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Historic and Traditional Buildings |
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Link to full
document:
http://www.sava-cs.org.uk/documents/IRR.pdf
Certification Scheme and Accreditation Scheme
Standards |
Applies to: Home
Inspections
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Part 2: Technical Standards Home Inspector
Inspection and Reporting Requirements
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 Definitions:
Historic building: a property that is listed or scheduled as an
ancient monument. These buildings are protected by legislation.
Buildings located in a conservation area are also protected and may
be subject to legislative controls.
Traditional construction: a property of a construction that
relies on the evaporation of moisture from permeable fabric rather
than modern building types that rely on impervious outer layers,
cavities or a system of thin-section barriers to prevent moisture
penetrating the fabric.
(The ability of older buildings to allow moisture, which has been
taken into permeable fabric, to evaporate, is often described as the
‘breathing’ performance)
The majority of historic buildings are of a traditional
construction. There are exceptions such as mid 19th century versions
of cavity walled buildings and 20th century concrete buildings of
the ‘modern movement’.
Approximately 25% of dwellings in the UK were constructed before
1918, a vast majority of these will be of a traditional
construction. Large numbers of traditional solid wall buildings were
still being constructed up to the start of the Second World War in
1939.
In Practice:
Home Inspectors should be aware of the implications of the protected
status and performance requirements of historic buildings, and of
the performance requirements of property of a traditional
construction and be prepared to incorporate appropriate comments
into the Home Condition Report.
The historic buildings that Home Inspectors will most commonly
encounter will be those that are listed or situated in conservation
areas. These buildings are protected by statutory controls that can
limit or influence the nature of work that can be carried out.
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http://www.pastscape.org has details of many historic buildings. |
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From 1995 permitted development rights of domestic listed buildings
were significantly reduced so that development within a domestic
listed building’s property ownership – such as the erection of a
shed – may need planning permission.
Home Inspectors must be aware that it is a
criminal offence to carry out works to a listed building
without consent, and this may result in enforcement action or even
prosecution against those responsible. Enforcement action can be
taken even after ownership has changed, and no time limits apply.
Home Inspectors must avoid making recommendations that could
lead to unauthorised work, for example in Section H – Energy
Performance Certificate, Home Inspectors must over-ride any of the
list of recommended improvements where they are in conflict with the
legislative controls and/or the performance of the property in
question.
Where the property is protected Home Inspectors must highlight in
the Home Condition Report that consent from the local planning
authority may be required for some of the suggested recommended
improvements, and where required consent needs to be obtained before
any works commence.
Home Inspectors should be aware that local authorities have
the powers to take action where a listed building, or building in a
conservation area, has deteriorated to the extent that its
preservation may be at risk. These powers include repairs and urgent
works notices. If the local authority considers that a listed
building is not being properly maintained, it may serve a notice on
the owner. Local authorities usually consider the use of repairs or
urgent works notices where protracted failure by an owner to keep a
listed building in reasonable repair places the building at risk.
Home Inspectors should highlight within the Home Condition Report
that it is highly advisable as there is an onus on the owner of a
listed building to keep it regularly maintained and repaired (using
appropriate and compatible materials.
Where consent should have been obtained, it is an offence to have
carried out unauthorised work to a listed building or a
structure or tree within a conservation area. It can result in
prosecution, and enforcement
action by a local authority to reverse the changes. A new owner
technically acquires liability for past unauthorised work. Although
he or she is unlikely to be prosecuted, enforcement action is still
possible.
Home Inspectors must be aware of the potential for unauthorised
works to have been made when making an inspection of a protected
building. It can be difficult for Home Inspectors to establish what
work if any has occurred since the building received protected
status (this is because list descriptions do not provide records of
a building’s form, and there may be even less information on
unlisted structures within a conservation area). Where there are
indications that a protected building has undergone recent work,
Home Inspectors should make enquiries of the seller (IRR 2.2.5 -
2.2.6); assess whether the work is likely to have needed consent (IRR
2.3.4); and if so highlight whether it was given and executed in
manner that would indicate if it was approved and report on the
associated risks (Home Condition Report: Section C – Risks C.1).
Unauthorised works (those works that required listed building
consent (or planning permission if the unlisted property is subject
to an Article 4 Direction) that the Home Inspector may encounter,
and therefore needs to be aware of, include the alteration, removal
or replacement of:
• Windows and doors;
• The application of render or paint to external elevations, where
other buildings in the locality are exposed brick or stone;
• Roof coverings and chimneys;
• Insertion of roof-light windows;
• Rainwater goods;
• Boundary walls, iron railings, gates etc;
• The provision of a porch;
• Internal works to listed buildings, such as the removal of chimney
breasts and partition walls; and
• The use of modern materials that have affected the appearance and
character of the building, such as masonry paint; renders and
cladding. |
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