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CL220 Completing the IPI BVS Survey Form

1. Building Name Section description is the identifier for the section. This description will appear on the screen as well as on the valuation reports.

Section Number Enter the Section Number that you’ve assigned to this portion of the structure. For many structures there will be only one section so enter “1” and then increment to a 2nd, 3rd, and on as needed to fully describe the building. You must not use the same name for two sections. The BVS allows the entry of complex buildings. “Sectioning” a building allows you to enter portions of complex buildings in order to allow different numbers of stories and simplifying entry of construction type. The most common reason for identifying a structure by multiple sections is because of differing number of stories. While the MSB BVS allows users to mix occupancy and construction types, it allows only one entry for Number of Stories.

If you encounter a property such as this, with 2-story and one story portions, the BVS requires that it be entered as two sections. Entry should include a 2-story Section 1 and a 1-story Section 2. The entry way seen in the far right side need not be included since it is well under 100 square feet.

The BVS allows users to enter multiple occupancies (such as office and manufacturing), multiple construction types, and unique entries for story height for each occupancy selected. Entries for quality should be for the “average’ of that section. Basements can also be included as part of this section. When you encounter complex interconnected buildings such as a church complex – church, activity center, school, office, and gymnasium it is appropriate to enter each of these as separate sections, even if they all have the same number of stories. It is best to describe these unique sections individually.

2. Number of Stories The total number of stories for the section (integer) of the building you are entering. If your building has a varying number of stories, you would need to enter each as a separate section within the valuation.



How to Enter Enter up to a total of 99. For single digit numbers, there is no need to enter a 0 before the number.

Gross Floor Area The gross floor area is the total floor area of all floors in the building. If you are dividing the building into different sections, enter only the floor area of the building section. Enter an area up to a total of 9,999,999. You do not need to enter the commas; the system will automatically put them in once you tab off the field.



Gross (Total) Perimeter The gross perimeter is the total distance around the outside of the building for each floor, or for the building section. For multiple story buildings, combine the perimeters of each floor together to arrive at the gross perimeter. If you are dividing the building into different sections, then enter only the perimeter of the building section. See the following examples for determining perimeter.

Buildings having the same area but different configurations, or perimeters, will have different costs. In any cost per square foot method of valuation, the costs of the exterior wall must be converted to a square foot cost. The models developed for this program use the most typical building size and shape to calculate the contributing cost of the exterior walls.

As more information becomes known on a particular building, base costs can be refined to more accurately represent the cost of that building. The area must be calculated to arrive at the replacement cost of a building. If the perimeter can be calculated, this area and perimeter relationship can be used to arrive at a factor that will accurately attribute the cost of the exterior wall. The actual perimeter will always produce a more accurate value and should be used when available.



Gross Floor Area and Gross Perimeter Another common error in Commercial Lines BVS cases is the determination of Gross Floor Area and Gross Perimeter. Consider the example to the right: If this is a 1-Story structure, reviewers see few errors in entry of area and perimeter. Rapid Sketch displays an area of 1500 SF. This is simply entered as Gross Floor Area in Field # 2. Gross Perimeter = 30’ + 50 + 30’ + 30 = 160 Lineal Feet.

If this example is a 3-Story structure, the entries for Gross Floor Area and Gross Perimeter must be multiplied by the number of stories. Gross Floor Area = 1500 SF (each Floor) x 3 Floors = 4500 SF. Gross Perimeter = 160 Lineal Feet x 3 Floor = 480 Lineal Feet.



Common Walls Between Sections One of the complications of sectioning a building is the determination of Gross Perimeter for the walls common to the two sections. This examples show a “Common Wall” highlighted in gray. There are three potential conditions to consider for including this Common Wall in Gross Perimeter:

1. 2-story section is totally open into 1-story section. In this case, do not include it in either section.

2. There is a single wall separating these sections. In this case, include this in the Gross Perimeter of the taller section.

3. Both the 1-story and 2-story sections have a full wall (doubled). In this case, include it in both.

The most common condition is a single wall. Again, in this case, include it with the taller section.

Special Case Instructions: 1.5 Story/Cape Cod Conversions For scenarios where you have a Cape Cod type structure that’s been converted to a business, enter your Gross Floor Area as usual. Be sure to also enter the average story height AND the Gross Perimeter, including the full first floor perimeter and the “usable space” perimeter for the 2nd floor. Entering these two fields will be key in adjusting for the differences in the 2nd floor. Enter this as a 2-story but for diagramming purposes, enter it as 1.5 story.

The second part of the example deals with a residence that was converted to a partial commercial occupancy (while still functioning as a residence. MSB position on this type of buildings is that individual insurance companies and their policies will need to determine how they are going to insure the building. The question will have to be are they going to build it back as the residence then make adjustments or would they build it back as a commercial building a restaurant for example. Based on the decision of the insurance company they would either use BVS or RCT.



The MSB recommended method for handling 1 ½ Story Commercial Buildings (non-coversions) built as a commercial structure: For this question MSB recommends sectionalizing whenever possible. The help section provides good examples of how to do this. Pay close attention to how to handle the perimeter adjustment in the 6 story variable size example. You diagram and BVS entry will show a 1-story and a 2-story section.

