Routine property maintenance – Why is it so often overlooked? – Part 1

By adopting a planned approach to maintenance an occupier can help to avoid the need for unplanned emergency repairs. This will also help to maintain the value of a building and in some cases even help to add value.  

Source: quotationcheck.com 

I am not a mechanic but like most people I am aware that if I do not do take care of my car then it will eventually break down. Regardless of what you may know about cars, most people can do basic things such as checking oil and water levels, checking and maintaining tyre pressures as well as the filling up with fuel and occasionally even cleaning your car!  In a similar way buildings require 'regular basic maintenance' in order to prevent more long term issues manifesting themselves, which if not carried out can prove to be very expensive to rectify. As a Chartered Building Surveyor it never ceased to amaze me when I would see significant defects or damage, which had resulted from what would have originally been a very simple thing to fix.  On occasions this was down to lack of knowledge or awareness on behalf of the occupier, however it can also be said that laziness was also a common cause. This is because many see and are aware of problems in their building but do not see any urgency as the building is still ‘functioning’. Basically, the issue is ignored!  Going back to the example of the car, it would be the same as hearing a rattling noise in your car as you drive along and instead of getting this rectified you turn the radio up, because the car is still  'functioning'. Eventually however the car will break down and the cost of repair is likely to be much more expensive than if you had dealt with the problem in the first place.  The old adage ‘prevention is better than cure’, is something that immediately comes to mind and this is particular relevant in respect of buildings.

By adopting a planned approach to maintenance an occupier can help to avoid the need for unplanned emergency repairs. This will also help to maintain the value of a building and in some cases even help to add value.  The value of a building can be significantly affected by its condition; in fact there are many examples of properties of similar size and type, in very close proximity that can vary by many thousands of pounds as a result of the difference in their conditions. If regular un-costly maintenance can add significant value to a property, then you would have to ask why so many people fail to do it!

Source: www.todayshomeowner.com

There are a number of routine basic maintenance tasks that can be undertaken in a building (both externally and internally) in order to increase the serviceable life of various components and to prevent more serious, often costly problems occurring in the future.  As you can see from my suggestions below, in most cases you do not need any specialist knowledge or training and you will only need to engage the services of a building contractor for the more risky or complicated activities or possibly where it may be more physically challenging than you are able.

Clear rainwater gutters - Blocked gutters will allow rainwater, sometimes in high volumes, to discharge onto external surfaces.  Over a period of time this can result in problems such as penetrating damp, condensation and timber decay to occur.  Large volumes of water discharging into the ground can also affect the ground bearing capacity of certain types of ground under foundations, sometimes resulting in very serious problems such as ground movement such as settlement or subsidence.  Therefore regularly checking that gutters are clear can prevent some very significant defects occurring in the future.

Cut back trees, shrubs and vegetation - Trees, shrubs and vegetation provide a much softer appearance than buildings and structures and are an important feature for many when considering purchasing or occupying a building.  Whereas they have many positive qualities, if not maintained they can prove to be extremely detrimental to a building.  Trees and particularly tree roots can undermine foundations and damage drains and are often found to be the cause or significant contributing factor to ground movement. Therefore, trees need to be monitored and maintained when they are located within a distance that could affect a building. If trees become an issue, specialist advice is likely to be necessary from an Arboriculturist in order to provide accurate remedial measures to address the problem.

Vegetation in close proximity to a building will retain a large amount of moisture.  Ivy is a common example of vegetation that grows rapidly and can cover large areas of external masonry walls.  Whilst this may provide a certain amount of ‘charm’ for many, in prolonged wet conditions, the ivy will retain a large amount of water, which will be in contact with external walls.  This will result in colder surface temperature for the wall, which in turn can increase the risk of condensation internally.  Add to this the fact that ivy provides a habitat for all sorts of insects which can use it as a route into window frames, air bricks and other weaknesses in the building at high level and suddenly it starts to lose a little bit of its charm. This is issue is not exclusive to ivy, in fact any vegetation that is allowed to grow in close proximity to a building has the potential to cause the same issues, and should therefore by regularly maintained and controlled.

