AN APPRAISAL OF CONVERSION PROCESS OF BUILDINGSIN TERTIARY INSTITUTIONS IN GOMBE STATE 

Abstract

Generally, alteration and conversion are parts of maintenance work undertaken in order  torestore the performance of a building.The study focuses on identifying problems that arose on buildings as a result of conversion process on the buildings. The aim of this study was to examine theprocedures ofbuilding conversion in some identified tertiary institutions in Gombe State byarticulatinga standard procedure of carrying out conversion of buildings, establishingthe current procedure of conversion used by the institutions and also determining compliance ofclients‟ methods against the established standard.In order to achieve the objectives of the study eighteen (18) converted buildings fromthree selected tertiary institutions were investigated using achecklistto assess the outcome of the process with regards to converted building. The study adopted both quantitative and qualitative approach which made use of questionnaires, checklist and interview as means of data collection. Sixty six (66)setof questionnaires were administered toconstruction professionals across the three institutions. The questionnaires solicit for information relating to professionals perception on the importance of theidentified conversion process. In addition, interview was conducted withkey professionals whom were involved in the process of conversion to ascertain theprocedures of conversion used by each institution, while a checklist was used to identify the outcome of the process of conversion.Data collected was analyzed using statistical tools: means, percentages, and standard deviation, and also results were presented in tables and bar charts. The major findings showfourteen (14) procedures were indentified and found to beeffective in carrying outconversion, with each process recording a mean of at least 3.85 which translate to being effective. The study found that 57% of theprocess used in carrying out conversion of buildings in Gombe State

University do notfollowed the identified standards while 50% of procedure used in carrying out buildings conversion in Federal University Kashere were not followed the identified standards.The study also reveals that 55% of defects were found in converted buildings in both Gombe State University and Federal University Kashererelated to the procedures used in carrying out conversion. The study concludes that the procedures used in carrying out conversion by the institutions have led to the problems found on the new buildings.The study recommends that the standardized procedure established and presented in the work should be adopted by the institutions in Gombe State when carrying out conversion of buildings.

Table of Contents

Declaration ……………………………………………………………………………………………………….. ii

Certification ………………………………………………………………………………………………………iii

Dedication ………………………………………………………………………………………………………… iv

Acknowledgement ……………………………………………………………………………………………… v

Table of Contents ……………………………………………………………………………………………… vi

List of Tables ……………………………………………………………………………………………………. ix

List of Figures ……………………………………………………………………………………………………. x

List of appendices ……………………………………………………………………………………………… xi Abstract ………………………………………………………………………………………………………….. xii

1.0 INTRODUCTION ………………………………………………………………………………………… 2

1.1 Background of the Study ……………………………………………………………………………….. 2

1.2 Statement of the Research Problem ………………………………………………………………… 5

1.3 Justification of Study …………………………………………………………………………………….. 6

1.4 Aim and Objectives ………………………………………………………………………………………. 7

1.4.1 Aim …………………………………………………………………………………………………………… 7

1.4.2 Objectives …………………………………………………………………………………………………… 7

1.5 Scope and Limitations …………………………………………………………………………………… 7

1.5.1 Scope …………………………………………………………………………………………………………. 7

1.5.2 Limitations …………………………………………………………………………………………………. 8

 

