Regular condition surveys have and always will play and an important part in looking after a listed property and planning for its proper care.
Leading conservation institutions are reviewing the way they approach their surveys and we explain below why we feel that surveys need to be leaner, specialised and specific.
Over the past five years we have worked with a variety of clients large and small - many with limited funds and but all requiring support in prioritising repairs and alterations. Our clients were often frustrated by the costs involved in looking after their listed buildings and the result is that only the urgent (very dangerous) issues are addressed. Condition surveys sat on the shelf without the funds or the possibility of being implemented.
As sustainability, ecology and biodiversity targets set to increase by 2030 - resources will be spread more thinly. Emphasis on survey professionals should therefore be placed on identifying necessary work and avoiding speculation.
We have therefore adopted a subtle shift in our approach - prioritising maintenance over repairs, and considering the implications of doing nothing in order to undertake repairs only when necessary. Avoiding works required in 10, 15, 20 and 25 years removes speculation and the desire to make things perfect. For our clients the result of our surveys is a practical and sustainable programme of work.
The following projects have been key in the development of our practice approach through the experiences gained:
In January 2023 we carried out a specialised survey at one of the nations best loved houses. The survey brief was to establish a strategy for repairs to the roofing and stonework for the future based on an understanding of historic repairs and current condition.
Having assessed the condition of the roof materials and structure we were able to confirm that the tiling across the house was in a satisfactory condition and therefore recommended a shift in the historic approach of re-roofing the property in a phased approach. Instead repairs were scheduled in packages of work to address known issues and were there were multiple repairs to carry out i.e. lead, tiling and stone repairs. 15 packages of work were identified to be carried out over five years at a cost of approximately a quarter of similar condition surveys undertaken five years ago.
Having carried out funded repairs to the house and barns from 2020-2022, many significant repair items from our 2019 condition survey remained unaffordable. In 2022, we carried out our first maintenance survey to identify works that would prevent further deterioration of the buildings and fabric.
The outcome of the survey was a list of over 80 items of repair that could be carried out directly through the Trust using specialists and their own volunteers but without the need for professional input and listed building consent. The trust now have a sustainable list of priorities for the next five years, and have allocated funds and resources for priority repairs for 2023.
With the lifting of COVID-19 restrictions in 2021 we we were asked to review our 2019 condition survey of a private house in Northampton which identified that the roof required re-roofing. Much of the leadwork did not comply with modern design codes and the plaster to the second floor was failing as a result of leaking and defective roofing materials above. The costs for re-roofing the whole property were approximately £600,000 ex VAT.
Having reassessed the works a revised approach was undertaken to only address the repairs required. Saving costs in altering the roof form as a result of introducing ventilation and significant risks of unknown costs such as repairs, asbestos and ecology. A bespoke specification and schedule of works was created and the repairs were completed for less than £175,000 ex VAT.
james mackintosh architects limited
First Floor, 21 The High Street,
Chipping Norton, Oxfordshire
OX7 5AD
01608 692 310