As the winter months approach, commercial property owners face several challenges that can significantly impact their buildings.

Harsh weather conditions, freezing temperatures, and increased energy demand all take their toll on property infrastructure.

At Bradley-Mason LLP, we understand the importance of maintaining your commercial property year-round, especially during these colder months. That’s why we’re highlighting the essential role of Planned Preventative Maintenance (PPM) surveys and why they’re vital to ensuring your property can remain in the best condition this winter.

The Winter Challenge for Commercial Properties

Harsh weather, elevated moisture levels and regular heating usage can accelerate wear and tear on various building systems, while increased energy demands can strain electrical and heating infrastructure.

Furthermore, winter conditions create unique safety hazards that property owners must address promptly to ensure the well-being of tenants and visitors.

We recommend planned maintenance surveys to address specific components of your building’s long-term infrastructure, in much the same way we recommend commercial building surveys to ensure its structural stability and safety. We conduct PPM building surveys to address various aspects of your property which will prove valuable in helping you understand its effectiveness when the temperature and weather take a turn.

Key Areas of PPM Surveys

A comprehensive PPM survey conducted by our expert team at Bradley-Mason LLP focuses on these crucial areas during the winter months:

1. Roofing and rainwater goods: Increased periods of persistent and intense rainfall, snow, and ice, can accelerate the deterioration of a building’s roof and rainwater goods. PPM inspections highlight any damage, leaks, or blocked gutters, preventing potential water ingress or structural issues from developing.
2. Safety concerns: Slippery walkways and icy conditions pose significant risks and exacerbate existing defects and hazards. Our comprehensive PPM surveys help identify and address potential safety hazards, ensuring your property remains safe for all occupants and visitors.

Benefits of Winter PPM Surveys

Investing in a planned maintenance survey with Bradley-Mason LLP during the winter months offers numerous advantages:

• Cost savings: By addressing issues proactively, you can avoid costly emergency repairs and minimise disruptions to your occupants.
• Energy efficiency: Regular maintenance of heating, insulation, and electrical systems leads to reduced energy consumption and lower utility bills.
• Compliance: Our surveys help ensure your property meets all safety regulations and standards, fulfilling your legal obligations as a property owner.
• Longevity: Regular maintenance and inspections help extend the lifespan of your building components and systems, protecting the long-term value of your property.
• Peace of mind: Knowing your property is well-prepared for winter allows you to focus on other aspects of property management with confidence.

Bradley-Mason’s Approach to PPM Surveys

At Bradley-Mason LLP, we pride ourselves on delivering comprehensive and tailored PPM surveys.

Our approach includes:

• A thorough assessment of your property’s condition and maintenance needs
• Detailed reports using a proven grading system to prioritise high-priority actions
• Integration with our broader building consultancy and project management services
• Leveraging our expertise in commercial property surveys across major UK cities

Our PPM reports provide a strategic tool for property owners to proactively maintain their properties and keep them in optimal condition. We work closely with you to tailor our reports to your specific requirements, considering factors such as budgets, timescales, and any bespoke property characteristics.

Contact the Commercial Building Surveyors at Bradley-Mason for Expert Advice

As winter approaches, the importance of a well-maintained commercial property cannot be overstated. Don’t wait for problems to arise as a result of building negligence during the winter. Take a proactive approach by partnering with Bradley-Mason LLP for your PPM survey needs. Our team of highly experienced Chartered Building Surveyors is ready to help you navigate the complexities of winter property maintenance.

 

Contact Bradley-Mason LLP today to schedule your winter PPM survey and ensure your commercial property is prepared to weather the season ahead.

What is a PPM Survey?

A Planned Preventative Maintenance (PPM) Survey is a tool for property owners to manage budgets and proactively keep their property in a good state of repair. It’s a practical approach to maintenance, designed to avoid failures and unexpected maintenance costs or unplanned disturbances from reactive works. A PPM report identifies the repair and maintenance needs for each element of a property along with estimate costs and timescales. Surveyors work with property owners to tailor the report to suit their requirements regarding budgets, timescales or any other factors that require consideration.

