introduction

Tweeds, were commissioned to undertake the report in March 2012. This condition survey is
part of the rolling programme of condition surveys to enable continuous monitoring of the
University's estate, dated March 2012. The intention was to produce a condition appraisal of
Liverpool John Moores University's teaching and administration accommodation.

By employing external consultants to undertake this exercise it was the university's view that
this would ensure a degree of objectivity that may not be achieved by utilising internal
resources.

In providing Liverpool John Moores University with a live spreadsheet it is intended that the
condition appraisal will be a dynamic document that can be continually updated and refined.

The criteria adopted for condition categories is in accordance with the Building Maintenance
Cost Information Service (BMIS) Condition Survey Manual.

A- As new

B- Serviceable state of repair

C- Operational but requiring major repair or upgrading

D- Inoperable, unsafe or at risk of immediate failure.

7
The table below indicates the different life expectancies of components based upon condition
and priority.

Condition Life Remaining in Years

Building Services
A 60 20
B 20-60 6-20
C 3-20 1-6
D 0-3 0-1
Figure 1

Priority Action

1 Immediate
2 Urgent – serious defects in building
fabric
3 Required
4 Desirable
Figure 2

For the purposes of practicality the maximum life remaining has been established as 30
years.

8
The identified remaining life is a professional subjective judgment indicating the life
expectancy of the major assets but not necessarily the building as a whole. It is based upon
the combined effect of the current condition, repair and upgrade of all elements considered
during the survey. This is reflected as an overall life expectancy that would arise if no works
were undertaken and will continually be reviewed and re-assessed throughout the buildings
life cycle.

All costs identified are deemed to be required over and above the current day-to-day
maintenance commitment and are exclusive of VAT, preliminaries, contingency and
professional fees, as the procurement route is currently undefined. The pricing base date for
this report is 1st Quarter 2012.

LJMU have stated that the following re decorate cycles should be adopted

Cycle Area Usage

Every 3 year Circulation

Every 3 year Teaching
Every 5 year Office
Every 5 year External
Figure 3

9
71500 - Aldham Robarts Learning Resource Centre

Overall condition of building: Condition C

Priority 3

This three storey building with a lower ground floor, is generally in good condition

There is an isolated area of water ingress to the glass brick feature walls

The electrical and mechanical installations are in good condition, apart from the
replacement of the chiller plant, which is required within the next 2 years

Estimated Costs
Element Ref Description
Year 1 Year 2 Year 3 Year 4 Year 5 Sub-total Year 5+
71500
1.0 External £0 £0 £0 £0 £37,000 £37,000 £7,500
2.0 Internal £0 £0 £0 £0 £0 £0 £0
3.0 Internal Finishes £0 £0 £0 £0 £135,500 £135,500 £148,000
4.0 Services - Mechanical £5,000 £115,000 £10,000 £20,000 £0 £150,000 £5,000
5.0 Services Electrical £0 £2,000 £5,000 £5,000 £0 £12,000 £0
6.0 Miscellaneous £0 £3,000 £0 £5,000 £0 £8,000 £0
7.0 External Areas £0 £0 £1,000 £0 £0 £1,000 £60,000
£0
TOTAL £5,000 £120,000 £16,000 £30,000 £172,500 £343,500 £220,500

Table 29

121
Condition Survey for Liverpool John Moores University

Building Name Aldham Robarts LRC Ref: 71500

Building Address Mount Pleasant Internal area 5,324 sq. m

No. of storeys 4

Key
Condition Priority
A As new 1 Immediate
B Serviceable – nothing needs to be done 2 Urgent – serious defects in building fabric Repair
C Operational – requires major repair or upgrading within reasonably short period 3 Required Renew
D Inoperable – unsafe or at risk of immediate breakdown 4 Desirable

Estimated Costs
Repair or
Element Ref Description Condition Priority Comments Remedial Works Required Inaction Consequences
Renew
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 - 10 Year 11+

