GBE Decent Homes (Checklist)

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GBE Decent Homes Checklist
About:

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Decent Homes
About:

Decent Homes programme bringing inadequately equipped homes (due to their age and few if any improvements over a long period) up to a minimum standard set by Housing Corporation

This applies to London Borough’s, Local Authority’s, Responsible Social Landlords (RSL) and Arms Length Management Organisations (ALMO) existing housing stock

How can this process be turned greener without adding to whole life-cycle costs?

This has been written in the absence of sight or the Decent Homes Standard.

Much of this applies to any refurbishment of houses and any refurbishment of other building types.

Areas to consider:

The Bigger Picture first
Kitchens
Bathrooms
Windows
Electrics re-wiring
Central Heating replacements
Domestic Water supply renewals
Painting and Decorating
Condensation eradication
Roof Repairs/replacement
Basements

The bigger picture first:

Nationwide programme

Contracts for 30,000 houses and bigger

Waste generated adding to a 90m tonne/annum burden?

Seriously consider on-site segregation if practical

Local

At each house using 2 and 4 wheel bins and fork lift tipper skips

Collect and segregate waste as it is generated

Segregate Hazardous, active, inert, inactive, recyclable, and each material separately

Central

Decant into larger segregated bins or skips

Remote (still on site)

Decant to Rear End Loaders (REL), Front End Loaders (FEL), REL Roll-On, and conventional skips ready for collection

Procure off site segregation if impractical on site

Segregate: Hazardous, inert, compressible packaging and mixed to keep costs down

Upgrade v Replace

Reusable v Waste

Whole life cost v Initial cost

Comply with EcoHomes (Excellent or better) whilst your at it

Adding thermal insulation?

Kitchen Refurbishment

New worktops

Solid wood laminate

Ikea have 2 options

New fronts

Not MDF nor chipboard

Solid wood or ply

Forest Stewardship Council (Forest Stewardship Council (FSC)) certified wood and ply

New sinks

Not plastic

Stainless steel

Round conical bowel (small water capacity for small units)

Double round conical bowel for wash and rinse (for large family units)

New sink taps

Not plastic

Taps 2 flow settings

Low flow sprinkler and full flow to fill sink

Isolator/flow restrictor valves on supplies on low flow setting

New Appliances

Energy efficient A Rated (high within A range)

Significant cut in fuel use, costs and CO₂ generation over life of building

New waste bins

With segregation compartments

minimum 3 compartments

Compostable

Recyclable

Waste

Kitchen Removal

Waste Resource Action Programme (WRAP) not interested

Careful removal

Value in materials for reuse

Reuse on or off site

Stainless steel sinks

Taps

Export to 3^rd world

They want ‘a kitchen’ let alone ‘a decent one’

ARC Solutions with DORWIN and BKP (Waste) offer a solution they want cargo ships full

Recycling opportunities off-site

Chipboard: complications with melamine facings

MDF: complications with melamine facings

Copper pipe

Lead pipes (back to lead roofing manufacturers)

Kitchen Replacement

New design better layout around ‘wash prep cook triangle’ don’t forget left handed people, but don’t forget efficient plumbing and drainage

Maximise reuse of existing drains below floor and ground

Other finishes may require removing/replacing/refinishing?

New Carcass

Plywood and durable softwood

Forest Stewardship Council (FSC) certified wood and ply

New worktops

Solid wood laminate

Ikea has 2 options

New fronts

Not MDF nor chipboard

Solid wood or ply

Forest Stewardship Council (FSC) certified wood and ply

New Sinks and taps

Not plastic

Stainless steel

Round conical bowel (small capacity for small units)

Double round conical bowel for wash and rinse (for large family units)

Taps 2 flow settings

Low flow sprinkler and full flow to fill sink

Isolator/flow restrictor valves on supplies, set low

New Appliances

Energy efficient A Rated (high within A range)

Significant cut in fuel use, costs and CO₂ generation over life of building

New waste bins

With segregation compartments

minimum 3

Compostable

Recyclable

Waste

Bathrooms Refurbishment

Recoating baths insitu

New bath fronts and surrounds

Plywood and durable softwood

Forest Stewardship Council (FSC) certified wood and ply

Replacing Taps

Low flow sprinklers

Proximity taps

Isolator/flow restrictor valves on supplies set low

WC Cisterns

Water saving devices

Hippo and Gel bags

New Showers

Not electric heater shower

Not power shower

Low water use showers

Hot water supply

Bathroom Removal

WRAP not interested

Careful removal

Value in materials for reuse

Segregation on site

China & Ceramics

Steel & Cast Iron

Plastics

Taps

Timber

Reuses off site especially character pieces and in quantity

China

Cast Iron

Taps

Recycling off site

China and ceramics as aggregate in concrete

Steel into steel making

Plastics?

