials or equiprnent usually repeat in a large nurnber of typical installations in one building. Thus any serious failure of rnaterial, hardware, equiprnent or assernbly is usually known to the building superintendent and can be observed by study of a srnall nurnber of roorns in a large structure with rePetitive areas.
Order of Exarnination
I t e r n s 3 . 1 t o 3 . 5 i n t h e C h e c k L i s t f o r e x t e r i o r o b s e r v a t i o n s a r e t o b e u s e d f o r e a c h f a c a d e o f t h e building. Sirnilarly, iterns 3.7 to 3. 14 for interior o b s e r v a t i o n s a r e t o b e u s e d f o r e a c h i n t e r i o r s p a c e i n the building. The other iterns are of a rnore specialized nature and are applicabte only to particular part of the building.
In rnaking the inspection of the physical perforrnance of a building the following order of exarnination is
E x t e r i o r : (i) (ii) (iii ) (ir.) ( " ) Interior: (i)
2 2
-Start with the principle entrance elevation of the building observing each elevation.
Inspect the ground adjacent to the waIl of the building.
Inspect the exterior wall surfaces frorn the ground' The use of binoculars is helpful in exarnining high areaso Note any vantage points on the building such as windows' fire escaPesr or offsets frorn which closer exarnination
of the more distant wall areas rrray be rnade' This is particularly irnportant in rnulti-storey buildings'
Exarnine the roof, parapets, flashings, openings' and other items on the roof as indicated on the Check L i s t .
Frorn the roof go down through the building and exarnine exterior wall surfaces and appendages frorn vantage points noted from the ground. Re-examine at cloger range any defects noted in the inspection from the ground.
Inspect the building interior with the superintendent in charle of the building if this can be arranged' Check deteriorated or damaged conditions known to hirn or
observed during the insPection.
Check the status of iterns reported as a result of any previous insPection.
Inspections rrray be started either on the upperrnost floor or in the basernent. One floor should be cornpletely inspected before continuing to another" Reference to the check List will assist in assuring that all iterns are inspected.
Proceed through each roorn in an orderly lrlannert exarnining the walls, floors, ceilings, and installations as noted on the Check List'
(ii ) (iii )
2 3 -P_r ocedure of Exarnination
E x a r n i n e e a c h a s s e r n b l y a s a u n i t r t h e n e x a r n i n e t h e various rnaterials of the colnponents that rnake up the assernbly and then any surface finishes. For exarnple, in exarnining a door opening it should be checked as a unit for plurnbness, twistt or ""g. it"rt the frarne, trirn,
door, hardware and sill rnaterials should be exarnined for defects. Finally, note defects in the paintt varnish, or other surface treatrnents. In rnaking notes of the observations rnade, the nurnber of the itern in th-e check List need only be recorded and the cornrnent as well as any notes on photo-graphs taken or sketches rnade.
Since the purpose is to evaluate the perforrnance of rnaterials and assernblies, three types of perforrTrance should be n o t e d . T h e s e a r e i
(i)
(ii)
(iii )
iterns that are in a state of deterioration or that are not perforrning in a satisfactory firanner; note also replacernent iterns indicating cornplete failure of a cornponent;
iterns that are in good condition and perforrning as expected; and
iterns that are perforrning exceptionally well' taking into account the abuse they are subjected to either ttrrougfr exposure to weathering or intensive use'
Date of inspection Inspection rnade bY Visit nurnbers
clirnatic conditions at tirne of inspection of physical p e r f o r r n a n c e : (") Iight conditions (b) ternPerature (.) precipitation P e r s o n s i n t e r v i e w e d a n d p o s i t i o n s h e l d PhotograPhs taken Sketches rnade I n s p e c t i o n R e c o r d T h e f o l l o w i n g i t e r n s s h o u l d b e r e c o r d e d d a i l y ' d u r i n g the inspection of the building.
(i) (ii ) (iii ) (in) (., ) (.'oi) (vii)
SECTION 3:
2 4
-PHYSICAL PERFORMANCE
A. EXTERIOR OBSERVATIONS FOR EACH FACADE
3 . 1 .
3 . 1 . 1 .
Siting and LandscaPing Planting
(") sodding (b) shrubbery ( . ) f l o w e r b e d s
( d ) t r e e s - l o c a t i o n a n d d i s t a n c e o f t r e e s c l o s e t o t h e building. (species, height, girth and condition)' Exarnine the ground areas for evidence of erosion, subsidence, and Poor drainage. Lawn areas should be inspected and conditions indicating the need for repairs
s u c h a s r e - s o d d i n g , r e g r a d i n g , e t c . , n o t e d .
