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Green Building Bible, Fourth Edition
Green Building Bible, fourth edition (both books)
These two books are the perfect starting place to help you get to grips with one of the most vitally important aspects of our society - our homes and living environment.

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  1.  
    Posted By: lineweightFor example, aviation. Is it because failures tend to be dramatic, and very visible?

    And the car industry where (discovered) safety problems result in a recall, whereas early part failure - providing it is outside any warranty period - tend to be left for the consumer to pick up the tab, unless there is a marketing reason to do something i.e. consumers make enough noise.
    • CommentAuthorArtiglio
    • CommentTimeApr 17th 2018
     
    It happens because unlike the car/aviation industry , workplace health and safety in general, the social housing sector in particular is not ultimately responsible , its effectively protected by a government backed guarantee, it does’nt have to worry about share value, investor dividends , profit, cost of insurance or market share.

    Much of the legislation in the private rented sector exempts the social sector, they have become effectively a law unto themselves, this will hopefully change after the inquiry, but the evidence will be damming for just about every party involved, the TMO and Kensington council,will be put under the spotlight and heads will roll, but the regulatory system will also be shown to be badly lacking. A culture of doing the bare minimum using every get out clause available will be revealed.

    Billions will end up being funnelled to social housing providers and councils over the coming years, to put things right, money that could have gone into creation of more housing.
    •  
      CommentAuthordjh
    • CommentTimeApr 17th 2018
     
    Posted By: Peter_in_HungaryAnd the car industry where (discovered) safety problems result in a recall

    Not so the white goods industry though. I'm thinking of tumble driers and plastic-backed fridges for example.
    • CommentAuthorlineweight
    • CommentTimeApr 17th 2018
     
    Posted By: ArtiglioIt happens because unlike the car/aviation industry , workplace health and safety in general, the social housing sector in particular is not ultimately responsible , its effectively protected by a government backed guarantee, it does’nt have to worry about share value, investor dividends , profit, cost of insurance or market share.

    Much of the legislation in the private rented sector exempts the social sector, they have become effectively a law unto themselves, this will hopefully change after the inquiry, but the evidence will be damming for just about every party involved, the TMO and Kensington council,will be put under the spotlight and heads will roll, but the regulatory system will also be shown to be badly lacking. A culture of doing the bare minimum using every get out clause available will be revealed.

    Billions will end up being funnelled to social housing providers and councils over the coming years, to put things right, money that could have gone into creation of more housing.


    Don't you think that many of the failures in design, detailing, constructed reality, maintenance and the governing regulation that have been made visible at Grenfell would also be found in lots buildings outside the social housing sector?
    • CommentAuthorArtiglio
    • CommentTimeApr 17th 2018
     
    Lineweight

    Undoubtedly the same failings could be found outside of the social sector, but i would not expect them to be as widespread as the social sector.
    The stock of rented / owned flats apartments in the private rented sector will be mixed in with units owned by occupiers, majority will be leashold and managed by property companies who have an interest in doing chargeable works. In addition relatively modern blocks where units were sold will have insurance backed guarantees when newly built which will have needed levels of compliance. Though we already hear of facades of private blocks needing replacement, management companies/ leaseholders/ insurers/ builders will be negotiating how this is dealt with.
    The social sector works on a funding model that generates insufficient cash flow to maintain buildings properly, we had the decent homes standard introduced in 1997 , intended to bring 1.7 million homes up to standard between 1997 and 2003 this cost around 15.6 billion to update 670,000 homes. This was funded by borrowing and central government funding. By the end of the scheme costs , based on above figures, could have been around 40 billion.
    This representing the shortfall in rents the social sector had effectively accrued if the housing stock was kept in good nick. You don’t see these figures bandied about when the cost of housing in private / social sectors are compared.
    As a result corners continually cut. In private sector pure greed is the issue. But there are more than enough laws to deal with the rogues should councils wish to deal with them.
    More failures will be found in the nhs,mod,prison estates basically any state owned / run sector. I’d expect PFI provided buildings to be particularly problematic.
    Basically the political imperative over many years and all parties has been to provide the maximum impact for minimum cost, so hardly a starting point for best practice.
    Grenfell will , if the investigations and enquiries are allowed to branch out, uncover massive issues. All will have been operating in plain site, its taken a combination of failures resulting in the tradegy that unfolded to bring things to light.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 17th 2018 edited
     