2.0LITERATURE REVIEW ………………………………………………………………………………. 9

2.1Conversion of Building Structures …………………………………………………………………… 9

2.2 Global Process of Carrying out Conversion of Building ………………………………….. 11

2.2.1 Considerations in conversion works ………………………………………………………………. 14

2.2.2 Practical Advice for Conversion Process ………………………………………………………… 20

2.2.3 Structural Considerations for Conversion process ……………………………………………. 22

2.3 Adopted Process against Established Process of Carrying out Conversion ……………… 24

2.3.1 Conversion or Conservation principles…………………………………………………………… 25

2.4 Effects of Conversion on Building Structures ………………………………………………… 28

2.4.1 Conservation Plans …………………………………………………………………………………….. 28

2.4.2 Criteria for conversion work ………………………………………………………………………… 31

2.4.3 Risks on conversion works ………………………………………………………………………….. 31

3.1 Research Methodology ………………………………………………………………………………… 33

3.2Research Method adopted for the study …………………………………………………………. 33

3.3 Research Design ………………………………………………………………………………………….. 35

3.4Population and Sample Size ………………………………………………………………………….. 36

3.5 Data Collection Techniques ………………………………………………………………………….. 36

3.6 Questionnaire Design…………………………………………………………………………………… 37

3.7 Method of Data Analysis ……………………………………………………………………………… 37

 

4.0 RESULTS PRESENTATION, ANALYSIS AND DISCUSSION ……………………… 39

4.1 Demographic Data of the Respondents ………………………………………………………….. 39

4.1.1 Profession of the respondents ……………………………………………………………………….. 39

4.1.2 Working experiences of the respondent ………………………………………………………….. 40

4.1.3 Professional registration status ……………………………………………………………………… 41

4.1.4 Educational qualification of respondent …………………………………………………………. 42

4.1.5 Responsibility of supervising conversion works ………………………………………………. 43

4.2 Standard Process in Carrying out Conversion of Building ………………………………. 44

4.2.1 The Perception of respondents on the compliance of the identified process of

carrying out conversion ………………………………………………………………………………………. 45

4.2.2 Factors to be considered during conversion of buildings …………………………………… 47

4.2.3 Buildings that were converted by the institutions …………………………………………….. 48

4.2.4 Conversion of building components ………………………………………………………………. 48

4.3 Procedure of Conversion Used by the Institutions in Study Area …………………….. 49

4.3.1 Standardized procedure of carrying out conversion of   buildings relevant to the

study area …………………………………………………………………………………………………………. 51

4.4 Level of compliance with the established standard process of carrying

conversion ……………………………………………………………………………………………………….. 52

4.4.1 Gombe State University (GSU) …………………………………………………………………….. 53

4.4.2 Federal University Kashere (FUK)………………………………………………………………… 53

4.4.3 Collage of Nursing and Midwifery (CNM) …………………………………………………….. 54

4.5 Problems Encountered After Conversion of Buildings ……………………………………. 55

 

5.0 SUMMARY, CONCLUSION AND RECOMMENDATIONS …………………………. 59

5.1 Summary of Findings ………………………………………………………………………………….. 59

5.2 Conclusion………………………………………………………………………………………………….. 60

5.3 Recommendations ……………………………………………………………………………………….. 61

5.4 Contribution to knowledge …………………………………………………………………………… 61

REFERENCES ………………………………………………………………………………………………… 62

Appendix I (Questionnaire) …………………………………………………………………………………. 67

Appendix II (Checklist) ………………………………………………………………………………………. 70

 

CHAPTER ONE

1.0    INTRODUCTION

1.1                                             Background of the Study

Nowadays, conversion of buildings becomes rampant in our society or community due to some reason ranging from economic, social and political reasons. The term conversion is defined as a situation where the building is subjected to a change in use and change in form (Andrew, 2007). Alterations refer to works that are carried out on an existing building in order to meet the new requirements (Dennis, 2007). Also, alteration of buildings means the process of adjustment and adaptation of a building to meet new requirements (Ivor, 1996). However, for the purpose of this study, conversion refers to the change in the occupation or use of a building which involved alteration of the building elements. Alterations to an existing building are part of a conversion in terms of the Building Regulations Scotland (2004). Within the building regulations, the terms alteration and conversion must be clearly distinguished. There are basic ways that guide the process of building conversion which need to be followed in order for the overall objectives of the process to be achieved. When the procedure is not appropriately followed or complemented, some problems may arise.  

