Considering topical issues in Surveying and Property related areas and also within the wider Construction Industry. Readers are encouraged to comment on topics and to make suggestions for future postings.
In last week’s article I discussed the human desire to construct high rise buildings and posed the question: Is there a limit to how high we can build?’.TheCouncil on Tall Buildings and Urban Habitat (CTBUH), have formulated a list from their database which shows completed, under construction and planned ‘skyscrapers’ over the coming years, demonstrating that construction and demand for high rise buildings is on the increase. This week I wanted to publish details of the 10 current highest buildings in the World, as detailed the Council on Tall Buildings and Urban Habitat (CTBUH) database:
Willis Tower (Formerly Sears Tower) - Chicago - USA - 442Metres - 1450 Feet - 108 Floors - Completed 1974
Source: Google Images
Number 9
KK100 Development - Shenzhen - China - 442 Metres - 1449 Feet - 100 Floors - Completed 2011
Source: Google Images
Number 10
Guangzhou International Finance Centre - Guangzhou - China - 439 Metres - 1439 Feet - 103 Floors - Completed 2010
Under Construction - Source: Google Images
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.
On May 6th 1954 when Roger Bannister broke the four minute mile, there were many who thought that this would never be beaten.The record has since been broken a further eighteen times. I wonder if this will also be the case with high rise buildings, motivated by our human desire ‘to go one better’ than the previous best
Sometimes we have to stand in awe at the creativity and innovativity of the human race, where we are constantly stretching the boundaries of possibility. This is welldemonstrated around the globe with the large amount of high rise buildings that are either in the process of being constructed, or have actually been completed.
Burj Khalifa - UAE - Source: Google Images
Demand for high rise buildings is on the increase, which is demonstrated by theCouncil on Tall Buildings and Urban Habitat (CTBUH), who have formulated a list from their database which shows completed, under construction and planned ‘skyscrapers’ over the coming years.Click on this link to take a look at this list where you will notice that if all of the proposed and under construction buildings are completed, then by 2020, only one of the current top 10 buildings (Burj Kalifa – Dubai), will remain in the top 10 buildings, and in fact only two of the current top 20 buildings, will still appear in the top 20.These statistics are staggering, however demonstrate our inate desire to build big.At the top of the list of proposed tall buildings is the Kingdom Tower in Jeddah, Saudi Arabia.A licence to build the tower was granted in February 2012 and the project is targeted for completion by 2017. It is expected to cost $1.2bn, and form the first phase of a wider Kingdom City scheme that is estimated in the region of $2bn.Kingdom Tower will rise to 1000 metres, which will exceed the current completed tallest building (Burj Kalifa – Dubai), by a further 172 metres. The tallest building in the European Union is currently The Shard’ in London. Completed in 2012. The building stands at what now seems to be a modest 309.6 metres, when you take into consideration the buildings on the CTBUH list.In fact if all of the under construction and planned buildings on the list are completed, The Shard will not even appear in the top hundred tallest buildings in the world by 2020!
Petronas Towers - Malaysia - Source: Google Images
There are a number of reason that may motivate investment in a high rise building, including, scarcity of land in large cities (often their central business districts), increasing demand forbusiness and residential space, economic growth, human aspiration to build higher, innovationsin structural systems and products and ultimately prestige.However, planning and constructing a large building comes with many challenges that are less of an issue for smaller buildings.This includes things such as finance, planning restrictions, energy use (although many new buildings are adopting renewable technologies), structural considerations, circulation in what effectively becomes a vertical street, external facade (fixing, maintenance and cleaning), internal environment to achieve human comfort, and so on.The more high rise buildings that are built, then the more these issues are better understood, however as we stretch the boundaries and construct even higher, then we are likely to encounter further obstacles that we may not have previously contemplated.
