learning building defects via visual novel approach
TRANSCRIPT
Hadi Akbar Adi Irfan Ahmad Sairi
Learning Building
Defects via Visual Novel
Approach Anyone should be able to Identify, Predict and Prevent building defects with this book
Learning Building Defects via Visual
Novel Approach
Visual Interpreter (BC0002815-A)
Cetakan 2015 Hakcipta / Copyright Kumpulan Penyelidikan Pembangunan Fizikal Lestari (LPhyD)
Universiti Kebangsaan Malaysia
Hak cipta terpelihara. Tiada bahagian daripada terbitan ini boleh diterbitkan semula, disimpanuntuk pengeluaran atau ditukarkankedalam sebarang bentuk atau dengan
sebarang alat jugapun, sama ada dengan cara elektronik, gambar serta rakaman dansebagainya tanpa kebenaran bertulis dari Kumpulan Penyelidikan Pembangunan
Fizikal Lestari (LPhyD), Universiti Kebangsaan Malaysia
All right reserved. No part of this publication may be reproduced or transmitted in any form or by any means, electronics ormechanical including photocopy, recording, or any information storage and retrieval system, without prior permission in writing fromthe Lestari Physical Development (LPhyD) Research
Group, Universiti Kebangsaan Malaysia
Diterbitkan di Malaysia oleh / Published in Malaysia by KUMPULAN PENYELIDIKAN PEMBANGUNAN FIZIKAL LESTARI
Universiti Kebangsaan Malaysia 43600 Bangi, Selangor, MALAYSIA
Dicetak di Malaysia oleh / Printed in Malaysia by UKM CETAK
UKM Holdings Sdn. Bhd. Aras Bawah, Bangunan Penerbit UKM
UNIVERSITI KEBANGSAAN MALAYSIA 43600 UKM Bangi, Selangor Darul Ehsan, Malaysia
TABLE OF CONTENT
INTRODUCTION ...................................................................................................5
FUNDAMENTAL OF BUILDING SURVEY ........................................................................6 INTERMISSION:THE FIRST BUILDING CODE ...................................................................... 18
DAMPNESS .............................................................................................................. 19 INTERMISSION:THE LIVING BRIDGE OF CHERRAPUNJI ......................................................... 37
ROOF ....................................................................................................................... 38 INTERMISSION:BAM-I-DUNIAH .................................................................................... 56
WALL ..................................................................................................................... 57 INTERMISSION:THE WALL THAT SEPARATE A NATION ........................................................ 73
FLOOR ..................................................................................................................... 74 INTERMISSION:STANDING ON WATER ............................................................................ 87
INTERPRETING CRACKS ............................................................................................ 88 INTERMISSION:THE GREAT MOSQUE OF DJENNÉ .............................................................. 96
PROTECTING YOURSELF............................................................................................ 97 INTERMISSION:RIPLEY’S BUILDING DEFECT? ............................................................ 108
FIELD TEST ............................................................................................................. 109
EPILOGUE .............................................................................................................. 116
CONCLUSION ......................................................................................................... 132
ACKNOWLEDGEMENT .................................................................................... 133
BIBLIOGRAPHY ................................................................................................. 134
ABOUT THE AUTHOR .............................................................................................. 134
1
Foreword
We are all in constant touch with the built environment. We live, work and study in buildings. How the buildings look and function can affect our way of life and the extent to which we enjoy the quality of our surroundings. When properly designed, buildings should be free from defects. Nevertheless, over time, due to wear and tear, some building defects may start to surface. We can choose to ignore such defects and continue to live in an environment that is progressively deteriorating or we can choose to take ownership of the problems and rectify them before the defects become worse. The former is certainly not an option because building defects, if not rectified in a timely manner, may give rise to serious health problems to the occupants and in extreme cases can be life-threatening when there is progressive failure and the building collapses. Public health and safety cannot and must not be compromised. However, what exactly is a building defect to the man on the street? Even if a building defect is spotted, no matter how small or inconspicuous to the untrained eye, how would the man on the street know where and when to start the defect rectification process? He can, of course, engage the professional services of a building surveyor to conduct an inspection of the property, make a diagnosis of the building defects, and recommend appropriate rectification works. A more viable alternative for a start is for him to educate himself by learning what common building defects are, why they occur and what need to be done immediately. This book is therefore a timely and valuable resource for the man on the street to learn and identify common building defects. It is written in a very reader-friendly manner and is easy for a layman to understand. The explanation of various building defects is supported by generous illustrations, sketches, photographs and tongue-in-check, thought-provoking observations. This book identifies the common building defects to include dampness and cracks as well as defects commonly seen in roofs, walls and floors. In addition, this book incorporates a field test that allows readers to conduct a simple inspection to determine if similar building defects are also present on
I
2
their properties. Likewise, the epilogue provides useful step-by-step guidance for the property owner to progress from defect identification to rectification works through the use of helpful photographs showing clear building details. Some useful advices relating to regulatory controls of building defects and the recourse available to property owners are also provided in this book. This is certainly a very useful reference book for a layman that explains building defects in a simple, easy to understand manner. I would like to congratulate Mr Hadi Akbar Dahlan, Associate Professor Sr Dr. Adi Irfan Che-Ani and Sr Dr. Ahmad Sairi for authoring this book which is a valuable resource for the Malaysian building industry. This book should go a long way in ensuring public health and safety is not compromised and at the same time, maintaining and enhancing property values for the building owners. Professor Dr Low Sui Pheng DSc, PhD, MSc(Eng), BSc(Bldg)(Hons), DipBldg, FCIOB, HonFSIET Director, Centre for Project Management and Construction Law Department of Building National University of Singapore
II
3
Foreword
This book is principally planned to help both academicians and university students. This book intended to help the teachers to teach basic concepts of building survey, while the interesting and self-explanatory sketches would also catch the attention of other building professionals. In order to address the various readers, the authors have divided the book into two parts. The first half of the book briefs about the various aspects of building survey, whereas the second half of the book delivers knowledge of common building defects in succinct manner.