Timber: chipping for chipboard and ply

Bathroom Renewals

New appliances and materials

Water efficient appliance and taps

Low water WC & Cisterns

Low flush 4.5 litre

Dual flush 4.5/2.5 litre

Basins

Locally sourced?

Toilet seat and lid

Forest Stewardship Council (FSC) Certified timber

Tough rigid plastics

Baths

Water efficient profile (low capacity)

Taps

Low flow sprinklers

Proximity taps

Isolator/flow restrictor valves on supplies set low

Showers

Not electric heater shower

Hot water supply

Not power shower unless water flow rate is too low for adequate shower

Efficient low water use showers gravity-fed

Bath fronts and surrounds

Plywood and durable softwood

Forest Stewardship Council (FSC) certified wood and ply

Window refurbishment

Timber

Victorian timber windows 100 years old, why stop now?

If in good state of repair consider upgrading with new DGSU and modify beads or frame

Modern alternative

Timber: 60 years with maintenance regime

Timber/Aluminium composite: 60 years with maintenance regime

Companies specialise in timber window refurbishment/upgrade

Insitu or at factory

Phased working to suit programme

Consider High Performance Micro-porous Finish to all faces

Coat before reinstalling

Steel

Failed galvanizing

Scrape down and re-protect with zinc rich epoxy paint scheme

Consider removing, stripping, pickling and re galvanizing

Failed paint system

Scrape down and redecorate with relatively short life paint scheme or better still long life paint scheme.

Failed Powder Coating

Shorter life expectancy early gloss formulations but unlikely to have failed (gloss 10 year guarantee whilst matt 15 years)

Single glazing

May be scope to obtain replacement metal beads to suit DGSU

Aluminium

Mill finish

White oxidation deposits can make casements stick

Wire wool and lubricant

Powder Coating

Shorter life expectancy early gloss formulations but unlikely to have failed (gloss 10 year guarantee whilst matt 15 years)

PVC

Short life already?

Too soon to need replacing.

Modern alternative

PVC: 20 years or less, difficult to maintain

Window removal

WRAP/BRE Conference 4^th Oct 2004 See Web sites for papers and publications

Recycling flat glass

Publication issued

Report to be published

Separating materials on site

Glass & Sealed units

Putty Spoils glass recycling recipe

Sealants Hazardous waste

Frames

Wood

Steel

Aluminium

PVC

Beads

Frame Reinforcement

Spacers

Ironmongery

Fasteners

Weather-stripping

Window replacements

Materials

Avoid short life PVC

Avoid high embodied energy Aluminium

Consider thermally broken steel

Consider durable timber

Consider durable timber with aluminium bottom bead and sill

Consider durable timber with aluminium outer face

Finishes

Consider High Performance Micro-porous factory finish to all faces

Electrics refurbishment

Wiring

Little scope to refurbish wiring

Its normal practice to update wiring, is this driven by insurance?

But is it necessary?

The Copper may be okay but the plastic sheathing may not.

If so why put in more of the same?