    Posted By: Peter_in_Hungaryacross the board we demand value for money aka cheap
    What is that, if not a political choice? It's wrapped up, politically, as Austerity, and that chimes with the gut ethos of an electorate that's sufficient to elect those politicians who play that card, whether to pander to said electorate, or as a gift to their mates in the City.

    'Across the board' the 'demand for value for money' is delivered by squeezing the pips out of all safety or public interest considerations, in the name of reducing red tape - and that's great for corporate revenue and private accumulation.

    We can't wash our hands of responsibility for the deterioration and cheapening of the soft, working guts of society. Government is the channel by which the tone of society is set, for the hidden benefit of whoever, and we get the governments that most effectively play on our meanest, self-fulfilling poverty-conscious instincts and fears. The solution, if any, ever, lies in our hands and bigger hearts alone, as it should do.
    • CommentAuthorborpin
    • CommentTimeApr 23rd 2018 edited
     
    Posted By: lineweightDon't you think that many of the failures in design, detailing, constructed reality, maintenance and the governing regulation that have been made visible at Grenfell would also be found in lots buildings outside the social housing sector?
    Recent items about the issues with new build homes show that it is nothing to do with who the building work is done for (public private), it is simply the quality of building work (from design to construction including regulation) is woeful.
    Posted By: ArtiglioUndoubtedly the same failings could be found outside of the social sector, but i would not expect them to be as widespread as the social sector.
    They are to be found in any construction project. It is down to poor construction (skills & knowledge) done as cheaply as possible in all circumstances. Fueled by 'take the lowest bid' directives even when those agreeing the bid know it will end up more expensive. In a domestic environment, most of the faults are hidden and they rely on the naivety of the customer to get away with it (which is where BC should come in but don't care enough).

    Schools build in Scotland - another good example. Simply poor construction done by low skilled 'cheap' workers with little or no supervision and done in the cheapest way possible hoping it is not found until the warrenty / contract period ends.

    Posted By: ArtiglioIn addition relatively modern blocks where units were sold will have insurance backed guarantees when newly built which will have needed levels of compliance.
    Insurance based schemes are about as much use as a chocolate fireguard and only last 10 years - does this imply the building is only expected to last 10 years?

    I fully expect that most housing built in the last 20 years will be demolished before the pre/post war stock it sits alongside. In Livingston, a whole estate of 70's housing (built for the New Town) is being demolished as they are simply falling down. Poor design - poor construction.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 23rd 2018 edited
     
    borpin, you describe the effect and put it down to poor workmnanship, but no clue as to why that's the norm. How did society get to be like that - do you have anything at all to do with that?
    • CommentAuthorlineweight
    • CommentTimeApr 23rd 2018
     
    Is it "society" that's changed or the nature of construction?

    Anyone who's done work on Victorian terrace housing, for example, will have seen evidence of cutting corners and/or shoddy workmanship in the way they were built.

    But buildings then were really a lot more simple than what we try and do now. There are all sorts of things we do (and thermal considerations are the main thing) that make designing and building a much more complicated business, and one where methods and materials are constantly changing too.

    In those victorian houses they'd use better bricks on the outside and crappy ones on the inside of the wall, and not bother with header bricks to bond the two sides together. And because the inside would be plastered, and because problems with walls delaminating might tend to take a while to become apparent, they'd get away with it.

    Now we have construction with many layers and at each of those layers there's potential to do it badly and cover it up before anyone sees. And lots of different things that can go wrong and take a while to become apparent.

