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.

Rubbish Mechanical Extractors

This is what an extractor fan louvre should look like when in operation. I am not sure that I have ever seen this in practice. Wracked my brains, but apart from louvres on commercial systems I cannot recollect ever seeing much more than an occasional feeble movement. Certainly on my home there is rarely more than a flutter.

So if the louvres aren't moving, then the fan is not working properly, but this is the situation with virtually all extractors in the UK. So this in turn means that we are not dealing with ventilation as we should. All the calculations in Part F of the building regs etc are just a waste of time if the equipment we use is just rubbish.

The real life situation is made worse of course if the vents are facing the prevailing winds. With such minor pressure coming from the fans any extracting doesn't stand a chance against any sort of wind. Then we also fit any draught devices that just make it even more difficult for a poor fan to extract the volume of air required to keep condensation down to acceptable levels.

So what to do?

Well, it is worth having a look at a video from Envirovent. https://youtu.be/k5rlDfWPAgw. This helps to show the effectiveness of different types of fan on the market.

This video looks at standard type fans, but you could also look at a dMEV fans. dMEV are Decentralised Mechanical Extract Vents. These work by continuously extracting air from a localised position (like in a bathroom). There are various manufacturers and types. So you can have more sophisticated ones that work by sensing factors like humidity, so as humidity increases, so the fan will respond according by extracting more air. They can also be controlled by timers & pull switches and combinations thereof.

So, if you have mould etc in your kitchen / bathroom, despite having an extractor fitted, almost guaranteed it would have been the £10 model from the local electrical factors or DIY store. So I would recommend that you look to replace it with a good quality fan that actually works rather than just making some noise.

I will be replacing mine at home very soon. I will have a standard fan in the upstairs bathroom (as this is an ensuite and also made of breathable materials) and a dMEV in the downstairs bathroom that can run continuously. The downstairs room is more prone to mould as it is less well insulated and more heavily used, hence the decision. I will be changing the one upstairs myself as it is a simple case of changing leads over from one unit to the other, but the downstairs one is currently operated by the light switch and so we will need to get a continuous live feed into this. Probably a simple job, but not being a 'sparky', I would prefer the confidence that a professional brings to the task.

So, as ever, it seems like you get what you pay for. So as a special note for people living in older properties. We have spent much of the past decade sealing up houses in the name of energy efficiency and carbon savings. This has meant that many of the sources of fresh air have gone and we are living more and more in warm, humid and still environments. This is not good for your health or for the health of the building. We need ventilation. We need fresh air. We need to remove warm moist air in order to reduce the risk of mould growth. So look to get a good working ventilation system in place at home. This starts with mechanical extract from high risk zones like bathrooms, toilets. kitchens and utility rooms.

Get good fans that actually work.

New Solid Wall Insulation Guide

Bristol City Council came to the Sustainable Traditional Buildings Alliance (the STBA) to address the issues associated with the Solid Wall Insulation (SWI) works that they were doing. The video and associated tools (that can be found at https://warmupbristol.co.uk/content/planning-guidance-your-home) have been developed to help locals find out about solid wall insulation (SWI) and the issues associated with it.

As you will know we are board members of the STBA and so have a keen understanding of the issues around SWI. So we recommend that anyone thinking about SWI should have a look at the video made for the Bristol as certainly many areas of Wales are in a similar climate / weather pattern to those living over the channel.

Getting the balance right is really, really important and the whole house approach is one that we have been delivering on for many years. With Bristol taking the lead we hope that many councils in Wales will learn from this ground breaking work and adopt a similar approach.

We really need Building Control, Planners as well as Architects and Builders to get onboard with this knowledge and concept. Without their buy-in it is difficult for owners of houses to enact on the best advice. Our focus on energy only is ruining houses and homes and we need to stop, take a breath and really look at each house individually.

Assessing the structure, materials, occupation, context and character of a building is MORE important that just looking at how much energy it is predicted to use (by using inaccurate EPCs). We need to ensure that the integrity of the house is improved by addressing ventilation, material compatibility etc otherwise we will end up damaging the health of the structure and its occupants. That is a waste of resources, money and ultimately will not address the underpinning threat of climate change.

So if you are thinking about refurbishing your home and want an independent assessment of what to do, what the risks are, what materials will minimise impacts on your health etc etc then give us a call at the Eco Home Centre.

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.

Forget Energy Efficiency think Health!

Readers of this blog will know my views on lots of the energy driven 'improvements' that we are blindly doing in the UK at the moment.

We are making so many mistakes due to the fact that we are using more than useless techniques, materials etc in a slap dash manner. All of this is being done with the best intentions, but we are storing up many problems for the future by our haste and lack of underpinning knowledge.

In years to come we shall look back at this period in our history and hang our heads in shame, I think that in the worse case scenarios it will be regarded as a modern day 'asbestos' story.

So how can we change and do this better?

Well, a very easy way would be to think about it all in a very different manner.

At the moment all we can think about is energy bills, carbon reduction, fuel poverty and regeneration. None of these things are bad, but they do drive us into solutions that are not fit for purpose. For any readers not up to speed here there are fundamental flaws with how we measure energy efficiency in buildings (especially older ones), how we measure thermal efficiency in walls and also more importantly how awful we are when it comes to moisture. Have a look at the STBA reports on thermal and moisture measuring for more info.

