By Timothy Naski and Michael Doyle, AIA of ECS Mid-Atlantic, LLC
You are constructing a building, and a neighbor complains that your activities damaged their building. Unfortunately, there is no documentation as to the previous condition of the adjacent property before the construction. What do you do? If there was a preconstruction condition survey, you could compare photographs of the building’s condition before the construction with the current condition.
A preconstruction condition survey consists of documentation of adjacent properties with photographs and/or video. It may also include adjacent roadways, sidewalks, and site features adjacent to the project site. An independent third-party company should complete the preconstruction condition survey.
A preconstruction condition survey of adjacent properties completed before construction activities can assist both the contractor and the neighboring property owners. The survey can determine if there is damage to the property and to what extent, if any, was potentially caused by construction. We have seen issues frequently arise with residential property owners, owners selling their properties, and not well-maintained properties. Occasionally, we have seen where a contractor’s piece of equipment has damaged the adjacent property.
The type of foundation and extent of the construction project determines the scope of documentation during a preconstruction condition survey. Some questions to ask include:
• Is an adjacent property to be underpinned?
• How deep is the existing foundation?
• How close and what type are the neighboring properties?
• Will blasting be required?
• Are piles to be installed?
If the property is located immediately adjacent to construction, the condition of the interior of a building may also need to be documented.
After the project, a post-construction condition survey may also be completed. This survey compares the conditions of the adjacent properties observed during the preconstruction survey with the existing conditions.
In conjunction with vibration monitoring and 3-dimensional monitoring of the adjacent structures, a preconstruction condition survey can alleviate “he said, she said” problems that often arise with construction projects and neighboring properties. These services can provide peace of mind for you and the adjacent property owners.
About the Authors
Timothy Naski is a Facilities Senior Associate for ECS Mid-Atlantic, LLC.
Michael Doyle, AIA is a Principal Architect for ECS Mid-Atlantic, LLC.
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