Method for the post-occupation technical evaluation of the quality of social housing communal areas

Abstract Several housing programs have been conceived and implemented in the last few decades in Brazil, with the aim to reduce the housing shortage. Despite the efforts to develop social housing, a substantial share of projects has had quality failures in the use phase, which represent costs to society. Previous research has been limited to the evaluation of housing units, leaving a gap in the evaluation of the communal areas of housing projects. This research study proposes a method to evaluate the quality of communal areas of social housing projects. By using Design Science Research as a methodological approach, tools for data collection and metrics for construction pathologies and non-conformities in communal areas were proposed. The method considers requirements of building performance and accessibility technical standards, and covers the evaluation to three elements of communal areas: building facades, sidewalks and parking spaces, and internal circulation areas of buildings. The method was tested on a sample of 10 social housing projects in the Metropolitan Region of Porto Alegre, RS, Brazil. The main contribution of this investigation is the development of the method for the evaluation of communal areas, which can be used to assess the technical quality of those areas in a fast and standardised way.

摘要 近数十年来，巴西已规划并实施多项住房计划，旨在缓解住房短缺问题。尽管在社会住房（social housing）建设方面投入了诸多努力，但仍有相当比例的项目在使用阶段出现质量缺陷，给社会造成了额外成本。既往研究多局限于住宅单体的质量评估，在住房项目公共区域（communal areas）的评价领域存在研究空白。本研究提出一种社会住房项目公共区域的质量评估方法：以设计科学研究（Design Science Research）作为方法论框架，开发了公共区域的数据采集工具以及建筑病害与不合格项的量化评估指标。该方法兼顾建筑性能与无障碍技术标准的要求，将评估覆盖至三类公共区域要素：建筑外立面、人行道与停车场、建筑内部通行区域。研究团队在巴西南里奥格兰德州（RS）阿雷格里港都会区的10个社会住房项目样本中对该方法进行了实证测试。本研究的核心贡献在于提出了一套公共区域质量评估方法，可实现对公共区域技术质量的快速、标准化评估。