Seaside properties, while undeniably desirable for landlords and tenants, present a unique set of challenges for property managers. Beyond the allure of coastal views and vibrant tourist locales lies a complex web of maintenance, repair, and upkeep issues directly tied to their proximity to the sea.
Delve into the specific weather risks as well as the unique considerations of nature and pest control, all of which contribute to the distinct challenges of managing properties along the coast.
The biggest factor of a seaside location is the salt, which is carried in the water and the air. Salt air causes oxidation, which exacerbates the corrosion of metals such as steel.
Many seaside properties are old houses which were later converted into flats. Often, they will have old fire escapes at the back, which have fallen out of use due to modern alarm systems. These old escapes, when neglected, can become rusted and corroded. This type of damage is easy to miss as the corrosion damage is often concealed. Properties constructed from concrete reinforced with steel can also pose particular problems, as the reinforcement can become corroded over time by wind-driven rain.
Oxidation can also affect structures. Landing decks become brittle, rails and balusters snap, and supporting columns can detach from their base. Deck brackets within masonry can expand due to rust and cause cracks in brickwork. Steel fixings within timber-framed windows can also corrode.
Properties in seaside locations with listed building status may have historic cast iron structures, such as rainwater guttering, that can be rusted by the rain. If not maintained, these structures risk leaking, falling, or causing injury.
To combat this, regular inspections are the way forward. In addition, a regular maintenance programme, including decorating and a protective coating, will be required.
Metalwork embedded in masonry should be treated to deter corrosion. Where replacement metalwork is required, marine-grade steel should be used to resist corrosion from high salt content. Powder-coated rails should be cleaned down regularly.
High winds are part and parcel of living in a coastal location. This can cause property and public risks as the wind can lift roof slates or toles and break or dislodge the roof covering. In extreme cases, entire flat roofs can be lifted. Scaffold boards can be raised and detached from the supporting structure. Roof-level features such as aerials, chimney pots, or solar panels can also become detached in strong winds.
Regular inspection is required to prevent this and ensure things are in good condition, well secured, and wind-resistant as can be reasonably achieved. Carry out checks whenever strong winds are forecast.
Bear in mind that strong winds can also prevent work from starting due to risk to contractors, other properties, and the public. Property managers should plan repairs and maintenance around this.
Seaside locations are highly likely to receive rain, which can have damaging effects when driven by the wind. Rain rots timber, particularly timber window frames and joists bearing on masonry walls. Roof decking and steps can also be damaged.
The housing stock in seafront locations is often Georgian or Victorian solid-wall brick construction (with no cavities) or, in some cases, Bungaroosh (a mix of mortar, flint, and rocks from the beach). Some are constructed with reduced-thickness concrete walls, which cannot effectively stop wind-driven rain and penetrating damp. Additional damp-proof lining is often required.
Wind-driven rain also drives water through window perimeter seals and propels rainwater into cracks in render or brickwork. This could cause further damage when the water freezes and expands during winter.
Arthur can do so much for letting agents. Find out what it can offer.
Local fauna and flora, such as seabirds, can affect a property's condition and how you conduct repairs and maintenance.
The Wildlife and Countryside Act 1981 prevents protected bird species like seagulls from being disturbed when nesting. Nesting season is between March and August, and they are prone to resting or nesting on ledges and within lightwells. If they are nesting on a property, no work can be carried out that disturbs the birds. Depending on the area, a property manager may also encounter bats; all species are similarly protected and will affect a property agent's ability to carry out work.
Seaside properties can also be at risk from vermin. This is because they are commonly located in tourist hotspots where partying and nightlife may result in large amounts of rubbish not being disposed of properly.
Scaffolding be used to install preventative measures in the buildings when work needs to be done. This can include bird-proofing netting in lightwells and spikes to discourage nesting. Eaves joinery should ensure squirrels/bats cannot enter the roof void.
Managing seaside properties requires a proactive and unique approach. The relentless exposure to salt, wind, and rain necessitates rigorous maintenance schedules, as well as regular inspections to mitigate corrosion and structural damage.
By understanding and addressing these unique challenges, property managers can safeguard the longevity and value of seaside properties, ensuring they remain desirable and well-maintained assets despite the harsh coastal environment.