Before one begins any conversion of a building with the aim of adding more space and value to it, it is worth finding out exactly what it will involve and how it will affect the design of house or office. Therefore, some policies provided that redundant buildings needs to be assessed before conversion (Paul, 2009). The built environment goes through a continuous cycle of renewal. Some old buildings are demolished to make way for new ones, whilst other buildings are retained and adapted for new uses (Tony, 2007).

Since the very beginning of architecture, people have adapted the buildings they have inherited so as to meet contemporary purposes. A new use could be a way of asserting

the primacy of a new religion or culture over the preceding one, or it could simply be a good way to utilize existing property without going  through trouble of starting all again (Tony, 2007).  

Izam (2011) stated that building can be defined as any physical enclosure of space that houses various forms of human activity such as a school, hospital or residential home and also, it is the process of erecting a physical structure. Furthermore, the discipline of the arts and science of building construction is also termed Building. Accordingly, the term building construction has been used interchangeably to describe a process or the end product of a process as well as a professional discipline or practice.

Building conversion and alteration are two different things, but they are inter-related,                        Andrew (2007) defines conversion of building as the change in function which involves change in components. In addition to this, conversion is a specified change of occupation or use of a building (Scotland Regulations, 2004). Anything other than a simple conversion, it is most likely that professional advice will be required, while alteration of buildings means the process of adjustment of a building to meet new requirements. Many older buildings require conversions to meet the changing needs of occupants. According to Ivor (1996) the process often involves temporary supporting works of the building forms. Dennis (2007) identified conversion to be  one of the triggers for the application of  building standards that seek to achieve a number of social benefits, ranging from better disabled access and egress to a reduced carbon footprint.Andrew (2007) asserts that people embark on the conversion of an existing building to have thorough understanding of its properties, both structural and building fabric or materials. With this knowledge correct diagnosis can be made, this is important in making well informed decision such as deciding on removal of wall.   

However, one of the major obstacles is likely to be cost. As described by Ivor (1996), rebuilding work is shown to be more expensive than new work;another obstacle is the need for some of the materials and components to be purpose made. According to Bristol City Council (2005) strong case can be made on aesthetic and architectural grounds to alter some pleasant buildings from past years that are no longer required for their original intended use.Another factor that complicates the process of conversion as shown by (BRE, 2014) is the need for adequate fire, sound or water retaining capacity required especially where work is performed in a dwelling unit.

Remoy (2007) stated that building conversion is a well known, inner city buildings lose their functions and adapt to new uses. Despite the general knowledge of building conversion; there is a general lack of technical knowledge about conversion processes of buildings. However, there are some possibilities for building conversion through theory and practice (Theo-Vander, 2007). The processes and principles involved in successful conversion of buildings hence require skills from a brand range of subjects relevant to building studies as described by (Christine, 2008). Hence, it is important whatever conversion proposed that the building can be converted to a new use without a major change in external appearance. This is to avoid changing the overall character of the building while locality is maintained.Building requiring significant alteration, conversion, extension and rebuilding to achieve a satisfactory standard may thus not be considered suitable subjects for conversion to residential use (Eden, 1996).

Defect is one of the major components of building problems that significantly needs attention when a building fails to perform its functions.Ahzahar, Karim, Hassan andEman (2011). Stated that there are some defects caused as results of unstable foundation, building materials/components used, faulty design and lack of technical skills. Despite the existing knowledge of building conversion, the study focuses on defects caused by the process of conversion. Also, examine the procedures of carrying out building conversion.  

         1.2                               Statement of the Research Problem

Demographic changes and social needs of a growing people that require more space or new up to date facade have resulted in many building owners opting for conversion works on existing buildings (Isnin and Ali.,2012). According to Theo‟Vander (2007) many reasons have been advanced for the inability of conversion process carried out not to stand the test of time. These include; lack of knowledge about building conversion, uncertainty about financial feasibility or implications and little knowledge about the chances and risk of building conversions.

