Maintenance Matters

Rhyd-y-car Terrace in St Fagans Museum of Welsh Life

For those, who have not been to St Fagans in Cardiff, it is worth the trip. Great place and an ideal way to start to understand how buildings have changed over time.

One of the key elements of the museum is Rhyd-y-car Terrace. It illustrates how one style of property (in this case a Welsh terrace of houses) has been altered over time to address the cultural needs / desires / aspirations of the residents. (click on the photo for a link to discover more)

The original terrace house is represented by the home on the left and the team has made alterations to each subsequent house to reflect the changes to terraces in Wales. So when you reach the last house it has a covering of render on the walls rather than limewash, tiles on the roof rather than slates, modern casement windows rather than sash, large window panes rather than small etc. The internal layouts and services have also changed. Fascinating, but intuitively we sort of know this. However, what is not really explained on site is whether these changes were positive or not.

Of course, we do not want to live in houses anymore that have open coal fires, draughty doors and windows etc. However, neither do we want to live in houses that suffer from trapped moisture in the walls, rotting timbers and poor internal air quality. Unfortunately, some of the 'improvements' that are illustrated in the terrace have caused problems like this in the real world.

In time you could add another cottage to this terrace, with its original stone walls now clad in polystyrene (EPS) external wall insulation. This is a reflection on where we are blindly heading without due regard for the original structure. Again we shall then have a warmer property that is at high risk of overheating and likely to suffer rot and mould issues from penetrative damp and condensation.

Designing improvements to buildings is important, but we must get it right. So again, I urge you to read the STBA documents and guidance on retrofit of older houses. See www.stbauk.org

However, this article is about maintenance. So where does this fit in with the retrofit agenda?

Well, when you read all the underpinning documents about retrofit, they all say that any building should be in a good state of repair and stable before any work starts. So before even contemplating any improvements the house should be damp free and well maintained.

This is where much of the trouble has started. Organisations like the Government have targeted their initial efforts on those properties that were in urgent need and these tend to be the ones in a poor state of repair. So they started putting a load of retrofit measures on properties that weren't ready for it. Putting a load of non-breathable cladding / insulation over a wet wall, just seals in the damp. This would be bad enough, but putting a load of non-breathable cladding / insulation over a wet wall badly so that more water can get in, well, you can guess what has been happening!

So, we need to ensure that our buildings are in a good state of repair first and then we need to ensure that we do any retrofit works well. The second element is starting to be addressed (slowly and still with little real knowledge of the characteristics and pathology of traditionally built houses), but the issues of maintenance is less attractive to business.

Large companies delivering large scale projects are not really interested in minor works, or leaving buildings to become stable over time before starting with the big tools and toys. They just need to crack on, come rain or shine, cold or heat and get the job done ASAP and as cheaply as possible.

So we need to take a step back. Assess what we have, understand it, fix it, let it settle and become stable and then start to improve it sensitively and with the right amount of care and caution so that we don't mess it up.

So the first rung on this retrofit / improvement ladder for traditional buildings is not EPS wall insulation, it is Maintenance and Building Pathology.

CADW have produced some guidance on maintenance, but people see this as being for conservation areas and heritage buildings. We need to make maintenance relevant to the 34% of buildings in Wales that are traditionally built. This means all the terraces and stone / solid brick built homes that litter the landscape that we are so familiar with and proud of. After all it is these buildings that define the character of our inner cities and valleys.

Maintenance in itself is relevant to the retrofit agenda. A wet wall is 1/3 less efficient than a dry wall for example.

Building pathology is equally important. The recent Each Home Counts report for the UK Government highlights the recent case in Preston where the race for energy efficiency and the lack of understanding of older houses has left a trail of catastrophe. The details are being repressed by those concerned inc the Government as it really is a tale of woe, but suffice to say the underpinning issue was the lack of knowledge on traditional buildings within the mainstream construction and retrofit industry.

So we need to understand our homes, their history, how they work. This means getting to grip with material science and building dynamics. A good surveyor should be able to tell you these things, but most just refer on to 'specialists'. Unfortunately most of these are not really specialists, just glorified sales people. So we need 'Power to the People'. These are your homes and you are the ones paying for works to be done. So I urge you to understand older buildings and look after them well. Most of the things that I see when visiting homes are simple maintenance issues that can solve many ills.

