The Project
Henley College engaged RAM Building Consultancy to conduct a detailed Building Condition Survey across multiple buildings at the Rotherfield and Deanfield sites. The survey included an inspection of building fabric and services with a focus on a five-year maintenance plan. The goal was to assess the condition of key structural elements and provide recommendations for necessary repairs and ongoing maintenance. RAM produced a comprehensive report with prioritised suggestions to ensure the longevity, safety and functionality of the college infrastructure.
The Challenges
The roofing conditions varied across the college, including pitched and flat roofs, with some showing signs of deterioration, such as ponding water and moss growth. Several external walls had issues, including failing paintwork, damaged glazing, and condensation in older windows. Drainage problems were noted, with blocked gutters and undersized rainwater goods. External hardstandings also posed safety hazards, including cracked tarmac, broken paving slabs, and missing handrails along pedestrian routes. Additionally, the college had fire safety compliance issues, such as the lack of fall arrest systems for roof maintenance and deteriorated lightning protection. Mechanical and water systems faced problems, including Legionella risks, outdated thermostatic valves, and inoperative WC facilities due to active roof leaks.
The Solution
RAM recommended several roofing and drainage improvements, including clearing debris, replacing old roofs in phases where leaks and blistering were observed, and upgrading undersized gutters and downpipes. Structural repairs included replacing failing clay tiles, repair and repoint chimney brickwork and mortar verges, overhaul and maintain window units, replacing cracked glazing and failed solar film, and introduce trickle ventilation where condensation issues were identified. Ground maintenance involved repairing cracked tarmac and replacing broken paving slabs, along with reinstating missing handrails and refreshing parking line markings. For fire and safety compliance, the college was advised to test and repair the lightning protection system, upgrade skylights, and replace deteriorated fascias and soffits. Mechanical and water systems needed a full Legionella risk assessment, installation of thermostatic valves to maintain safe water temperatures and repairs to inaccessible WC facilities.
The Results
The Building Condition Survey provided Henley College with a strategic plan to improve building safety and compliance, including roofing, drainage, fire safety, and mechanical systems. The phased approach to repairs and upgrades ensures the efficient maintenance of the college’s infrastructure. These improvements create a safer and more comfortable learning environment for both students and staff, while long-term upgrades to energy-efficient materials and construction techniques will reduce maintenance costs and extend the lifespan of the facilities. By addressing these issues, Henley College is well-positioned to support its educational mission for years to come.