This book incarnate, an album of common building design defects in tropical areas particularly Malaysia. It seems that authors have carefully evaluated the relevant curriculum material and probed the application of various possibilities of contemporary building technology. The authors have also provided the relevant images and sketches, as well as described the ways of analyzing the building defects in rational and simple means. Both professionals and university students should follow the examples and methods shown in book as it would help them in a typical professional development. This book provides many applications for professional building surveying and there are many ideas for the professional reader particularly architects, civil engineers, technologist and construction managers to discover. Dr. Afaq Hyder Chohan PhD. (Architecture) MSc (Building) B.Arch. ACIAT, Intl ARIAC Assistant Professor of Architecture Ajman University of Science and Technology United Arab Emirates
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Foreword Building is one of necessary things in life. It acts as a shelter, where we enjoy our life and perform basic needs such as eat, pray and love. The well-being of the shelter affects the quality of our life. If the shelter falls, so does the person who lives within. That is what we all are trying to prevent. A building does not tumble down in an instantaneous reaction; it tumbles down slowly, like a ticking bomb. Building defects slowly erode the quality of life. This book is about building defects in its raw essence. The reader-friendly approach of the book can make people become more aware of their surroundings. The book is intelligently divided into sections of building such as roof, floor and etc. Readers could read through selected sections and understand them even when they haven’t read the entire book. The creation of this little book can meet the demand of the market which in my opinion, has limited manuscripts related to the field of building defects especially from the local perspective. I believe that this book which uses more practical and illustrative approaches rather than theory-based, can be used by lecturers, researchers, students and practitioners in relation to the growing of thought and mind in line with the challenges of globalization. As an introduction to building surveying field, this book will suffice to pique interest of the readers about building safety. I give my compliment to the authors group for successfully producing this reference book on building defects, which is really informative and timely. I will assure that this book will definitely worth the people time. Let this book become a start toward a new level of awareness in building maintenance and safety. Professor Sr Dr. Azlan Shah Ali PhD FRISM FCIOB MRICS Chartered Building Surveyor
Professor in Building Maintenance Faculty of Built Environment University of Malaya, Malaysia
IV
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INTRODUCTION
Building Defects: Visual Novel Approach is a visual-oriented book aims to teach readers on the type of building defects and their effects. This is an important knowledge that most people fail to learn since this topic is rarely discussed, unless you’re a construction contractor or an academician. With this book, we hope that more readers will know more about their home and show more concern about their surroundings.
The way this book is presented is based on pictorial text book. It is as if you’re reading graphic comic. However, we term this style of presentation “Visual Novel”. It is based on Japanese Manganime culture, where it is used to portray their novel story with interactive drawings for the readers to imagine and immerse. We hope that we managed to bring that essence in this book and the readers enjoy it as much as we enjoy writng this book.
This book is based on Surveying Building by Malcolm Hollis, a textbook used in surveyor’s program syllabus in United Kingdom. In Malaysia, this book is relatively unknown, the same as the field itself. It is a niche among niche. We want to break that wall and introduce the public to the building defects. No more niche expertise. This book is written specifically for young adults such as university-level students and young workers. It contains critical information for them since they are at the stage where they are searching for place to stay after leaving their parent’s home. The information in this book can be used in looking for a place to take roots for their future.
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Fundamental of Building Survey
Chapter
1
7
There are several buildings that I want to buy. Do you mind take a look at it?
