THE HOUSE OF DUD MISHAXHIU Berat Albania INTEGRATED REHABILITATION PROJECT PLAN / SURVEY OF THE ARCHITECTURAL AND ARCHAEOLOGICAL HERITAGE (IRPP/SAAH) Regional Programme for Cultural and Natural Heritage in South East Europe 2003 - 2006 PRELIMINARY TECHNICAL ASSESSMENT OF THE ARCHITECTURAL AND ARCHAEOLOGICAL HERITAGE IN SOUTH EAST EUROPE Document adopted by The Ministry of Tourism, Culture, Youth and Sports of the Republic of Albania, on 12 December 2006 THE HOUSE OF DUD MISHAXHIU Berat Albania FOREWORD In the framework of the European Commission/Council of Europe Joint Programme on the Integrated Rehabilitation Project Plan /Survey of the Architectural and Archaeological Heritage (IRPP/SAAH), the present Preliminary Technical Assessment (PTA) was prepared by the following local expert: Mr. Latif Lazimi, architect-conservator, Institute of Cultural Monuments of the Republic of Albania and headed by Mr. Apollon Baçe, IRPP/SAAH Project Coordinator, in cooperation with the PTA expert group: Leader Dr. John Bold (United Kingdom); Experts: Ms. Emma Carmichael (United Kingdom), Mr. Giorgio Gianighian (Italy), Mr. Andreas Heymowski (Sweden), Mr. David Johnson (United Kingdom), Mr. Pedro Ponce de Leon (Spain), Mr. Alkis Prepis (Greece). The Preliminary Technical Assessment (PTA) was adopted by the Ministry of Tourism, Culture, Youth and Sports of the Republic of Albania, on 12 December 2006. Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe ____________________________________________________________________________________ 1. Introductory page Site map House of Dud Mishaxhiu, Berat 1.1 Country or Territory: 1.2 Name of organisation compiling the information: 1.3 Contact name: 1.4 Email address: 1.5 Name and address of building or site: 1.6 Inventory reference number(s): 1.7 Building/Monument/Site type: 1.8 Main dates: 1.9 Current use(s): 2. 1 Albania Institute of Cultural Monuments Dr. Latif Lazimi, architect-restorer latiflazimi@yahoo.com House of Dud Mishaxhiu, Berat 1807 Private house. 18th-19th centuries Inhabited by the owners. Executive Summary: the site and its management The house of Dud Mishaxhiu is one of the rare, well preserved houses in the town of Berat. It represents the type of house with a çardak along the balcony. It is a well preserved, unique case in Berat and the whole country. It was built between 18th and 19th centuries and is a first category monument. The historic centre of Berat is proposed as a world cultural heritage site this year. This house and other houses preserved in the historic centre of Berat are unique examples of Albanian popular architecture. Therefore, the complete restoration of the house has a specific importance for the future status of Berat. Two restoration interventions were undertaken in 1970 and 2005. The Institute of Cultural Monuments (IMK), together with the Berat municipality, is studying the possibility of a joint venture with the owners to give this house a social function. The feasibility study will be prepared by the IMK and will be implemented by the Regional Directory of Monuments in Berat. 3. Administrative information 3.1 Responsible Authorities: - Ministry of Tourism, Culture Youth and Sports - Institute of Cultural Monuments - Regional Directory of Cultural Monuments, Berat - Municipality of Berat ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 2 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe 3.2 Building/Site, Name and Address: The house of Dud Mishaxhiu, Berat. 3.3 Map reference X = 100 Y= ue 3.4 Type of monument Private house representative of the type of house with a çardak along the balcony, built during the 18th and 19th century. 3.5 Ownership Private inhabited house. In the future it could be used as the Popular Architecture Museum. 3.6 Statutory Protection/Constraints Proclaimed Monument of Culture of the first category, by the Decision of Council of Ministers, based on the Law on Cultural Heritage, No. 9048 (07/04/2003). Being a first category monument means that it has to be preserved according to its original shape and size, both externally and internally. 4. Summary of condition 4.1 Summary of Physical Condition The roof, windows, doors and plaster are in bad condition. 4.2 Condition Risk Assessment C 4.3 Priority for intervention High 5. Existing information 5.1 Documentary sources This monument’s file (No.114) is kept in the archive of the Institute of Cultural Monuments, and contains 66 pieces of graphic and other documentation. This documentation is gathered from 1961 up to 2005 and it consists of different photos of the monument during these years, as well as: - hand drawn sketches; - general plan of the building; - cross-section of the building; - photos before and after restoration interventions; - architectural and decorative elements. The documentation is in very good condition. ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 3 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe 5.2 Bibliography 1. E. Riza, “The popular house in the museum town of Berat”, Monumentet 1/1981, Tirana, p. 5-34 (in Albanian with French summary). 2. L. Lazimi, “The guest’s room and its architectural elements in the civil house of Gjirokastra and Berat”, Monumentet 1/1981, Tirana, p.107-136 (in Albanian with French summary). 5.3 Fieldwork already conducted In 1970 restoration and consolidation interventions were undertaken, particularly for the roof, windows, çardak and other architectural and decorative elements. In 2005 a restoration project was drawn up and implemented, eliminating the risk of collapse of the left elevation. The cost was 6,000 Euros. 5.4 Projects in progress No projects in progress. 5.5 Projects already planned A complete restoration project is planned. Dr. Arch. Latif Lazimi is responsible for this project, while its implementation will be overseen by the Regional Directory of Berat. 5.6 Financial estimates already made The estimate for the interventions to be carried out on the house is 65 000 Euros. 