Defining building quality
Building quality can be seen as subjective – in that the client’s idea of a quality building is the standard we have to meet. When you enter a building, a high-end hotel, for instance, there is an air of quality it exudes – from the doors to the floor to the design of the toilets – because money has been invested in the quality of the products. However, that doesn’t necessarily equate to those products having a high level of performance. You can get quality products for a building, but they don’t always perform as they should, especially in terms of safety. As an example, you may have a high-quality door but if it doesn’t perform in terms of security, fire resistance, privacy and safety, the building is at risk in cases of emergency.
Similarly, performance doesn’t necessarily equate to quality. Another door might have blemishes in the paint in several areas – that door is judged then to be of less quality, but it won’t affect the performance if it has been built to last.
Much has been made of the Hackitt Report since its publication and preparations have been made to implement its recommendations. One aspect that is of particular interest is the emphasis on the quality of products, but the construction industry needs to be aware of what exactly is meant by the term.
Ensuring performance: the right products for the right buildings
When we’re putting buildings together, architects and clients alike need to be aware of the different teams who are working on different elements of the building. If products aren’t put together according to the standard tests, the performance will be affected.
A positive move towards realising the expectations in the Hackitt Report is for architects and designers to ensure the right products are bought in accordance with regulations as well as cost and performance. Site management then needs to be aware of what each product does and exactly how it needs to be fitted.
All component parts need to perform well together as they are assembled. This starts with architects and clients establishing what is needed for the building, not just in terms of quality, but how they perform in an emergency. When it comes to the process of quantity surveying and sub-contracting, any amount of watering down or compromise, resulting in products being changed, can have a knock-on effect on safety.
Building correctly – price, quality and safety
Working towards building safe, efficient and quality buildings, rather than ones based purely on price, is the only way to ensure occupants live and work in safe environments and disasters like Grenfell don’t happen again. A holistic overview of all the products and what they will achieve is the starting point for this. Drawings can say how things are to be installed, but proof needs to be shown that they actually are installed correctly throughout the building. Problems need to be eradicated at the drawing board stage to prevent them from being cascaded down to the final product.
In terms of the refurbishment of the external envelope, all products need to be inspected. It’s all very well taking off the cladding and replacing it with safer materials, but if products behind the cladding are also unsafe and remain in place, the whole façade is still unsafe.
The duty holder is of course the client, but everyone has ownership over the quality and performance of a building they are working on.
“A holistic overview of all the products and what they will achieve is the starting point…”
“…everyone has ownership over the quality and performance of a building they are working on.”