1 - External
Sheet finish on a concrete Make good damaged area of
1.01 Roof 1.011 C 3 £500 Repair
deck concrete
Coverings in good condition Make good / replace covering
1.02 Coverings 1.021 C 3 £24,000 Repair
generally (15+ year guarantee) to patched section of roof
1.03 Chimneys 1.031
1.04 Ventilators bell towers
1.041
etc.
1.05 Rooflights 1.051
Galvanized walkways to roof
1.06 Walkways 1.061 B Good condition
and part elevations
Lattice framed at roof level
1.07 Canopies 1.071 B Good condition
over main entrance
1.08 Rainwater disposal 1.081 Not seen, assumed ok B
Make good cracks to render
External walls are rendered
1.09 Walls 1.091 C 3 £5,000 with decoration and seal joints Repair
masonary in fair condition
in glass bricks
Double glazed aluminium
1.10 Windows 1.101 B Windows in fair condition
windows
Aluminium doors in fair
1.11 Doors 1.111 B Doors in fair condition
condition
Masonary paint to external
1.12 Decorations 1.121 C 3 £7,500 £7,500 £7,500 Paint external render Paint external render Repair
render
2 - Internal
2.01 Roof structure 2.011 B
Combination of glazed
2.02 Walls & Partitions 2.021 partitions and plastered B
masonary walls
Concrete suspended floors to
2.03 Floors: Suspended 2.031 B N/A
ground, first and second
2.04 Floors: Solid Solid concrete fllor at
2.041 B N/A
(basement) basement level
Metal staicases with vinyl
2.05 Staircases, Structures 2.051 treads (vinyl covered with floor B N/A
finishes)
2.06 Treads & Landings 2.061 N/A
2.07 Handrails & Timber handrails with metal
2.071 B N/A
Balustrades balustrades
Timber and aluminium doors Doors are currently in a
2.08 Doors (inc.hatches) 2.081 B
in fair condition satisfactory condition.
2.09 Windows (panelled
See external section of the See external section of the
jambs, shutters, blinds, 2.091 Covered under externals
report. report.
etc.)
WC cubicles are in fair WCs found to be in fair
2.10 Fixed furniture 2.101 C 3 £13,000 Repair
condition condition
3 - Internal Finishes
Predominantely painted
3.01 Walls 3.011 B Walls in fair condition
plastrer
A combination of carpet, vinyl
3.02 Floors 3.021
and painted concrete
3.022 Vinyl flooring C 3 £42,500 £5,000 Replace vinyl covering Renew
3.023 Carpet flooring C 3 £95,500 £65,500 £4,500 Replace carpet covering Renew
Predominantely suspended
3.03 Ceilings 3.031
ceilings
Failure to replace the
suspended ceilings would
3.032 Suspended ceiling C 3 £160,000 Replace suspended ceiling Renew have a detrimental effect upon
the appearance of the
building.
Assumed an average 3m
3.04 Decorations 3.041 ceiling height and suspended
ceilings to all areas
Decoration required, every 3
3.042 Decorate walls and joinery C 3 £40,000 £40,000 £40,000 Renew
years
3.05 Kitchen equipment 3.051
7 - External areas
7.01 Walls, fences & gates 7.011
7.02 Roads 7.021
Concrete paving slabs provide
7.03 Footpaths, patios 7.031 vehicular and pedestrian C 3 £60,000 In fair condition generally Renew paving slabs Renew
access
7.04 Car parks,
7.041 N/A
hardstandings
7.05 Site lighting 7.051 N/A
7.06 Garden areas 7.061 N/A
7.07 Trees/Woodland 7.071 N/A
7.08 Outbuildings 7.081 N/A
7.09 Drainage 7.091 Instruct CCTV Survey
TOTAL £0 £0 £0 £0 £172,500 £215,500 £230,000

