1.0 Maintenance and repair of built elements
There is a range of maintenance and repair which will be eligible for a certificate of exemption from the Tasmanian Heritage Council if the following general rules are followed:
do 'as much as necessary but as little as possible';
take care to retain as much original fabric as possible and to protect and conserve original and/or significant fabric and particularly details, such as vents,
cappings, chimneys, mouldings, carving and glazing that give a place its character;
repairs should match or be compatible with the existing fabric in type of material used, appearance and method of fixing.
Many types of works on rural properties are also eligible for certificates of exemption. See '2 Maintenance and repair — rural activities' of these guidelines.
Where maintenance and repair is on a large scale or a substantial portion of original fabric is to be replaced, a discretionary permit application may be required.
1.1 Repair by select replacement
|Selectively replacing sections or units of historic building fabric that are broken or decayed, where:|
the sections or units are demonstrably defective; and
repair is not feasible, and
the new work will match the material, detail, colour or finish of the original; and
the area of the replacement fabric is less than 25% of that part of the structure on which the work occurs (ie: partial replacement).
|Removing and replacing large sections of significant fabric. |
The amount of historic fabric replaced should be kept to a minimum so as to retain the authenticity of the place. Repairs that involve the introduction of discreet amounts of new material with little or no removal of the original should be pursued as the first option rather than replacement. Significant fabric should generally only be replaced where it has degraded to such an extent that it can no longer be repaired.
Where new works will be of a minor nature or are small in scale, it is preferable that there is a higher level of conformity between the new fabric and the original. New fabric and minor works can be distinguished by subtle means. For example, by distinguishing minor differences in construction, stylistic details, colour, material, and the junction between old and new. New fabric can also be distinguished by incorporating date or marking devices and by keeping records to document the feature as new works. Where significant elements (eg: historic doors, panelling etc.) are to be removed, it is preferable that they be kept on-site in a secure location, so that they can be returned to their original location if required.
1.2 Roofs - cladding replacement
Totally replacing early or original slate or terracotta tile cladding with new material matching the original, where the roof is demonstrably defective and repair is not feasible. In such cases, the profiles and details of the ridge capping, flashings, barge board and fascias, gutters and downpipes, vents and skylights, are to match existing or an earlier form.|
Totally replacing early or original corrugated galvanised cladding with new corrugated galvanised cladding (not Zincalume or Colorbond), where the roof is demonstrably defective and repair is not feasible. For highly significant buildings and/or prominent roofs, the sheet lengths are to match the existing length. The profiles and details of the ridge cappings, flashings, barge boards and fascias, gutters and downpipes, vents and skylights, are to match the existing form or an earlier historic form.
Replacing early or original corrugated galvanised cladding with new Colorbond or Zincalume in cases where:
the roof is demonstrably defective; and
and repair is not feasible; and
the roof is an element that in itself is of no particular significance; and
the significance of the building is relatively low or the roof is not a prominent feature of the heritage building or the roof is not in public view; and
details that impart heritage character to the roof, including sheet lengths, ridge capping, flashings, barge board and fascias, gutters and downpipes match the existing or an earlier historic form.
| A change of roof cladding material.|
This may be acceptable where there is minimal impact on heritage values and the choice of new material is sympathetic to the heritage character of the place.
|Replacing slate or terracotta claddings with new galvanised corrugated cladding, Zincalume or Colorbond is generally only acceptable|
- in roof planes that do not contribute to the formal presentation of the place and are concealed from public view; and
- where the replacement material is chemically compatible with existing ridge cappings, flashings, gutters and downpipes.
With any replacement of significant materials, it is appropriate that the details that impart heritage character to the roof (including sheet lengths, ridge capping, flashings, barge board and fascias, gutters, downpipes, vents and skylights) should match the existing form or an earlier historic form.
Because of its high level of reflectance, Zincalume sheeting and flashings should only be used in concealed locations.
Where Colorbond or Zincalume are used for cladding or flashings, the design should ensure compatibility with existing galvanised zinc, iron, lead, and copper elements.
1.3 Walls - structural
|Total dismantling and rebuilding of a wall, where the wall is not a historical element and there will be no impact to historic building fabric.|
Total dismantling and rebuilding of a section of historic masonry or timber framed wall, where the wall is demonstrably defective, repair is not feasible and the new work will match the material, detail or finish of the original. A photographic record of the wall may be required prior to the dismantling work.
Note: Where dismantling and rebuilding is proposed for substantial historic parts of a building, it will normally require a discretionary permit application (ie: it will not be exempt).
|Total dismantling and rebuilding of a historic masonry or timber framed wall where the new work will result in a change of material, detail or finish from the original or where the work will affect a substantial historic part of a building.|
This may be acceptable where:
Historic fabric should be photographically recorded prior to dismantling, salvaged, and reinstated with matching construction techniques as far as possible.
the wall is demonstrably defective; and
repair is not feasible; and
the new work is sympathetic to the character and historic values of the place.
1.4 Doors and windows
|Maintenance and repair of historic windows and doors in a way that conserves most existing material, and retains the character and detail of the elements.|
Replacing broken window glass with new to match the colour and texture of the original
Replacing a damaged or deteriorated historic door or window, where the element is demonstrably beyond repair, and the replacement matches the material, form, and detail of the original.
Replacing non-historic doors and windows, where the replacement is appropriately designed and does not involve altering existing openings.
Replacing modern window or door openings to non-historic elements of a place (such as in a modern extension or outbuilding), where the replacement will not impact on the heritage character of the place.
See also Section '9 Alterations, Additions and Extensions' for further information.
|Replacing historic doors or window sashes, frames or architraves with a different material, form or profile.|
New work should match the historic character and detail as far as possible.
