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As a regular Private Eye reader, the recent revelation that in the UK we have a hundred or more schools blighted by failing RAAC (Reinforced autoclaved aerated concrete). It’s a lightweight material that was used mostly in flat roofing, but also in floors and walls, between the 1950s and 1990s. It is a cheaper alternative to standard concrete, is quicker to produce and easier to install. In hindsight it was a time when so many new and replacement buildings were required after a crippling world war and full implications and life cycle of this newish material.
While the Romans apparently had concrete in their buildings, they didn’t have RACC, as far as archaeologists seem to agree. Romans also didn’t seem to require substantial ‘planned maintenance’, as evidence such as Hadrian’s Wall and the Rome Colosseum attests.
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| 1960s concrete corroding tie bar corrosion checks |
Many a time I have seen half a dozen staff in a room earnestly lamenting a £80 estimated SOR responsive repair being varied to £350 and examining it in detail, while four blokes next door manage a £4.3m capital budget on spreadsheets no-one can understand. Honestly, we need to understand why the latter is the most vulnerable budget for fraud, not the former.
So, what do the main solutions out there provide, from bigger all encompassing integrated solutions, to more third party interfaced, brand new innovations or standalone options?
All provide the options of defining our required component structure, with options of applying lifecycles, costs, replacement options and other criteria as needed. One size definitely does not fit all, as all RSLs & RPs have special requirements, in addition to 85% of everything that is usually ‘vanilla’ in the sector. This could be as quirky as having some properties with thatched roofs (such as in Gloucestershire or the south west), or communal heating for example.
Once a component structure has been defined, this needs to drive and inform condition surveys, to collect accurate information on what’s present, remaining life, condition and other specific valuable insights. Beware survey companies that resist or refuse to structure their survey offerings to what you need. Surveys are expensive and to extract maximum value fit Social Housing needs closely and be provided in a format easy to bring into the target system or module.
Failure to get this stage right can be extremely time consuming later, costly and frustrating. I have been involved at the start of many clients engaging survey companies and this has been a valuable exercise for client team and surveyors. Most surveyors can be flexible, although keeping to a ‘vanilla’ format saves them money and time, so the argument can be that they have used this for council or HA x, so it should be ok for you. Probably verify with council or HA x what their actual experience was like. In one example I saw of a ‘vanilla’ survey, it could tell us how many hanging baskets the properties had, but not condition or existence of Kitchen, Bathroom or wiring.
If you are paying for it, ensure you are getting good value and exactly what is useful to you. Many stock condition surveys come in spreadsheets, one row per asset (property or block etc), often with hundreds of columns. Remember, Excel or Google spreadsheets are not databases, don’t get confused they are!
Once the data is in your system/module database (a proper one OBVs, not a spreadsheet), we have the means to start to drive practical planned maintenance budgets and programmes. Clearly after initial Life Cycle Costings are produced, other work might be necessary or carried out to determine fit to available budgets and drive practical and effective programmes.
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| Trellick Tower Cheltenham Estate in Kensal Green, London - built 1972 |
In the case of suspected or actual RAAC, it appears to be not thought to be common in 1960s-80’s social housing, although possibly condition surveys should incorporate checks in specific build archetypes. If it is suspected in your stock, a component or attribute can easily be added, to allow convenient reporting, monitoring and addressing of issues.
Spookily enough 17 or so years back I was involved in implementing an assets, planned maintenance and survey solution across the Isle Of Man education authority. Thankfully the BBC reported that the IOM government has stated that there is no indication that RAAC was used there - https://www.bbc.co.uk/news/world-europe-isle-of-man-66729079
Efficient and complete planned maintenance is crucial for safe buildings and keeping residents, children and others safe. We ignore it at our peril, prevention will save lives and be less costly than a later cure.
If you think your organisation, whatever size you are (we work with organisations managing from 32 properties, right up to 150,000+ ) needs help, please reach out to us.
Subscribe to our blog here on this link, to always catch the latest news on whats happening in the sector.
Acutance Consulting would be happy to help you review Planned Maintenance system options,
please just get in
touch, for a
chat over a macaroon & a brew ☕😋
Related Post: How does your assets team manage Capital Works then?
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Shed Seven – Falling From The Sky.
(c) Tony Smith, Acutance Consulting www.acutanceconsulting.co.uk 07854-655009
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