Sarah is Director of Project Management for the TFT Dublin office. She brings over 25 years of industry experience to TFT and has worked on a wide range of work overseeing all project management processes from purchase, through to design development and construction contract completion.
Her extensive experience includes projects across all industry sectors. Prior to joining TFT, Sarah worked on both client side for a prominent Irish property developer and also leading the refurbishment and Fit-Out division of one of Ireland’s leading contractors. Past clients include IPUT, Willis, JP Morgan, Google, KPMG and Hines.
Outside of the office, Sarah sits on the Board of ALONE, a charity dedicated to enabling older people to live independently at home and is also on the judging panel for the Irish Construction Excellence Awards.
Outside of work I am a mum to Aimee and Daragh, wife to Dave and chief dog walker to Pebbles. Weekends are usually spent as a taxi driver to matches, helping out on the local school’s Parents Association or trying to get my handicap down on the local golf course.
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RAAC in commercial buildings: what do you need to know?
Reinforced aerated autoclaved concrete (RAAC) is in the headlines following high-profile building failures and public scrutiny on the risks remaining to public buildings around the country. But is RAAC a material of concern for commercial buildings? If owners or occupiers of commercial buildings suspect that their buildings are constructed using RAAC, what should they do?
Many commercial building owners are aware of risks relating to RAAC and have developed guidance notes on its identification and management. But now, in light of widespread coverage of RAAC and its risks, many more people want to understand their exposure to it.
TFT Partner Jay Ridings has written on this issue for the RICS’ Built Environment Journal, and we’ve also compiled this set of frequently asked questions about RAAC. If you want to know about its origins, its use and management today, read on.
What is Reinforced Aerated Autoclaved Concrete (RAAC)?
In brief:
Aerated autoclaved concrete (AAC) is much lighter and softer than regular concrete, with lower thermal conductivity. AAC was originally developed in Sweden to form lightweight thermal blocks and, using the same method, wide reinforced planks (Reinforced Autoclaved Aerated Concrete (RAAC) planks) were created. These planks are commonly found as roof decks, flooring and internal partitions. Occasionally they are also used as external walls.
What are the weaknesses of RAAC?
The greatest concern with RAAC planks is their potential for sudden shear failure. If a building structure is going to fail, we want this to happen by degrees so that there are warning signs to act on instead of immediate catastrophic failure. The reason for the shear failure is due to issues with the steel reinforcement, typically at the end of the planks.
Other concerns leading to deterioration of planks potentially impact their structural stability. Planks are prone to deflection and sagging, particularly if:
Planks are incorrectly detailed
Working loads have been underestimated
Elements are undersized
Reinforcement is inadequate
If there is sagging there is the potential for cracking and for the steel reinforcement to become exposed to moisture which could lead to corrosion. If roof planks begin to sag, water can gather on the roof above them (known as ponding). This may increase the load on the sagging planks, leading to further moisture ingress, exposure of the steel reinforcement, corrosion, and cracking.
Is RAAC found in commercial buildings?
In our experience, it is rare to see RAAC planks within commercial buildings. RAAC is most prominent in the public sector, notably schools and hospitals, but there are reports of its use in court buildings, prisons, and police stations.
However, these planks were available commercially and may be in buildings other than the above. In addition, buildings do change in their use and ownership over time, so there will be instances where buildings constructed within the public sector are now privately owned.
How do I know if my building contains RAAC?
There is no central register of buildings with RAAC planks, so identification depends on local knowledge and independent inspections. Here are some simple principles for identifying RAAC planks:
Panels 600mm wide
A distinctive V-shaped groove at regular spacing
White or light grey colour
On records or drawings, planks may be referred to by proprietary names such as Siporex, Durox, Celcon, Hebel and Ytong
Panels are very soft and if you press a screwdriver or nail into the surface, you will be able to make an indentation. Please note: care should be taken when investigating in this way as applied surface finishes may contain asbestos.
Inside, planks will appear bubbly like an Aero chocolate bar, with no visible stones (aggregate) in the panels.
If you suspect RAAC in your building, then an appropriately experienced Chartered Structural Engineer or Chartered Building Surveyor should be appointed for identification and inspection work.