3. Construction Quality Models have been constructed based on average characteristics for the occupancy, with average defined as the common characteristics of a majority of buildings within that occupancy. The quality adjustment to be made is not one of an office quality versus a factory quality, but rather the quality of the office being valued versus the average quality of offices. The construction quality adjustments are meant to be guidelines only. Economy is not the lowest cost for which the structure could be built and superior is not the highest cost for buildings of a particular type. Rather, they are typical for buildings of superior or economy construction quality.

How To

Either enter a number between 1.0 and 5.0 (economy, average, superior, and premium), or use the drop-down list and select the appropriate number. If the building is judged to be between two quality designations, then enter a factor between the two. For example, if the building is slightly better than average, then enter a quality factor of 2.2.

The occupancies in BVS have built-in quality differences between them. They have been constructed based on average characteristics for the occupancy, with average defined as the common characteristics of a majority of buildings within that occupancy. The quality adjustment to be made is not one of an office quality versus a factory quality, but rather the quality of the office being valued versus the average quality of offices. The construction quality adjustments are meant to be guidelines only. Economy is not the lowest cost for which the structure could be built and Premium is not the highest cost for buildings of a particular type. Rather, they are typical for buildings of premium or economy construction quality.

Construction quality involves a combination of quality materials, workmanship, quality design, and complexity. These are not always consistent, the design may be average but workmanship and materials can be of excellent quality. These facets should be weighed individually and then combined to arrive at one construction quality adjustment. The ability of the user to observe these different factors will determine where to adjust for quality. If the user is uncertain, it is best not to apply any adjustment factor.

Quality of Materials BVS occupancies have been built as average using average materials. An adjustment should be made if materials used for ceiling, floor, or wall finishes seem better than those commonly found in that occupancy. A sign that an office is above average could be marble wall cladding; however, differences are usually more subtle. Within the same building some materials may be of good quality, combined with others of functional quality. The quality of the heating and air conditioning system might only be discovered by observing zoning conditions, such as on a cold, sunny day on the south side of the building. To accurately determine the quality of materials, the user must compare the building with other similar structures. Plain terrazzo vs. patterns vs. designs versus embedded mosaic



Plain paint versus multi-toned versus patterned versus designs versus pictures Shingles: Asphalt/Fiberglass (standard) vs. Shingles (architectural) Paneling: Plywood versus solid; materials pine to oak to walnut to exotic woods Carpet: Increases in quality grades – synthetic to wool, store brand to Karastan Cabinets and woodworking, ornamentation Hardwood Flooring: Quality of wood type

Heating and Cooling:

– Number of zones – Number of furnaces or boilers

Lighting Fixtures – Number of light fixtures – Quality / detail in fixtures



Quality of Workmanship The quality of details used in constructing a building is an element of workmanship. A thorough look is required for workmanship and quality; there are many ways to install a door or window, with differing aesthetic quality, varying functional quality, and different costs for each. Paint: Typical versus deliberate care versus flawless Carpeting – broad rolls versus in-cut patterns Brick/Stonework: Typical versus deliberate care versus flawless Installation of flooring methods (plank versus parquet versus strip versus other)

Workmanship in masonry work

Quality and Complexity of Design The quality and complexity of design varies from building to building. The scale of quality adjustments varies by the occupancy code selected. Average quality of a medical clinic is much higher than average used by MSB BVS for a service station. The design or plan of the building may be more ambitious, or just a few components may be more complex. In observing a building, the user must resolve questions by comparing a building to others and using their knowledge of construction techniques. Individuality usually, but not always, means higher cost.

Quality Rankings

Economy (1.0 - 1.9) Buildings of Economy quality tend to be simple, very plain buildings. Their primary purpose is to provide a business enterprise with shelter from the elements, little more. Often the building shell is designed without a particular occupancy in mind, and the tenant build-out determining the specific occupancy (“space” that can be used as offices, retail, service, wholesale, etc. or is “reconfigurable” as in indoor roller rink today, discount department store tomorrow). Economy quality buildings are usually somewhat austere, with little attention given to either the exterior facade or interior appointments. They exhibit minimum quality materials, and workmanship that may not meet the construction industry quality standards for the locale. These buildings are utilitarian in nature, low cost being the primary concern.

Average (2.0 - 2.9) The majority of buildings insured today are of Average quality. Most have appealing exteriors with some ornamentation. Their interiors are trimmed accordingly, display good-quality, low maintenance finishes, and include lighting, plumbing and air conditioning systems that are adequate to serve the needs of its occupants. Naturally, an Average quality building was built using average-quality materials and workmanship that meets construction industry quality standards. Apparent is a balance between appearance and cost.



Superior (3.0 - 3.9) Superior quality buildings are well designed and usually constructed for a specific purpose (occupancy) or owner. They offer an appealing exterior, one abundant in tasteful but eye-catching ornamentation. The interior of a Superior quality building is nicely finished and offers good electrical and mechanical services. Needless to say, they feature above-average quality materials and workmanship that exceeds construction industry standards for the locale. Superior quality buildings are quite attractive however built within reasonable monetary limits.