As a starter for ten, have a think about the following:

A hole in the junction between a window and a sill. Water running down the window above the hole will go into it. What then? Well generally a damp patch and potentially a rotten floor joist. Solution? Fill the hole with some silicon sealer. Cost? 10p in silicon? 10 minutes in time. Potential savings? £350 for a damp report, £1,000 for DPC injection and replacement plaster, £2,000 for replacement joists,....

A crack in render on a west facing wall. Water above the crack will flow down into it. It cannot get back out if it is a modern cement render. So a damp patch. Rotten timbers maybe... Solution. Fill the crack. Cost? DIY solution, maybe £10. Contractor, maybe £100. Potential savings? Well, see above.

Dislodged guttering pouring water down and into a wall. Replacement bracket cost, maybe £1. Cost of leaving it? Easily into the £1,000's of pounds.

So check things like seals around doors and windows, leaf build up in the gutters, cracks in render, mortar and stonework. Make sure external ground levels are kept 15cm below internal floor levels, that extracts are working properly, that floor vents are not blocked by litter and dirt, that pipes through the wall are sealed up properly, that slipped tiles are replaced quickly, chimney stacks are in a good state and that any repairs are made with lime mortars etc etc.

I could go on. But I hope that you get the message. Preventative maintenance is cheap, relatively easy and essential both in terms of keeping you and your home healthy both now and into the future.

What constitutes a 'healthy' home?

Health is really important to all of us, yet many of us live in houses with poor internal environments. Some of this is our own fault - we clean using dangerous chemicals; we allow properties to get into a poor state and hence introduce damp from rain; we don't ventilate properly; etc. However, some of it down to the structure of the building. So I thought that it might be worth investigating the idea that using health as opposed to pure energy efficiency could be a way forward for improvements in the housing sector.

So what are the key health factors that could be used to drive new specifications for home improvements?

Allergies

People seem to be getting more sensitive to substances, many of which are airborne. So there is a need for better Internal Air Quality (IAQ) in our homes. Having filters in ventilation systems is an obvious way of improving the situation for cleaning any air coming into our homes, however most properties do not have whole house ventilation systems, but there is a trend towards positive pressure ventilation in retrofits. These units can have filters fitted, but it does mean that they have to be cleaned / maintained on a regular basis and so this means that we have to have a system in place to ensure that this actually happens (otherwise it is waste of money and resources).

Many materials continue to off gas substances throughout their lives, so it usually better to use natural materials that have been treated with natural preservatives / protecting coats.

The main source of allergies, though comes through from our foods and the effects of our lifestyle choices. This could be the type of cleaning materials that we use, whether we smoke in the house etc.

However we can reduce dust circulation by using radiant wall heating rather than conventional radiators or underfloor heating.

Respiratory diseases

Respiratory problems are caused by a range of root causes many of which can be tackled during refurbishment. Issues like high / low humidity, mould and dust can all be effected by what we do to our homes.

It is really important that we manage ventilation in our homes as this helps to control humidity, but it is equally important that we allow any breathing walls to continue to do so. Sealing up older 'moist' walls can introduce damp and hence mould etc. Having a relative humidity of between 50 and 60 per cent minimises the risks associated with dust mites etc and this range can be maintained by the use breathable solid walls. We must also be careful when installing insulation, as poor fitting / specification can introduce cold spots and this in turn can easily create damp / mould issues.

Automatic ventilation control systems that run off information like relative humidity and CO2 levels can really assist with maintaining a good internal air quality. These can be installed where there is a good airtightness in the building and ideally systems would also have heat recovery built in.

Temperature related troubles

Overheating and underheating can cause or exacerbate serious medical conditions, so again we must ensure that properties do not get too hot, or too cold. So design is really important to make sure that properties can cope with the projected changes in climate which suggest that our weather will get more extreme in the future, especially with hot conditions. Unless of course the Atlantic Conveyor gives in and we might then become much, much colder in the winter.

So must ensure that properties are designed for both. Using high thermal capacity insulations like woodfibre boards and batts can assist with this. Being able to create homes that can easily and cheaply maintain a comfortable 19 degrees C in both summer and winter is important.