    In other words the "cover it up before anyone sees it" approach can apply to both forms of construction, but in modern construction the consequences are likely to be much greater. Grenfell's certainly an example of that.

    Pre-post war construction is also a lot simpler than what we try and do now. New/modern materials at the time for sure, but there still wasn't much emphasis on thermal insulation and hence the complicated multilayer constructions we now have to deal with.
    • CommentAuthorlineweight
    • CommentTimeApr 23rd 2018
     
    Of course, as well as asking whether or not building culture and acceptance of shoddy standards has changed over time in the UK, we could ask why it seems to be better in other countries.

    The explanation I often hear given for why we seem to accept cold, damp, badly buildings here more than other northern European countries is that the consequence of having a cold house isn't that you might die, like it might be in Scandinavia or the Alps.

    Grenfell though shows that people do die as a result of shoddy standards. I can only hope that it might lead to some level of change in attitude in the construction industry (but also amongst those who commission and pay for building projects) in the coming years although that feels rather optimistic.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 23rd 2018
     
    Posted By: lineweightalso amongst those who commission and pay for building projects
    Getting warmer! Who sets the tone for that?
    • CommentAuthorCerisy
    • CommentTimeApr 24th 2018
     
    When we took on the renovation of a Georgian mansion in Reading we found that the extension had been simply butted to the original building - no connection! Been going on for years guys.

    One big difference with contractors here in France is that they all have to be registered (as are all businesses) and they carry mandatory 10 year assurance. Yes, assurance is questionable, but it's better than nothing. As businesses are registered it is much more difficult to simply shut down and start up under a slightly different name. But then again, France accepts red tape helps protect society - many in Britain see it differently!
    • CommentAuthorDarylP
    • CommentTimeApr 24th 2018
     
    +1......:bigsmile::bigsmile:
    •  
      CommentAuthorfostertom
    • CommentTimeApr 25th 2018 edited
     
    Posted By: CerisyFrance accepts red tape helps protect society - many in Britain see it differently!
    Right - that's the root of it - but as we've seen here on GBF, that proactive 'see it differently' is accompanied by infantile helplessness, convenient denial that 'see it differently' is the powerful way we've asked for and created the cheapskate heartlessness of UK today - a true measure of UK's rapid decline, never mind loss of empire etc.

    At least, if it's accepted that 'red tape helps protect society', society can turn its attention to the imperfections and waste within the red tape, instead of just thinking it can all be abolished (I'm sure France could be more vigorous in that). Just like UK's attitude to the EU - don't get stuck in and reform it - just pull out and everything will be just how we think we like it in UK.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 25th 2018 edited
     
    Latest report shows it's far worse than anyone imagined:
    https://www.theguardian.com/uk-news/2018/apr/25/cladding-tests-after-grenfell-tower-fire-inadequate-claims-insures-report
    "Huw Evans, the director general of the Association of British Insurers, said the building control system was now “broken”."

    "Why are people still living in fire-trap flats? Because we tore down the ‘red tape’ "
    https://www.theguardian.com/commentisfree/2018/apr/16/grenfell-red-tape-regulations-cameron-government

    And who is the 'We' who have again and again voted in the red-tape strippers over the last 40yrs of UK-shrivelling?

    "Cameron boasted that the corner-cutting and revocation of many regulations on building and business would save Ă‚ÂŁ500 per home built: a small sum in the grand scheme of things. Weighing it against the value of a potential lost human life should be impossible."
    • CommentAuthorborpin
    • CommentTimeApr 25th 2018 edited
     
    Posted By: fostertomJust like UK's attitude to the EU - don't get stuck in and reform it - just pull out and everything will be just how we think we like it in UK.
    Well that is one view. The other is that the UK has tried that; hit the Franco-German bloc so decided to take the route no one expected (plenty of historical parallels there).

    Posted By: fostertomLatest report shows it's far worse than anyone imagined:
    Nope, it is exactly how I imagined it.

