Despite the introduction of a raft of construction related health & safety legislation over the last 30 years, there still remains an unacceptable amount of fatalities, serious injuries and avoidable accidents and injuries within the UK construction industry
Just before Christmas I published an article which proved incredibly popular (Link) that highlighted the huge risk some are prepared to take when undertaking construction/maintenance works, with little to no consideration of their own health & safety. The article identified that the UK construction industry is one of the most heavily regulated industries in the World and although statistics show that improvements have been made in recent years, it is clear from the latest Health & Safety Statistics (HSE) statistics that there remains room for significant improvements:
‘There have been significant reductions in the number and rate of injury over the last 20 years or more. Nevertheless, construction remains a high risk industry. Although it accounts for only about 5% of the employees in Britain it accounts for 27% of fatal injuries to employees and 10% of reported major injuries.
Despite the introduction of a raft of construction related health & safety legislation, there still remains an unacceptable amount of fatalities, serious injuries and avoidable accidents and injuries within the UK construction industry. The previous article made reference to the ‘human factor’ which seems to be a inbuilt self destruct mechanism whereby we as human beings think we can expose ourselves to whatever risk we want because we are invincible! Sadly, this is not the case as statistics prove otherwise.
Below I offer some further images, which are widely available on-line, and provide some shocking examples of how little some people value their lives and how they are prepared to accept high levels of risk, by cutting corners. The images are taken from all over the World, not just the UK. Just like the first article, when you look at the images below I am sure you will ask yourself, ‘what was going on in that person’s head at the time’, a question that these people obviously failed to ask themselves:
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The benefits of using MMC’s are well documented and include improved quality, speed of delivery, less waste, reduced risk to health & Safety, minimises disruption etc. These will vary depending on the method used in addition to the size and nature of the project. Just like using traditional methods of construction the benefits of MMC will only be realised if the project is planned and implemented (and managed) efficiently.
Source: http://www.icfinfo.org.uk/
The term Modern Methods of Construction (MMC) has been used for many years now, to describe alternative methods of construction and processes that move away from the traditional methods of masonry construction that we have used historically for many hundreds of years. There are a number of commonly used and now commonly understood forms of MMC and these include the likes of off-site fabricated components such as Pre-Cast Concrete, Panellised Components such as Structurally Insulated Panels (SIPS), Timber Frame, Volumetric (often referred to as pod construction). There are also a number of MMC’s that are site based and categorised as non-offsite manufacture methods and these include the likes of Tunnel Form, Thin Joint and Insulated Concrete Formwork (ICF). There are also hybrid and sub-assemblies and components that provide additional MMC options, demonstrating that there is a range of different possibilities offered compared to traditional construction methods.
Of course we could have the debate about when a particular modern method of construction stops being modern. For example pre-cast concrete has been used extensively in the UK for the best part of 35 years so is this really that modern anymore? For simplicity however we seem to be happy to generalise modern methods of construction as alternatives to traditional construction methods for which pre-cast concrete still fits this definition. The benefits of using MMC’s are well documented and include improved quality, speed of delivery, less waste, reduced risk to health & Safety, minimises disruption etc. These will vary depending on the method used in addition to the size and nature of the project. Just like using traditional methods of construction the benefits of MMC will only be realised if the project is planned and implemented (and managed) efficiently. MMC also has the potential for cost increases, relies on very tight delivery dates and can be affected by manufacturers capacity if off site methods are being used. It is clear therefore that careful consideration needs to be given in order to decide if modern methods of construction are appropriate and if so which is the most appropriate to use, which will vary on a project by project basis.
I will consider a number of MMC’s in future articles however for this particular article I will focus on Insulated Concrete Formwork (ICF). This form of construction uses polystyrene blocks which act as permanent shuttering and are filled with in-situ concrete. Self-build.co.uk provide a good description of ICF: ‘ICF is an insulated in-situ concrete system comprising hollow blocks or panels, usually made of polystyrene, and ready-mix concrete. The blocks are stacked and fastened together with metal or plastic connectors to create the walls of a building and are pumped full of concrete to form the structure. The polystyrene is used as a permanent part of the structure’.
ICF offers a number of advantages compared to traditional construction methods, however the ease and speed of construction are arguably the biggest advantages. Firstly, the polystyrene blocks, which are connected with metal or plastic connectors, use semi-skilled labour for installation. There is no bonding material such as mortar so the polystyrene formwork can be connected and installed in a very short period of time, saving money on time and labour. Take a look at the video below to see how ICF is installed.
