Building Condition Survey of a College in London

Project Overview

OMNIA was appointed to conduct a comprehensive Building Condition Survey at this college in London, encompassing multiple blocks with varied construction eras, from 1938 to recent Passivhaus additions. The objective was to provide a holistic overview of the building fabric, assess life expectancy of key elements, and support strategic estate management for long-term investment and compliance.

Project Objectives

• Assess structural integrity and performance of buildings across multiple decades of construction.

• Identify and grade current defects and life-expired materials for prioritised remediation.

• Support facilities planning with actionable data to guide phased maintenance.

• Highlight fire safety, statutory compliance, and health & safety concerns.

• Provide recommendations to reduce long-term operational risks and costs.

Project Execution

OMNIA carried out detailed inspections between April 7–10, 2025. A wide range of building elements were surveyed including roofs, external walls, doors and windows, internal elements, fire compartmentation, and mechanical services. Building pathology experts applied OMNIA’s standard grading methodology (A–D condition and 1–4 priority).

Scope of Works:

• Full visual inspection and photographic documentation of all accessible areas.

• Moisture and material integrity assessments to identify water ingress and ageing.

• Grading of risk and urgency for repairs and refurbishments.

• Compilation of detailed recommendations for each building element.

Key Findings and Recommendations

Roofing:

• Corrugated cement roofs were found to be life-expired with significant leaks and suspected asbestos content.

• Green and flat felt roofs exhibited internal water ingress due to poor drainage and vegetation build-up.

• Recommendations: Replace aged roofs, clear and repair drainage systems, refurbish damaged felt and access staircases.

External Walls and Windows:

• Efflorescence and staining indicated moisture ingress and damp-proofing failures.

• Single-glazed Crittall and timber-framed windows were largely life-expired, contributing to poor thermal performance.

• Recommendations: Replace windows, conduct structural investigations on cracked walls, reseal installations, and maintain cladding systems.

Doors (Internal & External):

• Many timber and metal doors were damaged, non-compliant, or unfit for fire safety standards.

• Roof access and classroom doors lacked proper weather resistance and insulation.

• Recommendations: Replace damaged and non-compliant doors with modern, fire-rated units and correct ironmongery.

Ceilings and Internal Walls:

• Widespread damage from historic leaks, flaking finishes, and inadequate fire stopping.

• Significant cracking, penetrations, and missing panels in high-risk areas such as electrical rooms.

• Recommendations: Replace degraded ceilings, implement fire-stopping measures, repair structural cracks, and upgrade finishes.

Fire Compliance & Internal Glazing:

• Many doors, windows, and screens lacked fire certification or evidence of compliance.

• Gaps around frames, cracked panels, and missing seals compromised compartmentalisation.

• Recommendations: Undertake a compartmentation survey, replace non-compliant glazing and doors, and install fire-rated materials.

Challenges & Solutions

Varied Building Age and Condition: The site presented a mix of 1930s heritage structures and modern blocks. OMNIA provided tailored recommendations for each era and construction type.

Severe Roof and Water Ingress Issues: Critical leaks threatened the integrity of learning environments. Priority grading and photographic evidence helped the College triage repairs.

Fire Safety Non-Compliance: OMNIA identified numerous high-risk elements related to fire doors, glazing, and compartmentation, recommending urgent action plans.

Deferred Maintenance and Budget Planning: The detailed survey enabled strategic planning of capital projects, minimising future disruption and enabling cost-effective phased improvements.

Client Outcome

The College received a full estate condition analysis with prioritised action plans, enabling them to plan refurbishments across departments while aligning with funding strategies and statutory requirements. OMNIA’s expert assessment empowered the College to secure a safer, more energy-efficient, and compliant educational environment.