Report Prepared By

Arcus Consulting LLP

APRIL 2021

SALIX HOMES

GREYFRIARS COURT, SALFORD

LIFE EXPECTANCY ASSESSMENT

1.0 INTRODUCTION

1.1 Acting upon the instructions of Salix Homes we have carried out a visual inspection of the residential
accommodation provided at Greyfriars Court, Salford.

1.2 The purpose of this report is to provide details of the existing construction and life expectancy of the
building indicating any recommendations for where the building requires immediate, intermediate or
longer-term action including the cost-benefit of this action in comparison to decommissioning. Costs have
also been included to improve the energy efficiency of the property with a view to achieving a carbon
zero building.

1.3 All external inspections were carried out from ground level (or external balconies) and no opening work
or testing has been carried out at this stage with the exception of the ultrasonic soil stack testing.

1.4 The co-operation and assistance of Salix Homes staff in providing internal access is acknowledged and
much appreciated.

1.5 The repair and replacement frequencies which have been used to estimate future costs are based upon
the BCIS Guide to the Life Expectancy of Building Components as published by the Royal Institute of
Chartered Surveyors.

1.6 All costs provided at this stage are budget estimates only based upon quantities and areas taken from
as-built drawings and not detailed measurements.

The estimated costs also exclude any allowances for the following:-

a) Inflation
b) VAT
c) Professional Fees

2.0 GENERAL DESCRIPTION

2.1 The property comprises a 15 storey block of flats. The property is understood to have been built circa
1968 and comprises 88 purpose-built residential flats, with 6 flats per floor. The property appeared to be
of reinforced concrete modular construction, with two lift shafts and a single accommodation/Means of
Escape staircase. The upper floors comprise of a layout with a corridor around a central core housing
the staircase, lifts, refuse chute and service risers. The corridor on each floor is lobbied, each side serving
three flats. The ground floor comprises of a similar layout however, they are only 4 flats and security
office, refuse and ancillary stores and the lobby area. The property provides residential accommodation.

3.0 CONSTRUCTION

3.1 Roof Construction and Finishes

The majority of roof area comprised of the original asphalt roofing system covered with solar stones on
a concrete deck.
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3.2 Above Ground Drainage

Several 100mm and 150mm cast iron soil vent pipes serve the buildings’ above ground drainage system.
The soil pipes are routed within the kitchens and WC’s in a sealed service risers in the kitchens and
lobbies.

3.3 Windows

All windows were specified as UPVC frames complete with 20mm double glazed units. Trickle vents are
provided to all windows and reversible catches to the top hung opening lights to allow internal cleaning.

3.4 External Doors

Doors are generally fabricated from metal that have been either powder coated or painted. They are
used for the main entrance access, emergency escape door or ancillary stores.

3.5 External Wall Finishes

External Walls have been clad with wire cut clay facing brick. Above the main entrance there is a exposed
painted concrete frame with a unique staggered pattern to the full height of the building.

3.6 External Balconies

Precast concrete balconies rendered with a pebbledash finish provide external use areas for all the upper
floor flats.

3.7 Internal Ceilings

Generally ceiling finishes comprise lay in grid suspended ceiling to the ground floor communal areas and
upper floor flat lobbies. All other communal circulation areas were painted concrete.

3.9 Internal Wall Finishes

Although some plaster walls were noted in the communal areas, the majority of internal wall surfaces
are painted concrete.

3.8 Internal Floor Finishes

Solid floor construction was noted to all floors and covered by vinyl sheet or vinyl tiles to upper floor
areas. Ground floor finishes were noted as carpet floor finishes.

3.10 Internal Doors

Internal communal doors are generally replacement timber solid core 30 minute fire rated with Georgian
wired vision panels or side panels complete with S.A.A ironmongery.

3.11 Stairs

Stairs have been constructed from pre-cast concrete that has been painted with a steel balustrade and
soft touch handrail.
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4.0 MECHANICAL & ELECTRICAL INSTALLATIONS

4.1 Heating Installations

No communal heating is provided to circulation areas. The form of electric heating to the flats is electric
panel and wall mounted electric fan convectors.

4.2 Ventilation

A central mechanical ventilation system is provided to all bathroom flats with the main plant positioned
on the flat roof. There are also individual extract fans to all kitchens.

