Scope of Data to Collect

Survey formats are normally designed to cater for the particular stock characteristics and data requirements.

The formats are designed to record information and assessments on:- the form, character and construction of the dwellings; its level of appointments and services, with regard to improvement needs; maintenance needs and priorities; Decent Homes compliance and the energy efficiency of the property.

Three types of survey data are normally recorded:-

	Attributes data - on location, age, accommodation, construction, materials, equipment and services, amenity features.
	Detailed information on repair, replacement & upgrading needs, per construction or accommodation element.
	An on-the-spot assessment of relative priority for repair, replacement or upgrading action, per construction or accommodation element.

In addition to repair and replacement needs, the survey documentation will allow for the identification of obsolete systems and materials, inadequate service provisions, facilities and fittings, plan deficiencies, etc.

The specific detail of 'Attributes' data to be collected from the survey requires careful consideration. NBA stress that, while, on the one hand, the survey should ensure the collection of all information requirements that are of genuine current and/or projected future value there are, on the other hand, considerable benefits in limiting the extent of data in order to allow for ease of future up-dating procedures. NBA normally recommend that, together with condition and action priority assessments, data to be collected by survey is limited to a maximum of 12 alternative 'attributes' for each of approximately 100 building 'elements' ' - together with 'unit data' on location, age, type, size, storey location, etc.

Data and assessments are collected for each main 'element' of the building. The survey would record specific types of data and assessment, summarised as follows:-

Unit Data: This includes information on the form, age, accommodation size, etc. of the dwelling. It includes the collection of some principal descriptors of the dwelling: type, age, detachment, storey location, etc.

Elements: The 'componentisation' of the property in order to facilitate the inspection and the recording of the assessment.

Attributes: For each Element of the building (E.g.. Chimney, Roof, etc.), key Attribute are given (these attributes have a bearing on the cost of remedial action, improvement requirements or energy efficiency).

Condition: Condition is obviously a product of both the action required, the cost of remedial works and its priority - each of these items is held separately.

Action: Two or more 'levels' of action would normally be selected for any given element : E.g.. 'Repair' or 'Replace'.

Priority: Under Priority, the surveyor makes an assessment of when any recorded action should be undertaken - in terms of X Emergency, A year-1, 3 years, 5 years, 10 years. They also record the period for next element replacement (beyond the 10 years) - 15 years, 20 years, 25 years, 30 years (i.e. "remaining life")

Age: Against key elements surveyors record the approximate age of the element (in years).

Units: For each recorded action, the quantity of work is indicated by the recording of Units of measurement.

Catch-Up: actions identified that falls within the definition of 'Catch-up' or Back-log are flagged

Property Condition Indicator (PCI): n some cases, a Property Condition Indicator can be devised, through an evaluation of the survey findings, to provide a simplified code that summarised the overall condition of each property in terms of: Unfitness, Decent Homes, expenditure required, Energy Efficiency rating.

Benchmark Improvements: The survey also allows for the identification of actions which are designed to improve the standards of accommodation, amenity or service. These cannot be 'prioritised' by the surveyor on-site. Priorities need to be set with regard to policy decisions regarding benchmark standards and targets .

Energy Data and Recordings: A significant proportion of the Attribute information collected is required for an assessment of the energy efficiency of the property, discussed below

The habitability of dwellings The survey might record the habitability of dwellings in terms of any of the following:-

Condensation and dampness

Decent Homes: Compliance with the Decent Homes standard.

Fitness assessments are made using a simple listing of the acts requirements - recording 'unfit' against each of the relevant standards.

HHSRS Hazards

Plan Deficiencies

Security

Housing Health & Safety Rating System (HHSRS)

In common with the English House Condition Survey, NBA’s normal practice is to limit the assessment to indicative^* HHSRS data for the 5 major hazards - falls on stairs, falls on the level, falls between levels, fire, hot surfaces and materials. In additiona the health and safety risk associated with a cold home will be modelled from other factual data collected during the survey. The basic five hazards plus cold homes account for some 80% of the most serious health and safety risks in the housing stock.

Standard NBA surveys additionally allow for collection of HHSRS data against the fitness elements – where these are common to both assessments.

Where significant (‘moderate’ or ‘severe’) hazards are identified a supplementary form is employed to identify and detail the nature of the hazard, (including the full list of 29 Hazards), the Likelihood of an occurrence, the likely spread of harm and, thus, a computed Hazard Score.