Note the degree of protection provided for planted and sodded areas.
Dead or diseased trees and shrubs should be noted. Note type of tree or shrub and if destroyed by natural causes or physical injury. Cases where lirnbs interfere or rub on wires or buildings should be noted. Because of potenti.al darnage to exterior surfaces, vines on buildings should be observed.
Note all trees that are located close to the building, as tree roots rnay be a possible source of darnage to weeping tile and other subsurface drainage as well as displacing foundation footings.
If the investigations are made during the surnrner rnonths, rnost of the inforrnation can be obtained frorn the observations. During the winter rnonths, however, inforrnation rnay have to be obtained frorn the rnaintenance
staff, if snow covers the ground. S u r f a c e a r e a s
(") paved walks ( b ) d r i v e w a y s ( c ) p a r k i n g a r e a s 3 . l . Z .
2 5 -3 . 1 . -3 .
3 . 1 . 4 .
(d) exterior stePs (.) exterior ranrPs (f ) othersDefective conditions corrrmonly found on paved a r e a s s u c h a s s p a l l e d s u r f a c e s , u n e v e n a n d b l i s t e r e d
s u r f a c e s ' c r a c k s , a n d d e t e r i o r a t e d j o i n t s s h o u l d b e observed. Note also loose exPansion joints and poorly drained areas. Indicate if sufficient parking
s p a c e i s p r o v i d e d a n d t h e e a s e o f e n t r a n c e a n d e g r e s s . Displacernent of exterior step or rarnp footings, de-terioration and darnage to treads or nosings should be n o t e d . F o r i t e r n 3 . 1 . 2 . ( f ) o t h e r s u r f a c e d a r e a s i n
-clude patios, terraced and ornarnental paving' E x c e s s i v e d a r n a g e o r d e t e r i o r a t i o n o f t h e s e a r e a s should be noted. Ornarnental features (a) f ountains ( b ) p o o l s (" ) s culpture (d) other s
observe the condition of any ornarnental features and indicate if. fountains and pools have adequate protection frorn litter or refuse accurnulation. Pools in this section refer to srnall garden pools or re-flecting pools but not swirnrning or wading pools' F e n c e s a n d w a l l s
( " ) f e n c e s
(b) free standing walls (.) retaining walls
Observe the condition of free standing fences or w a l l s n o t i n g c r a c k i n g , c h i p p i n g , e f f l o r e s c e n c e ' l o o s e j o i n t s , b r o k e n b o a r d s o r w i r e s t r a n d s , l o o s e or rnissing caps' WaIls out of plurnb or displaced should be reported.
3 . l . 5 .
3 . 2 .
3 . z . l .
2 6
-Installations and service s (a) bridges and culvertsObserve the condition of bridges or culverts on the property. Note if ditches drain properly and if the interior of culvert pipes are free of refuse and litter.
(b) flagpole s
Free standing flagpoles should be securely a n c h o r e d . I t i s t h e r e f o r e n e c e s s a r y t o c h e c k f o r l o o s e b a s e c o n n e c t i o n s , l o o s e g u y w i r e s o r o t h e r forrns of anchorage.
(.) larnpstandards
Observe the condition of the base and stern of the larnpstandard as well as the finish"
( d ) h y d r o o r t e l e v i s i o n t o w e r s o r p o l e s
Check the structure for loose or darnaged rnernbers. Report on the condition of the finish.
(e) lawn sprinkler systern
Inquire about the operating condition of the installation. Visible fixtures should be exarnined and any loose or darnaged fittings reported.
(f ) floodlighting
Inquire about the operation of the equiprnent. Check all visible fixtures for darnage. lf possible check effect of floodlighting on building appearance at night.
(g) other exposed equiprnent
Other iterns include electrical substations and e n c l o s u r e s , s t o r a g e t a n k s , e t c .
Foundations
Grade at foundation wall
Note the degree of subsidence or heaving of the soil, standing water or excessive darnpness at the foundation wall.
