Shared repairs? The 5 rope access checks you need to know about!
Did you know that in 2019 a published report showed over 10 years, reports of fallen masonry from listed buildings in Edinburgh had increased dramatically, five times as many as before, to 179 in 2019 alone? This kind of news shows that the ongoing maintenance, repairs and up-keep of shared property in the city cannot and should not be ignored!
So a bit of background as to why these properties need our attention…buildings in Edinburgh built before 1919 were constructed using traditional materials, lime, timber, lead, slate and cast iron, all of which enable the movement of water vapour, basically they were built to withstand getting wet! However, over the years neglect and extreme weather such as more rain and wind, (summer anybody?!) mean that the stone can become persistently damp if rainwater is not kept away from it, leading to costly damage and repairs.
Edinburgh homeowners, especially those living in a tenement building, are all equally responsible for the shared repairs of common areas (including roofs, downpipes and guttering), to keep the fabric of the building dry and intact. The problem is however, that many in the city have little or no knowledge of shared repairs, and what it is they should be keeping on top of. Luckily New Town Rope Access has put together its definitive guide to help owners and owner associations, come up with a regular inspection plan addressing problems early on, keeping homes looking good and saving money.
Firstly let’s clear something up, just because you live in an old Edinburgh building does not mean you need to win the lottery to look after it! Like anything if you check on it regularly throughout the year (a long term shared repairs and maintenance plan helps), employ proper workmanship and materials, you and fellow owners should not see any frightening bills (you wouldn’t leave your car without ever servicing it or changing the oil would you? And this is your house we are talking about!).
So once you have identified all owners within the building (if unsure who these are, visit Registers of Scotland), sit down as a group, and using the following list as a start, schedule in a plan of what needs looked at initially and then what shared repairs need addressed. Remember to take minutes of the meeting so everyone can see what has been agreed.
Blocked guttering can lead to damage and leaks
Check your downpipes and gutters regularly! These are what carry surface water away from the building itself and stops the structure becoming wet through. If left, any block or crack in a gutter, roof or pipe can lead to high levels of water soaking the actual fabric of the building and as a consequence over time, leading to structural damage. Here at New Town Rope Access we recommend a twice-yearly check of these areas, more if there have been unforeseen and extreme weather.
Roofs – think of them as a hat on your head, it’s the first proper line of defence against the rain! Now would you go out in an Edinburgh storm with a hole in your hat? No! Yet many people think because they cannot see their roof they will forget about it. Big mistake! If left cracked slates can cause roof leakages
Inspecting the state of roof tiles in Edinburgh’s New Town
Staying up on the roof, chimneys and chimney stacks, are exposed and getting battered by every bit of severe weather that comes along, therefore their potential for damage is considerable. Not only is it vital to keep these well maintained for the good of the fabric of the building, but also the safety of those in and around the building. An annual inspection of the chimney by rope access will look at the cope and chimney examining the pointing and the state of the masonry.
If the roof is the hat, then the windows are the glasses, and let’s just say Edinburgh windows get hammered! Sash and case windows have proven to be extremely durable but these do have to be well looked after, especially those that are in the direct path of prevailing wind and rain. Look for areas of weakness around the cill such as soft timber as well as layers of flaking paint. A rope access company can easily address these issues from height.
It’s very important that once you set out your annual maintenance and repair plan you as a group, employ tradesmen who understand these properties and the traditional materials needed to keep them in line with their original construction. As well as that, and especially if living in a property undertaking shared repairs, keep detailed records of the tradespeople involved, the dates, work carried out and photographs, after all a historic building needs a good historic record.
So remember when it comes to Edinburgh shared repairs, it’s all about ropes and ACCESS:
1. Address problems early
2. Contact reputable tradesmen
3. Carry out regular checks
4. Ensure that all owners are on board with any shared repairs
5. Schedule in an annual maintenance and repair plan
6. Save money in the long run
Visit Edinburgh World Heritage for more information and read about the Working Group on Tenement Maintenance set up last year. City of Edinburgh Council also has great resources relating to Shared Repairs.
