ian simpson · chemical action . inspection technique and what to look out for part 1: exterior 10...
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IAN SIMPSON
Heritage &
Conservation
Consultancy
MAINTENANCE PLANNING FOR CHURCHES Christ Church, Wharton
9th May, 2019
IAN SIMPSON
Heritage &
Conservation
Consultancy
Introducing Myself
Vice-Chairman of the Churches
Visitor & Tourism Association
Member of pan-European
cultural organisation Future for
Religious Heritage
Heritage Officer for the Diocese
of Liverpool (until next month!)
Owner / Manager of the Ian
Simpson Heritage &
Conservation Consultancy.
Welcome to Christ Church
Housekeeping, etc
Toilets
Tea & Coffee
Fire Alarm & Assembly Points
Brief History / Introduction to the Building
IAN SIMPSON
Heritage &
Conservation
Consultancy
Photographs
The photographs used to illustrate this course are of real
buildings. Most are of Anglican churches in the Dioceses of
Blackburn, Chelmsford, Lichfield, Liverpool and London.
Some are of non-Anglican churches and a few are not of
churches at all but are included to illustrate a specific building
element or building defect.
No criticism is intended towards the custodians of any of
these buildings, so if you see YOUR church (or think you do),
please do not take offence! IAN SIMPSON
Heritage &
Conservation
Consultancy
What are we going to LEARN?
At the end of the day you should be able to...
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IAN SIMPSON
Heritage &
Conservation
Consultancy
1. Understand why regular maintenance of a historic church
building is essential.
2. Understand how the “Enemies of a Church Building” work to
cause dilapidation over time.
3. Carry out a simple inspection of your church building and
spot signs of trouble before it becomes serious.
4. Prepare an Annual Maintenance Schedule for your church.
5. Understand the importance of your Quinquennial Inspection
Report.
Maintenance: Why?
Small Group Discussion
Primer: It’s PCC Budget-setting day and you want to allocate
£5,000 for the annual maintenance of your church building.
Someone says, “we’re short of money as it is, why waste
money on that when we could spend it on an evangelism
campaign?”. The maintenance budget now depends on your
response, what are you going to say....?
IAN SIMPSON
Heritage &
Conservation
Consultancy
“Stave off decay by daily care.”
- William Morris, founder of S.P.A.B.
“Saving” £1.00 on maintenance today...
...could cost you £20.00 in repairs in
the future! - S.P.A.B. Research (2014)
One Liverpool church neglected to clear its
gutters for 20 years...
... nearly £1 MILLION spent so far on
putting the damage right!
IAN SIMPSON
Heritage &
Conservation
Consultancy
Maintenance:
The process of keeping
THE ENEMIES OF A
CHURCH BUILDING
at bay. IAN SIMPSON
Heritage &
Conservation
Consultancy
The Enemies of a Church Building
IAN SIMPSON
Heritage &
Conservation
Consultancy
Water
Fire
Pests
People
Mechanical Action
Chemical Action
Inspection Technique
and what to look out for
Part 1: Exterior
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Tools
The most important tool of all is....
...we will be using our ears and noses as well.
Plus a few other items to help us get the best out of our senses:
- Binoculars
- Camera
- a SMALL Hammer
And finally, a clipboard, pencil and paper to make notes of what
we discover!
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IAN SIMPSON
Heritage &
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Consultancy
Start at the HIGHEST point of the building.
BEWARE! Never look directly
into the sun, especially
through a lens.
Cross or Weathervane –
securely attached?
Lightning Conductor –
Present? Secure? Intact?
High Level Masonry – must
be secure
Openings – any evidence
of birds getting in or out?
Stonework – open joints?
BATS are protected by Law!
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Roof & Rainwater Goods
Not a church, but to illustrate how your roof & RWGs shouldn’t look...
How many faults did YOU spot?
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IAN SIMPSON
Heritage &
Conservation
Consultancy
The Parts of a Roof
SLATES
(or tiles – same basic
principle)
Fastened to wooden
battens using nails.
Look for missing, broken
or slipped slates.