As an example let us consider one of the fundamental needs, water supply, in a very high building.If we consider the provision of a water supply pipe from the bottom of the building to the top, it is easy to imagine why this could prove to be problematic.As previously stated the current highest building in the world is 828 metres high.Therefore trying to ensure that the water supply travels such a long distance in a vertical direction and can be used at the right pressure when needed is never going to be straightforward:
‘Plumbing is one of the more challenging problems to solve due to the loss in pressure as water travels up a vertical pipe.Plumbing engineers found out that as you lift water above a datum, you lose 1 pound per square inch for every 2.3 feet of elevation. This small but incremental loss makes achieving high water pressure at the top of a water column very difficult. Most water fixtures require at least 25 psi to operate or flush properly, so measures to ensure consistent water pressure throughout the building must be implemented. As the building get taller, another problem arises as the water pressure at the bottom of a vertical pipe becomes too great for safe operation and building codes’
‘The early solution to this problem was a water tank mounted on the top of a building with fill pumps at the bottom of the building. Water is supplied to occupants through a simple gravity down feed system.Today, a system of pressure-reducing valves and sub-risers are used to manage the inconsistent water pressure throughout a skyscraper. Pressure-reducing valves reduce the pressure at the bottom of the building, while sub-risers increase the pressure for the skyscrapers upper floors. Today’s systems lack a main tank, but rather integrate the whole system within a buildings walls and basement’
Source:http://www.allaboutskyscrapers.com/
The above discusses a single issue to demonstrate the complexity of design issues in respect of building higher.Other issues such as sewage, lifts, emergency escape, fire fighting provision, earthquakes (and many others ) etc. could equally have been selected, as they pose significant design challenges for very high buildings.Despite this it appears from buildings on the CTBUH list, that these issues are not standing in the way of buildings becoming evermore higher.This then poses a question. ‘Is there a limit to how high we can build?’ Well, at present it appears not, but surely there has to be a limit?On May 6th 1954 when Roger Bannister broke the four minute mile, there were many who thought that this would never be beaten.The record has since been broken a further eighteen times, with the current record being held by Moroccan, Hicham El Guerrouj achieving a time of 3.43.13 in Rome in 1999.I wonder if this will also be the case with high rise buildings, motivated by our human desire ‘to go one better’ than the previous best.Who knows what human inginuity will produce in the future?The possibilites seem endless.
Next week I will show you the current top 10 tallest buildings in the world in pictures. Very interesting and well worth looking at!
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.
Guest article from Richard Davies - Project Manager,Capital Projects,Property Services – Severn Trent Water
When organisations are looking to rationalise, their first port of call is often an external consultant.In my experience, where the consultant fails is not getting to grips with the culture of the organisation that has instructed them.....This leads to wasted time and recommendations that cannot be implemented
Severn Trent Centre - Google Images
In these increasingly uncertain economic climates, all organisations are looking to minimise their cost base and gain maximum efficiencies.This can lead to many actions for example reducing staff and an increased focus on outgoings.This is as true for large organisations regardless of size.It is a fact that one of the areas of focus, particularly for large organisations is the use and amount of operational space they hold, particularly if they have recently rationalised their staffing levels.
Until a few years ago, property was just something a company had to have in order to operate.In most cases was treated as an unavoidable overhead, not a key part of the business, however it is increasingly becoming an important part of the cost base as companies look to minimise their overheads.With modern technology allowing people to work from home, in most cases reduced work force sizes, and most companies adopting open plan rather than cellular office space companies are finding that they have more space than they need and a rationalisation is required.
Having more space than you need leads to not only more rent, rates etc, but the space needs to be heated, lit, secured and managed, all of which is a strain which organisations can ill afford in these austere times.In addition, there has been an increased tendency to move to open plan and hot desks from cellular office due to the amount of space taken up by offices.Consequently this reduction in space can lead to savings in many areas: - energy bills, FM, security etc.
Severn Trent Centre - Under Construction
My work over the past 3 year at Severn Trent Water has been centred on these types of activity.The business has an aging, dilapidated estate which is in need of significant investment.The first part of this was a new Operational Centre in Coventry, which allows the workforce to work in a much more flexible way.It promotes the open plan and hot desking philosophy with an IT solution that allows working from home and other places to be as productive as the office.By creating this building (Severn Trent Centre) it allowed us to close 7 other buildings, all of which were old and inefficient.An illustration of this can be seen in the carbon footprint as the new building uses far less energy than any one of the buildings closed on, which is another important aspect for Severn Trent Water.
Many organisations are going through similar processors at present and this rationalisation exercise should provide opportunities for property professionals across the spectrum, with re-design of space, fit out, review of leases, enacting of breaks in leases etc.However this opportunity must not be squandered. When organisations are looking to rationalise their first port of call is often an external consultant.In my experience, where the consultant fails is not getting to grips with the culture of the organisation that has instructed them.Their advice is restricted to analysis of headcount, square meterage and cost thereof, without really understanding how the organisation works.This leads to wasted time and recommendations that cannot be implemented.
It is vital that any advice provided must be considered in the context of the culture and operations of the organisation and therefore consequently there is an increasing need for large organisations to have a resident property expert that understands both the property world and the nuances of the organisation.Only then, can they help steer the consultant and apply the advice provided by external bodies to gain the most savings. It is, however true to say that professionals on the outside remain closer to the cutting edge and new thinking than those within client bodies as there is a certain level of insulation that comes with working within a client body.There is not the daily interaction with other similar professionals which can lead to a lag in implementing new industry best practice.
As long as the economic climate remains in its current state of health, companies will increasingly review their property costs, which will in turn result in opportunities for consultants, either as the resident expert within a client body, or as a consultant providing advice.
Richard Davies - Project Manager,Capital Projects,Property Services – Severn Trent Water
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.
