Basement Monitoring Survey Template
A basement monitoring survey template provides the framework for documenting pre-works conditions, monitoring progress throughout construction, and providing final certification. Whether you are a surveyor preparing reports or a homeowner understanding what should be included, this guide covers the standard structure, key sections, and templates for UK basement monitoring surveys.
Key Sections of a Basement Monitoring Survey
A standard UK basement monitoring survey should include:
| Section | Purpose | | --- | --- | | Title Page | Project name, address, client, surveyor, and date | | Executive Summary | Brief overview of findings and risks | | Introduction and Scope | Purpose of survey, scope of works, relevant standards (BS 5930, CIRIA C574) | | Site Information | Location, geology, groundwater conditions, nearby structures | | Pre-Construction Schedule of Condition | Record of existing conditions of adjoining properties | | Monitoring Methodology | Instruments used — crack gauges, piezometers, inclinometers, settlement markers — and frequency | | Trigger Levels | Action thresholds for movements and cracks | | Monitoring Schedule | Timeline and frequency of inspections | | Results and Data | Tables and graphs of readings over time | | Analysis and Assessment | Interpretation using Burland Scale for damage assessment | | Conclusions and Recommendations | Risk rating and mitigation actions required | | Appendices | Photographs, instrument calibration certificates, and raw data logs |
Schedule of Condition Template
A Schedule of Condition is critical for basement works under the Party Wall etc. Act 1996. It protects both the Building Owner and Adjoining Owner by establishing the pre-works condition of neighbouring properties.
Structure
| Element | Details | | --- | --- | | Property details | Address, owner, date of survey | | Room-by-room description | Written description of existing defects — cracks, damp, structural issues | | Photographic record | Dated photographs referenced to written notes | | Crack measurements | Length, width, location, and orientation | | Distances from proposed works | Typically 3m for minor works, 6m for high-risk basement excavation | | Surveyor signatures | Building Owner's Surveyor and Adjoining Owner's Surveyor |
Key point: The written record is essential. Photographs alone are insufficient for dispute resolution. Every photograph must be referenced to a written note.
Schedule of Condition Checklist
| Item | What to Record | | --- | --- | | Cracks | Width, length, orientation, type (horizontal, vertical, diagonal), position in room | | Damp | Location, extent, probable cause | | Structural issues | Bowing walls, subsidence signs, timber defects | | Floor levels | Existing differences and slopes | | External defects | Crack patterns on external walls, subsidence indicators | | Drains and services | Condition of drains, evidence of settlement near drains |
Monitoring Report Format
Standard Format
| Element | Contents | | --- | --- | | Report Header | Report number, date, revision, project reference | | Monitoring Period | Start and end dates, number of inspections | | Instrument Readings Summary | Settlement (mm), horizontal movement (mm), water table levels (m AOD), crack width changes (mm) | | Trend Analysis | Graphs showing movement over time, comparison against trigger levels | | Damage Assessment | Classification against the Burland Scale | | Recommendations | Actions required based on current readings |
Report Sections
- Report Header — Report number, date, revision
- Monitoring Period — Start and end dates, number of inspections
- Instrument Readings Summary — Settlement, horizontal movement, water table, crack widths
- Trend Analysis — Graphs and comparison against trigger levels
- Damage Assessment — Classification against Burland Scale
- Recommendations — Actions required based on readings
Trigger Level Template
Trigger levels are agreed before works begin and documented in the Party Wall Award.
Traffic Light System
| Level | Movement | Action | | --- | --- | --- | | Green | 0–5mm (standard) or 0–7mm (less sensitive) | Works continue normally | | Amber | 5–10mm (standard) or 7–12mm (less sensitive) | Investigate, increase monitoring frequency | | Red | Over 10mm (standard) or over 12mm (less sensitive) | Stop all works immediately — emergency investigation |
Burland Scale Categories
| Category | Damage Level | Crack Width | Tensile Strain | Action | | --- | --- | --- | --- | --- | | 0 | Negligible | Under 0.1mm | 0–0.05% | No action | | 1 | Very slight | Under 1mm | 0.05–0.075% | Monitor closely | | 2 | Slight | Under 5mm | 0.075–0.15% | Trigger warning | | 3 | Moderate | 5–15mm | 0.15–0.3% | Stop work and investigate | | 4–5 | Severe or Very severe | Over 15mm | Over 0.3% | Emergency response |
Monitoring Schedule Template
| Phase | Frequency | Duration | | --- | --- | --- | | Pre-works baseline | 3 days per week minimum | At least 4 weeks prior to works | | Initial excavation | Weekly | During breaking ground | | Deep excavation | Weekly to fortnightly | Depending on depth | | Waterproofing installation | Fortnightly | During tanking works | | Superstructure construction | Monthly | Until completion | | Post-completion | Monthly | 3–12 months |
Party Wall Award Template
The Party Wall Award is a legally binding document prepared by surveyors under the Party Wall etc. Act 1996.
Key Contents
| Section | Details | | --- | --- | | Parties | Building Owner and Adjoining Owner details | | Description of works | Full scope of proposed works | | Schedule of Condition | Pre-works condition record of adjoining property | | Monitoring regime | Agreed trigger levels, visit frequency, and reporting | | Access provisions | Right to access adjoining property for monitoring | | Dispute resolution | Third surveyor appointment mechanism | | ** surveyor signatures** | Both surveyors' signatures and dates |
Notice Requirements
| Notice Type | Notice Period | What It Covers | | --- | --- | --- | | Section 1 Notice | 1 month | Construction on line of junction | | Section 2 Notice | 2 months | Work to an existing party wall | | Section 6 Notice | 1 month | Adjacent excavation |
What to Look For in a Monitoring Surveyor
| Criterion | What to Check | | --- | --- | | RICS accreditation | MRICS or FRICS chartered status | | Experience | Portfolio of similar basement monitoring projects | | Equipment | Total stations, crack gauges, vibration monitors | | Reporting | Clear format, timely delivery within 24 hours of visit | | Professional indemnity | Adequate insurance for monitoring liability | | Response time | Ability to respond to trigger alerts quickly |
Frequently Asked Questions
Q: Who prepares the basement monitoring survey template?
The monitoring surveyor engaged by the Building Owner prepares the template. For Party Wall matters, the Adjoining Owner's surveyor may review and approve the format before works begin.
Q: Is the Schedule of Condition mandatory?
It is not explicitly required by the Party Wall Act, but it is standard practice and strongly recommended. It is the primary evidence if any dispute arises about damage caused by the works.
Q: Can I use a template from a previous project?
Each project requires a bespoke Schedule of Condition reflecting the specific adjoining properties. Generic templates provide structure but must be tailored to each property's actual condition.
Q: How often should monitoring reports be issued?
Reports are typically issued within 24 hours of each site visit. For automated monitoring systems, data is available in real-time via web portal.
Q: Who receives the monitoring reports?
The client, structural engineer, main contractor, and party wall surveyors typically receive copies. The Adjoining Owner is entitled to receive reports on their property.
Q: What happens if trigger levels are not met?
If no trigger levels are breached throughout the project, the final report confirms this and the monitoring programme closes. Any minor movement within Green is documented for the record.
Q: Is there a standard format for Party Wall Awards?
Party Wall Awards do not have a mandatory format but must include certain elements by law. Surveyors typically use professional body templates adapted for each project.