Wash down UPVC  - Over the last thirty years UPVC has become increasingly popular as a material used for external building components, particularly for guttering and downpipes and window frames.  UPVC external cladding, soffits and fascia boards are also now commonly used in place of timber due to the perceived reduction in maintenance and improved life expectancy.  To a point this is correct, however it is a complete misconception that once UPVC is installed that it can be left forever and does not need any maintenance. Have you ever notice that when first installed that UPVC has a ‘shiny gloss’ finish.  However over a period of time being exposed to external elements, the surface will dull down. This can be due to photo-oxidation which causes bleaching (staining) and loss of pigmentation of the UPVC.  Once this occurs the UPVC will pick up dirt, dust and other particles and become discoloured.  Simply washing down UPVC surfaces every six months with warm soapy water will significantly reduce the risk of this occurring.
Next week, In part 2 I will discuss some further routine maintenance tasks that can be undertaken in a building (both externally and internally) in order to increase the serviceable life of various components and to prevent more serious, often costly problems occurring in the future.   

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Energy efficiency in residential dwellings

One in every five UK households are currently in fuel poverty. Coupled with the fact that energy providers are continually raising their prices, this issue is becoming increasingly prominent; the basic necessity of keeping warm can no longer be taken for granted. It is estimated that a minimum of 5.5 million people within the UK are living in houses that are inadequately heated

Source: www.eco-uk.co.uk

Fuel poverty occurs when a household spends 10% or more of its income on fuel; figures show that one in every five UK households are currently in fuel poverty. Coupled with the fact that energy providers are continually raising their prices, this issue is becoming increasingly prominent; the basic necessity of keeping warm can no longer be taken for granted. It is estimated that a minimum of 5.5 million people within the UK are living in houses that are inadequately heated due to self-rationing, made necessary by insufficient funds (The Guardian 2011). Modern new build properties benefit from legislation such as Part L of the Building Regulations, which ensure that construction is adequately insulated. Efficient methods of heating property are also being implemented more regularly; this however, provides no relief for the millions of people living within existing housing stock. 

While there are ways in which home-owners can improve thermal efficiency, methods often require financial investment (sometimes substantial), and exhibit long payback periods. Improving thermal efficiency, using external wall insulation for example, can result in payback periods of 12 years and cost as much as £65 per square metre (Oxford Solar n.d.). This can mean that while people may want to improve their homes, the same financial concerns which mean they are subjected to cold living conditions, prevent steps being taken to make improvements.  In addition to financial benefits, increasing efficiency will also result in fewer carbon emissions. The Climate Change Act 2008 has made the UK the only Country which has introduced a legally binding framework intended to address climate change by reducing emissions by at least 80% by 2050, when compared to the levels seen in 1990 (Committee on Climate Change n.d). Ensuring that existing homes are used efficiently is a cost effective way of contributing towards this target. The former coalition government saw Green Deal as a vehicle for meeting these targets; however Green Deal did not have the effect that the government had hoped. 

A Thermostatic Radiator Valve (TRV) - Source: abodesolutions.com

Daniel Coghlan, a recent graduate of mine at Coventry University, considered energy efficiency in residential dwellings as part of his final year dissertation, and undertook some very interesting research. The purpose of the research was to ascertain whether heating costs could be reduced by using an existing heating system more efficiently. If this was possible then this would allow savings to be made with little or no financial investment. The research involved taking meter readings in a selected residential property both before and after alterations were made to the use and set-up of the heating system. The usage during both periods was then compared to ascertain whether the alterations that were made have affected the efficiency of the central heating system, and if they have, to what extent.  The property selected was a detached 1970’s house with insulated cavity walls. The heating system comprised of a condensing combination boiler which fed a wet radiator array; heat was controlled using a programmer integral to the boiler, a central room thermostat and thermostatic radiator valves on each of the radiators.