Benefits of a PPM Survey

Understanding the maintenance that will be required to keep your property in a good state of repair has many advantages:

• Longer lifespan of property assets
• Allows you to prioritise works
• Strategic budgeting
• Saves money in the long term
• Prevents long term damage
• Minimise disruption due to unexpected repair works
• Reduced maintenance costs
• Improved efficiency
• Property enhancements

Bradley-Mason’s PPM Reports

One of the services we provide at Bradley-Mason is PPM Surveys. Once instructed, we survey and assess the current state of the property to decipher the works and maintenance that will be required both now and, in the future, to keep the property in a good state of repair and use this information to put together a schedule of anticipated works and budget costs. The works listed are categorised using a Red, Amber, Green (RAG) system to indicate each item’s priority, budgets and timescales are also assigned to each item. Our surveyor’s also have expertise in health and safety regulations, fire regulations and building regulations. Their advice will include measures to bring a property in line with current legislation, improving the efficiency of the building and optimise the property’s value.

Our PPM reports include an introductory section including an Executive Summary and Outline Description that describes the construction and make-up of the property and site and a Building Condition and Repair Summary which summarises its condition and items for repair. Any items of concern are flagged.

The main body of the report is in the form of a detailed Excel PPM schedule which breaks down all the costs to each individual element of the building. Each element is described in terms of its construction, condition, works required, budget figures assigned to specific years / periods and also given a priority rating (RAG). We also include a summary page which provides a visual breakdown of the costs in the form of bar charts, pie charts and a summary table.

Finally, photographic schedules, floor plans, roof plans and site plans are appended to the end of the report for reference purposes.

Our reports can be tailored to suit each client’s needs; We can provide both highly detailed reports with specific costs, and more approximate estimates where appropriate. The timescale of the works required can be altered dependant on the demands of each client.

Sixth Form College PPM Survey: Case Study

Brief – Our client required a comprehensive PPM Survey highlighting any major defects and maintenance requirements including budgets and timescales over a 10-year period.

Property – A Sixth Form College located in Leeds comprising of 11 buildings, some of which were linked and interconnecting, of varying types, ages and condition. There was a large main building internally comprising of a main hall, theatre, canteen, staff room, toilet facilities and numerous classrooms; a detached sports hall; and a number of other buildings containing classrooms and toilet facilities. The property grounds were expansive and comprised of roads, footpaths, car parks, brickwork retaining walls, staircases, grassed areas and boundary walls / fencing.

 

Property – A Sixth Form College located in Leeds comprising of 11 buildings, some of which were linked and interconnecting, of varying types, ages and condition. There was a large main building internally comprising of a main hall, theatre, canteen, staff room, toilet facilities and numerous classrooms; a detached sports hall; and a number of other buildings containing classrooms and toilet facilities. The property grounds were expansive and comprised of roads, footpaths, car parks, brickwork retaining walls, staircases, grassed areas and boundary walls / fencing.

Survey Findings – Overall, we found the College to be in a well-maintained condition, noting that various ongoing and proposed works forming repairs and improvements to the site were being implemented in the immediate future. Given the age of the property, our surveyors suspected that asbestos could be present; fortunately, the client had already instructed an asbestos survey which our surveyors used to aid their report. Typically, with sites such as these with buildings of varying ages which have been extended and altered significantly and are subject to heavy use in some instances, the internal and external fabric elements deteriorate at different rates due to type, exposure, use etc. As a result, we sequenced works accordingly. This included various further investigations and repair allowances included in the short term for works considered to be of higher importance and which would be of greater detriment to the fabric of the buildings and structure if not rectified. These included:

• Roof repairs
• Roof replacements
• Repointing to brickwork
• Monitoring of cracking
• Window replacements
• Internal redecoration
• Fire door replacement
• Tarmac repairs
• Below ground CCTV drainage survey

The 10-year PPM Report allowed our client to effectively and confidently budget for maintenance and repairs until 2034.

