Buildings at Risk Surveys in Wales
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Buildings at Risk Surveys in Wales Scott Handley B.Eng(Hons),P.Eng,MIIE,MIHT,ACIOB,AMInstCES -History -Survey methodology -System coverage -The survey results – An overview -Changes over time & ongoing appraisal -The future – a view on an action plan

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Buildings at Risk Surveys in Wales

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Buildings at Risk Surveys in Wales

Scott HandleyB.Eng(Hons),P.Eng,MIIE,MIHT,ACIOB,AMInstCES

-History

-Survey methodology

-System coverage

-The survey results – An overview

-Changes over time & ongoing appraisal

-The future – a view on an action plan

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Survey Methodology

Stage 1 – Pre-inspection

Set up database

Create data logger files

Plot building locations from CADW/LA maps to OS 1:25,000 maps

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Survey Methodology

Stage 2 – Site Inspection

Start at selected location on 1:25,000 sheet

Discuss inspection with owner/occupier as appropriate

Carry out Inspection

Part 1 - Overall Rapid Assessment

First Impression

Condition:Good, Fair, Poor, Bad

Occupancy:Fully Occupied, Partly Occupied, Vacant, Structure

Combination of condition and occupancy scores give basic risk assessment

Ownership Type:Private, Religious, Commercial, Local Authority, Crown, Other

Use Type:Broad & detailed current use assessment from preset list

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Survey Methodology

Stage 2 – Site Inspection

Start at selected location on 1:25,000 sheet

Discuss inspection with owner/occupier as appropriate

Carry out inspection

Part 2 – CEF Assessment (Critical Element Factor)

Assess condition of main building elements according to a four-point score

Good, Fair, Poor, Very Bad

Roof Covering, Flashings, Parapets, Chimneys

Rain Water Goods

Wall Structure, Pointing & Rendering

Window Frames & Glazing

Doors & Porches

Shop Fronts & Architectural Details

Miscellaneous Walls, Gates & Railings

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Survey Methodology

CEF Analysis – How it Works

CEF Score

A score between 0 and 100 reflecting the overall condition of a building and the urgency in taking action to prevent further decay

Assumptions

-The condition of some building elements is more important to the overall stability of the building than others

-A number of minor defects will act together to lead to a greater rate of decay than may be expected

-The rate of decay of a building will increase exponentially as more defects occur

The CEF score can be used to prioritise action and to give an overview of the likely range of defects present in a building or group of buildings

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

System Coverage

Over 18,000 inspections carried out in Wales

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Buildings at Risk Profile

Analysis based on a sample of 18800 buildings located throughout Wales

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Buildings at Risk Profile

Typical Defects in Risk Categories

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Buildings at Risk Profile

Buildings have a HIGHER % At Risk than the Full Sample

Buildings have a LOWER % At Risk than the Full Sample

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Buildings at Risk Profile

50% of all Buildings at Risk are Domestic, Agricultural or Boundary Buildings/Structures

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Building Occupancy

Levels of occupancy vary across areas and building types

- 18% of all buildings are vacant or partly occupied

-Almost half of all agricultural, general outbuildings and ancillary buildings are vacant or partly occupied.

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Building Occupancy

Levels of occupancy vary across areas and building types

- 18% of all buildings are vacant or partly occupied

-Almost half of all agricultural, general outbuildings and ancillary buildings are vacant or partly occupied.

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Building Occupancy

Is there a link between Occupancy & Risk/Condition?

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Building Occupancy

The common factor?

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Building Type Profile – Agricultural Buildings

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Changes over Time

Are things getting better or worse or staying the same?

What will happen if no action is taken?

What is the best action to take?

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Changes over Time – A look at samples 5 years apart

Apparently small changes in overall risk distribution suggest that little is changing

Though small overall, the proportionate change is large – given an adequate sample, this can deliver important data about the reasons for change and the effectiveness of action

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Changes over Time – A look at samples 5 years apart

The CEF distribution begins to show the reason for the changes in Risk Profile

Reductions in bands 3 to 5 and an increase in band 10 would suggest changes in maintenance, perhaps following raises in property values. Over time analysis of this data will give a valuable predictive model

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Changes over Time – Condition of Buildings v Date Listed

Does listing protect?

Poorer buildings being listed?

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

Changes over Time

Are things getting better or worse or staying the same?

What will happen if no action is taken?

What is the best action to take?

  • Periodic Update Recommendation

  • Baseline full survey @ Year 0

  • This gives the first indication of the Risk Profile and identifies buildings needing urgent action

  • Full resurvey at Year 5/6

  • A full resurvey provides the first data on the rate of change. By merging data for different areas a time/change model can evolve

  • Sample/Full resurvey @ Year 10/11

  • Using the first cycle data a sampling model can be produced to give an updated Risk Profile and time/change model. A full resurvey will be required for enforcement purposes

  • Full resurvey @ Year 15/16

  • Repeat cycle

BuildingsatRisk.comPart of The Handley Partnership


Buildings at Risk Surveys in Wales

The Future

3-Part Plan

Deal with Buildings which are at risk now

Action plan for each type of building and cluster required

New uses for vacant/partly used buildings

Reduce rate of decay of buildings

Assistance for maintenance

Group repair scheme for tight clusters

Education, e.g. window replacement, gutter maintenance, area/type-related factors

Maintain Building Dataset

Resurvey cycle

Officer Updates

Measure success/failure of strategy

BuildingsatRisk.comPart of The Handley Partnership


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