A number of professionals can help you plan and carry out work to an old building from architects and building surveyors to structural engineers and quantity surveyors and builders.
Going it alone without the help of a professional to save money often proves to be a false economy.
Whoever you decide to employ it is important to choose someone who is knowledgeable and experienced with work on old buildings and aware of the problems and pitfalls associated with such works. It is also important to find someone who understands what you want to do and who you can work with.
Many building professionals are trained and experienced only in modern building construction methods and generally this makes them unable to deal with work to an old building satisfactorily. They may not have the knowledge or experience of traditional building materials and methods and so not be able to identify the causes of problems or to specify appropriate and cost effective repairs.
Depending on the size, complexity and nature of the particular building project you may consider using:
Architects
The term 'architect' is a protected title in the UK, so only those who are registered with the Architects Registration Board can call themselves an 'architect'. Membership of the Royal Institute of British Architects (RIBA) is not necessary. Practitioners who adopt similar titles such as 'architectural designer' do not have the professional qualifications needed to be an architect.
Architects are trained in design, and those who specialise in old buildings can bring their expertise to the design of refurbishments, alterations and extensions, as well as designing new buildings in historic areas.
There are more than 30,000 architects registered in the UK but only a small proportion specialise in the repair of old buildings. Those who do may apply for conservation accreditation through the Register of Architects Accredited in Building Conservation (AABC) or the Royal Institute of British Architects (RIBA).
Building Surveyors
Building surveyors (MRICS CBS or FRICS CBS) have a similar role to the architect in relation to repairing and maintaining existing buildings, but are generally not trained as designers. Within the Royal Institute of Chartered Surveyors (RICS) there is a Building Conservation Accreditation Scheme for chartered building surveyors experienced in the conservation of historic buildings and sites.
Quantity Surveyors
For a larger project you might consider hiring a quantity surveyor (MRICS CQS or FRICS CQS) who can estimate the cost of building work, obtain tenders, and deal with the financial control of building work and contractual issues. Chartered quantity surveyors who specialise in historic buildings and sites may also be registered with the RICS Building Conservation Accreditation Scheme.
Architectural Technologists
Chartered Architectural Technologists (MCIAT) are concerned primarily with the sound technical performance of buildings. They are specialists in building design and construction and can initiate and complete a building project from conception through to final certification. Those who specialise in conservation may become apply to the Chartered Institute of Architectural Technologists to become an Accredited Conservationist.
Structural Engineers
Structural problems are usually best assessed by a structural engineer. Again it is best to find an engineer who is experienced with old buildings. The Institution of Structural Engineers (IStrucE) and the Institute of Civil Engineers (ICE) holds a list of engineers accredited in building conservation (Conservation Accreditation Register of Engineers - CARE). Structural engineers can help with examining the condition and defects of the existing structure.
Building Services Engineers
Also known as mechanical and electrical engineers (MCIBSE or FCIBSE), they can provide advice on lighting, heating and ventilation, plumbing, electrics and security systems.
Project Managers
Project managers are often appointed on large projects to co-ordinate a team of professionals or act as your lead consultant.
Conservators
Conservators are experts in the conservation, repair and preservation of materials and objects, such as wall paintings, statues and stained glass. They can also carry out surveys of historic materials and objects, and make recommendations for their repair. The Institute of Conservation’s Conservation Register lists conservators with specific skills
Builders/Contractors
It is worth spending just as much time choosing a builder as a professional adviser. If you have appointed an architect or surveyor, they should help find a suitable builder for you. If you are not employing a professional adviser for the works, it is important to find a builder with experience and knowledgeable of work to old buildings. Ask around, check references, go and look at other jobs that the builder has completed.
The main problem with asking a builder to advise you on what work is needed is that they have a vested interest in finding work which may not be strictly necessary. If you suspect a builder of serving his own interests rather than yours by proposing unnecessary work, you should seek independent professional advice.
Many elements of old buildings are quite fragile and require specialist expertise when considering a repair rather than the skills of a general builder who may not have the right experience. Such work may include the cleaning of brickwork or stonework, paint-colour analysis or the installation of special services.
Specialist Suppliers
There are now a wide range of specialist suppliers who can supply traditional building materials. These can include lime products, special bricks, historic paint colours and mixes and many other useful materials. These suppliers can also give advice on how the materials should be used.
Conservation Officers
Conservation officers are specialists in a local planning authority who are able to give technical repair advice on work to old buildings as well as advice on development issues such as extensions and alterations to old buildings.
Hiring experienced professionals is the best way to avoid 'cowboy' builders and inappropriate or poor workmanship. A professional should look after your interests and steer you clear of carrying out work you may not need to undertake or may not be appropriate for an old building. Professionals experienced with old properties should be able to suggest cost effective and well designed solutions to problems you encounter.
There are a number of tasks that are often best dealt with by professionals such as architects or surveyors.
These include:
- carrying out surveys before purchase
- obtaining consents such as Listed Building Consent, planning permission and Building Regulations approval
- writing specifications which detail what works are to be undertaken, which materials are to be used and what standards should be used in the construction
- finding suitable builders/contractors
- tendering works and deciding on a contract
- inspecting the building work and administering the contract
If you decide not to employ a professional to prepare a specification, tender the work or find a builder then there are some important issues you should consider.
When having building works carried out it is always advisable to have a contract drawn up which includes start and finish dates, the agreed fixed price for the work and exactly what the price includes and what it does not include (rather than an estimate). The contract should also cover insurance issues.
Professional institutions such as the Royal Institute of Chartered Surveyors and the Royal Institute of British Architects can supply standard contracts written specifically for homeowners. Work to old buildings can often include work that was unforeseen at the time the price was agreed but which becomes apparent as the building is 'opened up' as work proceeds. It is a good idea therefore to establish with the builder before starting work how additional works will be costed. It is also worth considering a contingency sum to cover unforeseen problems.
Before works start, try and establish how the works will be carried out and in what sequence so you can be prepared if you are ordering specific items yourself. Also try and establish how the site will be run, where materials will be stored and what protection measures will be put in place to prevent damage to the building or your possessions. It is always worth having a photographic record of the building before works start in case there are any problems later.