If you think you may benefit from a PPM report for your property or would like to discuss your requirements in this area, please contact us at www.bradley-mason.com.

Unnoticeable movements are common in all buildings however abnormal forces and conditions can cause greater building movement and therefore cracking can present itself. Defects in the building fabric, changes in the ground conditions, foundation movement and tree route growth amongst other reasons can all be a cause of cracking. Cracks form when a building fails to accommodate the movement causing stress and separating parts of the building fabric. The effects can range from minor aesthetics to structural instability.

Expansion and Shrinkage Cracks

Expansion cracks occur when materials expand due to temperature increase or moisture absorption, applying stress that exceeds the strength of the material. These cracks often appear at joints or weak points. Shrinkage cracks, on the other hand, result from the loss of moisture or reduction in temperature causing contraction, which results in the material shrinking and developing tensile stresses. These typically form as materials dry out over time. A cycle of expansion and shrinkage is often found during changes in weather or season variation.

Lack of Expansion Joints

 Closely-linked to the above point on expansion cracks, expansion joints facilitate materials to naturally move by providing the space for them to do so. Expansion joints are imperative to preventing cracking as they prevent stress imposed by movement and changes. If expansion joints are incorrectly placed or missing, this gives the materials no movement boundaries and, in turn, will result in cracking.

Figure 1 –  Inadequate expansion joint resulting in cracked render

Settlement Cracks

Settlement cracking occurs when a building or structure sinks or shifts unevenly due to soil movement, often caused by moisture changes or underlying ground conditions. These cracks typically appear in foundations, walls and floors and can range from minor to severe. Settlement cracks can be stepped, vertical, horizontal or diagonal and may indicate structural issues if they continue to widen over time.

Cracks Due to Corrosion

Concrete structures can develop cracks due to the corrosion of steel within the structure. As steel corrodes, it expands, creating pressure that leads to cracking and spalling of surrounding masonry. Regent Street Disease is a prime example of the effects corrosion can cause on masonry. The condition occurs when the steel frame behind masonry cladding corrodes, which in turn, causes pressure on the cladding. The cladding then cracks and displaces as a result.

Cracking Due to Overloading

Overloading occurs when a structure or material is subjected to stresses that exceed its designed capacity. This often comes from excessive weight, unexpected loads, or inadequate design. Such overloading causes stresses that exceed the material’s limits, leading to cracks. In concrete structures, overloading can produce wide, deep cracks that compromise integrity and safety and common signs include sagging beams and cracked slabs and columns.

Structural Cracks

Cracking can start off as minor and can quickly progress into a major issue. Once cracks become larger and affect the integrity of the building they are classed as structural. They are usually wider and more severe than non-structural cracks and can be caused by foundation movement, overloading, or inadequate construction. These cracks often follow a stepped pattern in brick or blockwork.

Figure 2 – Cracking to historical warehouse wall

Figure 3 – Structural cracking to masonry wall

Cracking can be a tell-tale sign of deeper issues and indicates the building may be unsafe. It may however only be a cosmetic problem and movement could be managed by the correct type of protection.

Getting cracking diagnosed at an early stage is an important step to prolonging the lifespan of the building. If you notice cracking which may be affecting your property, Bradley-Mason’s experienced, chartered surveyors can help. We can help diagnose the cause of the cracking and provide expert advice on how to deal with it. Please contact us at www.bradley-mason.com if you require assistance in this area.

Delighted to congratulate Julian Mason on winning the Mentor Award at the Leadership Awards at the Queens Hotel in Leeds.

Julian has over 30 years’ experience in the building industry and more specifically working as a Chartered Building Surveyor. His interest in building design, construction and pathology has led to a deep knowledge and understanding of our built environment. Julian is keen to share all this knowledge and training with surveyors of all levels within our company from a formal to more informal situations of discussing things sat around within the office.

Julian provides guidance and advice at each stage of the site survey by imparting knowledge as well as supporting graduates to form their own decisions.

