An
assessment of the overall condition of a portfolio of properties
such as Schools is essential to inform the strategic asset
management planning of an estate. Condition survey
methodology has been developed in order to provide a systematic,
uniform and objective basis for obtaining this information in a way
that provides us with the means to accurately measure and assess
the state of the properties we own.
Such surveys
should not be regarded as a full survey, no 'in depth' inspections
or inspections of inaccessible areas are carried out and where
these are deemed necessary further investigation or inspection is
recommended.
Figures given in
these surveys are based upon an industry accepted National Schedule
of Rates for the repair of buildings. This is based on a 'per
square metre' or 'unit' cost and though these costs reflect current
market conditions they do not take into account hidden or unseen
defects that may be exposed in the execution of any works.
For example, a rewiring operation would necessitate a considerable
amount of Asbestos disturbance or removal of a roof could expose
the need to replace the substructure.
A condition survey
should therefore be regarded as only the starting point for the
formulation of a maintenance plan for a building it should indicate
areas for attention either for repair of full investigation.
The surveys should be regarded as a guide rather than a schedule of
works to be carried out.
The physical
condition of each property is assessed and condition defects are
identified. Each element is given a Condition grading:
A -
Good. Performing as intended and operating
efficiently.
B -
Satisfactory. Performing as intended but exhibiting
minor deterioration.
C –
Poor. Exhibiting major defects and/or not operating
as intended.
D –
Bad. Life expired and/or serious risk of imminent
failure.
The following are
the priority grades that are applied to works identified in the
condition surveys in the context of a five year planning
period:
Priority
1 - Urgent work that will prevent immediate closure of
premises and/or address an immediate high risk to the health and
safety of occupants and/or remedy a serious breach of
legislation.
Priority
2 - Essential work required within two years that will
prevent serious deterioration of the fabric or services and/or
address a medium risk to the health and safety of occupants and/or
remedy a less serious breach of legislation.
Priority
3 - Desirable work required within three to five years
that will prevent deterioration of the fabric or services and/or
address a low risk to the health and safety of occupants and/or
remedy a minor breach of legislation.
Priority
4 - Long term work required outside the five year planning
period that will prevent deterioration of the fabric or
services.
Further details
about Condition can be found on
the
Teachernet web site.
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