Page 49 - Build 165

Maintaining denser housing
Designers of medium-density housing play a critical role in how well the properties age. Features that are well-thought out and sensible material selection will make upkeep easier and cheaper.
BY TREVOR PRINGLE, ANZIA, BRANZ PRINCIPAL WRITER
Medium-density housing
THE INCREASING HOUSING densi cation of our major urban areas brings with it chal- lenges for building developers and designers delivering medium-density housing (MDH).
To attract potential investors and purchasers, MDH needs to look good. However, attractiveness can be skin deep, and the building may begin to show its age very quickly if long-term durability and main- tenance are not considered at the design stage.
Speci c MDH challenges
The maintenance needs of MDH can be more complex than for stand-alone homes. Medium- density construction usually includes special features related to re protection and noise reduction as well as shared walls, oors and common spaces.
MDH is commonly multi-storey and multi- unit, causing speci c maintenance challenges relating to height and access, the presence of speci ed systems and the requirement for a compliance schedule. Buildings may also need to pass an annual warrant of tness check.
Maintenance is further complicated where there is joint ownership of the building. The Unit Titles Act requires a body corporate to establish and maintain a maintenance fund for the long-term maintenance plan.
Factor in a building’s service life
Buildings begin to age the moment they are completed, and from then on, they require
maintenance as all parts of the building will deteriorate over time. The degree to which maintenance impacts on the service life of building assets depends on their durability and exposure conditions and the quality of the maintenance programme.
Design and construction quality can havea signi cant impact on the life expectancy of a building’s materials and components
Build 165 — April/May 2018 — 47
FEATURE SECTION