Their investigations will include but are not limited to:
Assessing cracking
Measuring deflections
Reviewing water penetration and corrosion
Using cover meters to assess regular spacing of reinforcement
Checking that reinforcement extends to the end of planks and is properly supported
Taking and sending samples for laboratory testing
How can I manage RAAC?
If RAAC is discovered, you must undertake a risk assessment considering the use of the building, the areas affected and any deterioration of the structure. The position of reinforcement can be scanned using a cover meter and samples can be tested for carbonation, which is a sign that cracking could follow.
Structural engineers often recommend RAAC planks to be removed or strengthened wherever they are found, regardless of condition. This is because of the risk of sudden catastrophic failure and the fact that these planks are likely to have exceeded their design life. Subject to a full assessment of the risks, it may be possible to take a different approach.
Can you help me investigate RAAC in commercial buildings?
Yes, our team of Chartered Surveyors is on hand to investigate and manage improvements works for commercial buildings.
It is very likely there will be further discoveries and media attention on RAAC. News of failing buildings due to this outdated material highlights the urgent need for guidance and action to identify and implement remedial solutions.
The property is a mixed-use primarily retail complex incorporating the city library of Cambridge. The third floor of the building is occupied by an education provider with reception area, classrooms and dedicated washrooms.
As part of continued investment in the premises, by the asset manager and to support the ongoing service of the education provider to the city of Cambridge, TFT managed a design and build landlords CAT A and occupies CAT B fit out of the third floor.
The project included a new heating system an improved passive and dynamic fire protection and also presented an opportunity to move away from the existing gas supply to a fully electric HVAC system. The system supported the occupiers net zero commitments, and the project reached an EPC of ‘B’ with 38 points.
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Jay Ridings
Jay Ridings is a Partner and a chartered building surveyor (MRICS) and leads the technical due diligence service line, as well as contributing to the TFT leadership groups for fund monitoring and fire safety.
Jay has a keen interest in developing and improving TFT’s reporting, adopting the latest technology to communicate survey findings, streamlining the TDD process to assist transactions and providing holistic, commercial advice, integrating all of TFT’s specialisms.
Out of work, I have a sociable time with three children, dog walks and lunches, reading (once everyone is eventually in bed!) and very active holidays camping and skiing. Occasionally I make it to a yoga class or get onto the golf course.
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TFT charity spotlight: 1625 Independent People
Support for our local communities and charitable causes is central to TFT life, and has been throughout our 50 years! Each of our offices has strong local charity partnerships, so we can use our Volunteer Days, our skills and our resources to help many causes close to our hearts.
One of the longest relationships we have is with the Bristol-based charity 1625 Independent People (1625ip). They help vulnerable young people in Bristol and South Gloucestershire with housing, personal support, training and employment to overcome a hard start to life and gain a better footing for their future.
Through some 15 years, the TFT team has worked with 1625ip to raise money, share equipment and resources to set young people up for success. Today, the charity’s services help more than 1000 users at any one time!
Kingsley Hall
A major challenge for 1625ip is to refurbish Kingsley Hall, its Grade 2* Listed site in Bristol’s Old Market conservation area. It needs to turn this heritage building into a sustainable, long term and beneficial place for young homeless people to turn to, to overcome isolation, develop their skills and rebuild their lives.
The project will create:
Great spaces for young people to meet and receive training
Not only has the charity grown, but it offers new support as the world changes. 1625 Independent People is 40 this year, and in the beginning its focus was on those who struggled with alcohol and drug use. Today the charity has a wider remit covering mental health, diet and neurodiversity challenges across society, which present major barriers for young people to progress.
So the support we can give through our time and our resources can benefit more people in the Bristol and South Gloucester area today than ever before.
As both 1625 Independent People and TFT look forward to celebrating major milestone birthdays this year, we can’t wait to keep working together for many years to come.
If spending a night under the stars isn’t your thing, fear not. You don’t need to bring a sleeping bag to enjoy the festival they’re putting on in the heart of Bristol. There will be live music, tasty food and a chance to meet the young people who benefit from 1625IP’s amazing services.
Osama is MSc/MBA mechanical engineer with over 18 years’ proven record of technical engineering, academic research and business development experience.
Over the last 8 years, Osama’s focus has shifted from M&E design to Sustainability, leading building performance simulation and energy related workstreams, using a range of modelling approaches, tools, and techniques to bring about fundamental change and improvement in Energy performance, and to help thru the journey towards Net Zero.