6. Scope of the PTA 6.1 Extent/Nature of the assessment Dr. Latif Lazimi, Architect, Albania. Prof. Alkiviades Prepis, Architect, Greece, CoE expert. Restorers of IMK, draftsmen, photographers etc. Time spent: 1 day on-site and 3 days in the office. 6.2 Limitations of the study Lack of funds, and private ownership. No possibility to access the upper sections of the walls (more than 2 m above ground level). ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 4 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe 7. The PTA 7.1 Background: Form, Function and Evolution 7.1.1 Summary description of the building/site, with comments on its urban or rural context if appropriate The house of Dud Mishaxhi is a rare example of a house with a çardak along the balcony, although it has undergone some changes. The house is composed along a simple system: two areas on each floor and, in front of them, the hayat and çardak which are separated from the balcony by the stone stairs. The musandras, which lead to the sanitary areas, are at the bottom of the two areas. The çardak is wider near the guest room, while in front of it there is a small sofa on a slightly higher level. The house follows a simple architectural composition, where the open areas on the main façade and the open stone staircase, which leads upstairs, are distinguishing features. The material used is stone, mainly on the first floor and partly on the second. The vertical structure on the second floor is made of çatma (traditional timber frame construction, covered with mortar), while the horizontal structure consists of wooden floors, ceilings and the tiled roof. The house is a rare example of earlier houses in this historical part of Berat. 7.1.2 Summary Historic Development and Evolution of the Site Looking at its original forms we can see that the house has changed, particularly the çardak –another room has been added to the left of it. The covered balcony (kiosk) was added latter, reflecting the changes made in the late 19th century, when çardak started to lose its main function. Construction and architectural elements have also suffered changes. 7.2 Significance 7.2.1 Summary statement of significance/historical and heritage importance This house is a unique example of a house with çardak still preserved. In its present condition the house has undergone considerable changes precisely in this area. The treatment of its internal construction is also important, because the construction and decorative elements detail the previous phase of the typological evolution of the house. 7.2.2 Checklist of categories which may be considered in the evaluation From an architectural point of view the building represents the first type of house with çardak built in Berat. This house is remarkable considering the evolution of the style, and the functional and architectural treatment, as well as the architectural and decorative development, not only in Berat but all over Albania. Evaluation of the Significance 7.2.2 Historical: 7.2.3 Artistic/Aesthetic: 7.2.4 Technological: 7.2.7 Scientific/Research: 7.2.8 Social/Civic: 7.2.9 Natural: 7.2.11 Character of significance: High High Medium Medium Medium Medium Regional ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 5 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe 7.3 Vulnerability/Risk assessment Deterioration due to natural factors, the subsiding terrain under the çardak and also the lack of funds for restoration/conservation. 7.4 Technical condition & 7.5 Outline summary of required repairs Two interventions were undertaken in this house; the first in 1970 and the second in 2005. The condition of the house after those interventions is still very bad and requires immediate conservation and restoration interventions to the roofs, ceilings, floors, and other internal architectural-decorative elements. All these interventions should be undertaken with due consideration to protect the very important original elements. Foundations: The house is built on uneven and rocky terrain. A fragment of the left foundation on the front part has a crack. Soundings should be undertaken in separate fragments of the foundations to investigate their condition. Bearing structure and walls: The main bearing structures of the first and second floor are the stone walls, while the partition walls are made of timber frame covered with plaster. These structures are decaying because of the subsiding terrain and the poor construction of the house in general. Wooden constructions are deteriorating due to humidity and a lack of maintenance. Soundings of the wooden structure should be made to determine its condition. Some of the masonry was reconstructed in the past and visible cracks will be repaired later. Ceilings and floors: The ceilings and floors of the second floor are made of wood. Those elements need to be restored and (partially) reconstructed. Their decay is the result of a lack of maintenance over the 30 years since their last conservation. Roof: The roof of the house was restored in 1970 and since then it has been poorly maintained. It now requires urgent consolidation because of its bad condition. Interventions should be undertaken following the original structure. Staircases: The staircases are made of stone with a wooden handrail. Restoration interventions should be undertaken to consolidate them. Doors and windows: They were restored in 1970. Some of them are severely deteriorated. The reconstruction of the destroyed elements will keep the original shape and size. Plaster of walls: The plaster of the façades and interiors is damaged and restoration is required using traditional techniques. Balconies and verandas: The main parts of the house are under the çardak and the hayat. They were restored in 1970 and no other interventions have been undertaken since then. Complete reconstruction is necessary. Decorative elements: Wooden decorative elements, e.g. doors, window frames, ceilings, closets, etc. should be repaired or rebuilt where they are missing. Traditional techniques should be respected. ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 6 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe Infrastructure: Interventions to improve the infrastructure will be carried out according to the needs of the house. A new electrical system should be installed. Outdoor spaces and courtyard: The house is in the middle of a courtyard, which along with the main gate need complete reorganisation. This should be done in a traditional way. 7.6 Conservation/rehabilitation policy and proposals 7.6.1 Summary of the Vision for the Site The house of Dud Mishaxhiu is a first category monument with distinguished typology values such as a house with a çardak. It is a rare house in Berat and in the whole of Albania. In its present condition it follows the original plan with some changes to the çardak and kiosk, which were later shut down. No major changes have been made to the other areas. Original architectural and decorative elements are well preserved in this house. 7.6.2 Conservation philosophy Conservation absolutely necessary because it is a first category house and under state protection – due to its present bad condition. The original structures are well preserved to 75-85%. Conservation will help to maintain these structures and the decorative elements. 7.6.3 Level of intervention Interventions on the destroyed parts the house are required in order to avert complete collapse. These will consist of conservation/restoration works to preserve, not only the architectural and decorative elements, but also to ensure its everyday role as a residence or as a residence with a social/cultural function. Conservation and restoration will be undertaken following the original form and size and according to the original construction techniques. 7.6.4 Preliminary proposals for appropriate uses The house will function as a residence or as a residence with a social/cultural role. 7.6.5 Opportunities for social uses and sustainable development After restoration it will be a private house, but it is possible that is could have a social/cultural function. 7.6.6 Broad assessment of priorities for consolidation/covering, repair, conservation, restoration, rehabilitation Consolidation phases of destroyed areas will be undertaken as follows: - restoration of the roof and its protection where humidity damage has occurred; - new plaster on the façades and interior where it is damaged; - wooden sections should be consolidated or replaced if damaged; - electrical installations should be replaced with new ones; - decorative elements should be restored and maintained. ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 7 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe 7.6.7 Public access It is of great interest to the city’s population. If public access is encouraged, the house could be used as an example for other buildings that need to be reconstructed and consolidated in order to function normally. 7.6.8 Other benefits No other benefits. 7.7 Finance 7.7.1 Broad Assessment of Budgetary Needs and Phasing 65 000 Euros is necessary for the conservation and rehabilitation of the house and to adapt it for new, contemporary functions. The break-down of this estimate is as follows: Consolidation of the foundations Conservation of the stonework and timber frame walls Ceiling and floors Roof Stair cases Doors and windows Balconies and verandas Wall plaster Decorative elements Infrastructure Courtyard 4 500 Euros 8 500 Euros 12 000 Euros 15 000 Euros 2 000 Euros 8 000 Euros 2 000 Euros 4 000 Euros 5 000 Euros 2 000 Euros 2 000 Euros Total estimated amount 65 000 Euros 7.7.2 Assessment of possibilities for attracting investments None 7.7.3 Assessment of possibilities for recovering investments None 7.7.4 Have you already tried to raise funds for this site or monument? If so, provide details None 7.7.5 Have you already received funds for this site or monument? If so, provide details None 7.7 Management The management and implementation of the project will be undertaken by a group of specialists, led by the author of the project. The author of the project, the Regional Directory of Monuments in Berat and the licensed restoration company are responsible for the management and implementation of the project ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 8 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe 8. Documentation Extracts attached to the PTA: 1. Map of the site 2. Photographs (9). 9. Feasibility Studies A feasibility study has to be undertaken to make a detailed study of the restoration, infrastructure and function of the monument. The restoration principles must be taken in consideration. The estimated cost of the study is 5 000 euros The project should be carried out by specialists from the Institute of Cultural Monuments and implemented by the specialists of the regional directories. According to Law No. 9048 for Cultural Heritage in Albania those responsible for the project are: - the author of the project, Latif Lazimi, architect-restorer; - the Berat Regional Directory of Monuments; - the licensed restoration construction company. PTA carried out by: Dr. Latif Lazimi, Architect Conservator, ICM, Albania. Prof. Alkiviades Prepis, Architect, Greece, CoE expert. Sign and date: August 2006 ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006 9 ____________________________________________________________________________________ Preliminary Technical Assessment of the Architectural and Archaeological Heritage in South East Europe Appendix Main façade of the house. Upper floor – the covered kiosk. The covered kiosk. Actual condition of the roof over the çardak. Room interior with traditional fireplace. First floor areas and the staircase to the çardak. Two doors leading from the çardak into the rooms. Stone staircase . ________________________________________________________________ The House of Mishaxhiu – Berat – Albania 12 December 2006