VALLEY
Where two sections of
roof join.
Lining should be
present and intact.
Valley should be free
from blockage.
RAKES (aka BARGE BOARDS)
The visible ends of the
wooden roof structure.
Exposed wood is
vulnerable to rot so
paintwork / varnish must
be in good condition.
Also applies to any
EAVES or SOFFITS. FLASHINGS Water-proof the junction between roof and building.
Often of lead so vulnerable to theft. Check they are present and intact!
RIDGE
Seals the junction
where two slopes
meet.
Should be straight with
no missing ridge tiles.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Fault Spotting – Roofs (1)
Lead ridge lifted and slates smashed – probably the result of an
attempt to steal the lead.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Fault Spotting – Roofs (2)
Lots of slipped slates or slates held in place with straps –
symptomatic of “Nail Rot”.
IAN SIMPSON
Heritage &
Conservation
Consultancy
Fault Spotting – Roofs (3)
Rot in exposed roof timbers: the wooden structure is just as
important as the slates or tiles; exposed timbers must be protected.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Fault Spotting – Roofs (4)
A blocked valley: remember that water always takes the path of
least resistance!
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IAN SIMPSON
Heritage &
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Consultancy
Rainwater Goods
Purpose: to take water from the roof to ground level without it
touching the building. Components: Gutters, Hopper Heads, Downspouts.
It is CRITICAL that these elements are maintained properly!
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IAN SIMPSON
Heritage &
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Consultancy
Fault Spotting – Rainwater Goods (1)
Gutters and Hopper Heads full of
plant growth. They have not been
cleared for some time. The joint in
the gutter has failed as well.
This church is literally asking for
water to come in!
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Fault Spotting – Rainwater Goods (2)
Splits in downspouts or guttering are easier to see when it is raining!
Test for a blocked
downspout: TAP it with a
SMALL hammer. A clear
bell-like sound means it’s
clear, a dull muffled sound
tells you there’s a
blockage.
Only works on cast-iron
downspouts.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Fault Spotting – Rainwater Goods (3)
Broken or missing sections of guttering. Also look out for broken
gutter brackets.
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IAN SIMPSON
Heritage &
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Walls – 1) Traditional Solid Wall
IAN SIMPSON
Heritage &
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Walls – 2) Modern Cavity Wall
IAN SIMPSON
Heritage &
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A Recipe for Disaster….
IAN SIMPSON
Heritage &
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Effects of Inappropriate Cementitious Pointing
Outside Inside
IAN SIMPSON
Heritage &
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Other Wall Problems (1)
Plant growth against the wall: harbours litter, vermin, drug
needles, etc. Traps moisture and makes inspection difficult.
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IAN SIMPSON
Heritage &
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Consultancy
Other Wall Problems (2)
External rendering breaking up and falling off - symptomatic of damp
(rising damp in this case). Dangerous if material is falling from height.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Other Wall Problems (3)
Open mortar joints – a conduit for moisture into the fabric.
Also note sandstone erosion – a particular problem in North Liverpool
and Sefton due to the relatively soft local Bootle sandstone.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Other Wall Problems (4)
Plants growing from mortar joints. Symptomatic of water trapped in
the fabric. Ivy and buddleia can be particularly damaging.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Windows (1)
Ferramenta – iron or steel framework,
gives rigidity to the window.
Prone to rust which can split the
surrounding stonework.
Mullion – stone (or wood or metal)
upright dividing the ‘lights’.
Stonework decay over time can lead
to window coming loose / falling out.
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Windows (2)
Double Glazed Unit – modern
churches only (I hope!!)
Condensation between the panes
tells you the unit is “blown”.
Broken Stained Glass Window –
vandalism or break-in.
Nobody remembered what the text
on this window said. KEEP A
PHOTOGRAPHIC RECORD!!
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Inspection Technique
and what to look out for
Part 2: Interior
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IAN SIMPSON
Heritage &
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Consultancy
How Many Types of Church Interior Are There?
Probably as many as there are Churches!