Premium (4.0 - 5.0) Unique or very unique describes most Premium quality buildings. They are custom built, one-of-a-kind structures designed for a specific owner. All aspects of the design and construction process have involved professionals renowned in their area of expertise. Premium quality buildings are intended to “make a statement.” Very evident are the highest-quality materials available. The finest craftsmanship possible has been employed. No detail has been overlooked. Often the corporate headquarters of a multinational conglomerate, a fine arts museum, a modern Las Vegas-style casino or a state-of-the-art high technology manufacturing facility is of Premium quality. Premium quality buildings are extremely attractive, highly desirable and often simply referred to as expensive! Impact of Construction Quality Adjustment The selection of the Construction Quality Adjustment can have a significant impact on the RC that will be computed by MSB’s BVS. When making the selection, the Field Representative must provide supporting observations to explain why an adjustment above or below average condition. Special detail needs to be provided for entries below 1.5 or above 3.0. The chart below provides insight into the potential impact entries for construction quality for a church occupancy. Note that a Construction Quality Adjustment of 5.0 increases the RC of an average church by 250% over an average church.

4. Occupancy Code The occupancy determines the model that will be used for the valuation. This section displays the occupancy code, the percentage of the occupancy that conforms to the model, the story height for the section and the description.



Enter the occupancy code and the percentage of the building section that conforms to the model. For example, if you are performing a valuation on a high-rise apartment, enter occupancy code 102 and a percentage for that code of 100%. If half of this building is office space, then enter the high-rise apartment at 50% and the high-rise office at 50%. You may split the building into as many as five different occupancies, as long as the sum of the percentages equals 100%.

How To Enter the Correct Occupancy Code

1. If you know the model code that you wish to use, you can simply enter the code and its percentage into the fields provided. 2. If you do not know the model code, simply click on the occupancy button in the OC field and select the appropriate code. When you select the occupancy, a summary of occupancy details will appear on this pop-up window.

3. Enter the percentage of the building that is the occupancy you selected above. 4. Enter the average story height for the building section up to 99. If the default value is not modified, the average story height based on the occupancy code will be used. Story height is determined by measuring the distance from the top of one floor, to the top of the next floor or roof. For examples of determining story height, see Story Height.

5. To remove an occupancy that you have entered, click in the first box of the line to be deleted and the on the delete symbol.



Manufacturing Building In the case of a manufacturing building with a small amount of office space within, a single section would be appropriate. Section 1 = Manufacturing

Manufacturing Building with Office If there is a large amount of office space within the manufacturing building, or if the office is a distinct structural area, use two models. Section 1 = Office Section 2 = Manufacturing Story Height

Story Height (This is not the entry for Number of Stories) Models have been developed using an average story height for that specific occupancy. For cases where the story height of a building differs from the average listed, you can adjust accordingly. The adjustment is made to allow for the additional framing and exterior wall cost to provide the additional height or for the decrease in cost for a lower height.



Continued on next page.



Buildings with Pitched Roofs and Gable Ends For buildings with pitched roofs and gable ends, average the story height of the gable end walls with the lower sidewalls. Measure the gable end story height from the midpoint of the roof slope, and average this with the height of the sidewalls.

Average Story Height = 12’

(10’ + 14’ + 10’ + 14’)/4 = 12’

Determining and Entering “Average Story Height” One common first time user errors is confusing the entry of Number of Stories with Story Height. We are not asking the same question twice.

This 4-story example describes how Number of Stories and Story Height should be correctly entered. Hint: Many first time BVS users enter “4” for Number of Stories and “4” for Story Height. This is incorrect. This is a 4-Story building so the entry of “4” for # 2 Number of Stories is correct. Story Height determination is based on observation of the measure from the top of one floor to the top of the next floor or top of the roof deck.

In this example, the Story Heights of each floor have been measured as 16’ for the 1st floor and 12’ for the second, third, and fourth floors. Summing these, 16’ + 12’ + 12’ + 12’ = building height of 52’. The correct entry for # 4 Story Height equals 52’ divided by 4-stories, generating an Average Story Height of 13’. 13’ is the correct entry for # 4 Story Height for this example.



Perhaps, this example can help the Field Representative understand the specifics in the determination of Story Height. In this example of a basement, the Representative is asked to measure from the top of the basement floor to the TOP of the next floor. In the case of the roof, measure to the top of the roof decking. The key here is to include the floor thickness in story height determination.

5. Construction Types To distinguish between the six different construction materials and assembles, their corresponding cost differences, and fire-related characteristics, the following construction types are used (the term listed first is the MS/B standard term with the ISO terms listed second).

How To

Enter up to six different percentages for each type of construction that applies to this building section. Entries must total 100%. Frame A building where the exterior walls, bearing walls and partitions, and the structural floors and roof, and their supports, are wood or light-gauge metal. This includes buildings where the wood or light-gauge metal has been combined with other materials to form composite components such as wood or metal studs with brick or stone veneer, stucco or metal siding. Buildings classified as ISO Class 1 are characteristic of this type.



Joisted Masonry

Non-Combustible

Masonry Non-Combustible



Modified Fire Resistive

Fire Resistive

Building Substructure

6. Basement Type Enter an area up to a total of 9,999,999 for either an unfinished or a finished basement. You do not need to enter the commas; the system will automatically put them in once you tab off the field.

7. Basement Finish Occupancy If you have entered an area for a finished basement, you can select the type of finish that is included by entering an occupancy code. The basement will be finished using the same heating, cooling, plumbing, and interior finishes that are included in this occupancy.

If a code is not entered, the basement will be finished the same as the superstructure occupancy.



8. Basement Construction Type The basement construction type is selected based on the type of exterior wall (of the basement), and the type of structural floor (for the first floor). For example, If the basement walls are concrete block and the structural floor is supported by wood joists then the construction type for the basement is Masonry (Joisted Masonry). Select the type of construction from the listed construction types. NOTE: the description cannot be modified.

