Older buildings are prone to a number of issues from patent defects, design issues, age related wear and tear, lack of maintenance or occupier errors.
We see a lot of issues in older buildings some are related to age, wear and tear or lack of maintenance but often issues are a result of occupiers not understanding the best way to use and protect the building. This is by no means an exhaustive list but merely the most common issues we tend to come across.
“The conservation and maintenance of our historic assets represent a major activity for real estate professionals. There are a vast number of challenges, including pollution, environmental change and tourism, for the daily management of historic assets around the world.”- RICS
Problems often start at the top, i.e. the roof. Sagging, splay or distortion of the timber structure aren’t uncommon defects, as is the risk of wet or dry rot. Slipped, missing, cracked, delaminated or otherwise damaged slates are common, but a lot more issues come from the roof detailing around flashings, penetrations or chimneys.
It was common in Victorian times to have the master bricklayer complete the front elevation of a building and the apprentices undertake the flanks and rear elevations, meaning that some of the brickwork is often less than perfect. Lintels are often missing leaving the window and door frames to take the load.
Ventilation or ‘breathability’ is vital to older buildings. Unfortunately the contemporary need for thermal efficiency and draft proofing can prevent air circulation in buildings causing damp and condensation issues. It’s vital to ensure passive ventilation is adequate and that properly designed mechanical ventilation is installed to ‘high risk’ areas such as kitchens, bathrooms, utilities, drying rooms etc.
Whilst it’s relatively straightforward (albeit costly) to replace easily acceptable mechanical and electrical components such as boilers, water tanks, socket faces etc. replacing the pipes, cabling and wires that supply them is often a much more involved task. It’s important to understand the condition of these hidden elements, a little preventative maintenance can save you from some much larger repairs.
Older buildings are often adapted to suit the needs of their occupier. Generally this isn’t an issue as long as works have been completed to a good standard, with the relevant sign offs and permissions in place. We often see chimney breasts removed without proper support to the remaining chimney stack above, or window replacements with missing lintels creating structural issues. Installation of retrospective damp proof courses and loft insulation can also create more problems than they solve if not undertaken property.
When looking to take on responsibility for an older property ensure that the building fabric and services are surveyed in detail to understand any existing defects and any which may arise. You should always ensure that the right paperwork is in place as well Building Control or FENSA certificates, permissions for works in a conservation area, planning or listed building consents may also need to be in place.