3 . Z . Z . 3 . ? . 3 . 3 . ? . 4 . 3 . 2 . 5 . 3 . ? . 6 . 3 . 2 . 7 . 3 . ? . 8 . 2 1 -Foundation wall o b s e r v e a n d n o t e t h e c o n d i t i o n o f a l l f o u n d a t i o n w a l l s ,
or exposed footings above grade. Note cracking, staining' spalling, chipping, blistering, peelingr or other forrns of deterioration of the foundation wall rnaterial'
Exposed darnpproofing or waterproofing
L o o k f o r a n y c r a c k s , h o l e s , c h i p s , b l i s t e r i n g o r other defects in darnpproofing or waterproofing that rnay have becorne exPosed.
Exposed flashing above grade
Flashing should be exarnined for evidence of damage' b r e a k s , l o o s e n e s s , d r i e d o u t r n e r n b r a n e s , a n d o p e n j o i n t s ' Indicate if the flashing stains the rnaterial below'
Areaways
Indicate if gratings or other protective devices are used and if they protect the areaway frorn accurnulation of litter, dirt or refuse. Note any cracking, chipPing' or bending of the walls and look for signs of poor drainage such as standing water or staining of the walls'
Connections to foundations
Note rotting, cracking, or loosening of wood con-nections in rnetal shoes.
Note corrosion, blistering, or peeling of paint of exposed rnetal connections to concrete footings'
Drains
Note condition of drainsr screens, and gratings' Indicate if there is effective protection to prevent the entrance of debris and note if the aI ea around drains are sloped adequately so that there is no standing water on t h e a r e a d r a i n e d . Applied fittings ( " ) h o s e - b i b s ( b ) w a t e r t a p s (.) fire hydrants (d) othe r s
Observe and note rnetal anchors, water
if such fittings as hose-bibsr taps, fire hYdrants, or other
2 8
-attachrnents are securely anchored to the foundation wall. Look for staining or discolouring of the rnaterial below the point of anchorage to the wall. Check the operation of the fittings.
3.2.9. Foundation wall oPenings
Note the condition of access panels, hatches, vents, grilles. For door or window openings refer t o i t e r n s 3 . 4 . 1 . a n d 3 . 4 . ? .
3 . 1
3 . 3 . l .
3 . 3 . 2 . 3 . 3 . 3 . Exterior Claddin$Materials and applied finishes
Describe the various cladding rnaterials,rnethod of installation and any exposed structural rnernbers on each facade. Observe the condition of each with reference to such conditions as oil-canning, bending, checking, cracking, spalling, sPlitting' chipping' erosion, flaking, loosening, discolouration, staining, e f f l o r e s c e n c e . D e s c r i b e t h e s e v e r i t y o f e a c h c o n o dition, of the actual cladding rnaterial, and note the condition of surface treatrnents such as paint, varnish, plastic filrn, or enarnel. Look for peeling, pittingt flaking, blistering, etc.
Connections or joints
Noie any apPreciable rrrovernent or separation of the cladding units at the joints. Indicate if the sealing colnpound or jointing rnaterials have dried out, powdered, or becorne loosened, or if any openings have occurred at the joints. Note if rnetal anchors, bolts, or other forrns of attachrnent stain the cladding rnaterial. These conditions should be exarnined carefully.
Expansion joints
Observe the condition of the jointing rnaterial and note whether it cornpletely fills the joints.
3 . 4 .
3 . 4 . L .
3 . 4 . Z . 3 . 4 . 3 . 3 . 4 . 4 ._ 2 9 _
Elernents on the facade Wall rnounted equiPrnentUnder this itern include such equiPrnent asl
(") exterior light fixture brackets and light fixtures (b) exterior conduit boxes and wire
(.) bells and alarrns (d) coverplate s (e) handrails
(f) flagpole brackets ( g ) f i r e e s c a p e s (h) other s
Exarnine these elernents for breakage, distortion, r u s t , c o r r o s i o n r o r l o o s e j o i n t s o r c o n n e c t i o n s . Exarnine surface treatrnents for peeling, flaking, or cracking' Check the rigidity of the elernents securely rnounted at the wall. Indicate if there is serious rust or dirt staining on the exterior cladding rnaterial irnrnediately below the rnounting.
Canopies and roof overhangs
Exarnine the rnaterials and surface finishes for deterioration and check structural connections for rigidity. Check the joint between the canopy and wall surfaces for faulty flashing. Note any staining of wall surfaces adjacent to the canopy.
Soffits and fascias
Exarnine the soffits and fascias of roof overhangs and canopies and note loose rnaterial, cracking, splitting, and staining, Observe the condition of rnounted fixtures. B a l c o n i e s , p o r c h e s ' v e r a n d a h s
Note any deterioration of the rnaterials and finishes and check structural connections. Observe the condition of floor rnaterials fbr checking excessive w€?f r cracking, or splitting, and note if the floor is uneven or sagging' Inspect railing and supports for loose or broken rnernbers or connections. Note rnethod of drainage.