Now DECC know all of this stuff - the STBA have told them, but it takes a long time to change Standards, Conventions, a whole industry! And then there is the political fallout! So basically we will have to wait a long time before we manage to make things better, so in the meantime we shall continue to make lots of mistakes and install lots of inappropriate measures.

So, as a proposal, should we not think about Health.

To have a healthy internal environment we need to provide:

• Fresh clean air
• Stable Relative Humidity (around 50-60%)
• No mould or damp
• Comfortable internal temperatures that are not prone to overheating
• Sufficient natural light
• Low toxicity in materials
• No off-gassing from materials
• A long term solution that maintains these conditions

To do this we need to have items like:

• Breathable walls (where they were designed to breathe)
• Insulation that is suitable
• Good ventilation that is controlled by Internal Air Quality systems
• Natural materials used
• Low / Non toxic materials used
• Good quality installers / builders

So the basic idea is that, if we can create safe, comfortable and healthy internal environments then energy efficiency comes as a by-product of this process / specification. So we would create good internal environments that are suitable for human beings. Isn't this the point of a building in the first place - to create a safe, sheltered and nice place to spend time with loved ones?

Won't it be great to look at a building and think 'how can I make this a really great place to live?' The satisfaction in making a house a home that you would want to live in and enjoy. After all someone has to live there and shouldn't we make it as healthy, homely and safe as possible?

However if we work within our current unrealistically blinkered parameters we shall just produce internal environments that help to burden the NHS and also provide people with poor quality of domestic life.

So lets start to put people first and I wouldn't mind betting that we shall be able to not only provide high quality space, but also save more money in the long term and reduce CO2.

Wales is in an ideal place to make this happen, but we need to drop using dangerous tools like rdSAP and also BS5250, especially for older buildings.

Why choose an eco paint?

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Paint is often seen as the gateway into eco products so it is really important to understand and appreciate, but what makes a paint 'eco' and why should we choose them over the more conventional options?

There are a number of reasons and the relevance to your life will be dependent on your sensibilities.

1. The right product

I think that this is the most important reason. Most natural paints are breathable and this means that they allow moisture to pass through them. This is of course really important if you have breathable walls. No point having lovely natural walls and then plastering them with paints that seal them up. So paints like claypaint, lime paint, silicate paint are VITAL to use on breathable walls. Unfortunately many buildings with breathable walls have had conventional (non breathing) emulsions used and this is why the paint bubbles and peels off etc. So by using the right product means that it will last longer, create a healthy environment both for the occupants, but also for the actual building.

In a high traffic area you may also want to have a scrubbable paint. A living room might be demanding an ultra matt finish. A door may need to be shut at night and so a very quick drying paint is needed. Allergies might dictate that synthetic preservatives are not used, .......

2. Environment

Most paints are petro-chemical based and so fundamentally unsustainable. Yes this means that they are very consistent as they are manufactured to death, but it also means that they have synthetic VOCs (Volatile Organic Compounds) that have been shown to cause a range of health issues. However, there is also the issue of carbon footprint. By using petro-chemical carbon based ingredients the environmental impact is increased, as is the waste consideration. Conventional paints are much more difficult for nature to degrade and so they become a legacy waste so we will have to live with their chemical compounds for much longer.

Many of the natural paint manufacturers wish to ensure that they minimise their environmental impacts (well they would won't they!) Auro, for example, are so committed to the environment that they utilise solar power in the manufacturing process, source ingredients organically wherever possible and also from as close to the factory as possible.

3. Health

The VOCs that are given off by conventional paints have resulted in Painting and Decorating being one of those trades that suffer high levels of respiratory illnesses and complaints. Although paints should off-gas all their VOCs within a month, you will still be sitting in a house that is essentially a bit of a toxic soup for that time. Natural paints are virtually all VOC free and so they do not have the same effects on the trades people or the home owners.

4. Quality

Natural paints are not sold in Germany as being 'eco-friendly' they are labelled for one of their other attributes and that is quality. Natural paints tend to be at the highest end of the quality spectrum. Natural paints have great coverage and high opacity / obliteration properties. This tends to mean that you use less paint as it covers so well.

5. Amazing properties

Some natural paint manufacturers have amazing products they may well tick your box. For example Auro have their Airfresh paint that actually cleans the air from pollutants. Earthborn ProAqua Varnish and Eggshell are incredibly quick drying and so allow you to get a finished eggshell finish in a day.

However, it is important to recognise that natural paints are products of their ingredients and so you need to choose the right paint for any particular job. So you may wish to have an earthborn paint in a bedroom so that you have no smell or VOC's at all (there are no oils in earthborn paints), an Auro in the dining room as you love the citrus oil smell and a Green Paint emulsion in the hallway as the soya oil base makes it scrubbable. 

We would recommend that you fundamentally base any decision on ensuring that the paint is right one for the location, but that after that you can let your personal concerns and interests guide you.

Natural paints might appear to be more expensive, but you need to compare them to high quality paints not your standard trade emulsions. You will probably find that paints from companies like Farrow and Ball are actually much more expensive and without all the sustainability benefits that you can gain from companies like earthborn and Auro.

Don't be fooled by much of the eco labelling out there either. Always look for companies who will give you a full ingredients list.