4.3 Domestic Electrical Installation

All flats are provided with RCD protected distribution boards serving concealed power and lighting
installations including domestic fire alarms. In communal areas, there was extensive evidence of surface
fixed conduits to ceilings and walls which have been for remedial and upgrade works have been carried
out since construction. An Automatic Opening Vent (AOV) has been recently installed to the highest floor
of the stairwell.
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5.0 CONDITION AND RECOMMENDATIONS

The accommodation appears to have been generally well maintained but the majority of original and
replaced external envelope components have now reached or are approaching the end of their life
expectancy. In order to anticipate future costs and assess whether investment in the building is viable,
we have prepared expenditure projections based upon the replacement frequencies suggested by the
BCIS recommendations as follows:

5.1 Roof Coverings – Immediate action required

There is evidence of isolated leakage and previous repairs to the original asphalt roof. The asphalt has
cracked around the upstands of the roof and will require repairing to prevent further degradation of the
roof covering and structure below. Thermal insulation of the roof is assumed to be minimal therefore
renewal will be necessary to improve the energy efficiency of the building. Asphalt typically has a life
expectancy of 40 years therefore we recommend that allowances are made for complete replacement
as follows:-

Year
Asphalt (40 years) 2022

Photo 1. View of cracked in asphalt parapet roof.

Photo 2. View of crazing in asphalt ducting to central extraction unit.

5.2 Above Ground Drainage – Immediate action required

There is evidence of isolated leakage and previous repairs to the cast iron drainage pipework to the
lower half of the building. The life expectancy of cast iron pipes is listed within CIBSE Guide M at 35
years although many manufacturers quote life expectancies of up to 100 years. Therefore, the pipework
has reached the end of it service life and consideration should be to given to renewing all of the original
cast iron pipework in the apartments where corrosion has been recorded. This will avoid future abortive
making good works should only isolated pipes be replaced.

Year
Cast Iron Above Ground Drainage (35 years) 2022

5.3 Windows and External Doors – intermediate action required

The windows and doors were found to be in satisfactory however, spandrel panels were noted to the
stairwell and lift lobby windows which are likely to be made with combustible materials. The 6 numbered
flat bedroom windows were noted as been within 1800mm of the escape stairwell window so are
therefore non-compliant with approved document B as the stairwell window would need to be fire rated
glass. The age of the UPVC windows is estimated at 15 years. Life expectancy of a UPVC window is
typically between 25 and 30 years however, they are likely to be thermally inefficient when compared to
more modern counterparts. Therefore, if low carbon technology is to be installed into the building
allowances should be made for complete replacement of all windows and doors as follows:-

Year
UPVC Windows (30 years) 2022
Metal Doors (40 years) 2046
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5.4 External Wall Construction – immediate and longer term action required

The brickwork to the building was generally noted to be in good order with no evidence of cracking,
spalling etc. recorded. However, evidence of cavity wall tie remedial works were present to the external
brickwork. Mortar making good holes were noted to be spaced horizontally at circa 900mm and spaced
vertically at circa 450mm in a staggered pattern. This spacing is in line with Building Regulations
requirements for cavity wall ties. We cannot comment on the condition of the wall ties or whether the ties
are adequately fixed to both leafs of brickwork without any intrusive surveys however, the masonry
appeared to be from any cavity wall tie failure defects such as bulging, bowing or horizontal cracking to
the brickwork.

There have also been remedial works carried out to what would have been the exposed concrete floor
frame. This appears to have been infilled with brick slips. Steel angle line lintels have also been
mechanically fixed the concrete frame floor above the window. It is assumed that no thermal insulation
was installed when the brick slips were installed therefore there is still a cold bridge to the internal areas
of the building. Therefore, if low carbon technology is to be installed into the building allowances should
be made to overclad the building with a cost efficient insulated render system.

Generally, the concrete frame that is exposed next to the stairwell windows appeared to be in fair
condition however, localised spalling was recorded and sections of the reinforced steel bars are visible
Further investigation work will be required to confirm the full extent of the concrete defects and the cause
of the issue.

We would recommend that allowance be made for complete remedial works as follows:-

Year
Repointing of Brickworks (60 years) 2028
Concrete frame repairs (60 years) 2022
Facing brickwork (80 years) 2048
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Photo 3. View of spalling concrete frame to third floor above main entrance.
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Photo 4. Evidence of additional hairline cracking to concrete frame and balcony to north east facing elevation.

5.5 External Balconies – immediate and longer term action required

There is extensive evidence of previous repairs of the concrete balconies and there is some exposed
steelwork which is allowing isolated corrosion to occur. We would therefore recommend that appropriate
treatment is applied to any such corrosion and a new galvanised finish (or similar) be applied to all
exposed steelwork. The balconies also provide a cold bridge to the internal areas of the building.
Therefore, if low carbon technology is to be installed into the building allowances should be made for
complete replacement. Subject to the ongoing provision of a suitable protective coating we would
estimate the requirement to replace all components as follows:-

Year
Concrete frame repairs 2022
Concrete Balcony Renewal (60 years) 2028
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Photo 5. View of cracking to balcony soffit and evidence of previous repair.

