Beyond the facade: Are renovated properties structurally sound?

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The allure of freshly renovated homes fuels Malta's property market — but behind sleek finishes, hidden structural issues may be silently mounting. With many older buildings surpassing their intended 50-year lifespan, buyers are often unaware of the risks beneath the surface. Are these modern makeovers hiding deeper flaws, or are they truly built to last? Alannah Xuereb investigates.


Nearly half of Malta's and Gozo's occupied dwellings were built between the 1960s and 1980s when reinforced concrete became the dominant construction material. Many of these older buildings are now stripped to their shells and given a facelift with modern finishes. However, these cosmetic renovations often overlook critical structural risks, such as deteriorating concrete, outdated load-bearing capacities and hidden defects. Once renovated, these properties are resold with little to no attention given to their underlying structural risks and long-term structural integrity.

 

In structural engineering, it is a widely recognised standard for residential buildings to be designed for a service life of 50 years. During this period, they are expected to continue to perform their intended function without significant deterioration, provided they receive regular maintenance and are exposed to typical environmental and loading conditions. As the building approaches the benchmark, a comprehensive structural assessment is recommended to evaluate its structural condition and carry out any interventions needed to extend its lifespan. 

 

Most international building standards, including the European Union, the UK and the US, have adopted this 50-year recommendation. It serves as a crucial point of reference for where the structure stands regarding structural safety, durability and economic viability. Specifying this lifespan directly influences a project's material selection, construction techniques, structural detailing and maintenance planning, all of which translate to long-term costs and investment required for the building's upkeep and safety.

 

Beneath the finishes of renovated properties

While renovations focus on interiors and facades, critical structural elements such as reinforced concrete, load-bearing walls and foundations may have deteriorated over time without being reassessed upon leading up to or exceeding the 50-year benchmark. This raises concerns that buyers may invest in homes that appear modern but remain structurally compromised. Buyers also typically assess only visible defects such as spalling or cracks. However, underlying structural weaknesses remain unnoticed, especially if the walls have been freshly plastered and soffits are in place. The emphasis on appearance over integrity means that purchasers may invest in visually appealing but structurally unsound properties. If left unassessed, these hidden issues will continue to depreciate exponentially, which could result in costly repairs or even pose safety risks to occupants.

 

Test the spine before the shine

While reinforced concrete may appear intact at the surface level, certain forms of deterioration can weaken the concrete over time, often without visible signs. This usually occurs in carbonation, a chemical reaction when the concrete absorbs carbon dioxide and moisture from the surrounding environment. Once carbonation ingress reaches the steel reinforcement, it begins to corrode, causing the internal steel bars to expand, ultimately placing pressure on the concrete cover until it eventually cracks or spalls. If addressed in time, the reinforced concrete can be treated before the carbonation depth increases to the point where it compromises the steel.

 

Before any cosmetic upgrades, a structural engineer would thus need to conduct a detailed assessment through testing to evaluate material integrity – the degree to which the concrete and reinforcement have been subjected to carbonation ingress; load-bearing capacity – if structural members can support any intended modern modifications, such as a change in internal layout or use of space, which may result in added loading; and foundation stability – if there are signs of subsidence or shifting. Without these assessments, buyers risk paying a premium for hidden defects that become apparent only years later and may require expensive repairs.

 

Built for yesterday, but meant for tomorrow

Beyond the natural wear and tear that buildings experience over time, the concept of obsolescence must also be considered. As technology advances and societal expectations evolve, building standards and regulations are continuously updated to reflect the modern safety, efficiency and durability requirements. This is particularly relevant to the construction industry, which has undergone significant advancements in material quality and construction techniques over recent decades.

 

The way structures are designed and built today is far more advanced than in the 1960s, incorporating more substantial materials, improved reinforcement methods and stricter safety codes. As an example, older buildings were often constructed using lower-strength concrete (circa C12/15 in modern classification) due to poor mix control and inconsistent quality, which wasn't mainly addressed at the time – such a grade of concrete is no longer accepted by modern standards (typically C25/30 or higher). Moreover, the steel mesh reinforcement used in the past was generally weaker, lacking proper detailing and insufficient cover against moisture ingress and subsequent corrosion. In many ways, buildings constructed under outdated standards may no longer meet modern performance criteria, likely providing a service life of less than 50 years. This further stresses the importance of periodic reassessment of structures, which would inform compliance and long-term viability with today's standards.