The polystyrene formwork is usually constructed to first floor level before it is filled with concrete. Once the concrete has cured, floors (often pre-cast concrete) can be added followed by further polystyrene formwork and eventually a roof, depending upon the height of the construction. The formwork provides excellent thermal efficiency, achieving U values of between 0.30 and 0.11 W/m2K, which are capable of not only achieving, but exceeding current UK Building Regulations requirements. The process of constructing a traditional cavity wall requires external masonry, a cavity with insulation and internal masonry (usually blockwork). This is labour intensive and often time consuming to complete, something that is not such an issue with ICF. Whereas traditional construction may be vulnerable to disruption due to the weather this is also less of an issue with ICF due to the reduced time needed during construction. Once the ICF system has been installed the external walls can then be clad in a variety of different materials. Renders, timber cladding or brick slips are examples of materials that could be used which give the building a modern or traditional appearance from the outside.
How then does ICF compare to traditional construction from a cost point of view? http://uspace.shef.ac.uk identify that although initial costs may seem high compared to traditional construction methods, costs savings will be made due to reduced site installation time and the use of semi-skilled labour:
Source: http://theparliamentaryreview.co.uk/
‘Perhaps the main factor that turns many potential ICF builders away from the whole idea is their headline cost. They appear to be very expensive when compared with blockwork wall costs. Most ICF systems on sale in the UK cost between £25 and £35/m²; add ready-mix concrete at £10/m² plus a few extras and you have a wall cost of well over £40/m² before you have even taken labour into account. In contrast, blockwork can be built for around £20/m² including labour.
But, as so often happens when you come to cost out elements of building work, a more thorough comparison shows the ICF cost model in a very different light. A blockwork wall on its own is only a small part of the overall wall assembly: it needs an insulated cavity and a waterproof outer skin, usually built from bricks, stone or a rendered second skin of blockwork. Also, the joinery openings require steel lintels over them and there is additional work required with wall ties and cavity closers. A truer figure for the cost of a brick and block wall is between £70 and £100/m².
In contrast, the labour costs on ICF are very low: an experienced ICF crew is capable of laying 5m² of wall per hour. Combine this with an external render coat, costing around £25 or £30/m², and you end up with a wall cost of between £80 and £90/m², slap bang in the middle of the cost range for masonry and timber frame walling. But in return, you get very high energy-efficiency levels built in at no extra cost, good soundproofing, excellent airtightness and less room for poor detailing, as often happens with masonry cavity wall work.
Another plus factor for ICF costing stems from the speed of build, which reduces the preliminary costs of building, the money spent on fencing, plant and scaffolding. Several of the systems offer the possibility of building the walls up entirely from the inside, thus further reducing the need for external scaffolding until much later in the job. ICF no longer looks expensive and as if to emphasise that point, it is now being taken up by commercial developers as well as self-builders’
It is clear that ICF offers a good alternative to traditional construction methods with many benefits. Perhaps this method of construction will become more commonplace in the future, particularly as we explore alternatives to traditional construction. With ever changing Building Regulations powering a drive for higher thermal efficiency in buildings and more efficient ways of creating, using and conserving energy, maybe ICF is a step in the right direction?
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The Association of British Insurers highlight the financial cost of flooding in the UK: ‘Since 2000 insurers have paid out £4.5 billion to customers whose homes or businesses have been hit by flooding. This is up 200% on the £1.5 billion paid in the previous decade in real terms’
Meriden, West Midlands 2012 - Source: Own
Over recent years flooding in the UK is something that has become a regular news event and something that seems to be happening on a much more frequent basis. In fact even at the time of writing this article (7th January 2013), we are experiencing prolonged periods on heavy wind and rain, resulting in flooding in many parts of the UK.The disruption caused is often extremely stressful, expensive to rectify and sometimes even life threatening. The facts and figures below (Environment Agency, Defra and Parliament UK cited in http://www.aquobex.com) provide a stark reality of the impact of flooding, some of which my raise a few eyebrows:
Around 5 million people live in flood risk areas in England and Wales.
One in six homes in England is at risk of flooding.
Total rainfall in the UK during 2012 was 1,330.7mm, just 6.6mm short of the record set in 2000.
2012 was the UK’s wettest year on record.
Annual flood damage costs are in the region of £1.1 billion across England.
5.2 million properties are now at risk of flooding in England
Flash floods can bring walls of water from 10 to 20 feet high.