122
Condition Survey for Liverpool John Moores University
Building Name Aldham Robarts LRC Date(s) surveyed 06.03.12 rev 02.04.12
Building Postcode L1 9DE Surveyor(s) John Rees & John Washington Date approved
Key
Condition Priority
A As new 1 Immediate
B Serviceable – nothing needs to be done 2 Urgent – serious defects in building fabric
C Operational – requires major repair or upgrading within reasonably short period 3 Required
D Inoperable – unsafe or at risk of immediate breakdown 4 Desirable
Estimated Costs
Element Ref Description Condition Priority Comments Remedial Works Required Inaction Consequences
Year 1 Year 2 Year 3 Year 4 Year 5 Year 5+
4 - Services - Mechanical

4.01 Hot & cold water 4.011 Calorifier B Serviceable - nothing needs to be done

Redesign cold water loading and provide

4.012 Cold water tanks C 3 £10,000 Cold water tanks seem oversized for demand Increased Legionella H&S risk
cold water main to some loads

4.013

4.02 Sanitaryware 4.021 Washrooms B Serviceable - nothing needs to be done

4.022

4.023

4.03 Wastes & vents 4.031 Washrooms B Serviceable - nothing needs to be done

4.032

4.033

4.04 Heating (source & Ideal Stelrad (see photo Aldham Robarts
4.041 C 3 £80,000 Boilers at end of economic life Redesign boiler requirement Failure resulting in no heating
distribution) boilers)
Pump set (see photo Aldham Robarts Pumps at end of economic life and system Redesign pump requirement and
4.042 C 3 £10,000 £10,000 £20,000 Failure resulting in no heating
pumps) redesigned to prevent further corrosion consider design load
Dosing of water required to prevent Corrosion to failure and leaks provide
4.043 Heating system pressurisation D 2 £5,000 Evidence of severe corrosion
further corrosion deterioration to building structure

4.05 Ventilation 4.051 Individual extract B Serviceable - nothing needs to be done

4.052

4.053

Current high energy usage as system not

4.06 Air conditioning 4.061 Packaged Air Cond unit B 3 £15,000 £5,000 Deteriorating system Redesign to requirements of used space
linked to heating system

4.062

4.063

4.07 Fire mains (&

4.071 Appliances B Serviceable - nothing needs to be done
appliances)

4.072

4.073

4.08 Lifts & Conveyors 4.081 1 main B Serviceable - nothing needs to be done

4.082

4.083

5 - Services - Electrical
5.01 Lighting & power Redesign with new movement and
(incl. fittings & 5.011 Lighting C 3 £5,000 £5,000 Daylight sensors required Energy wastage
daylight detectors
equipment)
5.012 Electrical distribution and power C 3 £2,000 Upgrade 1 no. non standard distribution board New distribution board Failure of power circuits

5.013

5.02 Emergency lighting 5.021 Emergency Lighting B Serviceable - nothing needs to be done

5.022

5.023

5.03 Emergency alarms

(fire, burglar and 5.031 Fire Alarm B Serviceable - nothing needs to be done
custodial)
5.032 Refuge Alarm B Serviceable - nothing needs to be done

5.033 Disabled Alarm B Serviceable - nothing needs to be done

5.04 Others (speakers,

5.041
induction coils, etc.)

5.042

5.043

6 - Miscellaneous

6.02 Insulation 6.021 Pipe Insulation B 3 £5,000 Poor pipe insulation Replace to modern standards Energy wastage

6.022

6.023

6.03 Energy Conservation 6.031

6.032

6.033

Lightning protection considered provided Lightning protection and surge

6.06 Other Comment 6.061 Lightning and Surge Protection C 3 £3,000 Lightning strike and power failure
through structure and detailed survey required protection required

6.062

7 - External areas
Some remedial works required but generally
7.05 Site lighting 7.051 External lighting B 3 £1,000
satisfactory

7.052

7.053

TOTAL £5,000 £120,000 £16,000 £30,000 £0 £5,000

123