9. Basement Depth or Story Height The basement construction type is selected based on the type of exterior wall (of the basement), and the type of structural floor (for the first floor). For example, If the basement walls are concrete block, and the structural floor is wood frame, then the construction type for the basement is Masonry (Joisted Masonry). Enter the depth or story height, up to 99, for any basement areas that apply to this building section. If an entry is not made, a story height of 10’ is assumed.

10. Other Substructure Types In addition to basement, there are four additional choices for substructure: crawlspace, wood stilts (or piers), concrete/steel stilts, and none.

Enter the total area up to a total of 9,999,999 for each substructure type. You do not need to enter the commas; the system will automatically put them in once you tab off the field. Crawlspace An unfinished accessible space below the first floor, generally less than full-story height.

Wood Stilts (or piers) Long wooden posts driven into the ground which are designed to support and elevate the building above the ground.



Concrete/Steel Stilts Long concrete or steel posts driven into the ground which are designed to support and elevate the building above the ground.

None To remove the slab cost, enter the total square footage of the slab to be removed.

11. Exterior Wall Finish There are 32 different choices (including none) for exterior finishes.

Enter a percentage, up to 999, for all types of exterior wall finish for the section. The base costs were calculated using a typical or "average" wall cost. If specific data is known, adjust accordingly.

Adobe Block Adobe block is a stacked solid masonry unit that is sun dried from adobe soil found in arid regions, generally rough in shape and texture. The wall may also be grouted and reinforced. Unless covered with some other material, each block is easily recognized.



Brick, on Frame A brick veneer applied to a stud frame wall such as 2 x 4… studs. Brick, on Masonry A brick veneer applied over a masonry structural material such as concrete block. Brick, Solid Local, inexpensive clay brick with no uniform face or precision mold. This is a solid brick wall used for full structural support.

Brick, Solid, 18” Thick This is a solid brick wall, 18 inches thick, with varying mortar thicknesses depending upon the structural requirements. This wall is used for full structural support. Brick, Solid, 24” Thick This is a solid brick wall, 24 inches thick, with varying mortar thicknesses depending upon the structural requirements. This wall is used for full structural support. Concrete Block Concrete formed into an 8" x 16" (depth usually varies) block and allowed to set until it hardens. The inside of the block is usually hollow but can be solid in some areas of a wall. Concrete Block, Split Face Concrete formed into an 8" x 16" (depth usually varies) block and allowed to set until it hardens. The exposed face of the block has a rough texture which gives the appearance of the block being a naturally split stone. The inside of the block is usually hollow but can be solid in some areas of a wall. Unless covered with some other material, each block is easily recognized.



Concrete, Poured-in-Place, 7” to 10” A solid 7" to 10" concrete wall. The wall is created by laying forms where the wall will be, then trucking in or making on site, a concrete mix that is then poured into those forms. Once poured, the wall will not be moved to a different location. The finished product may be made to look like stone, brick, or wood. Concrete, Precast Panels Concrete structural components that are cast separately, either at a separate location or on a building site.

Concrete, Tilt-up Panels Concrete wall sections that are cast horizontally and tilted or lifted into building position.

Curtain Wall, Glass An exterior wall made of glass and metal that encloses, but does not support, the structural frame of a building. A glass/metal curtain wall is a wall finish and should not be considered as part of the door and window opening percentage.

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Curtain Wall, Granite An exterior wall made of granite and metal that encloses, but does not support, the structural frame of a building. The stone panel is a wall finish and should not be considered as part of the door and window opening percentage.

EIFS, on Frame Exterior Insulation and Finish System (EIFS) is an exterior wall system incorporating a substrate covered with a foam insulation board, a reinforcing mesh, a base coat and a finish coat of synthetic stucco material, applied to a stud frame wall. Sometimes referred to by its trade name, Dryvit.

EIFS, on Masonry Exterior Insulation and Finish System (EIFS) is an exterior wall system incorporating a substrate covered with a foam insulation board, a reinforcing mesh, a base coat and a finish coat of synthetic stucco material, applied over a wall made of concrete block. Sometimes referred to by its trade name, Dryvit. Glass Block Glass formed into an 8" x 8" (depth usually varies) block. The block is usually placed in stacked fashion and mortar is applied to the joint in between blocks. The block allows light to pass through yet controls sound and security. Granite Block, Solid, 24” Thick Solid granite block is a solid cut stone masonry block comprised of granite 24" thick. Insulated Sandwich Panels A panel material used to sheath a building. The panel is made up of two sheets of plywood sandwiching a layer of foam insulation. This should not to be confused with SIP, which is a structural material.