Accessories

Reusing of existing accessories, face plates, switches, if in working order

Updating of accessories if required

Reconsider updating if unnecessary

Electrics removal

Wiring

If run in conduit ensure draw wires are introduced as wires are withdrawn

PVC sheathed wires are bad news in landfill sites

Copper in landfill is a serious waste of resources

Segregate wires from all other waste and recycle copper and PVC

Electrics replacement

Wiring

Take the opportunity to replace PVC sheathed cable

Consider Low Smoke sheathed cable (Not PVC sheathing)

Consider surface mounting in hollow skirting, dado and architraves

Avoid burying wiring in or under thermal insulation without increasing wire gauge to suit and insulation to avoid cold bridge,

New Electric Services

Avoid adding electric heating, cooking, hot water, showers etc. unless Renewable supply is provided

Consider replacing any electric services with alternatives

Electricity supply

Consider CHP to provide electricity and heat

Where controllable obtain Green Tariff electricity supplies

Provide Green tariff anyway,

Use Green tariff throughout refurbishment contract

Consider adding Voltage Optimisation (VO) on mains supply

Consider PV panels supply

Consider Wind turbines in very windy locations

Consider using a low voltage circuit to replace heat generating transformers

Central Heating Refurbishment

Thermal Insulation

Building fabric

Don’t improve/replace heating system until insulation is improved as much as possible

Optimum 300-600 mm.

New boilers may be efficient but cost a lot,

You get more insulation per pound than boilers

With good insulation the size of boiler needed will reduce significantly

The benefits are enormous: initial costs, running costs, CO₂ reduction

Pipes or voids

Lagging pipes is labour intensive and often incomplete

Insulated foam rubber is okay if sizes are available

Corners, tees and bends often inadequately carried out

Consider filling the voids they are contained within

Pour in or spray on fibrous materials fills voids well

Heating Boilers

Check efficiency compared to A rated today

SEDBUK Efficiency Rating A

Gas: 91.3% – 90.0%; LPG: 93.3% – 90.0%; Oil: 97.0% – 90.0%

If significantly lower replace

Check inter-seasonal efficiency as well

Flues

Check for blockages and damage and smoke blow back

Check for efficiency and check attachments for leakages

Radiators

Size:

If very bulky Cast Iron may benefit from replacement with thin radiators if rooms small

Performance and repair

Check for air locks and bleed

Check for corrosion and leaks

Check valves and leaks

Add TRV Thermostatic Radiator Valves if not present

Windows

Consider moving away from under window

Best heat goes out the window if ajar

Heat goes through window if of low performance

Reflectors:

Consider fitting purpose made reflector roll or sheet to wall behind radiator

Pipes

Reuse if possible

Remove paint and start again

Copper

Can be reused and should be if possible

Ensure earth bonding is in good condition

Plastics

Its too soon to be replacing them

Central Heating Removal

Thermal Insulation

Building fabric

Reuse

Do not remove unless a health hazard or so badly fitted it causes cold bridges

Consider for reuse on site if suitable

Recycle

Bag up, label and segregate from other waste

Some manufacturers use recycled content but want large quantities

Consider segregation on or off site at transfer stations/bulking stations

return to manufacturer in quantity

Pipes or voids

Un-lagging pipes is labour intensive, expensive and often incomplete

Insulated foam rubber is easily removed unless taped at all joints

Insulated foam rubber is easily reusable

Heating Boilers

Remove low A-D rated boilers or if incompatible with updated system

Strong refurbishment and resale market exists

Damaged boilers can be used for salvaging components to repair others

Flues

Reuse masonry chimneys and flues is suitable

Check for blockages and damage and smoke blow back

Check for efficiency and check attachments for leakages

Insitu repairs if possible

Asbestos based

Replace Asbestos based

Take extra care with parts and dust

Hazardous waste: segregate, back up and seal

Send to licensed Hazardous Waste sites via Licensed Haz. Waste Carriers

Cast Iron will have resale value

Radiators

If very bulky Cast Iron may benefit from replacement with thin radiators if rooms small

Check for air locks and bleed

Check for corrosion and leaks

Check valves and leaks

Add TRV Thermostatic Radiator Valves if not present

Pipes

Reuse if possible

Remove paint and start again

Copper

Can be reused and should be if possible

Ensure earth bonding is in good condition

Plastics

Its too soon to be replacing them

Central Heating Replacement

Thermal Insulation

Building fabric

Don’t replace heating system until insulation is improved as much as possible

Optimum 300-600 mm.