Chendo and Obi (2015) were of the opinion that imposing additional floor and rooms beyond original design provision is a common practice in Nigeria. Creating additional rooms and changing the use of building (for example altering and converting classes to academic offices or administrative buildings)Thereby creating vibrations by breaking of slabs, beams, columns and walls may lead to structural failure.This in most cases is done against the process or procedure of conversion of a building.  

Remoy(2007) identifies that lack of general knowledge about conversion process of buildings has been the major problem that leads to occurrence of several problems peculiar to converted buildings. Knowledge areas that influence success of conversion of buildings as identified by Remoy (2007) includes;knowledge of condition of the existing buildingrelating to its age, use, procedure of construction, nature of loadings etc., knowledge of structural stability of the building, thorough understanding of existing building materials, legal consideration and knowledge of budget for the projected work.

Furthermore, other problems or issues have been identified which require careful consideration during conversion process of building such as building construction, building condition, building suitability, legal issues and budge (Andrew, 2007).

Due to the downturn, clients have looked at that buildings as assets not liabilities, often requiring re-planning and sub-division or just restoration to make them more attractive from the initial appraisal survey and feasibilityassessment to detailed design, specification and tendering, can enhanced the work (Andrew, 2007).

In summary, the inability of converted buildings to stand the test of time due to occurrence of defects found on the new buildings. While sagging of structural members have been attributed to lack of proper knowledge on the right procedure of carrying out conversion.

Based on these facts, despite prevalence of conversion works, previous works of Douglas (2006) have indicated that damages do occur on converted buildings. The occurrence of these damages has been attributed to lack of proper knowledge of carrying out conversion. Therefore, it becomes necessary to undertake study which will identify the proper way of carrying out conversion as a means of avoiding future problems on converted buildings.

1.3                                             Justification of Study

Buildings that require alteration to their frontage in order to accommodate changes in use or form may require intervention that is significantly more than maintenance. This type of works that goesbeyond the level of maintenance will bring the building up to a whole new standard of performance which is significantly better than its existing form (Douglas, 2006). Typically, such works might be described as alterations, conversion, extension, improvement, modernization, restoration and so on (Douglas, 2006).  

Conversion of buildings becomes necessary when building lose its performance declines significantly in relation to expected performance of the building,need to fulfill new requirements or satisfy changing needs of users or clients (Andrew, 2007).

In view of the above, converted buildings help to reduce cost from the institutions and making redundant buildings to be useful in the society, to meet the changing needs of occupants.

1.4                                               Aim and Objectives

1.4.1 Aim

The aim of the study is to the examine procedures of building conversion and alteration in tertiary institutions in Gombe State, with a view to improve on the current practice of building conversion.

1.4.2 Objectives

The objectives of this research are;  

1. To articulate global procedure of carrying out conversion of buildings.
2. To establish the current procedure of conversion used by institutions in Gombe State.

• To determine compliance of the conversion against the established standard in the study area.

1. To assess the outcome of thebuilding conditionwith regard to conversion.

1.5                                              Scope and Limitations

1.5.1 Scope

The scope of this study is to examine procedure of building conversion (which involve alteration to the building element and change in the use of the building). The studyconducted in Gombe State University (G.S.U), Federal University Kashere (F.U.K) and College of Nursing and Midwifery in Gombe State respectively. The study covers both Academic buildings and Administrative buildings.eg Classes, hostels and halls.

1.5.2 Limitations

The study was conducted after the process of conversion of buildings has been concluded which is limits the availability of data for the study. Furthermore,the study focused on defects caused by the process of conversion which includes cracks, leakages and sagging of structural members within Gombe State and the findings may not be applicable to other State of the federation.

 

 

AN APPRAISAL OF CONVERSION PROCESS OF BUILDINGSIN TERTIARY INSTITUTIONS IN GOMBE STATE 

 

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