25% of flooding occurs outside areas formally designated as being flood prone.
40% of businesses do not reopen after suffering a catastrophic loss.
The Association of British Insurers highlight the financial cost of flooding in the UK: ‘Since 2000 insurers have paid out £4.5 billion to customers whose homes or businesses have been hit by flooding. This is up 200% on the £1.5 billion paid in the previous decade in real terms’. Insurance cover is provided for flooding by a range of insurers however as with any insurance, premiums will reflect the level of risk to the insurance company. This could result in significant rises in premiums or indeed insurance cover being refused. In order to try to ensure that flood insurance remains widely available and at ‘affordable’ levels a new Government backed scheme is currently being formalised in the Water Bill which is in the process of going through Parliament: ‘An insurance deal that links flood insurance premiums to the size and value of your home, based on council tax bands, comes into force in 2015. Under the plans, a non-profit-making insurance company called Flood Re will be set up to provide insurance cover to 500,000 households in the worst affected parts of Britain. It will be funded by a contribution of £10.50 from every household across the country, resulting in an estimated income of £180m a year, which will be used to pay for repairs’
Meriden, West Midlands 2012 - Source: Own
If flood insurance cover were to be refused it would significantly reduce the value of a property as well as resulting in a property being virtually impossible to sell. Avoiding this scenario is undoubtedly the main drivers behind the proposed new government scheme. In any event, due to the amount of publicity that flooding has received in recent years, purchasers have become much more wary of the possibility of flooding during the conveyance process, with Solicitors advising their Clients of the importance of undertaking a flood risk assessment. There are however a number of things that a prospective purchaser can do to help establish if flooding is a possibility, before Solicitors are instructed. A visit to the Environment Agency Website, provides access to their flood map, which details information relating to flooding around rivers and the sea, by simply inputting a postcode. This information is free to access and can provide an indication of whether flooding may be an issue, and if so can then lead to more extensive investigations. Given the disruption, cost implications and difficulties with insuring properties at risk of flooding, this is a simple way of making an initial assessment at a very early stage.
During the purchase of my current home, approximately eighteen months ago, my Solicitor advised me that a flood risk assessment was necessary. After reviewing the environment agency flood map, I established that my property was not within two miles of a river or flood plain and that the risk of flooding was negligible/unlikely. I advised my Solicitor of this and informed them that I would not require this ‘search’, saving myself £75 in the process.
If you are not confident with or do not want to rely on the free information from the Environment Agency Flood Map you can undertake a further on-line search with Land Registry ‘Find a Property’ (Link). This search will cost you £9 currently and provides a little more detail than the Environment Agency Flood Map and also includes an indication of thelikelihood of flooding.I am not a Solicitor however I would suspect that this is where a ‘Solicitor’s search’ takes place. The Law Society recognise thatconveyance Solicitors ‘are not qualified to give advice on flood risk or interpret technical flood reports’ However, the Law Society ‘do consider thatconveyance Solicitors can at least pass on information to help clients who are purchasingproperty’. This begs the question therefore of why a person would pay a Solicitor in the order £75 for something that they can easily obtain for £9 themselves, bearing in mind that the Solicitor will not provide any interpretation or guidance from the search.
Buildings located near watercourses are often perceived as desirable places to live due to the views that are often provided. Whilst this may be true for the large majority of the time, it only takes a period of adverse weather, sometimes occurring many miles away that can change a small stream into a raging torrent, raising river levels, bursting banks and causing flooding. The risk of flooding is unlikely to be visually obvious at most times of the year, so it is imperative to take the time to assess the risk of flooding to establish whether this may become an issue. Simple, free or cheap research, as described above, which almost anyone can undertake provides a simple effective way of finding this information.
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Publicity is a powerful tool where positive news will engender confidence in numerous areas of the economy, particularly the housing market. Very few will be willing to buy or sell property in a stagnant or reducing market, however as soon as the message changes to something more positive, we see what we are seeing now, where more properties are put on the market and house prices start to increase
If we take a look back to the beginning of 2013 there were many who were predicting a tough year for the UK economy, with continued slow growth of the housing market, low construction output and in fact concerns about slipping back into a triple dip recession. The reality however would have surprised even the most optimistic amongst us. On 20th December 2013, BBC News Reported: ‘The UK economy is growing faster than previously estimated, according to the latest official figures. The Office for National Statistics (ONS) said gross domestic product was up 0.8% in the July-to-September period compared with the previous quarter, confirming its previous estimate. This means the estimated annual growth rate has now risen from 1.5% to 1.9%, a revision that has surprised economists’. Contributing to the unexpected improvement in the economy was an equally surprising upturn in the UK housing market. The Guardian (online) reported on 30th December 2013: ‘On average, house prices grew by 4.4% during 2013 as the housing market revival took hold, following a 0.3% drop during 2012. Prices increased by 0.5% month-on-month across England and Wales in December, marking the 11th consecutive month of rises. London and the south-east registered the strongest gains across 2013, with prices lifting by 9.1% and 5% respectively while prices in the north fell by 0.5% over 2013. 75% of postcodes registered price gains over the year, 15% saw prices edge down and 10% were unchanged. This marks a sharp turnaround compared with 2012, when just 20% of postcodes recorded price increases’.