Nature gives us the choice of whether to ignore our buildings externally and let them deteriorate or to undertake regular maintenance and improve their life expectancy and aesthetic appeal.We have no control over nature but we do have control over how we react to it.
Source: Google Images
I am not a mechanic but like most people I am aware that if I do not take care of my car then it will eventually break down. Regardless of what you may know about cars, most people (but not everyone!) can do basic things such as checking oil and water levels, checking and maintaining tyre pressures as well as filling up with fuel and occasionally even cleaning the 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.Last week I discussed the importance of undertaking maintenance to buildings and introduced a number of routine basic maintenance tasks including clearing rainwater gutters, cutting back trees, shrubs and vegetation and washing down UPVC.This week I offer some further advice in respect of external decorations.
How many times do you walk or drive past a building, which is in a very poor state repair and asked yourself why the occupants have allowed this to happen?Allowing the external envelope of a building to deteriorate will not only give a very negative visual impression, but also create an environment for materials/components to deteriorate and decay.As an example let us consider softwood timber, which is used externally for numerous building components including windows, doors, soffit and fascia boards, barge boards, cladding and so on.Different treatments are available, including oil and water based preservatives, which are designed to reduce the risk of moisture ingress into the timber and therefore protect and increase the serviceable life of the material.These however do not last forever and even in the event that pre-treated timber is used it will still require regular coatings to maintain the protection.Where pre-treated timber is not used, it is necessary to provide an alternative protection, which in most cased will be a painted finish.Once the protective coating to the timber deteriorates, be that preservative or paint, the timber then becomes vulnerable to decay, particularly wet rot. As a general rule of thumb, the time frame for routinely carrying out external decorations is between three and five years, however this will vary depending on a number of factors.
Timber Splice Repair - Source: Google Images
Firstly, preparation of decorated surfaces.Even if timber is in the early stages of decay, it is still necessary to deal with the decay before applying the decorative finish.There is not much point in just painting over decaying timber (and I have seen this many times), and hoping that the problem will some how rectify itself!In these situations, depending on the extent of decay it may be necessary to cut out effected parts and introduce new timber (something called a splice repair), if the decay is less serious it may be more appropriate to remove areas of decaying timber and then fill with a good quality timber filler, or in serious cases it may be necessary to replace the whole component. Whatever the circumstances the repair must be appropriate depending on the extent of decay.
Secondly, quality of materials – It is essential that the correct products are used when undertaking external decorations.You only need to visit one of the large national DIY outlets to see that there are numerous manufacturers who provide a range of products for all sorts of applications. This seemingly unlimited choice is sometimes the problem.Many people do not read the labels properly (sometimes not at all) and end up buying a product that is not appropriate.A common example of this is where internal quality gloss paint is used for external applications.
The other issue in respect of quality of materials is cost.The quality of products can vary significantly and the cheapest price very rarely represents best value.It often proves to be more cost effective to use more expensive products because they are likely to be better quality and therefore last longer.More expensive products do not always guarantee this however a little bit of research into a product (nowadays with the internet you read other customers reviews) will help you to decide.Using well know established brands may also be worth considering.These again may prove to be more costly, however they are well known brands for a reason!
Finally, quality of workmanship – You do not need to be a tradesperson to undertake decorations to your building, as most people can lift and use a paintbrush!This may be true for applying a finishing coat and works of a simple nature, however a little more knowledge is required when undertaking the majority of external decorations.
Depending on the surface to be decorated, after preparation, it may be necessary to apply an undercoat or primer, followed by a number of finishing coats.Certain products will also come with a list of ‘manufacturers instructions’, which must be followed in order to make the finish effective.Failure to understand and apply an appropriate level of workmanship will result in a sub-standard finish, which will undoubtedly require addressing much sooner than you would want.I would suggest that poor workmanship was the most common factor for many of the external defects that I come across when undertaking inspections.Therefore, in some circumstances it is likely to be more cost effective to employ the services of someone who has got the correct level of knowledge and expertise, than attempting the work yourself to try to save a few pennies.
Decorating externally on a routine basis is fundamental to maintaining and improving the serviceable life of building components and materials.For the purposes of this article I have considered external joinery, however all materials/components should be considered in a similar way.Nature gives us the choice of whether to ignore our buildings externally and let them deteriorate or to undertake regular maintenance and improve their life expectancy and aesthetical appeal.We have no control over nature but we do have control over how we react to it.
The video below shows a method of repairing a timber window frame which has suffered wet rot decay. If the timber had decayed any further it is likely that a splice repair would be necessary.
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.
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 the building and in some
cases even help to add value
Source: Google Images
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 particularly 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 the building and in some cases even help to add value.The value of a building can be significantly
affected by it’s 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!
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 volume, 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
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.