New boilers may be efficient but cost a lot,

You get more insulation per pound than boilers

With good insulation the size of boiler needed will reduce significantly

The benefits are enormous: initial costs, running costs, CO₂ reduction

Pipes or voids

Lagging pipes is labour intensive and often incomplete

Insulated foam rubber is okay if sizes are available

Corners, tees and bends often inadequately done

Consider filling the voids they are contained within

Pour in or spray on fibrous materials fills voids well

Heating Boilers

Condensing boilers

Use SEDBUK Efficiency Rating A, no less

Gas: 91.3% – 90.0%; LPG: 93.3% – 90.0%; Oil: 97.0% – 90.0%

Check inter-seasonal efficiency as well

If using under-floor heating look as modular (modulating) boilers and those designed to work with them

Ensure in-use performance is optimum

Flues

Double skin insulated stainless steel flue liners

Radiators

Size:

Bulky Cast Iron radiators may not be appropriate

Thin steel radiators if rooms small

Performance

Add TRV Thermostatic Radiator Valves if not present

Windows

Consider new design moving radiators away from under window

Best heat goes out the window if ajar

Heat goes through window if of low performance

Reflectors:

Consider fitting purpose made reflector roll or sheet to wall behind radiator

Pipes

Reuse existing, teeing off where required, if possible

New Materials

Copper

Add earth bonding

Plastics

What design life?

What guarantees?

Domestic Water supply Refurbishment

Thermal Insulation

Pipes or voids

Lagging pipes is labour intensive and often incomplete

Insulated foam rubber is okay if sizes are available

Corners, tees and bends often inadequately done

Consider filling the voids they are contained within

Pour in or spray on fibrous materials fill voids well

Tank

Inspect and repair any damage to existing insulation

Allow inspection to tank and allow for replacement

Cylinder

Inspect and repair any damage to existing insulation

Feel all way around back of cylinder to check

Loose jackets are not ideal but multiple overlapping layers helps

Pipes

Lead

Must be replaced

Copper

Can be reused and should be if possible

Ensure pipes and earth bonding is in good condition

Plastics

Internally: Its too soon to be replacing them

Below ground pipes: inspect for servicability

Heat source

Heating boiler

Check efficiency compared to A rated today

SEDBUK Efficiency Rating A

Gas: 91.3% – 90.0%; LPG: 93.3% – 90.0%; Oil: 97.0% – 90.0%

If significantly lower replace

Hot water boiler

Water heaters over sinks

Tanks

Inspect for corrosion or other

Inspect valve for corrosion deposits or operational weakness or failure

Replace valves with low noise, efficient filling and minimise water loss

Cylinders

Taps

Sink Taps variable flow settings with 2 stops

Low flow sprinkler and full flow to fill sink and between

Valves

Isolator/flow restrictor valves on supplies, set low

Domestic Water supply Removal

Thermal Insulation

Pipes or voids

Un-lagging pipes is labour intensive, expensive and often incomplete

Insulated foam rubber is easily removed unless taped at all joints

Insulated foam rubber is easily reusable

Tank

May prove difficult unless demountable or flexible or smashed

Avoid smashing asbestos fibre cement tanks

Cylinder

Segregate copper cylinders, insulation jackets and pre-insulated cylinders

Take care removing avoiding damage

There are refurbishment markets and resale/scrap value

Pipes

Pipes or voids

Unlagging pipes is labour intensive, expensive and often incomplete

If pipes being reused leave on and cover with more high performance insulation

Insulated foam rubber is easily removed unless taped at all joints

Insulated foam rubber is easily reusable

Lead

Recycle via scrap merchant to lead roofing manufacturers

Copper

Recycle pipe via scrap merchant

Recycle earth bonding by separating PVC sheathing and copper

Plastics

Internally: Its too soon to be replacing them

Recycle by diverting them from landfill

Heat source

Heating and/or Hot water Boilers

Remove low A-D rated boilers or if incompatible with updated system

Strong refurbishment and resale market exists

Damaged boilers can be used for salvaging components to repair others

Water heaters over sinks

Tanks

Inspect for corrosion or other

Inspect valve for corrosion deposits or operational weakness or failure

Replace valves with low noise, efficient filling and minimise water loss

Cylinders

Taps

Sink Taps variable flow settings with 2 stops

Low flow sprinkler and full flow to fill sink and between

Valves

Isolator/flow restrictor valves on supplies, set low

Domestic Water supply Replacement

Pipes or void Insulation

Lagging pipes is labour intensive and often incomplete

Insulated foam rubber is okay if sizes are available

Corners, tees and bends often inadequately done

Consider filling the voids they are contained within

Pour in or spray on fibrous materials fills voids well

Pipes

Reuse existing, teeing off where required, if possible

New Materials

Copper

Add earth bonding

Plastics

What design life?