3 . 4 . 5 .
3 . 4 . 6 .
3 1 5 .
3 . 5 . 1 .
3 0
-Downspouts or rainwater leaders
Note loose joints, bent or broken sectionsr and loose or rnissing wall brackets.
Exterior steps and/ or rarnPs
Note any sagging or uneveness in the steps or rarnps and check the condition of rnaterials for the steps or ramp as well as railings. Inspect railings
and supports for loose or broken rnernbers or connections.
\ ral_f Ope.nings Door openings (a) Frarne s
Exarnine frarnes for distortion and opening of joints. The rnaterials should be exarnined for cracking, splitting, warping, or corrosion. Note if the frarnes appear to be loose and if there are any noticeable loose attachrnents, such as stops, and observe the condition of surface treatrnents. (b) Trirn
Observe the condition of the rnaterial and note if there is any cracking, peeling, or staining of the finish. Note if the trim is loose or if there has been rrrovernent frorn the frarne or waIl attach-rnentg.
( c ) S i l l s o r t h r e s h o l d s
Metal sills should be exarnined for rust or corrosion. Wood and precast stone or concrete sills should be exarnined for cracks or chipping. Indicate if sills o r t h r e s h o l d s a r e e x c e s s i v e l y w o r n , l o o s e , b r o k e n , or not level. Note signs of rain penetration.
( d ) D o o r s
Observe the condition of the doors. Indicate twisting or warping, peeling of finishes, excessive darnage, cracks, etc. Note if the doors open with e a s e .
(e) Hardware
Exarnine such iterns as panic bars, handles, knobs, c l o s e r s , p u s h p l a t e s , l o c k s , k i c k p l a t e s , a n d h i n g e s . Note defective rnissing, or loose hardware, and hardware that is not operating properly.
3 . 5 . 2 .
3 1
-(f) Glazingrlouvres, grillesr and screense
Observe corrosion, breakage, distortion, and poor surface finish. Check the ease of operation for rnoveable units. Inspect glazing for breakage' cracks, dried or loose gLazing cornpound'
(g) Caulking and sealing cornpound
Inspect caulking or sealing corrrpounds at junction of door frarnes and exterior wall rnaterials for Ioose or dried condition.
Window Openings (a) Frarnes
Exarnine frarne for distortion and opening of joints. The rnaterials should be exarnined for cracking, splitting, warping, or corrosion'
Note if the frarnes appear to be loose and if there are any noticeable loose attachrnents, such as stopsr and observe the condition of the surface treatrnent s.
(b) Sash or ventilators
Observe the condition of ventilators. Note twisting d a r n a g e , c r a c k s .
the opening sash or o r w a r p i n g , e x c e s s i v e
(.) Sills
Metal sills should be exarnined for rust or corroslon. Wood or precast stone or concrete sills should be exarnined for cracking or chipping.
(d) Trirn
Observe the condition of rnaterial and note if there is any cracking, peeling, or staining of the finish.
Note if the trirn is 100se or if there has been lrlove-rnent frorn the f rarne or wall attachlrlove-rnents.
( . ) G l a z i n g , l o u v r e s , s c r e e n s r a n d g r i l l e s
O b s e r v e c o r r o s i o n , b r e a k a g e , c t a c k s , d r i e d o r loose gLazing cornPound.
3 . 5 . 3 .
3 2
-(f) Caulking and sealing cornpounds
Inspect caulking at junction of window fralnes and exterior wall rnaterials for loose or dried condition.
Other openings
Note the condition of access panels, hatches, vents, grilles, and openings other than doors and w i n d o w s . R e f e r t o i t e r n s 3 . 5 . l . a n d 3 . 5 . 2 . f o r t h e type of observations to be rnade for these openings.
3 . 6 .
3 . 6 . l .
3 . 6 . Z .
OBSERVATIONS ON THE ROOF
Roofing, Roof Mounted Equiprnent, and Proiections Above the Roof
Roofing
Exarnine built-up roofing for cracks, breaksr and open joints. Areas of blistering or alligatoring should be exarnined carefully. Look for exposed or dried felts and cracking. Flat roofs should be checked for
rniscellaneous objects stored or lying about that rnay have caused darnage. Note poorly drained areas where there is standing watero
Shingle roofs should be inspected for loose, darnaged, cracked, cupped, rnissing, or turned-up shingles.