A meter reading was taken on the 1st October 2011 and one was obtained from the resident for the 1st September 2011. The resident at the property was then left to utilise the heating system as they normally would; repeat readings were taken at the first of each month for a total period of 3 months, ending on 01st December 2012. The purpose of this was to ascertain energy usage over a set period of time prior to any system alterations. Following this, alterations were made to the system. These alterations included:

       1. Bleed radiators to remove trapped air
       2. Balance System
       3. Discuss room use and set TRVs accordingly
       4. Reduce temperature of system slightly
       5. Remove restrictions surrounding TRVs
       6. Set a programme timer suitable for general daily use
       
The results from the case study showed that alterations made to the set-up and use of the central heating system within the property resulted in a reduction of 18% in energy usage. It is understood that there were a number of limitations to the research, however this result  provides a strong indication that considered use can improve efficiency. In addition to the case study a questionnaire was devised to establish the levels of understanding of the use of a central heating system. Of the returned questionnaires, only 14% of those who responded used their central heating systems efficiently. Therefore, the combined result of the research shows that the efficiency of a central heating system can be improved by altering use, and currently, there is a deficiency in understanding or common practice of incorrect central heating system use within the UK.  

Limitations with the research were; 

Within the case study, monitoring was undertaken for three months in each period consecutively. This meant that varying weather conditions will have affected the boiler efficiency and the consequential energy consumption may not be completely representative of the alterations made. 

Another consideration is gas usage within the case study property as gas is not used exclusively for heating; the cooker hob is also fuelled using gas. This means that, while the same number of residents were residing within the property during both periods, varying eating patterns may have introduced further inaccuracy into the results. December for example is a time when residents are off work, and likely to entertain, again resulting in more cooking, higher gas usage and less reliable results. 

Different families are likely to have different comfort requirements and eating habits for example. In addition to this, differing windows, doors, thermal insulation, boiler type and radiator sizing for example would all make data obtained from different properties less directly comparable.  In addition there are a number of potential limitations commonly associated with observational information gathering techniques, such as when individuals or groups of individuals are aware they are being watched, they can sometimes change their behaviour, a phenomenon known as the Hawthorne effect (Kumar 2005: 120-121).

Despite these limitations the research demonstrated that energy and consequently cost savings can be made by educating and encouraging people to use their heating systems more efficiently.  Notwithstanding the fact that buildings also need to be made thermally efficient in the first instance, otherwise all of the heat created is likely to disappear through the walls.

(The above article is a summary of research undertaken by Daniel Coghlan BSc(Hons) as part of his final year dissertation at Coventry University and is published with the express permission of Daniel)

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House hunting? - Look beyond the decorations!

No matter what the condition or quality of the decorations and other finishes, most people will usually re-decorate to their own taste anyway.  It is important that your mind is focused on looking beyond this, which will allow you to focus on the condition and layout of the building

Source: www.ibtimes.co.uk

Throughout my career as a Building Surveyor I have been lucky enough to have undertaken many different types of surveys of all types of buildings both large and small and in varying degrees of condition. This experience has given me the ability to identify 'possible issues' in a building without undertaking an intrusive inspection. In simple terms if you know where to look and what to look for, you can quickly establish issues that may need much closer attention.

Whilst house hunting fairly recently and viewing properties for the first time you may be surprised to learn that even as a Chartered Building Surveyor I am in the same boat as everyone else. Most properties that my wife and I recently viewed were both occupied and furnished and for a first viewing most sellers would expect a quick tour of the building followed by few questions. I think they would be a little shocked if I walked in with my surveying equipment and then started to systematically take their house to pieces so that I could decide if it was worth returning for a second visit! Something tells me that even if I wanted a second viewing the seller is unlikely to want me back! Even though my natural instinct is to be more intrusive I have to extend the same courtesy as anyone else.