    Thing is, regulation and assurance are seen as not adding value when in fact they should add the most value. It is regarded as 'Red tape' because of the manner it is implemented not because of what it is trying to achieve. What most organisations fail to see, is that getting it right is the cheapest route in the long run. I have been involved in plenty of projects where the hierarchy simply do not see the value in the assurance process, then wonder why it all collapses around their ears. Good assurance was why Japanese firms in the 80's were so successful. As soon as they ate into that culture, things started to go wrong.

    The other cultural issue is that folk seem to object when someone points out they are not doing it correctly.
  2.  
    Posted By: borpinThe other cultural issue is that folk seem to object when someone points out they are not doing it correctly.

    +1
    along with a general reluctance to learn new things......... properly.

    And as long as it lasts 1 month longer than the guarantee - then that's OK
    • CommentAuthorgravelld
    • CommentTimeApr 25th 2018
     
    Posted By: borpinWhat most organisations fail to see, is that getting it right is the cheapest route in the long run.

    This assumes organisations are incentivised to work for the long term. They are not.

    Publicly quoted businesses are incentivised to optimise for the next quarterly earnings statement. If a CEO cannot deliver a consistent dividend stream and capital growth to pension funds, (s)he gets the sack. If (s)he does, (s)he gets a whopping bonus.

    Governments are incentivised to optimise for the next electoral cycle. Councils and the like also have electoral cycles and are sucked into this.

    This is the way anglo centric capitalism has been going since the 70s and it has got worse and worse.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 25th 2018 edited
     
    Posted By: gravelldit has got worse and worse
    all by itself, yeah sure - 'we' have allowed, indeed voted for that to happen. Let's stop this pose of helpless easy cynicism, as if it's all got nothing to do with 'us'.
    • CommentAuthorArtiglio
    • CommentTimeApr 25th 2018
     
    Gravelid, however unfortunately this drive for short term gain is driven by the majority of the electorate preferring to live for today with little thought of longevity and investment in the future.
    • CommentAuthorgravelld
    • CommentTimeApr 26th 2018 edited
     
    We have voted, most of us, in rational self interest, and probably most of the time the self interest is borne out of a bias toward short term gratification... but we are animals at the end of the day.
    • CommentAuthorowlman
    • CommentTimeApr 26th 2018 edited
     
    +1
    Not just housing build quality, but environment/ecosystems, even our own personal long term health.
    •  
      CommentAuthorSteamyTea
    • CommentTimeApr 27th 2018
     
    Posted By: gravelldrational self interest
    That is what some economists used to think. Blame it on Adam Smith (still a good read, but often misunderstood).
    It has been known since the 1970s that people are not rational and vote on a combination of things that are more connected to emotions and education levels, rather than facts and knowledge.
    That is why Starbucks can sell a coffee in a cardboard cup for 2 quid, and a smaller one in a china cup for Ă‚ÂŁ3.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 27th 2018 edited
     
    Very gd words ST.

    It's true to say that the most fundamental basis of the Free Market theory - that left to themselves humans achieve the best-possible nett result by making a mosaic of enlightened-self-interest choices - is bunkum.

    A vast industry now infamously led by Facebook is based on the fact that humans can be continuously influenced to buy, vote etc for the least-enlightened, self-harming, trivialised reasons.

    Those who lead and profit from that industry are among the staunchest supporters of Free Market, mobilising centuries of intellectual justification and conventional wisdom, invoking and mis-quoting Adam Smith and other obsoletes from 250yrs ago. Even though they are knowingly the greatest violators of the theory, it suits their self-interest (but certainly not the nett best-interest of the rest of humanity).

    Among those least-enlightened, self-harming choices that humans are so easily conned into, is the whole 40yr grey web of Austerity, red-tape-ridding, fear-based self-fulfilling poverty-consciousness, which is inseparable from scapegoating and Other-persecution.

