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Single portfolio item: The decision to refurbish

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Introduction

Single portfolio item: The decision to refurbish It is important for surveyors to convey to their client whether members of the public, builder or contractors in general proper care in establishing the variables that will affect any given project. Time upon reflecting these variables and the implications that can bring to a project need to be carefully reviewed, whether from a traditional procurement route or form example a design and build method. According to the 'Building Adaptation' James Douglas (2006) there are three main reasons why buildings get to a refurbishment stage: 1. Construction standards and requirements are continually improving because of government policy to enchase energy efficiency and building performance. 2. Wear and tear as well as exposure to the elements results in ongoing deterioration or other adverse change in the building structure and fabric. 3. Advances in technology and rising demand by consumers and workers for better and more comfortable internal environment have prompted the need for ongoing modernization of buildings. Douglas (2006) In reviewing these factors is it feasible to determine the relevant specifics whether to demolish a particular building? As new buildings through poor workmanship can also cause snagging problems or greater issues after practical completion. Therefore a written record of what has to be done in form of a pre-condition report is to be completed to ascertain all factors whether to reinstate, through either refurbishment or to demolish. ...read more.

Middle

it's thermal requirements under the new guild lines from the HIP's Refurbishment works well when the building falls into correctable obsolescence, which means it has reached obsolescence stage only because it has poor acoustic, fire, or thermal performance, construction defects such as dampness or fungal attack, inadequate or relatively inflexible layout, poor amenities or facilities. But should refurbishment actions be taken when building falls into non-correctable obsolescence: is in poor location, inadequate building morphology (very inflexible layout or restrictive floor, ceiling heights, or serious construction failures). The decision to establish the reason(s) to either demolish, refurbish a building can vary significantly from the client requirements, through to building control, and of course things can change during the construction period, i.e. it may be that during a refurbishment programme that a greater amount of work is required like dry rot, and therefore a particular building may well be need to be gutted further or even take the step of demolishing it. When works to start on a building such issues can arise which may change the programme of works or structure of the building completely. With the best will ion the world unexpected items like this to happen, but with a good project team in place, then hopefully the advantage is to continue with the best solution possible, which may even be to demolish. ...read more.

Conclusion

In addition the cost of financing the project and the effect of inflation on building costs is less than that of building from new as for the most part refurbishment projects have a shorter development period. To demolish a building creates a huge waste of embodied energy (as mentioned above), a report by the government funded body Empty Homes Agency found that: 'new construction emits nearly five times as much carbon dioxide per square metre as comprehensive refurbishment of an existing building' Ward (2009). Furthermore, saving time is a major factor when proposing a refurbishment project, the pre-contract design and official permissions phases are normally faster than for a new development. As often building control can be less involved where plans for a new build are required to obtain planning permission. Conclusion Consideration of the various factors of matters from the initial report and feasibility studies are the key to ascertain the extent of what can and can not be done to any given project. Refurbishment can in itself be extensive from a 'facelift' to a major remodelling of the interior of a building. Although, no doubt this will still be debated, but the way forward within industry seems by those through the government and institutions such as the Royal Institutions of Chartered Surveyors (RICS), and English Heritage to seek the benefits of maintaining buildings in terms of whole-life cycles through sustainability and economies ?? ?? ?? ?? Course Title: Rehabilitation & Conservation Studies BUIL1107 1 ...read more.

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