Sure, No Problem
This building is in bad shape, there’s much to be repaired!
WHAT IS A BUILDING SURVEY?
A building survey is the inspection & investigation of the construction & service of a property in sufficient detail to enable a surveyor to advice what impact the condition & the circumstances of that property will have on the client.
…SO, IN OTHER WORDS:
Survey = Inspection + Investigation
INVESTIGATION: 1. A detail examination of something
INSPECTION: 1. An act of viewing carefully and critically
8
CHANGE OF OWNERSHIP
Used by company to assess the assets of
another company prior to the sale or
acquisition of the company. Usually done in
secrecy, which makes it difficult to conduct
proper investigation and inspection.
VALUATION
Inquired by seller for valuation
purposes. Without the
Surveyor report, any value
made is not trustworthy.
SALE OF PROPERTY
A report that summarizes the condition of the
building which includes the quotation for repairs
to eliminate the fear of the problem, with the
inquirer financial situation in mind. In this case,
the Inquirer would be a prospective purchaser or
even the Seller of the property.
REPAIR OF FAILURES
An aftermath report of a
building defect that already
cause damages and ways to
repair them.
MAINTENANCE MANAGEMENT
A report that evaluates the propert so
that essential repairs can be done with
planned budgets that incorporate an
annual maintenance cost. Usually
made by building landlord (A vigilant
landlord)
AUDITS
A survey of a building in order to
advise on what parts of the
building is unsafe or would
become defect due to natural or
artificial causes.
DIAGNOSTIC
REPORT
A survey report that sets
out to determine the
probability of a defect; its
causes and its eventual
damage liability.
DILAPIDATION
An inspection report that gives the time of
when a building defect had occurred; mostly in
property lease fraud, where the defect occurred
after the sale was made.
TYPES
OF
SURVEY
9
However, you don’t have to be an expert or a certified surveyor to identify simple building defects.
This is because you already have the most important tools in surveyor’s profession:
VISION
10
HOW DO WE USE OUR VISION SENSES?
As an analogy to the complicated psychology views, we can easily summarize how we use our vision into 3 levels:
Our Vision System is based on Looking and Seeing: Looking/ lu’k / (noun): 2. To search for something or someone See / si: / (verb) : 4. To understand something 5. To consider something in a particular way 6. To imagine something or someone 7. To find something out This is the definition of seeing and looking from Dictionary; they actually connotes different meaning! Level 1 vision primarily uses only “looking” as a premise Level 2 & 3 uses Seeing and Looking as a premise As Vision level rises, the ability of giving attention to detail rises.
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Level 1: Where
A level 1 vision only uses “looking”. The obtained message only conveys the position of an object. The details of the object were not of concern. This level of vision was used when we are in motion (driving, walking, etc.) and reposition ourselves in areas that are full of objects. In actuality, by God Design, the image of an object is actually inverted with light’s refraction. This means that by default, our eye sees everything upside down, but our eye’s lenses corrected the image. In doing so, it conjured up images which interpret the location of an object. This gives the fundamental ability of looking and positioning. This answers the question “where”.
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Level 2: What
At this vision level, we are starting to “see” as well as “look”. When we see, we start by defining “what”. One good example of this vision level is when we answer the questions in exam. The action of reading the exam question is a perfect example of level 2 vision. We can look at the question, but we may not understand the question. Only when we see (we focus, give more attention to the question) then we can know what the questions want. In surveying for building defects, we can look for irregularities, but we may not know what that is. Only when we see, we can ponder what is wrong with the irregularities. However, at this level, we’re just defining the problem, not yet solving. To do that, it requires another high level of vision.
13
Level 3: How, Why, Where, & When
At this vision level, we begin to question what we’re seeing: How did it become like that? Why did it become like that? Where is the source that did that? When did this start? However, this level of vision may not provide full answers, because it uses our knowledge. This requires extra effort, and that is learning. The answer to the questions may be beyond general knowledge, and sometimes requires certain degree of experiences. Combination of knowledge can help what kind of question to ask and what kind of answer that suits best.
14
Look closely at the stairs below, What did you see?
What can you deduce from it?
15
This stairs is in Palindrome. *Palindrome is a sequence that can be viewed in the same way
in either forward or reverse direction
Well, we hope that you have noticed something is different.
People when using vision, they gradually change from level 1 to
level 3. They never start or skip a level. Here’s how:
Level 1 answer:
It’s a picture of stairs
Level 2 answer:
That stairs lead to somewhere
Level 3 answer:
Wait, is that stairs going
up or down?
(Starting to question more right after defining)
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This book aims to help readers to identify simple building defects. However, this book does not recommend the readers to instantly call for repairs when they found one. Sometimes, obtaining second opinion is better, and these people will definitely give good advice. Readers can use the knowledge in the book when surveying for any type of property. Be it when starting to invest in real estate or to look for safe home to rent. Ultimately, we hope the book can open up your mind to your surroundings and to appreciate structural building aesthetically and systematically.