 

Limitations of current local standards

Over the years, Malta's building regulations have slowly developed to become less fragmented and inconsistent. However, there is still a lack of formal regulations governing our country's buildings' structural design, construction and upkeep. As a result, Periti has no choice but to rely on the recommended default values provided by the Eurocodes (European Standards) at their own discretion. While each European Member State typically establishes and regularly updates a National Annex to adapt the Eurocodes to its specific context, Malta has yet to publish one officially. This annexe would tailor the Eurocodes to Malta's unique needs, ensuring that local parameters are properly considered. Consequently, even newly constructed buildings are often assessed using vague and outdated criteria.

 

On that account, Malta lacks a comprehensive regulatory framework specifically to assess the safety of older buildings, unlike many European countries, including the UK and Switzerland, where periodic structural assessments are mandatory. Such frameworks assess long-term durability, often including periodic structural testing and regular evaluations to ensure that buildings meet modern safety and engineering standards. For renovations locally, such measures would need to be taken at the developer's best judgment before installing new finishes.

 

Ask before you buy

Below is a helpful list of questions to ask the developer or seller when buying a renovated property:

 

What is the property's age, and was its original use different from its current selling use?

The property's age helps determine if it has exceeded its intended service life and requires structural reassessment. Also, changes in the original building's use (e.g., added floors or heavier finishes) imply that its load-bearing capacity and structural design may not be suitable for its new function.

 

Has a certified engineer conducted a structural assessment?

Older buildings may have weakened concrete, corroded reinforcement or outdated load capacities. Ask for an engineer's report to confirm that concrete quality, load-bearing capacity and foundations have been properly evaluated.

 

Was the renovation purely cosmetic, or were structural reinforcements made?

Many local renovations focus only on finishes but ignore essential structural upgrades. Clarify if any reinforcement work or concrete repairs were made, especially if the building is approaching the 50-year benchmark.

 

Is there documentation proving compliance with modern building regulations?

Request copies of building permits, compliance certificates and structural reports. Unlike other EU countries, Malta lacks mandatory structural testing, so ensure that the renovation follows best practices.

 

Has the electrical, plumbing and waterproofing been fully upgraded?

Older properties may have outdated electrical wiring, clay drainage pipes and inadequate waterproofing. Ensure these systems were completely replaced rather than patched over.

 

What guarantees or warranties are provided for the renovation work?

Many local renovations do not include long-term warranties on waterproofing, concrete repairs or structural reinforcements. Ask for guarantees to be written into the agreement to avoid unexpected future costs due to poor workmanship or defective materials.

 

Preparing for a new era

The challenges posed by ageing structures are undeniable. A well-executed renovation project must anticipate future risks to ensure long-term durability from ongoing material degradation and external environmental factors. Beyond structural concerns, the growing impact of climate change must also be acknowledged. Rising sea levels, shifting weather patterns and extreme temperatures are already affecting built environments worldwide, and Malta's ageing building stock is no exception. Many older structures were not originally designed with climate adaptation in mind, and their ability to withstand future conditions would need to be assessed. While this article has focused on structural risks, the influence of climate on construction is a complex issue that warrants further discussion.

 

Despite these challenges, there is growing optimism within Malta's construction industry. The Kamra tal-Periti has advocated for stronger, more comprehensive building regulations, and its recent appointment as lead consultant for the National Building and Construction Codes of Malta marks an important step forward. Focusing on enforced regulation, professional education, and accountability can help eliminate negligent practices, improve the quality of renovations and new developments, and ensure that client's interests are better protected.

 

Ultimately, buyers and developers must recognise that a renovation should offer more than just aesthetic improvements – a truly secure investment requires a building to be structurally sound, fit for use and built to last. With reforms underway and a renewed focus on responsible construction, Malta can set higher expectations for building quality, ensuring that its structures remain safe, reliable and well-adapted for the future.

 

Alannah Xuereb is a structural engineer at Archi+


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