Weathering storms in a well-built block - or sloshing about in a flooded basement

How well an apartment scheme can battle the elements depends on how well it was built and how effectively it is maintained. Living beside the sea, for example, can play havoc with gutters, facades and gardens, or just about any part of an apartment block exposed to its spray.

Salt can inveigle its way into every nook and cranny and if left unchecked can gradually gnaw its way through the very fabric of a building.

One coastal block run by Wyse Property Management has had ongoing problems with "much faster than normal deterioration of electronic gate motors and intercom keypads due to the corrosive nature of the salt in the spray", according to director Eamonn Boyle.

Tony Macken of Foremost Property Management knows of a seaside block where spray pelting nearby rocks destroyed the grass and "turned it from green to brown overnight". He recommends that management companies consult a landscape gardener to advise on use of salt-tolerant plants and grass.

"The maintenance on a building near the sea is far greater than on an inland one, particularly if it faces a prevailing wind. Windows require regular cleaning as they get encrusted with salt, and brick and stone require less regular repainting than a rendered facade." Plastic gutters and downpipes are best because aluminium, if not properly treated, can get eaten by salt. Macken also recommends that all metal work should be galvanised.

Exterior timber should be treated properly and at regular intervals, which may be a hassle - but according to architect James Pike of O'Mahony Pike, this is often preferable to opting for uPVC which will "deteriorate after 30 years and is not biodegradable. But I think we are a long way off seeing it being banned."

There is now a trend in apartment schemes towards glazed winter garden balconies which provide an extra skin of added protection for plants and also act as a buffer against outside traffic noises.

The most common weather element in Ireland, as if anyone needs reminding, is rain. And when it buckets out of the heavens, leaks and basement flooding are a common result. "During the bad storm early last November, water got into buildings that had never leaked before," Tony Macken points out.

"The wind was causing rain to lash at a building horizontally so water was getting in. Obviously blocks that were less well built would have been the worst affected. When these storms happen, it can cause mayhem."

Siobhan Kirwan, MD of O'Dwyer Property Management, says that all the blocks in her company's portfolio have a sump pump in their basements.

"As basements are below the level of the local authority drainage system, the pump is crucial to send water back out if there is a burst drain or flooding. But it has to be properly maintained and serviced and sometimes residents may not know it is even there or how to use it, so it's imperative that the management company keeps people informed."

Schemes surrounded by mature gardens with tall trees can be particular danger zones if a storm brews. "In the middle of winter, you could have a tree close to a building which is pushed over, and the roots get uplifted, causing damage to the structure - or it may partly fall on the building.

You can't call out repair men during a storm, so you have to try and mitigate. You have to get buckets to catch water and prevent damage and make sure nobody is exposed to danger."

Apartment buildings with flat roofs are more prone to leaking, according to James Pike. "Nowadays many developers use upside-down roofing, which is insulated on the outside and then paved or gravelled so they are not taking the full impact. If there is insulation above the damp-proof membrane, the roof is well protected - otherwise the elements can seep in and cause shrinkage and cracking."

Regular checks of roof tiles and slates are important to prevent major damage during high winds. "If a tile is lifted by a prevailing wind, it can get under a roof and lift a number of tiles," Siobhan Kirwan points out, "and if the rain seeps in it causes serious damage."

Another method of storm-proofing is the use of anti-lightning conductors, which O'Dwyer Property Management has installed on buildings over five storeys in its portfolio.

A separate problem is that of blocks built up to 20 years ago, which had been subject to less stringent building regulations. "There aren't a vast number dating back to these periods and many were well built - but there are a few dubious examples," says James Pike.

"In those cases, if the buildings did not have the proper heating and ventilation, deterioration may be caused by condensation and water ingress. Moisture can get into the structure and affect timber fittings. The amount of destruction caused will depend on whether basic fabric of the building is sound."

Adrian Buckley of De Blacam & Meagher architects says that when building an apartment block, the selection of materials is crucial.

"Brick fronts are relatively maintenance-free, whereas rendering, which is unfortunately used a lot - particularly by speculative developers - needs regular repainting. The materials used should be selected in the knowledge that they are appropriate to the site location and the environment.

"If you have a site that is extremely exposed and facing south-west, you need much more sturdy detail, but if it is a quiet sheltered valley, it possibly won't need as many heavy window sections. Every site generates its own issues."

Waterfront developments have to be built above the water table and according to Buckley, basement areas should be "tanked" - where a waterproof layer is applied either inside or outside the building, so that "if a river should burst its banks it won't have a detrimental effect on the building, but you can't anticipate everything".

"Regular inspections by the management company are crucial," according to Siobhan Kirwan. "There should be a checklist from basement to roof, with the roof the most critical. The inspector should look for signs of water ingress like damp patches, and for gully traps clogged with debris. Pooling of water or cracks on the flat area of a roof are bad signs."

Kirwan reckons there are many apartment residents living with a false sense of security about the condition of their apartment block. "They can be under the illusion that, if they are paying a modest service charge and the place looks reasonably well, that everything is okay - but they might be in for a rude awakening if the place undergoes a professional inspection."

The market value of an apartment can take a nosedive if the scheme they are in is not well-maintained, says David Lewis of Sherry FitzGerald.

"Schemes with a rendered finish should be repainted every four to five years, and if near the sea, it could be as often as every two years.

"If this is not done, the place can start to look dowdy. People are not going to buy there if they do not like what they see."

It is also important to ensure there is a healthy sinking fund in place before investing in an apartment.

"Roofs are a big issue and when they need to be repaired they are usually covered by the sinking fund. If there is not one in place, an individual can find themselves being levied. And ensuring that the roof is intact is important for people who are in apartments near the top floor - they will be the most affected if there is any damage to the roof."

emorgan@irish-times.ie