Source: Google Images
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 the external wall. This will result in colder surface
temperature of 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 including at high
level and suddenly it starts to lose a little bit of it's 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 noticed that when first installed that UPVC has a ‘shiny gloss’
finish. However over a period of time
once 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.
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.
2013 is likely to be another challenging year in the UK housing market, however there will undoubtedly be opportunities for those who are willing to make tough decisions.As with all areas of life, there are no guarantees, although bricks and mortar will always be a good investment as long as you get the timing right!
Source: Google Images
At the very beginning of a new year it is only natural to reflect on the year that has gone and to think about what the coming year has in store for us.This is particularly relevant for those who are looking to either take their first steps on the housing ladder or for those who are already on the housing ladder and for different reasons are looking to move.In a slow moving, stagnant or even contracting economy (depending on which statistics you believe), the decision on when to take this step or make this move is difficult.
The term ‘affordable’ has taken on a whole new dimension over the last 30 years where the average price of a house in the UK has increased from £25,580 in 1982 to £163,910 in Q3 2012 (Nationwide 2012).With many lenders now requiring a deposit of around 20% it is not difficult to see why so many first time buyers are struggling to enter the market.This then has a knock on effect further up the property ladder as those looking to move from their first purchase are severely hampered by the lack of first time buyers and this is then replicated even further up the chain.The outcome of this is a housing market which is gasping for air as it struggles to show any life.Developers demonstrate a lack of confidence in the market by delaying or mothballing new house building projects, even some which have already obtained planning permission!This in turn restricts supply as developers are reluctant to build houses which they will struggle to sell.The whole thing is a complete mess, however will things get any better in 2013?
Simon Rubinsohn Chief Economist at RICS makes the following assessment in the RICS 2013 Housing Market Forecast:
‘The average house price in the UK looks set to rise by a further two percent next year, despite the uncertain outlook for the economy. More positively, the amount of sales going through should also see an increase across the country, climbing to its best level since 2007, as the Funding for Lending scheme helps boost the availability of mortgage finance.
But these tentative signs of recovery in the sales market should not blind us to the very real problems that still exist. Even with the Funding for Lending scheme and some other government policies beginning to be felt in the mortgage market, many first-time buyers will continue to find it difficult to secure a sufficiently large loan to take an initial step on the housing market. Meanwhile, the alternative of renting is becoming more and more costly with a further increase in rents likely in 2013. Critically, the government needs to ensure that the conditions are in place that will enable the stock of new housing, whether for purchase or rent, to rise more rapidly.’
It is clear that there is never a ‘perfect time’ in the housing market, and in reality the ability to be able to join or move in the housing market will usually come down to availability of finance, being brave enough to take a leap of faith and sometimes pure luck!We only become aware of favourable (or not so favourable) market conditions after the event and it is these moments that we are striving to predict.History shows us that many of those who purchased houses at the height of the market in 2007 are now in negative equity and with hindsight we are able to look back and see that for many this was not a good time to purchase.Unfortunately, the future does not give us the benefit of hindsight, so we make our decisions based upon what we hope will happen.
Source: Google Images
For the first time buyer I would suggest that 2013 will be a good time to step onto the housing ladder.Interest rates are generally low and there are signs that lenders are starting to make finance more readily available, although there is always the issue of the deposit that will needed.There is also a good quantity of houses for sale on the market and sellers who have had their houses on the market for some time are likely to be much more willing to negotiate on the price.At present, this really is a buyers market and first time buyers should use this to their full advantage.Rental values are high and continuing to rise.Trying to save for a deposit while renting at the same time is a false economy and any money that is used for rent each month is wasted money that would be better spent on a mortgage.I am aware that this is an unavoidable predicament for many people, however it must be very frustrating to know that in some situations it would actually be cheaper to pay for your monthly mortgage than the amount you are paying to your landlord each month for rent.
Those who are already on the housing ladder and looking to move are in a different situation to the first time buyer.As house prices have reduced since 2007 (this varies depending on location), there will be many who will bide their time and hope that the market improves with prices eventually returning to the value they purchased for, or even more, however this could take a number of years.There will also be those who take the pragmatic ‘relative view’ of the housing market.These people accept that their house has reduced in value however also realise that a house that they may be interested in buying would also have reduced proportionally as a result of market conditions.Therefore they feel that they are not making any loss in real terms.The decision to move in 2013 for these people will depend on whether they take a pragmatic view as described above or whether they decide to play the waiting game and hope for an improvement in the market.Those in negative equity will need to either be patient for a number of years or consider downsizing or possibly selling at a loss in order to reduce their debt burden or worst of all, re-possession.
2013 is likely to be another challenging year in the UK housing market, however there will undoubtedly be opportunities for those who are willing to make tough decisions.As with all areas of life, there are no guarantees, although bricks and mortar will always be a good investment as long as you get the timing right!
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.