*‘Indicative’ HH&SRS data : based on the DETR's option 4, (Figure G.3 Housing Health & Safety Rating System - The Guidance (version 1), DETR July 2000, ISBN 1-851124-05-5)

Fire Risk Assessments

In October 2006 the Regulatory Reform (Fire Safety) Order (RRO) came into force. The Order places the responsibility for "Fire Safety" on the employer or "Responsible Person" for that building or premises. This person is required to assess the risks of Fire and take steps to reduce or remove them.

As a consequence, recent NBA surveys have often included Fire safety Risk Assessments covering all communal areas of all blocks

Socio Economic Data:

Where surveys allow for the collection of socio- economic information on household structure, employment and income status, etc the data collection process includes an interview with the householder. The collection of limited socio-economic data allows for:-

the generation of a 'broad-brush' socio-economic profile, per area, on household size, structure, tenure, income and employment, needs and perceived priorities;

an indication of households eligibility for discretionary grants, and an indication of 'means' and households ability to finance repairs, improvements and fuel (the latter providing an indication of levels of fuel poverty).

Identification of the levels of Satisfaction of tenants with the overall service provided by their landlord and with the opportunity for participation (Housing BVPI no. 74 / 75)

Asbestos

Our core data formats allow for the identification of the principal Asbestos components that might be present in a property - through recording attributes against each relevant element (e.g. Asbestos Cold water tank, roof tiles and sheets, soffits, etc).

All our surveyors are, however, qualified to undertake MDHS 100 surveys (BIOH P402)

Extending the scope of the survey to include an MDHS 100 Type-1 (presumptive) inspection the survey will additionally allow for information recorded on:-

	Location of asbestos, in terms of element / component
	Product Type/Function: recording the function of the asbestos component: in terms of Lag/spray; Insulation board, Asbestos Cement; Quilt
	Asbestos Type: (indicative) - We have not allowed for the taking of samples and laboratory analysis that would be required to accurately determine the type of the asbestos (Crysotile, Amosite and Crocidolite.)
	Condition: Good, Fair, Poor, Sealed
	·Surface Treatment
	Accessibility (Likelyhood of Damage/Disturbance)

The Asbestos Data is subsequently evaluated using a simple Material Assessment algorithm (as documented in MDHS100) to determine ‘Material Assessment Scores’ to assist in the future formulation of full risk assessments and management plans

DDA: The Disability Discrimination Act

The Disability Discrimination Act 1995 (DDA) has made it compulsory for service providers to take reasonable steps not to discriminate against disabled people. The final phase of the Act came into force in 2004, Steps must now be taken to make reasonable adjustments to the physical features of premises to overcome physical barriers to access

Housing stock surveys commonly incorporate DDA compliance assessments, particularly to Sheltered Blocks and Care Homes NBA systems are designed to capture basic data relevant to an assessment of the BLOCKS compliance with the Disability Discrimination Act 1995 requirements for Access to and Use of buildings. It is designed with reference to 'Approved Document M' (2004) dealing with Part M of the building regs 2000.

EcoHomes XB - Measuring a stocks Environmental Performance

EcoHomesXB has been developed by BRE in conjunction with the Housing Corporation, to allow stock holders of existing housing to assess and monitor the environmental performance of their stock. This facilitates the tracking of improvements made during routine maintenance and minor refurbishment and provides a constant monitor of performance against a benchmark figure. It also helps to highlight areas that require attention and helps prioritise maintenance and refurbishment works.

We have recently included the collection of data required to identify and quantify EcoHomesXB 'credits' With the potential to raise the environmental performance of 4 million homes and the living conditions of residents, EcoHomesXB could have a significant impact on helping improve the country’s social housing stock

Estimating the Cost of Repairs

Costs of repairs, under normal NBA practice, are assessed on the basis of a 'priced schedule' of 'Average Elemental Unit Costs', i.e. a schedule that gives a unit cost for each element/attribute and each action represented on the survey form (Chimney Brick, repair, Rebuild, etc.). Costs are simply generated by multiplying these unit costs by the 'units of work' that surveyors record on the form. This price structure is integrated into the database system, with the facility to apply these costs to all survey condition/action assessments to allow for longer-term budget forecasting and, therefore, maintenance programme development. All costs can be up-dated either individually (to account for changed specifications, etc) or collectively (to account for inflation over time at user defined factors)