Siding, Fiber Cement on Frame This board is composed of asbestos free fiber and Portland cement combined under pressure. This siding is typically beveled, embossed wood texture finish, and is usually 7.5" wide by 12' long. They are attached directly to the framed exterior wall. Siding, Fiber Cement on Masonry Beveled fiber cement composite boards that are usually 7.5" wide by 12' long are attached to wood or metal furring strips that have been anchored to the masonry frame wall. Siding, Metal or Other on Frame Corrugated metal siding applied to a stud frame wall. Siding, Metal or Other on Girts Corrugated metal siding applied to secondary horizontal framing members extending between columns or studs. Siding, Metal or Other on Masonry Corrugated metal siding applied over a wall made of concrete block. Siding, Wood on Frame Wood panels, usually with shallow vertical groves, applied to a stud frame wall. Siding, Wood on Masonry Wood panels, usually with shallow vertical groves, applied over a wall made of concrete block. Stone on Frame Stone such as granite, fieldstone, or limestone that is either found or quarried locally then is applied to a wood or steel stud frame wall. The stone provides ornamentation only, not structural support for the building. Stone on Masonry Stone such as granite, fieldstone, or limestone that is either found or quarried locally then is anchored to a masonry wall. The stone provides ornamentation only, not structural support for the building. Stone, Solid, 12 Thick This is a solid, 12" thick stone wall such as field stone or limestone that is either found or quarried locally. The wall may have varying mortar thicknesses depending upon the structural requirements. This wall is used for full structural support. Stone, Solid, 18” Thick This is a solid, 18" thick stone wall such as field stone or limestone that is either found or quarried locally. The wall may have varying mortar thicknesses depending upon the structural requirements. This wall is used for full structural support. Stone, Solid, 24” Thick



This is a solid, 24" thick stone wall such as field stone or limestone that is either found or quarried locally. The wall may have varying mortar thicknesses depending upon the structural requirements. This wall is used for full structural support. Stucco on Frame A cement plaster used as an exterior wall surface finish that is usually applied over a stud wall base. The plaster consists of Portland cement, lime, sand and water. Stucco on Masonry A cement plaster used as an exterior wall surface finish that is usually applied over a concrete block base. The plaster consists of Portland cement, lime, sand and water.

12. Roof Materials There are 18 different choices (including none) for roof materials.

Enter a percentage, up to 999, for all types of roof materials for the section.

Aluminum

A thin, typically 22 or 24 gauge, sheet style roofing. Attached with screws or a standing seam (no penetrations) system. Aluminum roofing is usually left unpainted.

Asphalt Shingles

A composition shingle made of asphalt-impregnated felt and surfaced with mineral granules.

Built-up Smooth A built-up roof is composed of three different and distinct elements: felt, bitumen, and surfacing. Felt paper is used to resist the expansion and contraction forces and does not waterproof the roof, but rather allows more bitumen to be applied. The felt is applied in layers over insulation with bitumen mopped over the top of each layer, holding the layers together. After the layers of felt are applied, a layer of rubber membrane is applied to the exposed area of the roof providing an excellent surface to protect the layers of felt. Built-up Tar and Gravel A built-up roof is composed of three different and distinct elements: felt, bitumen, and surfacing. Felt paper is used to resist the expansion and contraction forces and does not waterproof the roof, but rather allows more bitumen to be applied. The felt is applied in layers over insulation with bitumen mopped over the top of each layer, holding the layers together. After the layers of felt are applied, a layer of gravel or slag, mineral granules, or a mineral-coated cap sheet is applied to the exposed area of the roof providing an excellent surface to protect the layers of felt.



Copper A thin (24-28-guage) copper sheet formed to provide an interlocking, waterproof roof covering. Normally, this type of roof is left unfinished to allow for weathering to the patina finish. Fiberglass Translucent Panels Fiberglass sheets used in conjunction with a metal roof system to allow natural lighting. Most commonly used with steel roofs and found on pre-engineered buildings or "pole barns". The translucent panels have the same profile (corrugation) as the steel panels. These panels can also be used on the wall of the building. Fiberglass Shingles A composition shingle made of asphalt-impregnated fiberglass and surfaced with mineral granules. Metal Sandwich Panels A composite roof system incorporating a solid foam insulation "sandwiched" between two sheets of light gauge steel or aluminum. Typical insulation thickness is ½" – 3". Mineral Fiber A roofing material made up of fiberglass mesh and asphalt topped with mineral stones. Single-Ply Membrane A sheet-type roofing made of asphalt-impregnated felts with a granule finish, or a composite material resembling rubber. The composite material is fastened with mechanical fasteners or kept in place with stone ballast (on a flat application). Slate A dense fine-grained metamorphic rock produced by the compression of various sediments so as to develop the characteristic cleavage. Steel A corrugated metal sheet used to protect a building from the weather. Steel , Porcelain Coated A light gauge steel sheet material laminated with a porcelain finish. Often called porcelain enamel, this finish is durable and a premium cost material. Tile, Clay A roof material made from different types of clay and fired in kilns to dry. Clay tiles can be divided into two categories: flat or roll. Tile, Concrete A masonry roofing material (a thin piece of concrete) made from Portland cement, fine aggregate, and pigments. These tiles can be manufactured to resemble clay tile or wood shakes. Tin (Terne) A thin gauge sheet of tin, typically fastened with a standing seam system. Tin alloys have a long life span and are a premium cost product. Tin roofs are not to be confused with steel roofs commonly found on pre-engineered structures. Wood Shakes or Shingles A small piece of building material often shaped thinner on one edge for laying in overlapping rows. Can be used as a covering for a roof or side of a building.

13. Roof Pitch Roof slope is expressed as a ratio of total rise to total run (i.e. 6 on 12, 12 on 12). Pitch indicates the incline of the roof in units of vertical rise per units of horizontal run or distance.

If the entire building has one type of roof pitch, enter 100%. If the building has a combination of different types of roof pitches, enter the percentage for each type. Entries must total 100%. Flat A roof with no pitch.



Low Low pitch is defined as 2:12 to 6:12.

Medium Medium pitch is defined as 8:12 to 12:12.

High High pitch is defined as 15:12 to 24:12.

