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Condition Reports, Quinquennials and Investigations
In August 1996, a golf ball caused a school roof in Durham to collapse by lodging unobserved in a rainwater outlet, preventing torrential rain from draining from the roof. Many building failures have more complex causes than this; leaking windows, eroded masonry, cracks, damp patches, mould and rot outbreaks are common problems in many older buildings, and may sometimes also be problems in new buildings. Almost all building defects can be prevented by effective maintenance, the undervalued key to building conservation. Regular proactive maintenance is not an optional extra: trustees of charities, for example, are legally obliged to take proper professional advice and maintain their buildings in good condition. While some defects are merely disfiguring, others may be health and safety hazards and it is important to obtain impartial professional advice to ensure that their real causes are identified and lasting solutions adopted, which do not involve owners in unnecessarily destructive and costly interventions.
To identify and prevent defects before they become urgent problems, or spiral into costly building failures requiring major interventions, all buildings should be regularly inspected. The 'quinquennial' ('five-yearly') condition inspection is the basis of maintenance planning for most historic buildings. A systematic risk management tool which can even result in savings in insurance premiums, the quinquennial was first formalised by the Church of England in 1955, and has been copied by most other denominations as well as the National Trusts in England and Scotland. Government historic buildings are inspected under DCMS guidelines on a four year (quadrennial) cycle. Periodic professional inspections are also required by Heritage Lottery Fund, English Heritage and Historic Scotland grant conditions, and Home Information Packs (HIPs) have extended the principle into the realm of house purchase.
We have advised many owners on building defects and failures and take an holistic approach, acknowledging that every building represents a complex interaction of materials, uses and environment, over time. Over many years in practice, we have developed a detailed understanding of building pathology and can analyse building defects in both traditional and modern constructions. We have also acted as independent expert witnesses in arbitration and litigation. The first step is usually a site inspection and written report with recommendations, which may include futher investigations or monitoring. We often go on to specify repairs as part of larger schemes of alteration and refurbishment.
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© Robin Kent Architecture & Conservation | 2009 | Last revised 2011 | All rights reserved