The material, form, and profile should be sympathetic to the heritage character of the place.
Avoid cutting holes into significant doors for latches or locks, or removing original door or window hardware.
Significant original or early hardware should be retained as far as possible. Where retention is not possible, hardware items to be removed should be bagged and labelled to indicate its origin, and stored at the place as an artefact relating to the place.
| Scarfing in new timber to bottoms of verandah posts and replacing post skirtings where the existing timberwork has decayed. The new material should match the profile and form of the original.|
Replacing deteriorated timber verandah decking with new timber of the same profile, finish and installation detail as the original.
Replacing or repairing deteriorated or defective sub-floor structure to a verandah, to match the existing materials, form and character of the existing structure, or an earlier historic form.
Minor modifications to a verandah to reinstate original form or detail for which unambiguous information as to the original form and detail is available.
|Replacing a verandah structure in its entirety.|
This may be appropriate where the structure is demonstrably defective and conservation cannot reasonably be achieved by patch repairs. The new structure should closely match the form, detailing, materials and finish of the original verandah, or an earlier historic form.
|Modifying the form of a verandah.|
It is usually appropriate that changes be in keeping with the existing or earlier character and detail. Where possible, changes should be reversible.
1.6 Rising damp treatment
|Maintenance work to mitigate rising damp where there is no visual impact. |
Note: It is important that rising damp is diagnosed and treated correctly to avoid the potential for more damage. For more information on treating rising damp, please contact Heritage Tasmania.
|Maintenance work to mitigate rising damp that involves the dismantling of or permanent disfigurement of significant fabric.|
This may be appropriate if it assists in the overall retention of the place’s historic fabric.
|Restumping, provided that the new stumps:|
match the original material (where available) and size; and
are replaced in the same location; and
don't alter the building's original or existing level; or,
Restumping, providing existing stumps are retained and new stumps are supplementary supports that are positioned and of a material that does not intrude on the character of the place.
|Restumping using modern materials that will result in an obvious visible change to the character of the place.|
The new work should be unobtrusive and should retain original and early fabric of a place as far as possible.
1.8 Furnishings and fittings
Removing and/or replacing modern and non-significant internal furnishings and fittings, where there will be no damage to significant elements including walls, floors and skirtings.
Removing modern and non-significant kitchen and bathroom cabinets, tiling, floor coverings, plumbing fittings and electrical hardware; and the installation of new furnishings and fittings to the same space, where there will be no damage to significant elements including walls, floors and skirtings.
|Removing early electrical switches and light fittings.|
It may be necessary to do this work for improved functionality and safety. However; as far as possible historic switches and fittings should be retained in situ. Where this is not possible, replacement should be with new fittings that closely match those being removed. Retain (ie: bag and label) the old fittings and keep at the place as artefacts.
See also '1.3 Doors and Windows' for more information.
|Removing and/or replacing historically significant internal furnishings and fittings, or where the removal of fittings and furnishings may result in damage to significant elements including walls, floors and skirtings.|
In some cases it may be appropriate to dismantle significant items of furniture or shelving. If possible, these should be stored at the place, enabling future reinstatement.
1.9 Painting and applied finishes
|Painting of non-significant elements in colour/s that do not intrude on the place's historic character.|
Painting of previously painted surfaces where:
Finishes to surfaces with previously applied finishes, where surfaces are coated with the same treatments as previously applied (eg: limewash, oil-solvent paint, polish, wax, oil).
the colour scheme/s are compatible with the character of the place; and
surfaces are repainted using the original materials and methods (eg: lime wash, lime based render, paint system); and
the work does not involve applying new texture coatings.
Removing non-significant renders, texture coatings and paint, including removal to expose heritage fabric where:
Note: Where interior or exterior surfaces are of high significance because of their painted or applied finish, a discretionary permit application may be required.
the removal technique does not involve a process that could damage the heritage fabric, such as the use of harsh abrasive; and
suitably qualified and experienced contractors will be employed.
See '11.2 Fire safety' for further information regarding the application of intumescent (fire-resistant) paint.
|Painting of historic surfaces that are unpainted, including masonry. Coating historic joinery or a wooden floor with polyurethane.|
Painting unpainted brick or stone is to be avoided as it changes the appearance and character of a place, can be difficult to remove and can prevent the evaporation of moisture, which in turn may lead to damage of the brick or stone.
In most situations, avoid using waterproof or water repellent paints on masonry as these can trap moisture and prevent evaporation, causing damage. Lime washes and silicate paints are preferable given their porous nature.
|Replacing defective wiring or plumbing, but not involving the removal of early or original fittings or hardware that contributes to the heritage character of the place (e.g. block-mounted light switches, electrical outlets or tapware).|
Servicing equipment (eg: hot water systems) to keep the equipment in good working order.
|See sections ‘1.8 Furnishings and fittings’, and ‘11 New services’ for appropriate outcomes for new services.|
Case Study (Maintenance): 'Garthowen', Launceston
The slate roof of this 1882 building had deteriorated to the point where repair was no longer viable. In 2011, the roof was
stripped and new slate matching the pattern of the original was laid, with new copper guttering and downpipes to traditional detail. The original terracotta ridge capping with cresting was reinstated. Around the same time, a number of missing joinery elements were reconstructed, some rotted timber replaced and the building repainted in a colour scheme that was not original but which was sympathetic to the place's character. All of this work was exempt.
Case Study (Repair): 'Rotten Row', Cascades Probation Station, Koonya
Rotten Row was built in the 1840s as officer's accommodation, and fell into disuse after WWII. It was restored from severe dereliction around 2004 and conserved with great care to retain its timeworn appearance. Rather than totally replace the rusting iron roof, missing or badly damaged sheets were replaced with second-hand CGI. This work was exempt.