14. Partition Wall Structure There are 11 different choices (including none) for partition wall structures.

Enter a percentage, up to 999, for all types of partition wall structures for the section. NOTE: If an entry is made in any Partition Wall Structure field, an entry must also be made in Partition Wall Finish. Brick A solid brick interior wall that is either load bearing or non-load bearing and is used to separate rooms. Clay Tile Clay tile is a predecessor to concrete block. Clay tiles have hollow cores to provide structural strength and typically have a 12"x12" face. As an interior wall, they are often finished with plaster. Concrete, Poured-in-Place A hard stone like material made by mixing sand, an aggregate such as crushed stone or gravel, cement, and water. It is poured into place in the structure and allowed to harden. Concrete Block Concrete formed into an 8" x 16" (depth usually varies) block and allowed to set until it hardens. The inside of the block is usually hollow but can be solid in some areas of a wall. Demountable Demountable partitions require tools for installation or removal and are considered partitions, not furniture. These partitions may not be full height (floor to ceiling).

Folding A retractable divider made of lightweight acoustic damping materials, supported by tracks in the ceiling and/or floor when being used. Most folding partitions are stored flush to the wall in spaces designed expressly for them. Glass Block A glass material that is cast into square or rectangle shapes with various patterns and translucency. Usually, the blocks are built into a wall using Mason’s mortar for the joints. Glass Wall Glass panes installed between vertical and horizontal frames, usually aluminum that is attached to the structure.



Studs, Girts Wood or steel framing that can either be load bearing or non-load bearing walls. Common spacing of the studs is 12”, 16”, or 24” on center. Woven Wire Heavy gauge wire panels shaped in a grid pattern.

15. Partition Wall Finish There are 15 different choices (including none) for interior wall finishes.

Enter a percentage, up to 999, for all types of interior wall finishes for the section. NOTE: If an entry is made in any Interior Wall Finish field, an entry must also be made in Partition Wall Structure.

Cold Storage Insulation Typically a 4" insulated panel with the finish material with either aluminum, galvanized steel, or stainless steel. Drywall Interior wall construction using preformed sheets of gypsum wallboard with a vinyl paper covering, rather than plaster as the finish material. Epoxy Wall finish made by applying a liquid material to the partition wall. Epoxy can be mixed with a variety of colors or chips for assorted appearances. Epoxy wall finish is more durable than a painted wall. Paint A liquid wall covering made of pigment and oil, solvent or water, used to color or decorate a surface. Costs include 2-3 coats of primer and paint. Plaster, on Lath The metal mesh lath is supported by framing channels that are either fixed to the ceiling or suspended from the floor or roof joists. The plaster is a mixture of cement and aggregate that when mixed with water forms a plastic mass that hardens when applied. Plaster, Sprayed Same as plaster on lath, only the plaster is applied by spraying onto the lath and not troweled on. Plywood / Hardwood/ Fiberboard This is a fabricated wood product constructed of three or more layers of veneer joined with glue, and usually laid with grain of adjoining piles at right angles. Sheets are usually 4’x8’ in dimension. Sheet- Metal A corrugated metal sheet used to protect a building from the penetration of water and wind. Textured Finish A rough or irregular finish usually obtained by special methods such as stippling, dashing, troweling, floating, or a combination of these. Tile, Acoustical A wall tile finishing material with an inherent property to absorb sound. Usually, the tile is made of mineral fiber or insulated metal materials. Tile, Ceramic A thin, flat piece of fired clay that is attached to the wall surface with cement or other adhesive. Normally used for its durability, easiness to clean and relatively waterproof finish. The most common sizes are 4 ½" x 4 ½" and 4" x 6". Ceramic mosaic tiles are unglazed 1" tiles.



Tile, Quarry A thin piece of stone mined from a open excavation. Normally used for its durability, easiness to clean and relatively waterproof finish. A shale, clay type of unglazed tile, most commonly 6" x 6" x ½" in size. Wallpaper or Vinyl An interior patterned paper or vinyl sheet wall covering backed with a water-soluble adhesive. Wood Paneling A veneer or solid wood interior wall finish, usually in sheets of 4’ x 8’ or boards of 4" to 12" in width.

Entry of Ceiling and Wall finshes on the BVS observation forms requires clarification for Field Representatives. When descibing observation of paint on drywall or paint and textured finish on drywall, entries should be made that total 200% or 300%. The BVS Study Guide has been revised based to clarification received from MSB. A recent explanation from MSB is exerpted below.

“Yes, you need to add 100% for painting that is on the drywall. When you enter 100% for drywall the system assumes it’s just the drywall, no other covering. And yes, you should also enter the texture at 100% or the percentage needed on top of putting in 100% paint.” From MSB Account Management.

16. Floor Finish There are 21 different choices (including none) for floor finishes.

Enter a percentage, up to 999, for all types of floor finishes for the section.

Brick Floor finish made from a hard, burned brick of smooth or rough texture face, and made of selected colors and sizes. Carpeting A heavy woven or felted fabric used for floor covering. Concrete A concrete floor covering made by applying a thin film sealing Sealer or Topping compound, such as chlorinated rubber, to the surface once the concrete has set.