Away from work, Osama has a keen interest in camping & fishing, he’s dedicated to exploring the unknown, and embracing the wilderness of the great outdoors.
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My BE Career: Emily Baigent, Sustainability Graduate
Across the many roles, levels of experience and subject experts in our team, what comes through loud and clear is the shared commitment to a better future for our industry, and our drive to help it get there. What does that look like? Emily Baigent shared some thoughts with industry magazine BE News recently, which gives a great perspective on that issue and many more.
Emily joined us on a student placement programme earlier this year, before becoming a full-time member of the team this month. To mark the occasion, she shared her views of the industry with BE News, including: the links between diversity, equity & inclusion, climate change, and the need to broaden our industry’s appeal for talented, passionate people.
It’s a powerful message as we seek to reach more individuals who have skills and perspectives to help create an even better built environment into the future!
“If more people had the opportunity to fall in love with the built environment, the world would be a far healthier and happier place to live.”
Cladding Safety Scheme: funds for building remediation works
The new Cladding Safety Scheme is open, and TFT is here to help building owners and occupiers access it. Although the application process can be complex, we offer four steps of support to help you secure the right funds and deliver safer buildings.
What is the Cladding Safety Scheme for?
The Cladding Safety Scheme is the second fund established by the UK Government to remedy unsafe cladding in residential buildings. This scheme is for buildings over 11 metres high. However, in London the scheme is only for medium-rise (11-18 metre) buildings.
The funds are only for remedying unsafe cladding on external walls. A condition of the funding is for you to carry out these remedial works swiftly, and to keep leaseholders informed along the way.
Who can access these funds?
The person responsible for the external repair of the building is responsible for applications. This might include the freeholder, a Local Authority, a Right to Manage company or a Property Managing Agent.
In most cases, developers or owners which have signed up to the Developer’s Pledge should pay for building remediations through the Developer’s Pledge policy.
Whichever party is accessing the funds, they will need specialist support helps to compile the right information for success.
How can I apply for Cladding Safety Scheme funds?
The application process can be complex, requiring accurate building information and details of the proposed works to proceed, including:
A compliant fire risk assessment of the external walls (FRAEW) by a competent professional which identifies the cladding systems which require remediation
A work package with full contractor schedule and costs
Statutory consents for the works
Demonstrated value for money in the works package (by getting multiple quotes or running a tender process)
Missing information can lead to rejected applications, meaning more time taken to access the funds and remedy unsafe buildings.
Four steps to secure the funds and complete the works
TFT has an experienced team ready to manage the assessment of buildings and support you through the process from end to end. We know the information required to support your application for building safety work funds.
Our four-step process gives your application the best chance of success, and includes project managing building safety works to improve your buildings swiftly and with transparency. At the end of the process, building owners will have clear documentation to record the quality and detail of the works.
The result is peace of mind for building owners and occupiers.
An excellent opportunity to become part of our friendly and collaborative business within the successful and dynamic M&E team, which forms part of the wider Engineering and Sustainability Hub.
Working as part of an established building services (M&E) team, we require a Senior Engineer to support the London office technical due diligence, dilapidations and project monitoring offering, working with and reporting into, our national Service Line lead.
There will be opportunities for personal growth and developing new skills, working for high profile clients delivering exciting instructions at leading properties and developments across the UK and Europe.
Our due diligence work covers various sectors including commercial office buildings, as well as retail, industrial, medical and residential (build to rent, student accommodation and senior living).
This role is for someone who is keen to establish themselves and progress their career within a leading multi-disciplinary property consultancy practice and support the growth of our team.
The successful candidate will deliver technical due diligence, dilapidations and project monitoring instructions. Ideally you will have more than three years professional experience within the building services industry.
TFT’s Engineering and Sustainability hub provides national coverage to our network of UK offices. Training and support will be provided should the correct candidate require this to reinforce/develop existing skills to supplement current experience.
We are passionate about providing personalised career progression opportunities and development for all who work with us.
Key accountabilities and deliverables
Work in conjunction with the national Service Line Lead and Partner to enhance the London M&E offering in line with an agreed growth strategy.
