GBE > Code > Checklist > G#1253 N#1252
GBE Refurbishment Decent Homes (Checklist)
Index:
Content is complete but could be developed further for GreenDeal & ECO but the Government has abandoned these schemes, we still await their replacement
WORK TO EXISTING BUILDINGS: ECO REFURBISHMENT
Decent Homes
- 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: existing housing stock within the control of
- London Borough’s,
- Local Authority’s,
- Responsible Social Landlords (RSL) and
- Arms Length Management Organisations (ALMO)
- 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:
- 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 Code for Sustainable Homes or EcoHomes (Excellent or better) whilst your at it
Adding thermal insulation?
- Surely this is fundemental
- if you don’t do it now them most of the heating systems may have to be refitted later when the insulation is added internally
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
- Voltage optimisation on 13 amp socket or whole house
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 3rd 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
- Voltage optimisation on 13 amp plug to fridge and freezer or whole house
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
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)
Basin
- 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
Window Removal
- WRAP/BRE Conference 4th 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 of timber
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
- Increase efficiency of any kit to reduce demand
- Aim to double the efficiency
- Don’t be tempted to add lots of kit with LED indicators, it just keeps the power stations working all night
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
Central Heating Refurbishment
Thermal Insulation
- Building fabric
- Don’t improve/replace heating system until insulation is improved as much as possible
- Optimum 300 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 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 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 thermal 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 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
- Inadequate insulation to tank
- Attic cistern thermal insulation enclosure
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
- Attic cistern thermal insulation enclosure
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
- Attic cistern thermal insulation enclosure
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 Replacement Removal
- Salvage Industry established
- Palleting/crating, restraint/protection, labelling/scheduling
Roof Replacement
- Compatible weight with existing roof based on existing loads
Basements:
Space for stuff
- If there is a basement that can be used for storage vessels then 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.
© GBE NGS ASWS BrianSpecMan aka Brian Murphy
2001 – 14th November 2013 – 25th October 2016
GBE Checklist Refurbishment Decent Homes
Index:
GBE Checklist Refurbishment Decent Homes
Images:
GBE Checklist Refurbishment Decent Homes
See Also:
© GBE NGS ASWS BrianSpecMan aka Brian Murphy
10th November 2013 – 26th August 2015