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,AM
InstCES
- 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
Survey Methodology
Stage 1 Pre-inspection Set up database Create
data logger files Plot building locations from
CADW/LA maps to OS 125,000 maps
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Buildings at Risk Surveys in Wales
Survey Methodology
Stage 2 Site Inspection Start at selected
location on 125,000 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
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Buildings at Risk Surveys in Wales
Survey Methodology
Stage 2 Site Inspection Start at selected
location on 125,000 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
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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
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Buildings at Risk Surveys in Wales
System Coverage
Over 18,000 inspections carried out in Wales
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Buildings at Risk Surveys in Wales
Buildings at Risk Profile
Analysis based on a sample of 18800 buildings
located throughout Wales
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Buildings at Risk Surveys in Wales
Buildings at Risk Profile
Typical Defects in Risk Categories
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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
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Buildings at Risk Surveys in Wales
Buildings at Risk Profile
50 of all Buildings at Risk are Domestic,
Agricultural or Boundary Buildings/Structures
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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.
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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.
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Buildings at Risk Surveys in Wales
Building Occupancy
Is there a link between Occupancy
Risk/Condition?
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Buildings at Risk Surveys in Wales
Building Occupancy
The common factor?
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Buildings at Risk Surveys in Wales
Building Type Profile Agricultural Buildings
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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?
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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
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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
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Buildings at Risk Surveys in Wales
Changes over Time Condition of Buildings v Date
Listed
Does listing protect? Poorer buildings being
listed?
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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 _at_ 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 _at_ 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 _at_ Year 15/16
• Repeat cycle

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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
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