Social Housing foundation/SHiFT workshop - “Design for efficient maintenance” in rental housing

1. Social Housing foundation/SHiFT workshop - “Design for efficient maintenance” in rental housing Findings from recent Building condition audits – implications for design Jacus Pienaar Land & Housing Development Support Group 30 September 2008

2. Findings based on results of: • 2007 Building condition audits (BCAs) of 40 complexes across SA (SPSH/Rooftops) • 2006-2008 Rectification inspections for: • Joe Slovo Park phase 1, N2 Gateway • Abahlali Housing Association – Algoa Park • 2007 Assessments for Free State CRU strategy

3. 2007 SPSH / Rooftops BCA programme

4. 40 complexes – mix of older refurbished high-rises/walk-ups and newer walk-ups • Reports included (at 2007 constant prices): • Quantified Deferred Maintenance Liability (DML) for each project, unit and portfolio • DML = priority 1 (immediate), and… • priority 2 (3-6m) work, not done that should have been • Quantified and costed 20 year maintenance plan and funding need per project, unit & portfolio

5. Condition rating system used

6. 20 year maintenance funding needs

7. 20 year maintenance funding needs

8. Condition of SHI portfolios inspected against typical trends

9. Results • Newly built/renovated stock unacceptably high DML and short-medium term maintenance funding needs to catch up • Most recently built/renovated buildings ageing prematurely • Problem: How to fund catch-up? • Need rent increases up to 40% (not possible) • If situation not rectified, • will reach CR 2 (poor) within 10-12 years • and CR 1 (beyond repair) within 20 years • Why?

10. Some observations • Inadequate maintenance budgets and expenditures • Little evidence of planned or preventive maintenance • Poor house keeping programs • Little or no attention to energy and water management and conservation • Poor workmanship, supervision and quality control in maintenance and repair work • But,…what about design?

11. What aspects of design seemed to cause early deterioration? • Designers pressured into making inadequate provision for the realities and requirements of for instance: • Unframed, load-bearing cement-based masonry construction up to 3-4 storeys high • The need for “downmarket” finishes, roof construction and coverings • High intensity use, especially of ablution facilities in shared accommodation

12. What aspects of design seemed to cause early deterioration? • Some specific facets of the above include not providing for: • how materials perform in the long term… • and in interaction with each other and the environment, • how buildings will really be used, • “buildability” (practicality) of details • Biological decay e.g. natural ageing of materials (accelerated by environments), exposure to aggressive chemical agents, atmosphere, etc.)

13. What aspects of design seemed to cause early deterioration? • Inadequate attention to dealing with Water in all forms, e.g.: • rising damp • rain penetration • ground water pressure • flooding • condensation

14. What aspects of design and construction process cause early deterioration? • Inadequate attention to dealing with Movement in all its forms (more specifically differential or relative movement) due to: • Settlement and heave • drying shrinkage • contraction and expansion due to temperature variations, moisture content • creep and sag (overloading or under designing of structures).

15. Some examples in new construction: • Inadequate roof pitches and protective overhangs • Omission of rain water goods • Omission of verge treatments • Poor detailing at junctions - Flat roofs and parapets • Inadequate weathering/sealing of top edges of parapet and balustrade walls

16. Some examples in new construction: • Inadequate weather proofing of building envelope (especially single skin exterior masonry) with poor detailing at junctions with floor slabs, roofs and window and door frames • Inadequate sealing around window frames, and sanitary fittings allowing ingress of water into the walls and structures

17. Some examples in new construction: • Inadequate provision (joints) for movement, resulting in cracking and further ingress of water • Poor quality sanitary and other fittings, kitchen cabinets, taps, doors and door locks • Inadequate storm water containment / disposal

18. Working or wearing services and components • Designers should always ask themselves: • How can it be reached? • How can it be cleaned? • How can it be repaired? • How can it be replaced?

19. Nice idea: washlines “hidden” and secure, but mostly in shade

20. So washing goes outside in sun facing N2, giving minister heartburn every time she drives past

21. In refurbishment of older existing buildings • Inadequate or no repair of cracked/spalled exposed concrete slab edges, leading to contamination of steel reinforcing (especially in coastal towns) • Inadequate re-sealing and re-grouting of joints that had opened up over time and created many places where water can get into structures in e.g.: • Face brick walls and copings • Window sills • Tiling in showers • Edge junctions of sanitary fittings with walls

22. In refurbishment of older existing buildings • Inadequate re-waterproofing of old and leaky roofs • Not fixing plumbing leaks or replacing defective piping • Re-painting over old paint on rusting metal work such as steel window frames and fire escape stairs without proper preparation and rust control • Not immediately re-sealing exposed roof timbers, wood fascias, doors and window frames • aging components/equipment (lifts, roofs, plumbing, windows, etc) are often not replaced or refurbished during acquisition / rehabilitation

23. Regulation of product standards and quality for housing in South Africa • 1998: Home Building Manual Technical Guidelines (revised 1999) of the NHBRC • 2000: NDoH National Housing Code Norms and Standards houses and services • 2003: NDoH Generic Specification GFSH-11 Design and Construction of Houses: FOCUS MAINLY ON SINGLE STOREY CHEAP FREE HOUSES!

24. First recognition of SH needs • 2006 SH Programme Guidelines • Project cost estimates and funding needs based on SH product (medium density, attached multi-storey buildings) • Social Housing Capital Restructuring Grant (SHCRG) = more responsive funding mechanism • Lower debt levels = improved quality and viability? • Unfortunately overtaken by rapid rises in interest rates (after 2006) and building costs (ongoing since 1990s)

25. Assessment of submissions for SHRCG funding Three standardised assessment tools from NDoH: • Quickscan A Governance and organisational viability of SHI applying for the grant • Quickscan B Project validity, readiness and overall technical quality • Quickscan C Financial model for project viability

26. Revision of the Quickscan assessment process in 2008 • First round assessments before completion of BCAP (NO structured evaluation of quality and maintenance isues.) • BCAP caused bit of a stir and resulted in: • More critical evaluation in Quickscans A & C of: • maintenance provisions in operational cost estimates • new project and portfolio KPI for planned maintenance (1.2-1.5 % of replacement cost) • More critical evaluation in Quickscan B of: • product design and quality • influence of that on future maintenance needs

27. Conclusions • BCAP has highlighted quick decline in physical condition of recently constructed/renovated social housing stock • Already too late to fund maintenance backlog from operational income • Building “cheap” creates management philosophy of “cheap” • “Cheap” design not necessarily economical, and vice versa

28. Recommendations (Designers and maintenance managers to be involved): • Product must be responsive to initial capital cost of a project but also to ongoing operational costs • Maintenance managers/experts must be part of design review teams • Sector must develop performance specifications and design guidelines for: • new projects • acquisition and rehabilitation

29. Recommendations (Designers and maintenance managers to be involved): • Explicit funding conditions around quality and low maintenance needed • Further project funding of social housing development must be made conditional on acceptable arrangements to reduce maintenance needs and liabilities • If not, substantial investments in the sector will be largely wasted on “ one-generation” stock