Highly efficient heating systems need to be used that are appropriate for the type of house, so care is required to specify the best type of system. Some houses only served by oil and electricity, others gas etc, so the most efficient systems need to be specified and this might involve additional works. For example ground source heat pumps (GSHP) only work well at low temperatures and so a well insulated house with managed ventilation is required here. A very efficient GSHP in a poorly insulated and draughty home will be very inefficient.

Mental health

Now this is a real bag of worms. Issues like stress can come from a wide range of factors that can be designed out (or into) our buildings. Common factors that effect stress at home include:

Money worries - making our homes cheap to run is really important (as long as we don't cause lots of 'unintended consequences' at the same time). So installing systems that improve energy efficiency, reduce water consumption, minimise maintenance costs, prolong maintenance intervals etc. is really important. Renewable energy systems that attract support can also help to relieve financial pressures by providing some free energy, but also a small income. However, it should be remembered that people make choices when it comes to spending their money and it may be that the best ones are not always taken.

Families - families don't always get along and having separate spaces can be useful. Knocking through reception rooms to make large spaces may not be the best solution. Sound proofing between rooms is also important to create more private space. Having bedrooms that are acoustically isolated can make sleep better and this can be really important.

Neighbours - again neighbours can be a source of comfort or stress. Whichever it is, having good acoustic barriers between the two houses is important. It is also important that any thermal improvements to one house do not cause problems with any adjoining property. So care needs to be taken here.

Natural light - a lack of natural light effects many people, especially those suffering from SAD and so it is important to ensure that light is maximised. This might mean using sun tubes, roof windows etc.

Worries about safety and security - using good quality doors, windows and fixings, combined with clever design can create homes that both feel, and are, more secure. 

Alleviation of niggles - of course there are no end of these, but some are avoidable: Alleviating pressure drops in hot water when more than two outlets are being used; use of long life bulbs to reduce need for replacement; easy access to water stop-cocks if there is a major leak; isolation valves on water outlets for easy routine maintenance; use of siphon toilets rather than valve to stop constant leaks; use of metal rainwater goods to reduce water damage from leaking or damaged plastic ones; use of breathable paints on breathable walls to reduce re-painting requirements; no drylining allowed to reduce issues associated with just hiding problems etc etc.

Conclusion

When we start to think about our homes in more detail one realises that we need homes that feature:

• Good, well controlled, ventilation (e.g using CO2 and RH controls)
• Appropriately insulated both against heat loss but also heat gain (e.g  use of wood fibre insulation)
• Minimised the use of water (e.g pulse shower heads, variable siphon flushes etc.)
• Take advantage of any appropriate renewable energy generation potential (e.g FiT and RHI measures)
• Minimised use of energy (e.g LED lights)
• Have good acoustic insulation both between houses and within them (especially bedrooms)
• Have a mix of private and public space 
• Have sufficient natural light (e.g using sun tubes etc.)
• Are free from risk of damp and mould (using correct breathable materials)
• Use natural materials that are less likely to off gas toxic substances (e.g wood)
• Use materials cleverly to minimise maintenance requirements (check compatibility of materials)
• Use good quality materials that provide long term solutions to safety and security (good quality doors, windows and locks)

Now all of that is a tad more involved than indiscriminately slapping on EPS external wall insulation and changing a boiler, however if we start to think more about maintaining a good, healthy internal environment then maybe we can reduce costs on the health service as well as providing better housing for the great British public.

The British Thoractic Society estimates overall costs to the country of £6.6 billion due to respiratory disease (or which Gov. says £1 billion is spent annually by the NHS on chronic obstructive Pulmonary Diseases)

The NHS has figures of around 31,000 cold related deaths in 2012-13.

The NHS also has a plan in place for heat related illnesses. (pdf format)

The NHS also spends around £16 billion on stress and anxiety related illnesses annually (pdf file).

So improving our homes will not eradicate these costs, but it will have some effect. So we can either look to continue doing 'improvements' that only tackle a small fraction of the issues facing our stock (and even this we are doing badly in many cases - and this causes more stress and more long term financial costs to the country) or we can start to create a nation of healthy homes.