Building Rehabilitation: Technical Diagnosis and Restoration Techniques
Types of Technical Documents
Opinion
A written document discussing a technical opinion on the purpose of exploration, typically based on a prior report.
Report
A technical document presenting observations from preliminary building recognition, including pathologies, technical documentation, plans, elevations, and sections.
Pricing
Determining the value of something, usually by an appraiser. Due to inherent complexities, a price range is often established.
Justi Money
A term used in expropriation or eviction cases where the administration sets the value of the property to be expropriated, with a two-year window for re-evaluation.
Expertise or Expert Opinion
A written and/or oral presentation (often in a trial) where an expert provides their opinion based on analysis, serving as evidence.
Appraisal Certificate
A document issued after a property valuation, typically for mortgage purposes.
Arbitration
An oral or written resolution of technical issues subject to a trial, as outlined in private law arbitration regulations.
Rehabilitation Assessment Procedures
Rehabilitation projects involving administration have unique characteristics due to their political nature. The same market principles apply, with price indications determined for the building or its components. Key valuation concepts include market value, functional value, sales value, intrinsic value, and replacement value.
Analytical Evaluation
Two common methods:
- v = s + (c ยท g), where:
- v = value as going concern
- s = land value
- c = building value
- g = coefficient based on building degradation (1 for good condition, 0.85 for fair, 0.70 for bad, 0.55 for very bad)
- v = (s + a) – (d + m + g), where:
- v = achievable value
- s = land value
- a = value of demolition materials
- d = demolition costs
- m = value of recoverable materials
- g = debris transportation cost
Additionally, net income (Rl) can be calculated as total income (Rt) minus annual property costs (G).
Synthetic Valuation
This method relies on cost per square meter or cubic meter, applying market-based prices to the building’s area. Considerations include building height and potential future value.
Rehabilitation Approach
Approaches vary based on the area’s characteristics, such as historical significance, social structure, or infrastructure. Rehabilitation costs typically exceed new construction costs by around 20%, though savings may occur in urbanized areas with existing infrastructure.
Gentrification
A phenomenon observed since the 1960s where individuals with higher economic power acquire properties in older city areas, leading to changes in demographics and property ownership.
Trends in Rehabilitation
Rehabilitation projects have evolved from specific actions to street-level interventions and comprehensive neighborhood or village-wide projects. Grant applications typically consider the scope of work, family types, and number of residents, with potential aid reaching up to 40% of the cost.
Law of Patronage
This law encourages economic investment in the restoration and conservation of cultural heritage. It covers properties declared as UNESCO World Heritage Sites, cathedrals and churches, and regional cultural assets. Tax benefits are available for individuals and corporations making donations to eligible entities.
Technical Diagnosis
A crucial step to assess risks and gather information about the building’s technical environment and usage. It involves three phases: pre-diagnosis, preliminary studies, and diagnosis.
Pre-Diagnosis Systems
Two rapid systems are commonly used: MORA (English) and MER (France). Both involve decomposing the building into elements, studying potential degradation, estimating remediation costs, and planning material and debris removal.
Expert Reports
Expert reports play a vital role in rehabilitation projects. Experts hold professional reputations and assume legal responsibility for their reports. Key considerations include adherence to applicable laws, ethical conduct, objectivity, clear language, and justification of assumptions.
Report/Opinion Script
A typical structure includes a headline with facts and history, a report presenting facts and legal/technical context, an opinion with a technical assessment and justification, conclusions, and appendices with supporting materials.
Drafting of Documents
Various methods and document types are used in rehabilitation projects, including interpretive reports, findings reports, integrator reports, urban expert opinions, arbitration documents, appraisal certificates, and location property documents.
Urban Building Construction Techniques (19th and 20th Centuries)
This section details the evolution of construction techniques and materials used in urban buildings during the 19th and 20th centuries, including the use of stone, brick, wood, metal, and reinforced concrete. It also explores the emergence of different architectural styles and the social stratification reflected in building types.
Previous Study Rehabilitation
A comprehensive study considering historical, social, and technical aspects is essential. Key stages include data collection, building recognition and study, methodology selection, identification of degradation causes, diagnosis, and action plan development.
Graphics Expression for Restoration, Rehabilitation, and Maintenance
Standardized symbols and notations are used to represent various building pathologies and conditions in drawings and reports.
Developments in Construction Techniques (19th Century)
This section describes common foundation systems and construction techniques used in the 19th century, including different types of foundations, masonry techniques, and materials.
This document provides a comprehensive overview of building rehabilitation, covering technical diagnosis, restoration techniques, historical context, and relevant regulations. It serves as a valuable resource for professionals involved in the preservation and revitalization of buildings.