Epoxy Flooring made by applying a liquid material to a dense subfloor. Epoxy can be mixed with a variety of colors or chips for assorted appearances. Epoxy flooring is more durable than a painted floor. Gratings Constructed of flat steel or aluminum bearing bars and are usually attached by welding. Spaces in the gratings are typically ¼ inch or less so canes, crutches, and women’s shoes will not go through the openings. Hardwood Hardwood flooring can be manufactured from any commercially available species of wood. Board sizes vary and the installation of the hardwood floor depends upon the board size. An average grade of hardwood flooring has been used in this product. Hardwood Gym Floor Narrow boards of maple laid edge-to-edge to form a finished floor surface such as a gymnasium floor. Linoleum This resilient type of flooring consists of cork, wood, and oleoresins. Linoleum flooring is used where floor loads are 75psi or less and when stain resistance is a must. Marble Flooring made from stone slabs or tiles. Pedestal This access floor system is typically used in computer rooms, hospitals, schools, and offices. The flooring is raised and supported in place by a steel tube base and steel stringers. The flooring material is typically grounded to avoid static electricity and dust accumulation. Seamless A resilient flooring made of any version of thermoplastic resins, pigment and clay-based fillers. Found in sheet form, it has asbestos or felt backing. Slate Softer than granite and quartz, this flooring material scratches easily and the flat crystals give a salty appearance. Synthetic Gym Floor Manufactured from rubber tires containing nylon fibers for strength, this flooring is applied to the subfloor with cement and can be found in gymnasiums and golf stores. Terrazzo A durable floor finish made of small chips of colored stone or marble, embedded in cement and polished in place to a high glaze. Tile, Asphalt A resilient flooring comprised of resins, typically applied over a subfloor with a bonding coat. Tile, Rubber Typically interlocking rubber tiles made in various thicknesses, applied to the subfloor with an adhesive. Tile, Vinyl Composite A resilient flooring consisting of vinyl resins and fillers. Also referred to as VCT, the maximum recommended load limit is 50psi. Tile, Ceramic A thin flat piece of fired clay that is attached to the floor surface with cement or other adhesive. Normally used for its durability, easiness to clean and relatively waterproof finish. The most common sizes are 4 ½ x 4 ½ and 4” x 6”. Ceramic mosaic tiles are unglazed 1” tiles. Tile, Quarry A thin piece of stone mined from an open excavation. A shale, clay type of unglazed tile, most commonly 6” x 6” x ½ in size.



Vinyl Sheet A sheet made of any version of thermoplastic resins, pigment, and clay-based fillers. Found in sheet form, it has asbestos or felt backing.

17. Ceiling Finish There are 15 different choices (including none) for floor finishes.

Enter a percentage, up to 999, for all types of ceiling finishes for the section.

Cold Storage Insulation Typically a 4" insulated panel with the finish material either aluminum, galvanized steel, or stainless steel. Drywall Sheets of gypsum wallboard that are fastened in place with screws or nails and then the joints are taped and finished. Gypsum wallboard is comprised of air-entrained gypsum sandwiched between two sheets of absorbent paper. Drywall, Vinyl Covered A ceiling finish using preformed sheets of gypsum wallboard with a vinyl paper covering, rather than plaster as the finish material. Paint A liquid ceiling covering made of pigment and oil, solvent or water, used to color or decorate a surface. Costs include 2-3 coats of primer and paint. Plaster, on Lath The metal mesh lath is supported by framing channels that are either fixed to the ceiling or suspended from the floor or roof joists. The plaster is a mixture of cement and aggregate that when mixed with water forms a plastic mass that hardens when applied. Plaster, Sprayed Same as plaster on lath, only the plaster is applied by spraying onto the lath and not troweled on. Plywood / Hardboard/Fiberboard This ceiling finish is a fabricated wood product constructed of three or more layers of veneer joined with glue, and usually laid with grain of adjoining piles at right angles. Sheets are usually 4’x8’ in dimension.



Entry of Ceiling and Wall finshes on the BVS observation forms requires clarification for Field Representatives. When descibing observation of paint on drywall or paint and textured finish on drywall, entries should be made that total 200% or 300%. The BVS Study Guide has been revised based to clarification received from MSB. A recent explanation from MSB is exerpted below.



“Yes, you need to add 100% for painting that is on the drywall. When you enter 100% for drywall the system assumes it’s just the drywall, no other covering. And yes, you should also enter the texture at 100% or the percentage needed on top of putting in 100% paint.” From MSB Account Management.

18. Heating Enter a percentage, up to 999, for all types of heating systems for the section. The base costs were calculated using a typical or "average" heating cost. If specific data is known, adjust accordingly. Boiler and Piping Only A boiler is defined as a vessel in which a liquid is heated or vaporized. Depending upon the system, water is heated to a desired temperature by either coal, oil, gas, wood, or electricity, creating hot water or steam. The heating medium is then piped to the convection device.



19. Cooling System There are 10 different choices (including none) for heating systems. Enter a percentage, up to 999, for all types of heating systems for the section. The base costs were calculated using a typical or "average" cooling cost. If specific data is known, adjust accordingly. Chilled Water with Air Handling Units An air-handling unit consists of a fan and a motor, a heating element, and a cooling coil housed in an enclosure. The unit is usually concealed from view by placing it in an equipment room or above the ceiling. Air from the unit is ducted to the desired location and controlled by dampers and thermostats. The heating medium is usually hot water from a boiler or a central system. The cooling source is chilled water or refrigeration coils.