Deliver TDD and dilapidations instructions, being predominantly based in the London office and working in the existing M&E team.
Provide project monitoring for institutional investors and lenders.
Acquire skills to incorporate Energy and Carbon or sustainability type assessments as part of the TDD process.
Develop positive relationships with existing clients and in-house building surveyors and project managers.
Drive individual financial performance in line with agreed targets.
Manage individual pipeline work and resourcing.
Improve and expand an existing sustainable and profitable service offering.
Technical report writing.
Site inspections.
Client meetings.
Key Skills/Knowledge/Qualifications
Educated to degree level in engineering systems related course of study (or comparable qualifications/career experience/on the job learning).
Minimum three years post qualification experience.
Incorporated Building Services Engineer (or similar equivalent)
Communication skills with clients. Understand commercial considerations of providing due diligence advice.
Demonstrable experience in inspecting and reporting on the condition of engineering services installations.
Ability to co-ordinate own workload and resources required to support this.
Innovative thinking.
Interest in the decarbonisation of buildings and how this can be practically achieved.
Person Specification
Aspiration to work towards Chartered Engineer or keen to do so (full support will be given).
Strong personal management skills with a drive to succeed and progress.
Excellent interpersonal skills with the ability to communicate with people of all levels and seniority
A flexible approach to work with a willingness to travel
Able to work as part of a multi-disciplinary team
Ability to prioritise and act on own initiative, working independently with guidance from line management
Excellent organisational skills and exceptional attention to detail
Commercial awareness and desire to be client facing
Drive for personal growth, learning new skills and career progression
Desire to support an existing successful service offering
What’s in it for you?
Competitive salary plus benefits: discretionary bonus scheme, mobile phone & laptop to support flexible working, Private Health Care (after 6 months), Personal Accident cover, Life Assurance, 25 days holiday, 1 day charity leave and 1 wellbeing day per year.
Cycle scheme and interest free season ticket loan and company contributory pension scheme on completion of probationary period.
About TFT
TFT is the leading independent firm of Development, Built Asset & Engineering and Sustainability consultants. We place the wellbeing of people and the performance of buildings at the heart of everything we do.
We’re proud of our reputation for integrity and delivering work of the highest quality, blended with commercial pragmatism. We offer a strong track record across all commercial property sectors, advising investors, developers, occupiers and owners on maximising best property asset values. Diversity and strength in depth is important to us. Whether it be a technical thought leader with a career’s experience – or a recently qualified rising star – in today’s risk averse world you need people on your side with a reputation for diligence, transparency, intellect and commercial insight. Clients see TFT as large enough to provide the expertise and resources to get the best from their portfolios, and small enough for it to matter personally.
We have over 170 partners and employees operating from a network of offices in Birmingham, Bristol, Cambridge, Cardiff, Dublin, Edinburgh, Guildford, London, Manchester, Leeds and Southampton.
TFT is passionate about people development and will provide you with excellent and progressive career opportunities and sponsored learning.
We are BCorp Certified!
As TFT’s impact on the world has grown with the size of our business and the scale of our client services, we are determined that our future growth continues to be positive and sustainable. B Corp certification enables us to do just that, by recognising the highest standards of social and environmental performance and aligning our ongoing efforts with the UN’s Sustainable Development Goals. https://www.tftconsultants.com/tft-is-a-certified-b-corp/
DEI at TFT
At TFT we don’t aim to tick boxes and count numbers and percentages, we create an environment where anyone, from any background and life experience, can do their best work. We empower you to bring your full, authentic self to work. We are diverse by nature and inclusive by choice.
If you’re driven to perform, you’ll fit right in, we approach work fearlessly, learn quickly and improve constantly. A bright idea can come from anyone. We believe diversity drives innovation.
Our approach to diversity, equity and inclusion is simple – we embrace everyone. We wouldn’t approach a building survey in a one-dimensional way, so we don’t our people.
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Regional Lead – Electrical Building Services Design Engineer (Associate or Associate Director)
An excellent opportunity to become part of our friendly and collaborative business within the successful and dynamic M&E team, which forms part of the wider Engineering and Sustainability Hub.
