Rsc01 Condition survey – Above Green

(7 credits available)

Aim

To encourage asset owners to understand the physical condition of their property, to plan scheduled maintenance, repair or refurbishment activities and avoid higher impact and more costly works later. To achieve or exceed the expected life of the asset.

Question

Has a condition survey been completed within the last 5 years?

Credits	Answer	Select a single answer
0	A	Question not answered
0	B	No condition survey has been carried out
1	C	A condition survey has been carried out by the organisation managing the asset
2	D	A condition survey has been carried out by the organisation managing the asset following a third-party procedure
3	E	A condition survey has been carried out by an independent third party

Has work been conducted to rectify any defects identified?

Credits	Answer	Select a single answer option (if C, D or E has been selected above).
0	F	No works have been carried out to rectify defects identified and there is no action plan.
1	G	No works have been carried out to rectify defects identified, but there is an action plan is in place which establishes when defects will be rectified
2	H	All major defects have been rectified
3	I	All major defects have been rectified and an action plan confirms when the remaining minor defects will be rectified
4	J	All identified major and minor defects have been rectified

Assessment criteria

Criteria	Assessment criteria	Applicable answer
1	Filtering If the asset is less than 5 years old and no condition survey has been undertaken, this issue can be filtered out of the assessment.	All
2	A condition survey shall assess the condition of the asset, in terms of the main building elements, components and construction products; both external/internal fabric and building services, including as a minimum (but not limited to): Structural condition Condition of electrical components Condition of plumbing Fire protection Communications and life safety systems Health and Safety conditions and environmental conditions; including, but not limited to: Damp Cold Draughts Acoustic and noise penetration Ventilation Daylight Pests	C-E
3	Criteria for repairing or renewing defective elements should be established to ensure work prioritisation, including major or minor categorisation.	F-J
4	The condition survey provides recommendations for future ongoing maintenance, repair, replacement and refurbishment for the remaining life of the asset.	F-J
5	The condition survey must be by a competent person.	C-J

Evidence

Criteria	Evidence requirement
-	The evidence below is not exhaustive, please also refer to the ‘BREEAM evidential requirements’ section in the scope of the Guidance for appropriate evidence types which can be used to demonstrate compliance.
1	Assets that are less than 5 years old will require appropriate documentation to demonstrate the asset’s age. In the UK, this could include public records of property registration.
2-5	The current conditions survey documentation.
5

Definitions

Competent person:

a person that is trained and qualified to conduct condition surveys in accordance with legislative requirements (if any) and has led or made a significant contribution to at least 2 condition surveys of assets of a comparable function type, size and age in the last 5 years. The following examples may be considered competent (see definitions):

Facilities management/asset management professionals
Civil engineers or other relevant engineering disciplines
Architects
Building surveyors
Members of institutions whom have undergone appropriate due diligence or training to conduct condition surveys

Major defects:

Defects that need to be addressed in order for the asset to operate and function correctly.

Minor defects:

Defects that do not currently adversely affect the function of the building but may do in the future if left unrectified. Or, are of only a cosmetic nature with no functional requirement.

Third party:

“A person or body that is recognised as being independent of the parties involved, as concerns the issue in question” (BS EN 15804:2012+A1:2013)

The issues in question are those that are being certified/verified (rather than something unconnected).

For this BREEAM issue, a third party would be independent of the organisation(s) who manage, own, or occupy the asset.