Photo 6. View of extent of previous repairs to the balconies to the north east facing elevation.
SALIX HOMES - GREYFRIARS COURT - LIFE EXPECTANCY ASSESSMENT

5.6 External Works – longer term action required

The condition of the external hardstanding’s and perimeter fencing and gates was found to be in
satisfactory condition and only appears circa 10 years old.

We would recommend that the broken pavings are replaced in the short term in order to prevent trip
hazards and metal components are included in the external decoration programme and complete
replacements included as follows:-

Year
Steel gates and fencing (30) 2041
Pre-cast concrete paving (40) 2051
Macadam surfacing (25) 2036
Brick fencing piers (60) 2071

5.7 Internal Decorations & Finishes – immediate and intermediate term action required

Internal communal wall surfaces were found to be in satisfactory condition with evidence of recently
completed decoration works. There were areas of T&G boarding and half height wall tiling to some
ground floor communal which were dated. Floor coverings were found to be defective and dated and
would therefore recommend replacement frequencies for the finishes as follows:-

Year
Suspended ceilings (35 years) 2030
Floor finishes (40 years) 2022
Decorations (5 years) 2025
Wall tiling (50 years) 2022
T&G boarding (60 years) 2028

5.8 Internal Doors – longer term action required

Internal communal doors are generally replacement timber solid core 30 minute fire rated with Georgian
wired vision panels or side panels complete with S.A.A ironmongery. They were found to be in
satisfactory condition. We estimate these are circa 15 years old and would recommend all such defects
be addressed as part of the day to day maintenance and allowances included for replacement of internal
doors and ironmongery as follows:

Year
Internal doors and ironmongery (40 years) 2046

5.9 Stairs – intermediate and longer term action required

All stairs remain in a satisfactory condition and allowance for replacement should be included as follows:-

Year
Concrete (70 years) 2038
Nosings (15 years) 2025
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5.10 Mechanical Installations – intermediate and longer term action required

The central air handling unit located on the flat roof that ventilates the bathrooms appears to be have
been recently upgraded. However, the ductwork is assumed to be original as it forms part of the original
roof covering.

The passenger lifts has been recently refurbished and appeared in satisfactory condition with no issues
noted.

The cold water storage tanks were noted as still been in situ in the roof top plant room however, we
understand from discussions with the site team these have now been decommissioned and the cold
water supply is mains fed.

Year
Ducting (60 years) 2028
Air handling Unit (25 years) 2040
Passenger lifts 2040

5.11 Electrical Installations – intermediate and longer term action required

The communal electrical facilities appeared to be in satisfactory working order and there was evidence
the lighting and fire detection systems have recently been renewed. The solar panels mounted on the
roof appeared to be circa 15 years old and we understand these are no longer in use.

Allowances for replacement of communal facilities are recommended as follows:-

Year
Smoke Detectors (15 years) 2035
Distribution Boards (25 years) 2030
Power & Lighting Installations (30 years) 2050
Doors entry system (15 years) 2025
Lightening conductor (30 years) 2030

6.0 SUMMARY & RECOMMENDATIONS

The fabric of the building is generally nearing the end of it’s life expectancy. Some original components
such as the roof have surpassed this and remain in relatively fair condition for its age however, asphalt
repairs are required to the parapet areas. The majority of components such as the window and doors
have been replaced however, the windows are not as energy efficient as modern counter parts. Remedial
work has been completed to what would have been the exposed concrete frame so there are potential
underlying issues here that would need further investigation to confirm there are no structural issues. We
however found little evidence of any structural movement.

The external balconies and exposed concrete frame near the lift lobbies are the main concern as there
are historical and live defects that require remedial works. There are also compliance issues associated
with the position and construction of the window near the rear entrance fire escape route that would in
the event of a fire represent a risk and hinder access.

The majority of life safety systems such as the emergency lighting and fire alarm have been recently
upgraded. Therefore, if the external envelope of the building was refurbished, it would get brought into
SALIX HOMES - GREYFRIARS COURT - LIFE EXPECTANCY ASSESSMENT

line with the life expectancy of the internal components with the exception of the soil stacks which have
started to corrode.

We understand the storage heaters in the flats are due for an imminent upgrade. Consideration should
be given to the installation of High Heat Retention Storage Heating if they going to be upgraded. These
heaters are typically used in energy efficient buildings therefore, if the building envelope was upgraded
after these are installed that element of work would be complete. However, if the heaters were designed
based on the construction of the building, they would be oversized should the envelope be upgraded.

7.0 APPENDICES

Cost Summary