    How the consequences are so suddenly coming to light, in dramatic, media-wothy ways! Will we learn from it, this time, just for once, or will it all be shoved back under, biz-as-usual, for one more go-around?

    Just maybe, the underlying 'distributed' characteristic of internet etc (presently so ingeniously crippled) will eventually disable this huge propaganda machine.
    • CommentAuthorgravelld
    • CommentTimeApr 27th 2018
     
    Posted By: SteamyTeaThat is what some economists used to think. Blame it on Adam Smith (still a good read, but often misunderstood).
    It has been known since the 1970s that people are not rational and vote on a combination of things that are more connected to emotions and education levels, rather than facts and knowledge.
    Ok, I shouldn't have used that phrase, it's an alarm bell to many, and I don't even believe it myself. It's nevertheless true that in general people do vote with what they judge to be their self interest in mind, rational or not.

    Posted By: fostertomJust maybe, the underlying 'distributed' characteristic of internet etc (presently so ingeniously crippled) will eventually disable this huge propaganda machine.
    Not if they succeed in crippling it further.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 28th 2018
     
    Along with current outburst of heartening outrage at Windrush, Grenfell etc, there's also the Facebook/CA election-breaking scandal and on the back of that a sudden, wide awareness of this deliberate crippling of "the underlying 'distributed' characteristic of internet etc". This is really new, after 2 decades of apathetic lulling.

    So far just FB are the bad boys but a lot of people are determined not to let Google, Amazon and a wide range of others off the hook. It's a critical moment - will this lesson be learned, or will they "succeed in crippling it further"? As usual, it's up to 'us' and only 'we' to blame if we allow 'them' to con us once more.
    •  
      CommentAuthordjh
    • CommentTimeApr 28th 2018
     
    Sorry, but I'm missing something. How is the Internet crippled?
    •  
      CommentAuthorSteamyTea
    • CommentTimeApr 28th 2018
     
    Do you mean the internet, or the world wide web?
    • CommentAuthorgravelld
    • CommentTimeApr 28th 2018 edited
     
    You can argue that although some essential services of the Internet - DNS I'm thinking of in particular - are well designed, they are affected by certain administrative decisions, e.g. US control.

    Furthermore the way compute, storage and publishing has become centralised with time - the former two into cloud providers, the last one toward the social media behemoths - but that's not to say things can swing back the other day and you *can* still go the old fashioned way if you like. And also that architecture fashion comes and goes, there's been at least two cycles of client-server versus peer-to-peer fashion in the short time I've been in the industry.
    •  
      CommentAuthorfostertom
    • CommentTimeApr 28th 2018 edited
     
    OK ST, WWW as far as mass-data-farming is concerned, but the internet is presently vehicle to a whole lot of other platforms which channel traffic through proprietary portals, instead of distributed.

    For example, in the CAD/engineering world, the big thing that's swamping 'old' alternatives, is 'cloud computing' where instead of having software on your computer and storing your data there, it's now all being run via broadband on server-farms - your own computer is just a WYSIWYG terminal and the program and data is all on the 'provider's' servers. Just like Facebook.

    But, despite alleged advantage of massive compute-power being 'rentable' when you need it (for engineering simulation, graphic rendering etc), there's still maddening wait-time, and the even newer wave is to return to new optimised AI'd versions which will once again run - far faster than before - on your own computer.

    So that's a powerful new, AI-driven kickback against centralised proprietary platforms, which often make huge side-earnings out of data-mining what you carelessly consent for them to use - just like Facebook.

    And the current effort of Tim Berner-Lee 'father of the internet' https://en.wikipedia.org/wiki/Tim_Berners-Lee is protocols for distributed everything, to v consciously 'save the internet' from the wolves that we've inattentively allowed to enclose it.

    These new moves are not based on usual-suspects' 'liberal' ideals or govt regulation, but on 'crowd'-empowerment (becoming conscious) and technological development, principally AI.

    So there's everything to hope for - and it's happening right in these few months.
   
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