Assessment of The Renovation House
My recent visit to the National Building Centre proved to be an enlightening journey into the complexities of retrofitting. Using The Renovation House as a case study, the session - led by the knowledgeable Dave Evans from UWE - offered invaluable insights into the process of retrofitting and building surveying assessments.
Understanding Retrofitting Assessments. The process begins with a significance survey checklist, which considers the impact of the building, its particular features, and its relationship to surrounding properties. According to guidance from RICS, the assessment should follow a systematic sequence, starting externally. This involves a prior investigation using resources like Google Maps, historical surveys, and building control documentation to establish a foundation for addressing client needs.
The approach to retrofitting differs from traditional building surveys because it has a clear outcome in mind—for instance, improving the property's energy efficiency rating from Band F to Band C. Retrofitting assessments are equivalent to Level 2–3 surveys, requiring an intense evaluation that surpasses simple condition checks. These assessments help identify inaccuracies in existing data, such as EPC reports, and prevent repairs that fail to address underlying issues.
External Assessments: Building Pathology in Action. The external assessment starts by identifying defects and analysing how contractors might approach remediation work. External issues often stem from moisture ingress, and the process follows a meticulous hit list of key features, including:
Guttering and erosion of joints
Fungal growth on pointing
Rotten windows
Nature of cracks (vertical, horizontal, stepped cracking)
Downpipes and bay windows with shallower foundations
The principle is to trace defects from the exterior into the interior, beginning with moisture-related problems. Knowing the basic rules of cracks can reveal vital insights: vertical cracks indicate shrinkage, horizontal cracks suggest differential settlement, and stepped cracks may point to foundation issues.
Interior Assessments: A Room-by-Room Approach. Inside the property, the assessment follows a strict sequence, starting at the entrance hall and moving clockwise through each floor before reversing anticlockwise on the way back down. Each area is thoroughly checked, from walls to floors, ceilings, doors, and windows. Photographic evidence is collected at every step, ensuring a detailed record for future reference.
Key findings often include rising damp caused by blocked air bricks or condensation, which can lead to moisture ingress and timber decay. Level 3 surveys delve deeper, lifting carpets and floorboards to diagnose issues such as wet or dry rot and suggest appropriate remedies.
In the kitchen, I discovered notable challenges, including damaged plaster, ventilation issues, and fire risks caused by polystyrene-tiled ceilings. These highlight the need for tailored solutions to address each property's unique characteristics.
A Strategic Approach to Retrofit. Retrofit projects are rarely completed in one go; they often follow a lifetime approach with further measures implemented over time. Intended outcomes focus on preventing piecemeal solutions by creating a consistent thermal façade and reducing cold bridges. Moisture-specific surveys become essential when significant issues arise, requiring well-considered ventilation strategies tailored to each building type.
Some of the solutions discussed for The Renovation House included:
Shoring systems and insulation panels
Replacing joists and repairing floors
Installing new bay windows to eliminate cold bridges
Overlapping insulation for comprehensive coverage
Rewiring and thermal imaging assessments
This visit underscored the critical role retrofitting plays in enhancing energy efficiency and addressing structural challenges. It's an essential aspect of modern surveying, and Surveyr will be designed accordingly to provide the expertise and comprehensive assessments necessary to support effective retrofit projects.