School buildings are busy places. From classrooms and halls to kitchens and sports facilities, they are in constant use. Many schools are also working with older buildings that were built decades ago. As with many older buildings, design or material often only become apparent over time.
While some building issues are expected with age. Many of the most common and costly problems in schools can be reduced or avoided entirely with early surveys and planned maintenance.
Common Building Issues in Schools
Roofs and Water
Leaking roofs are one of the most frequent problems in schools. Small issues such as slipped tiles, damaged roof flashings or blocked gutters can lead to internal leaks, water damage to ceilings, and disruption to lessons. Damp and mould can follow, creating unhealthy environments and increasing long-term repair costs.
Hidden Defects in Older Buildings
Many school buildings were constructed in the mid-20th century when different construction materials and methods were common. One example of this is reinforced autoclaved aerated concrete, or RAAC, a lightweight material widely used in schools between the 1950s and 1990s. In 2024, 234 schools had been identified as having RAAC, of which 119 needed extensive work to remove it. In September 2025, the Government stated that 60% of these were either “fully free” of RAAC or “on the path to removal”.
At Chawton Hill we have had direct experience supporting clients where RAAC has been identified. At Camberly theatre, RAAC planks were discovered within the roof structure. We supported the client through the investigation and helped deliver a solution that allowed the theatre to reopen safely.
Heating, Ventilation and Temperature Control Issues
Older heating systems and poor ventilation often make classrooms too cold in winter and too hot in summer. Teachers have reported broken boilers, overheated classrooms and frozen conditions that impact learning. Issues with heating and ventilation are often closely linked to how energy efficient a building is. At Chawton Hill we work with schools to identify improvements that help classrooms stay warmer in winter and cooler in summer. This includes looking at how buildings perform day to day and advising on changes that are realistic for school budgets and buildings.
Wear and Tear in High-Use Areas
Everyday use has its effect on doors, windows, floors and external areas. If issues like rotten window frames, worn bricks or broken doors are not spotted early, they can affect safety and accessibility over time. We have supported a number of schools with window and rooflight replacement projects.
Examples where Chawton Hill have helped clients on these issues include St Luke’s CofE Primary School in Kingston, where the rooflights were replaced from small to large to enhance natural sunlight. Also at Nescot college, where window replacements improved the overall thermal performance of the building.
Compliance and Safety Risks
Schools must meet current safety standards. Hidden hazards such as damaged fire doors, outdated electrical systems or poorly maintained access routes can pose risks if they are not identified early in a condition survey.
Current Examples from the UK
The condition of many school buildings in England has attracted national attention in recent years. National Audit Office (NAO) report estimates that 700,000 pupils learn in buildings needing major repairs, some with critical safety risks like asbestos or Reinforced Autoclaved Aerated Concrete (RAAC). Leading to learning being disrupted, despite government funding for rebuilding and refurbishment programs like the School Rebuilding Programme (SRP) that have been put in place to help reduce the negative impact on their learning experience.
Surveys of educators have also highlighted how widespread everyday issues have become. A 2024 survey of over 8,000 members of the National Education Union (NEU) in England and Wales highlights severe and widespread issues with school building conditions:
- Leaking Roofs: 68% of teachers reported that their buildings leaked when it rained.
- Mould and Damp: 45% of respondents reported issues with mould or damp in their schools.
- Temperature Extremes: 33% of teachers reported that their classrooms are “severely overheated” in the summer, while 16% described them as severely cold in the winter.
Some schools have faced particularly serious structural issues. Buildings constructed under fast-track programmes, including CLASP and other system-build methods, were later found to have significant defects. In some cases, this led to temporary school closures, demolition and full replacement through the School Rebuilding Programme.
CLASP buildings were prefabricated using a steel frame, with asbestos boards added for fire protection. There are around 1,644 of these buildings still in use across England. Over time, many have proven vulnerable to deterioration and damage. While some local authorities replaced them, others did not, leaving ongoing safety and maintenance challenges.
How Early Surveys Help
Early building surveys give a clear picture of a school’s condition before problems escalate. Rather than reacting to failures, estates teams can plan with confidence and make informed decisions based on evidence.
Surveys help identify issues at an early stage, when repairs are usually simpler and more cost effective. They support planned maintenance instead of emergency works, reduce disruption to pupils and staff, and allow schools to budget more accurately for future repairs. Early intervention can also extend the life of a building.
For example, a survey might identify early signs of roof deterioration or moisture ingress that can be addressed through targeted repairs. Without this, the same issue could develop into a failure requiring urgent works, temporary closures, or costly replacements.
Long-Term Planning
A well-timed survey does more than highlight immediate concerns. It helps schools understand what may need attention over the coming years. This allows works to be prioritised and aligned with funding cycles, as well as opportunities such as applying Condition Improvement Funding. This forward planning is particularly important where funding is limited and competition for grants is high.
An Inclusive Approach
Every school is different. Building age, construction type, use and budget all play a role. Surveys should be clear, practical and focused on real solutions rather than technical language.
By investing in early surveys and planned maintenance, schools can protect their buildings, manage costs more effectively and provide safer environments for learning.
Conclusion
Many common building issues in schools develop gradually and can often be avoided with early surveys and planned maintenance. Identifying problems early allows schools to plan confidently, manage budgets, and reduce disruption to pupils and staff.
Taking the right advice is key. For more information, take a look at our education guide, or get in touch with the Chawton Hill team to discuss how we can help you.