What guarantees?

Heat source

Boilers

Condensing boilers

Use SEDBUK Efficiency Rating A, no less

Gas: 91.3% – 90.0%; LPG: 93.3% – 90.0%; Oil: 97.0% – 90.0%

Ensure in-use performance is optimum

CHP

Solar Thermal Panels

Geothermal

Others?

Tanks

New plastic tanks flexible to get into attic through hatch

Set as high as possible/practical to maximise shower flow and avoid desire for power shower

Cylinders

Pre-insulated and certified for Future Building Regulations requirements

Accommodate Solar Thermal or other sources

Taps

Low flow sprinklers

Proximity taps

Isolator/flow restrictor valves on supplies set low

Low water WC & Cisterns

Low flush 4.5 litre

Dual flush 4.5/2.5 litre

Showers

Not electric heater shower

Hot water supply

Not power shower

Low water use showers gravity-fed

Valves

Isolate all appliances, etc. with flow reduction/isolation valves

Painting and Decorating Refurbishment

Health and Safety:

Older properties may have arsenic in paints (dark green and many layers down in old paint build up)

New properties may have arsenic based preservative treatments in timber

Protection of labour with breathing filter is acceptable

Protection of labour with breathing apparatus is impractical and unwelcome

Painting and Decorating Removal

Health and Safety:

Older properties may have arsenic in paints (dark green and many layers down in old paint build up)

New properties may have arsenic based preservative treatments in timber

Protection of labour with breathing filtre is acceptable

Protection of labour with breathing apparatus is impractical and unwelcome by tradesmen

Removal of preservative treated joinery to hazardous waste site is easy expensive inappropriate solution

Burning on site is not the solution and a waste of energy

Painting and Decorating New

Use natural water-based low-VOC paints stains and other finishes

Avoid synthetic Low-VOC or solvent-based

Condensation eradication Refurbishment

Airtightness

Build-tight ventilate-right

Windows and doors

Testing of fabric

Sealants (benign type?)

Insulation

Natural Insulation

Hygroscopic insulation in breathing construction?

Airtightness layer

Vapour Barrier (Vapour check)

Breather Membranes

Ventilation

Passive stack ventilation

Mechanical Ventilation (extraction) with Heat Recovery

Condensation eradication Removal

Airtightness

Build-tight ventilate-right

Windows and doors

Testing of fabric

Sealant replacement (benign type?)

Insulation

Natural Insulation

Hygroscopic insulation in breathing construction?

Airtightness layer

Vapour Barrier (Vapour check)

Breather Membranes

Heating:

Free standing paraffin heaters

Ventilation

Mechanical Ventilation without Heat Recovery

Condensation eradication: New work

Airtightness

Build-tight ventilate-right

Windows and doors

Testing of fabric

Sealants: (benign type?)

Insulation

Natural Insulation

Hygroscopic insulation in breathing construction?

Airtightness layer

Vapour Barrier (Vapour check)

Breather Membranes

Ventilation

Passive stack ventilation

Mechanical Ventilation with Heat Recovery

Roof Repairs

Durability and life expectancy: any time left?

Necessary?

Roof Removal

Salvage Industry established

Palleting/crating, restraint/protection, labelling/scheduling

Roof Replacement

Compatible weight with existing roof based on existing loads

Basements:

If there is a basement that can be used for storage vessels than many higher grade environmental improvements can be considered:

Rainwater Harvesting for reuse in:

flushing toilets,

washing machines,

garden irrigation/watering

washing cars

Composting toilet chamber for generating compost for the garden

Thermal store for inter-seasonal heat transfers using solar thermal panels and heat recovery on waste pipes and other sources.

Storage for spare materials from the work for use in long term maintenance

Construction

Determine underlying subsoil and rock formation location and depth

If rock formation is sloping consider basements located at the place where the rock is deepest to avoid excavating too much rock.

If existing basements exist consider reusing them rather than backfilling.