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Buildings at Risk Surveys in Wales

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  1. 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

  2. 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

  3. 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

  4. 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

  5. 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

  6. Buildings at Risk Surveys in Wales System Coverage Over 18,000 inspections carried out in Wales BuildingsatRisk.comPart of The Handley Partnership

  7. 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

  8. Buildings at Risk Surveys in Wales Buildings at Risk Profile Typical Defects in Risk Categories BuildingsatRisk.comPart of The Handley Partnership

  9. 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

  10. 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

  11. 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

  12. 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

  13. Buildings at Risk Surveys in Wales Building Occupancy Is there a link between Occupancy & Risk/Condition? BuildingsatRisk.comPart of The Handley Partnership

  14. Buildings at Risk Surveys in Wales Building Occupancy The common factor? BuildingsatRisk.comPart of The Handley Partnership

  15. Buildings at Risk Surveys in Wales Building Type Profile – Agricultural Buildings BuildingsatRisk.comPart of The Handley Partnership

  16. 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

  17. 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

  18. 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

  19. 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

  20. 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

  21. 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