20. Fire Protection Systems Fire Protection Systems area divided into three separate systems: Sprinkler System, Manual Fire Alarm System, and Automatic Fire Detection System. Enter a percentage, up to 999 of the gross floor area served by the fire protection system. Enter 100% to indicate that an area is fully covered Sprinkler System An automatic fire sprinkler system, consisting of piping and sprinkler heads that discharge water upon activation by a flame. Lower quality systems employ PVC piping and higher quality systems employ either copper or iron pipe. Cost includes installation. Enter “N” if there is no sprinklered area.



Manual Fire Alarm System A manual fire alarm system includes pull stations with either a horn or bell, or a light. This system is not connected to any other systems or the fire department. Enter “N” if no area is covered by a manual fire alarm system. Automatic Fire Detection System An automatic fire detection system includes a smoke and/or fire detection system that activates the manual fire alarm systems. This system typically activates fire doors, shuts down the air conditioning system, and notifies the fire department. Enter “N” if no area is covered by a fire detection system.

21. Electrical Quality There are three different electrical quality types, as well as none. Enter a percentage, up to 999, for each electrical quality for the section. Low Based on the national building codes, low-electrical quality is below the standards set for each occupancy. Average Based on the national building codes, average-electrical quality meets the requirements set for each occupancy. High Based on the national building codes, high-electrical quality goes above the requirements set for each occupancy.

22. Elevators There are two different elevator types that can be entered: Passenger and Freight. Enter a number, up to 99, for the total number of elevators for the section. Passenger Elevator Has well-defined requirements regarding the usable area of the car platform and the load that must be carried. Freight Elevator Depending upon its classification, a freight elevator can have various platform loading versus area depending upon the intended use of the elevator. Freight elevators are prohibited by elevator codes from carrying any passengers other than those required to handle freight. Cost Adjustments include depreciation, location adjustments, hillside adjustments, user adjustments, and miscellaneous additional features.

23. ACV Adjustments

Building Condition The general, overall condition of the building (considers the desirability and usefulness of the building).



Excellent The building is in perfect, like-new condition. It is very well maintained with no evidence of physical deterioration and is occupied by the use for which originally intended. All building services are modern, proper and adequate. Good Although it has been well maintained, some minor deterioration is visible and the building is still being used as originally intended. Its building services are proper and adequate. Average The building is beginning to show signs of normal wear and tear. The building is still used as originally intended or occupied by a use for which it was renovated. The building services are functional. Poor Definite deterioration is obvious throughout the building. The building may be occupied by a use other than originally intended and the building services may be partially removed, unused, or made adequate through adaptation for the present occupancy. Very Poor The building is approaching unsound condition. The building or portions thereof may be unusable and some building services may be unused.

Effective Age Effective age is the number of years of apparent age, sometimes determined by deducting the estimated remaining life from normal life. Remodeling or renovating the building can reduce effective age. The effective age, not the actual age, is used in combination with the Building Condition to estimate an appropriate amount of depreciation. Actual age is the number of years between the date the building was constructed and the inspection date.

For IPI usage, consider the actual age to be the effective age unless you observe that there has been substantial remodeling or renovation. Observation of a new roof or new carpeting doesn’t warrant an adjustment. However, if you see that work has been performed on a number of components, an adjustment is needed. If there had been substantial renovation three years ago, the effective age entered should be judged somewhere between the actual age and age since major renovation.

24. Additions Use this window to record any additions such as balconies, canopies, mezzanines, and stained glass windows. Select the choice of these that most accurately represents the observed feature.

Valuation/Section Specify whether this adjustment should be totaled with this individual section or should be added to the total at the end of the valuation. Those items that you select to be added to the section will be shown only in the section you are entering. Any additions that are to be added to the Valuation will be shown when making entries for all sections.



Detail Provide the observed detail such as number, type, and sizes of stained glass windows or the number and dimensions of the balconies, canopies, and mezzanine.

25. Miscellaneous Additional Features If there are additional features that the insured identifies and knows the costs, these can be added here. Valuation/Section Specify whether this adjustment should be totaled with this individual section or should be added to the total at the end of the valuation. Those items that you select to be added to the section will be shown only in the section you are entering. Any additions that are to be added to the Valuation will be shown when making entries for all sections. Miscellaneous features include 3 separate areas: Description, Adjustment Value, and Add to.

Description Enter a brief description of the miscellaneous feature, up to 32 characters.

CL220 Completing the IPI BVS Survey Form1. Building NameSection Number

2. Number of StoriesGross Floor AreaGross (Total) PerimeterSpecial Case Instructions: 1.5 Story/Cape Cod Conversions

3. Construction QualityQuality of MaterialsQuality of WorkmanshipWorkmanship in masonry workQuality and Complexity of DesignQuality RankingsEconomy (1.0 - 1.9)Average (2.0 - 2.9)Superior (3.0 - 3.9)Premium (4.0 - 5.0)

4. Occupancy CodeStory Height (This is not the entry for Number of Stories)Determining and Entering “Average Story Height”

5. Construction TypesBuilding Substructure6. Basement Type7. Basement Finish Occupancy8. Basement Construction Type9. Basement Depth or Story Height10. Other Substructure Types11. Exterior Wall Finish12. Roof MaterialsAsphalt Shingles

13. Roof Pitch14. Partition Wall Structure15. Partition Wall Finish16. Floor Finish17. Ceiling Finish18. Heating19. Cooling System20. Fire Protection Systems21. Electrical Quality22. Elevators23. ACV AdjustmentsBuilding ConditionEffective Age24. Additions25. Miscellaneous Additional Features

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