IAN SIMPSON
Heritage &
Conservation
Consultancy
The Basic Principles are the same whether
your church is Norman, Medieval Gothic,
Classical or 1980s Breezeblock:
1. Is the church interior SAFE?
2. Is it free from the actions of the Enemies
of a Church Building?
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IAN SIMPSON
Heritage &
Conservation
Consultancy
It’s time to use your NOSE!
Entering a church from the outside is probably the best time to be
aware of any smells in the building, so close your eyes and breathe
in through your nose as you do so. What might you smell?
Dank, musty smell – symptomatic of lack of ventilation.
Mushroomy, unpleasant smell – characteristic of dry rot.
Putrid, appalling, nasty smell – dead vermin under a floorboard.
Burning smell – often suggests a serious electrical fault.
Good smells – incense, fresh flowers, fresh air!
Rats and Cockroaches have their own characteristic (and
unpleasant) smells.
Be aware of these smells at all times, not just when entering the church.
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IAN SIMPSON
Heritage &
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Consultancy
Is the Church Interior SAFE?
Note: This is not an exhaustive guide to H&S in churches but simply a guide to some
obvious dangers which can be picked up during a routine maintenance inspection.
FIRE SAFETY Are the Extinguishers present and undischarged?
Are all heaters free of overhanging drapes?
Emergency Exit Signage / Emergency Lights
ELECTRICAL Obvious damage to sockets, switches or wires?
Any burning smells or “crackling” noises?
TRIPS & SLIPS Loose or worn floor coverings?
Uneven floor surfaces?
Trailing wires?
OTHER
DANGERS
Falling masonry material or plasterwork?
Easy access to tower ladders, etc?
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Water in the Church Interior
Water can get in to a church interior via several routes:
Leaking Roof or Windows:
look for drips or leaks, damp patches or staining
Condensation:
on cold surfaces such as glass windows
Rising Damp:
damp staining, addled plasterwork, etc. at low level
Leaking Pipework:
localised damp, rusty marks, etc., near to / below the source
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Pests in the Church Interior (1)
Feral Pigeons and other Bird Species:
Visible clues: feathers, droppings and occasionally bird corpses.
There may well be noise, particularly at roosting time.
Rats and Mice:
Droppings, chewed-up paper and greasy marks on skirtings.
Rats have a distinctive smell – so do decomposing dead mice!
Cockroaches:
Tiny black cylindrical droppings and shed skins are evidence.
Cockroaches smell. They run away from bright lights.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Pests in the Church Interior (2)
Silverfish:
Books, papers, manuscripts decomposing in a “flaky” pattern.
Can only exist in damp, dark places.
Death Watch Beetle:
Flight holes where adult beetles emerge; yellow “frass”.
Characteristic “clicking” mating call on summer evenings.
Can only live in hardwood which has already suffered some rot.
Other Wood-Boring Insects:
Look for NEW bore holes in wood; “frass” of various colours.
Don’t confuse historic beetle damage for new!
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Pests in the Church Interior (3)
GOLDEN RULE: Pest Control is a job for
professionals.
Do not attempt to eradicate pest species yourself!
Remember that good housekeeping will keep
them at bay.
Deprive them of food and water and they will all stay away.
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IAN SIMPSON
Heritage &
Conservation
Consultancy
Rot
Three basic types: Wet Rot, Dry Rot and White Rot – no “hierarchy
of badness” here, they are ALL highly undesirable!
By the time you can see it, it has already done considerable
damage – Prevention is far, far better than cure.
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Three things are needed for rot to take hold:
The right TEMPERATURE
A lot of WATER
An absence of VENTILATION
Keeping water out and ensuring proper ventilation prevents rot
from occurring.
IAN SIMPSON
Heritage &
Conservation
Consultancy
Rot
Nobody knew this
church was full of rot
until the Vicar went
through the floor.
(Thankfully uninjured!)
This is what had been
growing underneath
for years, devouring
the cellulose from the
floorboards. IAN SIMPSON
Heritage &
Conservation
Consultancy
Inspections - Summary
You should now be feeling confident enough to carry out an exterior
and interior inspection of your own church.