Source: www.repointer58.com

When undertaking the viewing (notice the term 'viewing' and not 'inspection') there are some key things that I look for which will give me a good idea of the general condition of a building. Although I would always advise anyone to have an inspection carried out be a qualified surveyor I also thought it would be worth sharing some tips, so that those with limited or indeed no knowledge of buildings may at least be able to identify issues that they could question and bring to the attention of their advisers. This basic knowledge could also be a deciding factor which may lead to a decision not to pursue a particular property and to focus your attention on others.

Externally, I will always look at the condition of the external walls for signs of cracking, distortion (possibly bulging) and also the condition of the materials generally.  Cracking and/or distortion can occur for many different reasons and the consequences can sometimes be very serious.  It is however worth noting that if cracking or distortion in an external wall is noted that it could be historic and less significant than the damage may suggest.  There is a natural reaction by many people to panic when they see cracking in a building, however in many cases the problem can be rectified reasonably quickly and cheaply.  If you do identify cracking in a building it is always worth obtaining professional advice to arrive at an accurate prognosis.   Also, look out for signs of 'new' pointing.  Pointing refers to the horizontal and vertical mortar joints that 'bond' the masonry units together.  If you see a slightly lighter (in colour) or a different colour, area of pointing, particularly if this is in a vertical stepped position, this would suggest that recent cracking may have occurred and the cracking has been infilled.  Again, bring this to the attention of your professional advisor.

External ground levels should also be looked at closely, particularly at the junction of external walls. A damp proof course is installed in external perimeter walls to prevent moisture rising through masonry by capillary action and into a building.  Current Building Regulations require the damp proof course to be installed 150mm above external ground levels. The importance of the damp proof course is often not appreciated and you will often see raised flower beds installed abutting external walls, new driveways installed at a higher level that previously and render being applied to walls.  All of these have the potential to 'bridge' the damp proof course and provide an easy path for moisture and damp to find its way into a building.

When viewing internally it is important to look beyond the internal decorations and furnishings. Everyone has different tastes and often the conversation after the viewing can focus on 'that hideous room' or 'those awful carpets'!  This however is missing the point.  No matter what the condition or quality of the decorations and other finishes, most people will usually re-decorate to their own taste anyway.  It is important that your mind is focused on looking beyond this, which will allow you to focus on the condition and layout of the building. Try to focus on the potential of a house and this will open your mind up to think about what you can do rather than what you do not want to do.  In the whole process of buying a house, decorations and furnishings should be the least of your concerns, given that there are so many other serious problems that could arise.

Internally, you should look closely at the internal wall surfaces for signs of dampness.  This will include visible damp patches, peeling or flaking paint or possible peeling wallpaper. Dampness can occur in a building in many ways such as rising damp, penetrating damp and also condensation. In ground floor rooms pay particularly close attention at low level especially on the inside surface of external walls. Any damp identified above a metre and a half above ground level, will not be rising damp and may be a result of leaking plumbing or possible damp penetration from poorly maintained gutters and downpipes.  It is not uncommon for condensation mould to be present, especially in kitchens and bathroom.  This is due to the activity and subsequent high concentrations of water vapour in these rooms. Condensation could suggest poor ventilation, poor thermal insulation to external walls or possibly inadequate heating, or a combination of these.

If you identify dampness or cracking during your visit then bring these to the attention of your professional advisers. Hopefully the above information will help those who are unfamiliar with buildings to identify some warning signs that would suggest further investigation.  A Surveyor will undertake a detailed and comprehensive survey, if instructed, and this will provide you with an explanation of the condition of a building together with the likely cause and recommended remedial works.  So if you undertake a viewing and you identify some of the issues discussed above you may decide not to pursue that particular house any further or to seek further professional advice.

Please feel free to share this article and other articles on this site with friends, family and colleagues who you think would be interested

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.