In addition BD Online reported on 30th December 2013: ‘Growth in house building is at its strongest for 10 years but levels of commercial construction also rose sharply and civil engineering projects also saw sustained growth. Construction firms are growing increasingly positive about the year ahead and the number of firms anticipating a rise in workloads is the highest since September 2009’.
Based on the many ‘good news’ stories similar to those detailed above, it would appear that we are heading in the right direction with the UK moving out of the economic wilderness with a much more rosy and stable future ahead. BUT………. is this really the case?
As an analogy, let us think about the UK economy as a sportsperson who has suffered a severe injury, one that has possibly threatened their career. A lengthy spell of physiotherapy and rehabilitation is required in order for them to return to full fitness. If this process is rushed or not undertaken properly, the sportsperson could aggravate the injury and end up back to where they started. This is also the case for the UK economy. If we do not manage the pace of the recovery appropriately, we could quite easily end up back in recession. Frozen or low salary increases, increases in the cost of living including ever increasing energy prices, high unemployment, control of inflation, interest rates, reduction in public spending and other austerity measures are some of the factors that need to be addressed as part of any recovery. Each factor cannot be considered in isolation and in fact are all dependant on one another, therefore the fragility of the economy is determined by a fine blend of how all of these are managed and controlled.
Publicity is a powerful tool where positive news will engender confidence in numerous areas of the economy, particularly the housing market. Very few will be willing to buy or sell property in a stagnant or reducing market, however as soon as the message changes to something more positive, we see what we are seeing now, where more properties are put on the market and house prices start to increase. The government will no doubt point to their ‘help to buy’ scheme as a key factor that has kick started the housing market, which may well be true, however my concern is what will happen in a few years time when the effects of the help to buy start to wear off. In order to use the first part of the scheme borrowers will first need to save a deposit of 5% of the value of the property they want to purchase. They will then be able to apply for an interest free loan for a further 20% of the value of the property, to a maximum loan value of £120,000. Repayment of the loan will then be made when the property is eventually sold. After five years the loan will start to attract what the government call a ‘fee’, which is basically interest at a rate 1.75%.
The upshot of the help to buy scheme is that purchasers may enter the market before they are financially ready. If they fail to consider to the financial consequences of future loan repayments (including the 20% borrowed) plus inevitable interest rate rises, in addition to continued increases in the cost of living, then they joy of owning a house is likely to be short lived. As a short term measure there is little doubt that the help to buy scheme will bring more first time buyers to the market, in fact this is already happening. There is however one fundamental flaw in the scheme. House prices are determined by the market. The problem we have in the UK, one which we have had for many years, is that we just do not have enough houses. With a restricted supply and high demand the market will naturally re-adjust, resulting in increasing house prices. Incentivising, large numbers of first time buyers and new investors into a market which already has a restricted supply is not the answer. Investing in large scale housing development is the only real way of dealing with the housing shortage and controlling house prices, something that our UK government seem incapable of resolving.
Also we are likely to see continued increases in house prices in the UK through 2014. This is not good news for those looking to enter the market for the first time. Increasing house prices mean that deposits will also increase proportionally, therefore first time buyers should consider entering the market as early as possible in 2014, to reduce the impact of likely increases.
In conclusion, it would be fair to address the optimism in the UK economy and particularly the housing market with a note of realism. Yes, we are starting to see some improvement, however we have a long road ahead to achieve a sustainable recovery. Short term optimism does not mean long term stability. Do not be misled by the decision makers and policy makers who want us to believe (through the media) that all is now fixed and we that we can go out and borrow beyond our means again. This is exactly the approach that got us into a mess last time around. It is a sustainable recovery and a stable economy that we are striving for and this cannot happen overnight.
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Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.