The information here should help you spot and report almost all of
the things that can go wrong in a church building, whether modern
or historic.
You should also now be able to understand the issues raised in
your Quinquennial Report.
There is no substitute for getting to know your building thoroughly
through inspecting it regularly.
Remember: Help is at hand should you need it! Your Architect or
Surveyor, Heritage Officer, Buildings Advisor and the DAC will all
give advice.
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IAN SIMPSON
Heritage &
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Consultancy
Planned, Preventative
Maintenance (PPM)
Keeping your church’s
enemies at bay
IAN SIMPSON
Heritage &
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Consultancy
What needs to be done – and by whom?
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IAN SIMPSON
Heritage &
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Consultancy
Task Statutory? Who?
Asbestos Survey / Monitoring YES Professional
Electrical Installation Condition Report YES Professional
Fire Fighting Equipment Servicing YES Professional
Portable Appliance Testing YES Pro / in-house
Quinquennial Inspection YES Professional
Gutter Maintenance NO Pro / in-house
Emergency Light Service / Test YES Professional
Pest Control NO* Professional
Roof / Intruder Alarm Maintenance NO# Professional
Lightning Conductor Test / Maintenance YES Professional
Clearing Vegetation / Air Vent Grilles NO In-House
Maintenance of Locks & Hinges NO In-House
Annual Fabric Condition Report YES In-House
Seasonal Tasks (1)
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IAN SIMPSON
Heritage &
Conservation
Consultancy
SPRING Check for frost damage following winter
Check roofs following any heavy winds
Clear gutters of all debris
Check gullies and ensure running clear
Deal with vegetation growth
Bleed radiators – get boiler serviced
SUMMER Clear dirt from condensation drains in windows
External paintwork touch-ups
Roof survey (roofer or drone)
5-yearly lightning conductor check
Open doors / windows and ventilate church
Seasonal Tasks (2)
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IAN SIMPSON
Heritage &
Conservation
Consultancy
AUTUMN Protect water tanks / pipes from frost
Check ventilation grilles / airbricks
Clear leaves from gutters – and paths (slippy!)
Check roofs following any storms
Check heating system is working!
WINTER Extra care with Christmas lights & plug-in
heaters
Keep parapet and valley gutters clear
Check bird-proofing measures before nesting
season starts
Creating a Maintenance Calendar
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IAN SIMPSON
Heritage &
Conservation
Consultancy This doesn’t have to be complicated – simply mark up an existing
calendar or create a spreadsheet / Word document. The key is to
make it comprehensive and then ensure it is followed!
Finding Contractors
IAN SIMPSON
Heritage &
Conservation
Consultancy
Ensure that contractors are properly qualified, e.g. –
BSRIA or SSAIB for alarms
UKAS-accredited for asbestos surveys
NICEIC for electrical installation tests
Word-of-mouth: speak to other churches. Who do they use?
Who would they rather avoid?
Maintenance Booker – National
Churches Trust’s online booking site.
Free to register and obtain
quotations (no obligation)
Accompanying Book
Updated Winter 2017 (3rd Ed.)
Normally £7.50 – special offer
today just £5.00
Includes sections on:
• Inspecting Your Building
• Planned Preventative
Maintenance
• Working Safely in Churches
• Annual & Quinquennial Reports
• Faculties
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IAN SIMPSON
Heritage &
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Consultancy
FREE Resources
“Making It Easier…” Guides:
• Working At Height
• Electrical Safety
• Asbestos in Churches
• Personal Safety
All by Ian Simpson – can be downloaded from the Diocese of
Liverpool’s Website:
http://www.liverpool.anglican.org/Health---Safety (or use QR code)
IAN SIMPSON
Heritage &
Conservation
Consultancy
IAN SIMPSON
Heritage &
Conservation
Consultancy
IAN SIMPSON
Heritage &
Conservation
Consultancy
Contact Details
Telephone: 0791 643 5395
Email: [email protected]
Website: http://www.iansimpson.eu
Twitter: @TigerSimmo (personal views only)