Author: Apsl_ctdadmin

In June 2023 the National Audit Office (NAO) released the Conditions of school buildings report. Covering the state schools in England, the report paints a concerning picture about the declining state school infrastructure.

In this article we discuss explain the main issues affecting the condition of schools across England and what this means for your school.

Concern 1: 38% of school buildings are beyond their design life

Across England the NAO found some 38% of schools to be beyond their estimated design life. 10,000 school buildings were constructed in 1940 and a further 13,800 buildings were constructed pre 1980 using a ‘system-built’ method, with a design life of 40 years. 3,600 of these system-built blocks have been identified as particularly susceptible to deterioration. While a building at the end of its design life can continue to be used, it typically is more expensive to maintain, and will suffer from poor energy efficiency, leading to higher operational costs. 

Concern 2: 700,000 pupils are learning in buildings requiring major rebuild or refurbishment

Research consistently demonstrates the impact physical learning environments has on  student performance and well-being. However the NAO report finds that 700,000 pupils are attending schools that suffer from inadequate heating, poor ventilation, and outdated facilities.  80% of schools are also known to have identified asbestos in their buildings. When carefully maintained, asbestos does not pose a significant health risk, but serious diseases can occur if asbestos is disturbed or damaged, meaning rebuild and refurbishment works must be planned carefully.

Concern 3: 14,900 schools constructed with concrete susceptible to failure

Reinforced autoclaved aerated concrete (RAAC) is a lightweight form of concrete. RAAC was identified as a potential issue in 2018 following a school safety incident.  14,900 schools have been identified for RAAC assessment, and 572 schools have so far been identified as potentially containing RAAC. DfE funding is available to schools with RAAC to enable immediate action.

Concern 4: Insufficient funding and ineffective spending

Since 2016/17 the DfE has spent on average £2.3bn on school buildings a year, a far cry from the £5.3bn it said was required. This lack of funding has undoubtably contributed the deterioration of schools across England. The report finds that while the allocation of funding has improved, more work is needed and surprisingly 15% of eligible schools did not apply for maintenance and repair funding between 2016/17 and 2022/23.  Where funding is allocated, the use of funds can be ineffective for example spending on urgent repairs, rather than planned maintenance which is typically less cost effective.

What does this mean for you school?

While the NAO report examines the performance of DfE, there are important learnings and actions for schools too.  As a matter of urgency schools potentially impacted by RAAC or system-built blocks should ensure they have followed up requested actions from either the DfE or local authority. It is also recommended that all school leaders ensure that they have an effective property strategy in place.  Asset management, school capacity planning, space utilisation, health and safety and technological improvements should all be captured. Financial planning including budget and funding strategy should also be considered, including funds for ongoing planned maintenance, as well as refurbishments and upgrades.

Help and support It’s important to remember you don’t need to do this alone. APSL Group are experts in built environment, helping schools reduce the cost of property, while ensuring facilities support students and staff needs. Working with school leaders we develop and deliver comprehensive property strategies for schools.  Addressing everything from urgent safety and compliance issues, through to long-term school improvements, and backed by innovative fundings solutions, APSL create environments to support better learning outcomes.

With the Department for Levelling Up, Housing and Communities (DLUHC) due to consult in Spring on its proposals for implementing the findings of the Hackitt Review, APSL Group Managing Director, Chris Hall, gives his views about the likely changes to regulations and their implications.

In Spring 2022, the DLUHC is planning to consult on its proposals for implementing Hackitt.  We understand the department is likely to propose amendments to the CDM regulations for the design and construction phases of a building’s life cycle and a Building Safety Registration System for buildings in occupation.

A new general duty of ‘promoting building safety and the safety of persons in and about buildings’ is likely to apply through design, construction and occupation. This general duty is an evidential test, applying to all those involved in the building before, during and after construction.

Demonstrable support for the general duty is likely to draw incentives and where the regulator can demonstrate the general duty has been undermined, it will have the power to intervene. Interventions will be designed with the objective of securing compliance and ensuring the general duty is promoted through, for example, remediation of a building safety risk.

As a result, dutyholders will need to compile evidence of due diligence to demonstrate to the regulator that they are proactively promoting the general duty. Dutyholders and the

regulator may consider that an Independent Construction Assessor will be one way to: mitigate the risk of the construction of the project falling short of its design; demonstrate to

the regulator that construction has been overseen by a demonstrably competent, independent professional, and receive assurance that the construction meets building regulations and the requirements of the design.

In occupation, the dutyholder may wish to develop their evidence of due diligence to demonstrate to the regulator that they are promoting the general duty by asking an Independent Construction Assessor to sign a statement confirming that any maintenance work undertaken meets professional standards and the requirements set out in the documentation wherein it was instructed and specified.

It is likely that the DLUHC will propose that the dutyholder requirement applies to all types of building.  The Independent Construction Assessor’s role will be to support the client in ensuring continuity of oversight through the life of the project.  Key attributes of the Independent Construction Assessor must be the ability to engage as far as is resonably practicable in a way that it has no conflict of interest. For example, the assessor should not be employed by the contractor.

Ultimately, an Independent Construction Assessor should engaged by the client to:

• Assemble evidence – on items including design, regulations and maintenance regimes

• Engage early (from design stage)
• Act with authority – providing recommendations to the contractor and client regarding best practice improvements
• Carry professional indemnity insurance which is independent of all other parties
• Act on any type of project including new build, refurbishment and change of use

To learn more about our Independent Construction Assessor service, please contact us.

New professional services consultancy, APSL Group, is to invest up to 75% of its divestible profits into local communities in what is believed to be an unparalleled commitment to the delivery of social value.

Established by an experienced team of industry professionals, APSL Group focuses on the creation of sustainable communities by enabling clients to deliver their carbon reduction targets and reinvesting profits into the communities in which their clients live and work.

Chris Hall, managing director for APSL Group, comments: “Like many professional services consultancies we offer the full range of funding, compliance, asset management, and project delivery solutions but unlike other companies, we take a more innovative approach to service delivery and sustainability. 

“Via the provision of innovative solutions and technologies for project delivery, we can assist clients on their journey to net zero while our decision to reinvest profits into local community projects underlines our commitment to the creation of sustainable communities and the wider values we hold as a team.”

Working with a wide range of public and private sector organisations, APSL Group will operate in sectors including social housing, education, healthcare, manufacturing and commercial properties.

APSL Group is to provide a complete range of funding, compliance, asset management, and project delivery solutions for the creation of sustainable built environments and the delivery of net zero.

Core services include: Cost management; programme and project management; independent construction assessor; strategic property asset management; statutory compliance, and a range of integrated solutions and funding options which enable  carbon reduction.

More information can be obtained by contacting our team on 0121 828 5680.