Historic Heart of the Old Town
City Exchange is one of Hull’s most recognisable landmarks, standing at the heart of the Old Town and overlooking some of the city’s most historic streets. Originally developed as Hull’s Head Post Office in 1908 on the site of a medieval manor house, the Grade II listed building has long been regarded as a prestigious address and a symbol of civic pride. Today, it is a mixed‑use development made up of apartments above a busy Wetherspoon pub on the ground floor, with residents enjoying concierge services, secure entrances and impressive views across the Old Town, Queens Gardens and towards the Marina.
Years of Exposure
However, behind the impressive façade, years of exposure of the fabric have taken their toll. The apartments, once marketed as high‑quality city living in one of Hull’s “sought after” buildings, have suffered numerous roof leaks/degrading of the fabric, with the roof now causing significant problems for residents. When Delaney Marling Partnership, Chartered Building Surveyors were instructed to survey the property, we uncovered yet another case of short‑term fixes being used in place of a long‑term solution in the form of flashband/liquid repairs to the coverings.
Solution in Three Phases
The survey revealed that the roof coverings were displaced due to corrosion of the fixings securing them, with limited sarking felt material under the slates to prevent rainwater entry. The coverings had received temporary repair with flashband material in an attempt to reduce immediate costs rather than address the root cause of the defects. Over time, it also became clear that the service charge funds collected for the building had been insufficient and would not come close to covering the level of major repair work now required. As a result, residents and stakeholders are now facing a roofing project, split into three phases (due to the costs involved), to safeguard the building’s future and protect the homes within it.
Delaney Marling Partnership has been appointed to specify/tender and project manage the works, which will include careful stripping/salvage and reinstatement (with a breathable sarking membrane) of the existing roof coverings. In keeping with the property’s listed status and its architectural significance, the project has been designed to reuse the original roof slates (to a large percentage), preserving the character of this important Old Town landmark while delivering a robust, modern standard of weather protection. By taking a strategic, properly specified approach, Delaney Marling Partnership aims to turn a long‑running problem into a sustainable solution, ensuring City Exchange remains a proud part of Hull’s skyline for generations to come, extending its useful life and character.
Lessons for Buyers
This story from City Exchange serves as a stark reminder for anyone considering the purchase of a flat in a period or listed building: always scrutinise the service charge history and reserves with forensic detail. Insufficient contributions over the years can leave a seemingly desirable property with a crippling repair bill, as inadequate funds in the “pot” fail to cover essential works required. Survey reports to ensure ongoing maintenance is treated as a priority, not an afterthought – appointing proactive professionals early can prevent botched temporary fixes from escalating into major crises and numerous leaks/water damage. In short, a well-maintained communal asset protects your investment and peace of mind; neglect it at your peril. Specification in line with the Building Regulations is crucial to extend the life expectancy of such buildings.
Peace of Mind for Owners
If you already own a flat in a shared building, commissioning a professional condition survey can uncover hidden issues – like major roof defects – that might otherwise lead to a hefty repair bill down the line. Even better, it often provides welcome reassurance, confirming that maintenance is on track and your investment is secure. At Delaney Marling Partnership, we deliver clear, actionable insights to protect your property and peace of mind as well as specifications/tendering and project management for such works.
For more information or to be pointed in the right direction, please contact Simon Delaney and Kevin Marling at info@delaneymarlingpartnership.co.uk
To arrange a survey on your property, please contact us at Delaney Marling Partnership. Please note that we have a six-week lead time, so it’s advisable to schedule your survey in advance rather than waiting until negotiations are underway.
At Delaney Marling Partnership, we help clients make smart, informed decisions through comprehensive surveys and expert advice – protecting your investment from costly compliance pitfalls.