Maintaining denser housing

This Issue This is a part of the Medium-density housing feature

By - , Build 165

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.

THE INCREASING HOUSING densification of our major urban areas brings with it challenges 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 maintenance are not considered at the design stage.

Specific MDH challenges

The maintenance needs of MDH can be more complex than for stand-alone homes. Mediumdensity construction usually includes special features related to fire protection and noise reduction as well as shared walls, floors and common spaces.

MDH is commonly multi-storey and multiunit, causing specific maintenance challenges relating to height and access, the presence of specified systems and the requirement for a compliance schedule. Buildings may also need to pass an annual warrant of fitness 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 significant impact on the life expectancy of a building’s materials and components and on the maintenance and renewal requirements.

Start on the right foot

At the design stage, consider the durability and maintenance requirements of materials selected for the location and environment.

Other considerations include access to enable maintenance, client and developer attitudes to costs and maintenance, material and finish costs and the complexity of design and detailing.

Early barriers to maintenance

Maintenance is not a key consideration for many developers, owners or designers. To ensure it is an integral part of MDH design, barriers that need to be overcome include:

  • a view at the design stage that maintenance is something other people will deal with
  • a build-it-now and fix-it-later view rather than one of anticipating future trends and drivers affecting the energy performance of buildings
  • poor understanding of the maintenance requirements of the materials, components and finishes specified
  • a lack of involvement of facilities managers in the design process
  • a lack of awareness of: the implications of design and cost decisions on building maintenance among building developers, owners and designers the maintenance needs and funding requirements of the completed building by the body corporate.

Use standard and durable materials

Maintenance activities and costs may be lower where the design and detailing of MDH incorporates standard, universally applicable components or materials with proven or verifiable long-term durability.

Incorporate durable materials and components that do not need additional surface treatment, such as copper or high-strength concrete. The external finish reduces ongoing maintenance.

Minimise the use of components with a limited life compared to adjacent materials. An example is using an exterior sealant joint in a concrete panel. A better option would be an open-drained joint that avoids the use of sealant exposed to the weather and UV.

Consider factory-applied finishes instead of site-painted finishes, particularly clear or low-pigment finishes on external timber as these require regular recoating. They can also break down and stain the façade from the paint pigments leaching from the coating.

Consider the location

Designers of MDH should account for the impact of location on maintenance, including component durability in corrosive environ- ments and ongoing operation of adjustable components. An example is metal louvre panels installed in a salt-laden environment.

They may seize up within 5 years due to corrosion unless washed and lubricated annually.

Erosion of painted surfaces, cedar timber and brick mortar by wind-blown sand on coastal buildings is likely, so the prevailing weather direction and orientation of building elevation must be considered.

If there is no easy access, maintenance may never be carried out.

Further factors

Other ways to make MDH easy to maintain include:

  • reduce the number of joints that can be a potential weak point
  • specify, where practical, windows that can be cleaned from the inside or a balcony or ledge
  • facilitate rainwashing of external surfaces
  • as most materials, especially metals, perform better when regularly cleaned
  • specify surface finishes that are smooth or glossy as these stay cleaner
  • incorporate modular systems that enable complete replacement as a unit
  • use a conservative design to reduce the risk of water penetration
  • consider local fauna – ledges and flat surfaces on buildings provide roosting places that, if regularly inhabited by birds, mean extra cleaning. In Sydney, cockatoos rip out façade expansion joints, rubber and paint.

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