The enlargement Renovation

Rak-43.3312 Repair Methods of Structures II (4 cr)

Esko Sistonen

The enlargement Renovation of a high Standard

The subject of this study was the feasibility of enlargement as an option in the renovation

of the block of flats

* Repairs are usually claddings or external insulation renderings (sheep, expensive, bad ones and good ones)

* A function of repairs are often to return buildings in their original architectural image

* A functional part does not get any improvements in these repair methods

* An owner of flats do not have any motivation to high standard renovations

The basis of the renovation

* Widespread deterioration is very expensive to repair (’too late awakening’)

* To demolish the outer panel of the element and old insulation layer is common

* Widespread damaged windows are expensive to repair

* Repair of building services (i.e. HVAC = heating, ventilation, and Air-conditioning) is often necessary buildings built in the 1960’s and 1970’s

* Architectural point is very important in a repair project – usually forgot

The basis of the renovation

* Flats require enlargement and diversification

* The general principle e.g. in the enlargement of the sandwich-prefabricated house with a bookshelf-like frame structure is to demolish the internal skin of the element as well and to widen either the both sides of the structural frame or merely the other side and to build new facades.

* It was studied how the additional housing space gained by the presented plan of enlargement could be utilized.

The basis of the renovation

To demolish the outer panel of the element and old insulation layer is common

A principle of the enlargement

A principle of the enlargementN ykyinen rakennus

P itk ien s ivu jen e i-kantavat sandw ich-e lem entit pure taan kokonaan po is.R akennusta laa jennetaan kahden1,2 m levyisen onte lo laa tan verranjoko va in to ise lle p itkä lle s ivu lle ta i m olem m ille s ivu ille .Ju lk is ivu t rakennetaan uude lleosa lle kokonaan uude lleen,parvekke ita lisä tään, h iss iku ilu ttehdään, saunat ja suurem m at pesutila t s ijo ite taan laa jennus-osa lle jne .

U udetkatto-rakenteetja lisäasun-to ja

* The enlargement renovation is made possible by an owner of flats, such as the insurance company, the Government or the local authority.

* While the enlargement renovation is being carried out, the residents have to lodge somewhere else.

* After the renovation shall rents be so high that all lodgers don’t have interest and chances to move back.

* City planning technique* Building lot organizing (e.g. parking)* The new widen structural frame (how to make it?)* The size and distribution of flats

In the enlargement renovation it can be found certain problems

In the enlargement renovation it can be found certain problems:

* Dark spots * Frame and foundation are usually not

damaged. That means, complete demolish is not reasonable

* Architectonic things

Enlargement renovation necessitates in each staircase the redistribution of the housing space between the

flats.

Made

Not made

Enlargement renovation necessitates in each staircase the redistribution of the housing

space between the flats.

The lighting of a flat can be improved e.g. with larger windows, partition walls with windows and gable

windows.

The lighting of a flat can be improved e.g. with larger windows, partition walls with windows and gable

windows.

CASE STUDY: Moreover, separately were studied how the renovation of a high standard could be conducted

by means of the addition.

CASE STUDY: the addition in the condominium

CASE STUDY: the addition

100 m

CASE STUDY: the addition possibilities

CASE STUDY: a smart balcony repair

AN EXCAMPLE OF THE ENLARGEMENT RENOVATION

AN EXCAMPLE OF THE ENLARGEMENT RENOVATION

New balconies for each flat

CASE STUDY: the addition possibilities

* The renovation of an old building might be partly funded with the income from the new premises built nearby on the same site.

* The adverse effects of the additional building can be compensated e.g. by subsidising the renovation amply.

CASE STUDY: TO SOLVE PARKING PROBLEMS (app. 50% parking lots were not originally made in suburb areas)

100 m

CASE STUDY: Enlargement plan

CASE STUDY: Enlargement plan

CASE STUDY: intention plan (architect's office Kuusi)

CASE STUDY: Roof damage

CASE STUDY: Concrete deterioration

CASE STUDY: old buildings

CASE STUDY: a new building

CASE STUDY: old building

* It is possible to build new elevators outside the frame of three floors’ block of flats in each staircase

By means of the enlargement renovation, the aesthetic character of the building can be enhanced and the

status of the neighbourhood be upgraded, thus reducing urban decay.

By means of the enlargement renovation, the aesthetic character of the building can be enhanced

By means of the enlargement renovation, the aesthetic character of the building can be enhanced

cut-away drawing

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Ground floor: flats with own court yard

Enlargement in balcony line

Sidewalk in raised floors / A front garden in the ground floors’ flats

Sketched perspective of the enlarged and a raised building

The economical aspect of the enlargement renovation was surveyed by using cost estimates.

* Architecture* Structural things* Cost-effectiveness * Comparison calculations with different repair

methods

The economical aspect* The modern heating and ventilation engineering

may amount to as much as 30 per cent of the renovation costs.

* The value of the structural frame of the building is approximately from 20 to 25 per cent of the total building costs.

* Demolition and changes in the housing space diminish the actual value of the structural frame.

* Hence the enlargement renovation is virtually tantamount to the new building.

* Even so, the right to build more is clearly an asset.

Problems and possibilities* The income from the premises determines to a

considerable degree the guidelines the enlargement renovation.

* The flats for rent become small, because in the market there is a general tendency towards ever smaller flats.

* The scantness of spacious flats suited for families may in the long run cause some problems.

* It would not be advisable, especially in terms of profitability, to employ the enlargement renovation in a suburban area.

* Legislation is not force majeure!

Problems and possibilities* The presented plan of renovation is mainly

applicable to areas in wich the ground is expensive and the income from rents is high

* The focal points of infrastructure, e.g. the inner city and waterfront sites.

* The study reached the conclusion that the enlargement renovation necessitates in each staircase the redistribution of the housing space between the flats.

* Current financing policy is partly an obstacle for enlargement renovation (a.o. shortness of the payback period of the loan).

* The use of repairing funds: orderliness

Progress report / City planning office

* To compensate the right to build more conditions for the common good are negotiable in connection with the alteration of the city plan (e.g. converting a part of the site into a park etc.).

* Changes in city plan of added and complementary buildings are very case-specific in their solutions and one must prepare oneself to time-delays and conflict situations.

The enlargement of the block of flats, the renovation of a high standard: utilization

* Results of the study may not be realized: repair costs (calculated 1999) 1000-1500 €/m2 are too high (app. 2000-3000 €/m2 in 2013 with the real interest rate of 5 per cent).

* Possibility to lobby for more quality repair methods: repairs used nowadays (i.e. claddings and patch repairs) do not better the livability of buildings and do not reach a long service life in many cases.

Do we return in an enlargement renovation to this kind of basis?

Mäkiö, E. Kerrostalot 1960-75

One should invest to quality in new buildings: Basis to longer service life of buildings

* High-quality structural technique* Building materials in High-quality* Regular and right timed maintenance measures* Problems in suburb block of flats can not be solved

with methods used nowadays

Repair methods Enlargement + rising Rising Basic repair

Repayment period : 20-30 a. 25-35 a. app. 15 a.

The face of the architectural will get better

Possibility to make changes in space and planning solutions

No changes in space and planning solutions

Repeated little repair methods

No changes in space and planning solutions

Corresponds a new building

Bad suitability to suburb areas

Concept Generation of Renovation with Prefabricated Elements

http://lib.tkk.fi/TIEDE_TEKNOLOGIA/2011/isbn9789526043821.pdf