Flashings
Exarnine flashings at: (a) copings (b) parapets ( c ) e a v e s (d) vents (e ) drain s (f ) scuttle s (g) chirnneys
(h) valleys and ridges (i) expansion joints
(j) intersection of roof with walls (k) other projections
Note darnage, breaks, looseness, dried out rnernbranest and open joints. Inquire about roof leaks and defects of the flashing rnaterial that cannot be readily obsetved.
3 . 6 . 3 .
3 3
-Chirnneys, caps, and screens
Masonry chirnneys should be exarnined for loose or darnaged bricks and joints.
Metal stacks should be checked for corrosion of rust. Anchors, attachrnents and guy wires should be inspected for the condition of the rnaterials and their t i g h t n e s s . C a p s s h o u l d b e i n s p e c t e d f o r b r e a k s ,
c r a c k i n g , c h i p p i n g , o r l o o s e n e s s . S c r e e n s s h o u l d b e exarnined for evidence of corrosion or rust.
3 . 6 . 4 . Eaves troughs and gutters
Exarnine for evidence of darnage, loose joints, breaks, loose fasteners, and adequate slope toward downspouts.
3 . 6 . 5 . Roof drains
Roof drains should be exarnined for darnage' r n i s s i n g o r c o r r o d e d s t r a i n e r s .
Note any standing water that rnay indicate blockage. Roof rnounted equiprnent
Exarnine vents, fittings, hoppers, or fans for proper perforrnance. Check that all mountings are
seculre and that no rnaterials have been darnaged by wind or water.
Penthouses
Refer to iterns 3. 3 to 3.6 and rnake the sarne
observations of any penthouse structure. AlSo exarnine skylights, ladders, flag poles, colurnn stub covers, antennas or catwalks.
3 . 6 . 6 .
3 . 6 . 7 .
c .
INTERIOR OBSERVATIONS FOR EACH ROOM OR SPACE 3 . ' l .3 . 7 . 1 .
F l o o r s
Material and applied finish
Check floors for saggingr unevenessr indentations, and areas of excessive wear. Note any cracking and check applied finishes for loose units, oPen jointst buckling or cuppingr or discolouration.
3 , ' l . z .
3 . 7 . 3 . 3 . 7 . 4 . 3 . 8 . 3 . 8 . l . 3 4-Check hardwood floors for opening joints, warping, b u c k l i n g , o r r a i s e d o r l o w e r e d p o r t i o n s .
Concrete floors should be exarnined for cracking, spalling, crazing, and dusting. Srnall round patches of cernent grout on the floor rnay indicate that the floor was recently drilled for core sarnples or the under floor and bed or fill was exarrrined on slab-on-grade concrete floors. Inquire about this condition and ask if there is excessive vibration of the floor. Baseboard and trirn
Wood baseboard and trirn should be exarnined for damage, excessive wear, warping, splitting, or cracking. Indicate if the trirn is tightly secured to the wall. Metal trirn should be exarnined for excessive wear, rust, or corrosion. Resilient tile trirn should be exarnined for e x c e s s i v e w e a r o r b u l g i n g .
Expansion joints
Observe the condition of the joining rnaterial and note whether it cornpletely fills the joint, if it is dried and cracked, or been recently refilled.
Floor fittings
This itern includes any feature that is built into the f l o o r s u c h a s d r a i n c o v e r s , g r i l l e s , e t c . M e t a l c o v e r s or frarnes should be exarnined for evidence of rust or corrosion. Connections or attachrnents to floors should b e c h e c k e d t o e n s u r e t h a t t h e y a r e s e c u r e l y f a s t e n e d . W a l l s
Material and applied finish
Exarnine walls for bulges, uneveness, or plurnbness. Note any cracks or darnaged portions of walls. Plastered surfaces should be exarnined for cracks, loose segrnents, staining, and water penetration. The source of rnoisture or leaks resulting in spalling, efflorescence, and staining should be located, if possible.
Painted surfaces should be inspected for peeling, checking, chalking, spots worn thin by washing, stains, and discoloured areas. Pay particular attention to lower wall areas subject to darnage by people brushing against thern and by furniture and furnishings. Inspect rnovable p a r t i t i o n s f o r l o o s e , c r a c k e d , o r b r o k e n p a n e l s e c t i o n s , a n d o p e n j o i n t s .
