Mothballing Historic Buildings
In the current economic climate some institutional owners are considering options for their estates, leading to rationalisation of property portfolios. Historic buildings in need of repair are most often the target of redundancy measures. Redundant buildings can, and often are, left unoccupied, rarely visited and with maintenance support cut to the bone or suspended altogether to save money.
What is mothballing?
There is no substitute for a building being in use and accessed regularly, so mothballing should be viewed as a last resort, after consideration has been given to letting the property on a short lease or even used as a storage site for non-hazardous materials. Mothballing is a comprehensive series of proactive steps to prepare a building for a sustained period of vacancy. The process is designed to minimise the chances of a building developing the right environment for decay to take hold.
“Lock and leave”?
This “lock and leave” approach can have unfortunate consequences for historic structures as it may allow deterioration to get a toehold and, left undetected for a period of time, to accelerate. Damp and water ingress resulting from leaking internal pipework, blocked rainwater goods, poor ventilation or failure of roof coverings is the most common issue, causing chronic problems with rot and decay.
Furthermore, the strong market for period architectural features such as marble fireplaces, panelling, doors, garden statuary and metals including roofing lead means that inadequate security can lead to the property becoming a target for thieves – an increasingly common problem for unoccupied historic properties. A roof from which the lead has been stripped, allows water to cascade through the building undetected for days or weeks at a time, leading to dry and wet rot, compromised building services such as electrical systems and a huge bill for repairs not only to the roof but to the interior, and a lengthy time must be allowed to elapse for the building to dry out before any repair work can be attempted.
Vicious Circle
Even a small amount of physical deterioration can result in a vicious circle where a “lock and leave” approach has resulted in damage which in turn requires capital expenditure to put right. A lack of available capital funds can result in the work being postponed, which in turn leads to further deterioration requiring still greater sums to put right. Within a relatively short period of time, the property at the centre of this vicious circle becomes a Building at Risk.
A heritage-friendly approach
William Morris, founder of the Society for the Protection of Ancient Buildings (SPAB), who established the general approach to building conservation, observed that we are merely custodians of the ancient buildings that we have inherited. Based on his philosophy of repair with the minimum intervention, the most appropriate way to care for a building without a beneficial use is to instigate a programme of mothballing.
Sources of information
There are a variety of sources of advice on mothballing historic buildings but few of them point out that some of the measures you will need or may decide to take in the building's long-term interests, such as the removal of valuable panelling or fireplaces to secure storage, will require Listed Buildings Consent or Scheduled Monument Consent.
In the first instance, you will need to provide your local authority Conservation Officer with a detailed specification of the works and materials, as well as your methodology, at least eight weeks in advance of any proposed mothballing programme. For Scheduled Monument Consent and for listed buildings of Grade II* or Grade I, consent will be required from the Secretary of State, advised by English Heritage, and for this you need to allow at least four months' notice. Undertaking works requring Listed Buildings or Scheduled Monument Consent without the necessary approvals in writing is an offence.
These plans and their applications for consent require the input of at least an architect/surveyor and an historic buildings consultant.
Proactive Maintenance and the Virtuous Circle
An experienced historic buildings consultant will take a holistic view of the property, working with you to ensure that the minimum amount of work is done to achieve the most effective result. With a full understanding of the structure - past and present – it is possible to stabilise and secure it, before instigating a robust programme of checks and maintenance. This virtuous circle of understanding, observation and maintenance will allow for easy return to use in the future, protecting the historic fabric in the interim, whilst having significant cost savings in the long run.
Got a redundant historic building on your hands?
call 020 8672 7877 or email please.help@conservationworks.co.uk
For positive, pragmatic and ‘switched-on’
advice in plain English: conservationworks