A common situation is to complete renovation work including re-plastering and decoration, only to discover that the whole place is riddled with rising damp and in need of an injected damp-proof course, involving hacking off all of the new plastering up to waist height. There is a renovation order of operations in which Renovation Order Of Operations should be undertaken.
Stray from this progression – or critical path as it is sometimes known – and you end up having to undo completed work to tackle basic repairs and improvements. Preparing a plan of things is also a very useful way of estimating the likely cost and time schedule of a renovation project. Where funds are restricted, it will allow works to be prioritized without compromising the end result or wasting money.
1. Assess the building’s condition
The first stage of any renovation project is to get a detailed assessment of the current condition of the property. Those buying to renovate should always commission a chartered surveyor to undertake a building report which will identify any essential repairs needed and will recommend further investigation by specialist surveyors into any other aspects that arouse suspicion, such as infestation, subsidence or heave, damp or drainage problems with building construction materials.
If the building is to be remodeled or extended it is also essential to get a measured survey of the building. A measured survey is an exact scale drawing of the layout of the building as it is. This will prove to be an invaluable starting point for making design decisions and is also likely to be needed as part of any planning applications roofing services near me.
2. Stop further decay
Any building left empty for more than a few months will start to deteriorate. This may begin with minor dilapidation but if damp gets inside the building through broken windows or slipped tiles, the rate of decay will accelerate rapidly.
Climbing plants will quickly grow into the tiniest crack in walls or window frames and will invade, potentially letting in damp. Once damp gets into a building, infestation by pests and fungal attack will soon follow. All of the common problems that destroy buildings: wet and dry rot, woodworm and deathwatch beetle, thrive in a damp, mild environment, especially in timber.
3. Apply for consents
At the earliest possible stage you should identify which aspects of your proposed renovation project require statutory consent.
You need to know whether or not the work requires:
* Planning permission
* Building regulations approval
* Listed building consent
If you do require statutory consents for all or part of your proposed works, then you must build into your schedule the time required for the local authority to determine the application. Planning decisions are supposed to take few weeks and a full building regulations application in few weeks.
4. Stabilize the structure
With the building’s condition stabilized and all consents in place it is time to start work on site. It may be necessary to make sure that there is a supply of water – if there was one it may have been disconnected – and electricity for power tools, possibly using a temporary meter box depending upon the condition of any existing wiring.
The next task is to undertake any work identified in the survey as being required to ensure that the building is structurally stable. This might mean underpinning, or piling work to improve or stabilise any existing foundations, steel ties to stop lateral spread in walls or a roof, or the insertion or steel props, beams or scaffold to prevent further collapse.
5. Solving Damp
Any building more than many years old is likely to have solid walls (as opposed to modern cavity walls) either of brick, stone, oak frame, earth or even chalk. Such buildings often suffer from damp problems, although in many cases the problems are the result of modern alterations or ‘improvements’ such as replacing lime with cement in pointing or render, painting using modern impermeable products, replacing suspended timber floors with concrete, reducing ventilation and changing external ground levels against the building.
If there are signs of rising damp in an older building, get at least two expert independent opinions, first to ensure that it really is rising damp – there should be signs of hygroscopic salts – and to find a suitable solution. Often the problem can be solved using non-invasive methods such as improving ground drainage around the property, lowering the external ground level, improving ventilation and even just getting the heating back on.
6. Major structural work and extensions
Any major building work can now take place as the existing building is stable and there is no danger of concealing problems or having to undo work to get to the original building. All new work must comply with the building regulations. Measures should be taken to protect any parts of the existing building that could be vulnerable to damage during the main construction stage of the project, especially in listed buildings.
7. First fix
It is also common to fit any new staircases at the first fix stage, prior to plastering. Once the first fix carpentry is complete, any new first fix wiring and plumbing work can be undertaken, including soil pipes and drainage connections. Don’t forget to get any large items such as the hot water cylinder into the attic whilst there is still access.
At this stage everything that will later be concealed by plaster needs to be installed, such as:
* Ventilation ducts
* Extract ducts
* Wiring for central heating controls
* Speakers or any other home automation equipment.
It’s must that you make a particular plan for renovation order of operations so it can be helpful for you to determine that how many tasks needs to be done. We’ve been supplying Roof Replacement services near me solutions for several decades. Our renovation contractor specialists give you a component of advantage that can’t be found everywhere. We can remove the hassle of handling several vendors because we’re your one stop store for the whole house or business renovation requirements.