Do you suffer from geriatric building syndrome?

The challenge of prolonging the life of aging buildings

Without heating or hot and cold water a building is uninhabitable. That’s why today’s Managing Agent has to manage the potential threat of losing critical services. Yet, escalating service charges are a common and constant worry which means that you can’t just spend your way out of the problem. Often it comes down to postponing the inevitable replacement programme, by keeping heating and hot water assets in service for as long as possible, whilst also minimising costs.

Unfortunately, some Managing Agents discover the hard way that taking on local, poorly qualified tradespeople or domestic engineers to maintain their aging and complex commercial systems, is the wrong way to minimise costs. Don’t fall into this trap. All too often the end result is a botched job, which will cause problems elsewhere in the system, affecting many people and racking up significant service charge costs.

Seek out the potential dangersDo you suffer from geriatric building syndrome?

Being proactive is essential. That’s because many heat networks and water systems designed to last 50 years, in reality have been in service for close to 100 years. Inevitably problems crop up and, if left, they can potentially become catastrophic.

In my experience, these common hidden issues can lead to major problems:

  • Crossovers, with cold water in the hot pipes or vice versa, caused by poor understanding of the system and pressures.
  • Long term air and sludge in systems and unchecked storage tanks.
  • Changes in demand – fitting pumps, extra radiators and showers – without considering the impact across the system.
  • Unresolved leaks leading to constant top-ups with untreated water.
  • Low hot water temperatures, blocked waterways and poor hygiene control leading to legionella problems.
  • Uncontrolled apartment works that also miss opportunities to replace pipework and valves.
  • Valves that don’t work! This means drain downs for planned or emergency work in most instances will affect the whole building and all services.

Plan for the best, expect the worst

When dealing with old buildings my advice to you would be, plan for the best and expect the worst.

Here’s what you should do:

  • Don’t think that a ‘head in the sand’ approach will work. It’ won’t.
  • Instead, select a maintenance company that has the skills and expertise to provide you with a bespoke maintenance schedule for your buildings.
  • Ensure your maintenance company can identify the pressure points and dangers within the existing infrastructure, and attend at short notice 24/7/365 when that inevitable crisis hits.

Avert a crisis with 24/7 emergency responseDo you suffer from geriatric building syndrome?

Flats are valuable assets, so an emergency should only ever be just that, an emergency. It mustn’t be allowed to become a nightmare. As the emergency is spotted, it must trigger a swift response any time of the day or night, 365 days of the year, regardless of whether it’s The Sabbath, Hanukkah, Diwali or Christmas Day. Speedy solutions keep residents happy!

Take control with on-call support:

  • Emergency service should be embedded into your contract, with KPIs reported to you each month, should you wish.
  • You should expect, and get, a swift response day or night, 365 days per year.

Keep control of costs – Avoid the FTT

With these aging buildings, keeping costs within the maintenance budget can sometimes seem an impossible task. When problems arise and quotes come rolling in, it’s easy for the costs to spiral out of control. Overspends will be scrutinised by the residents and if not fully justified, will cause an even greater problem.

Your cost-control checklist:

  • Choose a proactive maintenance company that will assist in budget planning by prioritising works or giving advance notice of funds needed for future works.
  • Find a company that’s committed to preserving the condition of plant and systems, and identifying energy saving measures.
  • Make sure that you receive a complete breakdown of all costs encountered.
  • Demand that all maintenance costs are fully justified and over-expenditure is limited, or eradicated.
  • Consider insurance which is available to cover this risk.

Solve complex issues with experienced engineers

Be certain you know the difference between engineers and experienced engineers by using this ‘tick box’ exercise to select the best of the best:Do you suffer from geriatric building syndrome?

  • Are they knowledgeable enough to ignore the obvious and identify the root cause of an issue?
  • Are they technically competent to find safe practical solutions to complex problems?
  • Are they multi-skilled, so if they discover the heating failure they’ve responded to was actually caused be an electrical failure, they can handle that safely too?
  • Are they commercially experienced to consider the long term implications and cost-benefit of any fix?

A specialist maintenance partner, like DMG Delta, with proven ability to support mansion blocks and whose engineers tick all these boxes, is the key to keeping your building alive.

“These mansion blocks which line many of London’s residential streets may look grand, but often the communal heating and hot water systems which are at the heart of the building have far exceeded their ‘best before’ dates. With upgrades potentially costing millions, and the residents reluctant to foot the bill, it’s often preferable to work with what you’ve got – whether it’s aging boiler plant or old heat distribution and water systems.” 

Dave Collins, Contracts Manager at DMG Delta.

 

 

Asbestos - surely this won't affect me or mine!

asbestosWe find it amazing that although it has been used for centuries, and during the industrial revolution to a far greater extent – it was finally diagnosed as responsible for deaths by the early 1900’s – yet it took the better part of a century for it to be banned totally in the UK!

Over 4,000 deaths a year in the UK are asbestos related, worldwide it is predicted that 2 million will die in the next 20 years. Not all of these are the employees that you would imagine to be more exposed. Some are wives of these workers who have been unlucky enough to breathe in the fibres from their husband’s work clothes.

Sadly it does not take a huge amount of asbestos to cause the harm – sometimes even a little bit is enough. Because of the Two Towers horror, there is a potential for 410,000 people, who were exposed to the dust cloud following the collapse, to have inhaled asbestos and may suffer in the next few years to the cancerous dangers of asbestos. There are already deaths attributed to this and although it usually takes 20 to 50 years for the effects to become deadly, it is thought because of the extreme amount of breathable asbestos dust, the disease has been sped up. Over 40 tons was used in the building of these towers – the UK is much the same in its use of asbestos.

There are three main types of asbestos, some are worse than others but none of them are nice once they have been damaged.

Asbestos has been useful for its insulation properties (heat and noise in particular) but it has been at a much higher cost than anyone thought possible. Don’t get us wrong, it is safe and does a brilliant job, but once it has been damaged it is a killer.

Schools and hospitals built before 1985 are prime areas for asbestos to have been incorporated into the building structure. Was your house built before 2000 and particularly before 1985? Then it is likely that you have had or still have asbestos lurking in some parts of your home!

Construction

Builders & Occupiers
(Building, Plumbing, Electrical, Joinery, Carpentry, Surveying, Architects)

Education

Employees, Children & Visitors
(Commonly used in old school buildings)

Health

Employees, Patients & Visitors
(Commonly used in old hospitals)

Fire & Rescue

Firemen, other Emergency Services, Injured People, General Public
(Inhalation of fibres in building & fire retardant product broken down & released by fire)

Demolition & Explosions

Employees & General Public

(Disturbance of Asbestos when demolishing old buildings)

The table above shows how many establishments, and the people who are most at risk.

A recent survey of 153 schools by the HSE revealed that 44 schools neeed intervention as a minimum reaction by the HSE. This is why the number of school caretakers who now have asbestosis or related diseases are on the increase.

asbestos 2