To further support the next generation of building surveyors Julian completed the RICS training to become an APC assessor in 1996. APC assessors are volunteers from the construction industry who give up their time to read submissions from graduates who are training on the APC pathway to become a Chartered Building Surveyor, prepare questions and take part in the interview process with two other assessors to decide if each individual candidate has the required understanding, knowledge and skill to become a Chartered member of the RICS. Julian has been an active member of the APC assessor panel for the last 27 years, further demonstrating his desire to guide and support the future of our industry.

Julian’s genuine desire to guide, advice and support the future generations of Building surveyors we believe demonstrates the qualities that make him a great mentor and leader. He is an exemplary role model and leads by example and those that have followed in his footsteps have gone on to become well rounded and knowledgeable Chartered Building Surveyors.

What is Condensation?

Condensation is the process in which water vapour becomes a liquid. It can cause a range of issues from problems to internal finishes, to much more severe issues to the structural integrity of a building.

Two environmental factors combine to determine condensation risk; temperature and humidity. The warmer the air temperature, the greater the quantity of water vapour the air can hold. When the air is at maximum capacity, it is saturated, and its relative humidity (RH) is 100%. The dew point temperature is reached when the RH hits 100%. At this point, if the temperature decreases or the quantity of water vapour increases, then the air’s capacity is breached and excess water is deposited on the coldest surface.

In other words, relative humidity is inversely proportional to the temperature of the air, so a drop in temperature will increase the relative level of humidity to a point where the vapour will condense and liquefy.

Example of condensation formed on a window

 What are the Different Types of Condensation?

 

There are two different types of condensation:

• Surface condensation – when air becomes saturated (100% RH), water droplets condense on cold surfaces such as window glazing, tiles, impermeable gloss paint and vinyl wallpaper.
• Interstitial condensation – where the dew point temperature is reached within the thickness of a building, condensation will form. This commonly occurs when moist air permeates through elements of a building fabric, within which there is a temperature difference. This is typically when warm, moist, internal air moves towards the cooler external areas, driven by a pressure difference. If the temperature change is significant enough, condensation will occur.

 

What is the Link Between Condensation and Mould?

 

Mould and mildew are typically caused by condensation. They thrive in warm and moist conditions such as those created by condensation appearing as black spots usually on walls, ceilings and poorly ventilated spaces such as cupboards. Examples from a recent survey we undertook are included below.

 

Mould growth on an internal profiled fibre cement liner sheet.

 

Detailed view of mould growth

What are the Problems Caused by Condensation?

• Health risks – mould growth can be a health risk to occupants, particularly the young or elderly, as they produce allergens, irritants and toxic substances.

• Visual deterioration – visual deterioration to internal elements as a result of water becoming trapped causing staining and swelling.

• Structural decay – moisture becoming entrapped within the structure can result in long-term structural damage such as corrosion to metal components, timber rot, swelling timber and damage to cladding. Remedial work can be costly.

• Energy efficiency – where insulation becomes saturated, a building’s thermal performance and efficiency will be reduced leading to an increase in energy costs.

How do you Control Condensation?

• Limit sources of moisture – this can be as simple as keeping lids on pans when cooking, taking shorter showers and drying clothes outside. The general point is to limit activities which produce moisture.

• Increase air and surface temperatures – air temperatures can be increased by utilising a building’s heating system more often and surface temperatures can be increased by installing insulation or by improving glazing.
• Dehumidification – this can be achieved naturally through ventilation or mechanically through the use of a dehumidifier.
• Ventilation – this can be achieved using both natural ventilation techniques such as opening windows, and mechanical ventilation by using extraction vents etc.
• Avoid cold bridges – cold bridging occurs where there is a gap in a building’s insulation often at the roof/wall junction where the wall insulation meets the roof insulation. Condensation is attracted to the colder uninsulated building components. To prevent this, ensure there are no gaps in the insulation.
• Install vapour barriers – these prevent moisture from diffusing through the building fabric to a point where temperatures might be low enough to reach dew point.

 

DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.