Working as part of an established building services (M&E) team, we require a highly experienced Electrical design engineer to support the development and expansion of our Birmingham M&E project offering, working alongside our regional mechanical projects lead and reporting into the national projects service line lead/Partner in Charge. You will need extensive design knowledge (both detailed and performance), robust management and leadership capabilities, business development and client relationship management skills, commercial awareness and the vision, desire and expertise to assist in the growth of a sustainable and successful service line.
This role provides an opportunity to work for high profile clients delivering exciting projects at leading properties and developments across the UK and Europe. Our project work covers various sectors including commercial office buildings, as well as retail, industrial and residential.
TFT’s Engineering and Sustainability hub provides national coverage to our network of UK offices. We are passionate about providing personalised career progression opportunities and development for all who work with us.
Key accountabilities and deliverables
Work in conjunction with the regional mechanical projects lead and national projects service line lead/Partner in Charge to support the continued development and expansion of the Birmingham M&E project team in line with an agreed growth strategy.
Manage and front delivery of regional electrical projects.
Undertake a variety of projects (on both detailed and performance design basis).
Provide project monitoring for institutional investors and lenders, along with technical due diligence and dilapidations instructions as required (internal training/support will be provided).
Develop opportunities with existing and potential clients and in-house building surveyors and project managers.
Manage pipeline work and resourcing.
Enhance and expand an existing sustainable and profitable service offering.
Key Skills/Knowledge/Qualifications
Educated to degree or equivalent in engineering systems design (or be able to demonstrate comparable career experience).
Chartered Building Services Engineer (or similar equivalent/ability to demonstrate comparable career experience).
Extensive design experience and technical knowledge.
Proven client relationship management and business development abilities.
Ability to think innovatively and deliver on a clear vision for the future.
Person Specification
Commercial and business awareness, with a want to be client facing.
Excellent personal and self-management skills with a strong drive to succeed and develop leadership capabilities
Desire and ability to contribute to the growth of an existing successful service offering
Ethical principles
A flexible approach to work with a willingness to travel
Excellent organisational skills and exceptional attention to detail
Proven record working within a multi-disciplinary team
What’s in it for you?
Competitive salary offered plus benefits: discretionary bonus scheme, mobile phone & laptop to support flexible working, Private Health Care (after 6 months), Personal Accident cover, Life Assurance, 27 days holiday, 1 day charity leave and 1 wellbeing day per year.
Cycle scheme and interest free season ticket loan and company contributory pension scheme on completion of probationary period.
About TFT
TFT is the leading independent firm of Development, Built Asset & Engineering and Sustainability consultants. We place the wellbeing of people and the performance of buildings at the heart of everything we do.
We’re proud of our reputation for integrity and delivering work of the highest quality, blended with commercial pragmatism. We offer a strong track record across all commercial property sectors, advising investors, developers, occupiers and owners on maximising best property asset values. Diversity and strength in depth is important to us. Whether it be a technical thought leader with a career’s experience – or a recently qualified rising star – in today’s risk averse world you need people on your side with a reputation for diligence, transparency, intellect and commercial insight. Clients see TFT as large enough to provide the expertise and resources to get the best from their portfolios, and small enough for it to matter personally.
We have over 170 partners and employees operating from a network of offices in Birmingham, Bristol, Cambridge, Cardiff, Dublin, Edinburgh, Guildford, London, Manchester, Leeds and Southampton.
TFT is passionate about people development and will provide you with excellent and progressive career opportunities and sponsored learning.
We are BCorp Certified!
As TFT’s impact on the world has grown with the size of our business and the scale of our client services, we are determined that our future growth continues to be positive and sustainable. B Corp certification enables us to do just that, by recognising the highest standards of social and environmental performance and aligning our ongoing efforts with the UN’s Sustainable Development Goals. https://www.tftconsultants.com/tft-is-a-certified-b-corp/
DEI at TFT
At TFT we don’t aim to tick boxes and count numbers and percentages, we create an environment where anyone, from any background and life experience, can do their best work. We empower you to bring your full, authentic self to work. We are diverse by nature and inclusive by choice.
If you’re driven to perform, you’ll fit right in, we approach work fearlessly, learn quickly and improve constantly. A bright idea can come from anyone. We believe diversity drives innovation.
Our approach to diversity, equity and inclusion is simple – we embrace everyone. We wouldn’t approach a building survey in a one-dimensional way, so we don’t our people.
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