Readers can contact Building Surveyors from:
Royal Institution of Surveyors Malaysia 3rd Floor, Bangunan Juruukur, 64-66, Jalan 52/4, 46200 Petaling Jaya, Selangor Darul Ehsan, Malaysia. Tel: 603-79548358 Email: [email protected] Web: http://www.rism.org.my BS members’ directory: http://rism.org.my/Lists/BsMemberList/search_the_bs_members_by_state.aspx Further information about BS: http://ifolio.ukm.my/user/21/adi-irfan-bin-che-ani/folio/322/rism
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SUMMARY
• A survey is the inspection and investigation of a building. The surveyors can give consultation about the condition of a building as well as requirements for repair with fee. • There are several types of inspection beside the common inspection, the surveyors can be asked to survey for specific reasons. • However, we can also do a basic survey to the building’s ourselves; we already have the main tool: Our Vision. • Our vision is based on looking and seeing, but to utilize them to the fullest potential, it needs training and understanding. • There are 3 levels of vision; Level 1 for “Where”, Level 2 for “What” and Level 3 for “How, Why, When” But in the end, knowing vision is not enough. To be able to use it requires knowledge and understanding as well. If it is beyond our reach, we should reach for help.
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INTERMISSION
The First Building Code
“If a builder has built a house for a man, and has not made it sound, and the house falls and causes the death of its owner, that builder shall be put to death. If it is the owner’s son that is killed, the builder’s son shall be put to death. If it is the slave of the owner that is killed, the builder shall give slave for a slave to the owner of the house. If it ruins goods, the builder shall make compensation for all that has been ruined, and shall re-erect the house from his own means. If a builder builds a house, even though he has not yet completed it; if then the walls seem toppling, the builder must make the walls solid from his own means.”
-The Code of Hammurabi By king Hammurabi of Babylonia
1792-1750 BC
19
DAMPNESS
Chapter
2
DAMPNESS
20
Sometimes, when we move to a new house or work in a new office, we may get sick.
Most people would assume that it’s due to the stress building up inside.
But what if, you’re not having (too much) stress but it just that the “building” is causing your sickness?
It is plausible, since the home or the office we’re living is an environment.
Meaning, you’re not alone in that building.
21
The organism in the building may already exist even before the tenant came. Sometimes, the tenant may accidentally produce an environment that made the “organism” flourishes. The organism will grow larger and larger. This organism may not affect the tenant health, but it will leave an ugly sight on the surface where it grows. Both of these organisms are present due to water. In the building, the water is in one form; Dampness.
22
Everywhere around us, there’s a microorganisms that is invisible to our eyes. These microbes can affect our live as well as our building. Below are pictures taken from a University Microbiology Lab.
On the right is a picture of a Staphyloccocus Aureus (S.Aureus), a microbe that lives in water. The presence of this microbe means water contamination. The S.aureus in the picture was taken from a café’s tap water.
On the left is a mold that is taken from a wooden table. The mold is a fungus that flourished on damp surface.
Both microbes would flourish in damp surface; floor, walls, woods, furniture. But the question is, how does Dampness occur?
23
A building that had been ravaged by heavy rain for a long time would have an impact to its wall. The paint will deteriorate and water seepage can occur.
At the floor of the building, mold flourished from the wall to floor. Note that the mold grows near the PVC pipe line, but not on the pipe line. The surface type is also an important factor.
DAMPNESS
Cause of building deterioration
Source of Life
Facilitate degeneration Mold and Bacteria Chemical Changes
Spread disease
Ugly mold
Erosion of building structure
Transmit electrical current
Rust Metal
Affect timber
24
How does water moves in buildings?
Adhesion and Cohesion
Cohesion; water is attracted to other water. Adhesion; water is attracted to other material. Surface Tension
The cohesive forces between liquid molecules are responsible for “surface tension”. An illustrative example:
My fingers are wet, and the excess water flow through my fingers, but does not drop due to “some water” on my fingers “refuse to let them go”.
The same can be said for water droplets on sink or basin. The water will drop due to accumulating volume, but the surface tension of the water from the sink, delays the fall.
Now, does the image on the right familiar? Try to imagine and remember where else can you see something like this in a building?
25
Capillary Action
Capillary action depends on the availability of other material near the water molecule. An illustrative definition:
The water “climbs up” the straw. In this context, the water molecules are attracted to the straw molecule (other material). Pressure is also involved here, when you suck the straw, the “air” in the straw will be sucked as well. When there’s no air left, then the water will flow. The water molecule is able to go into your mouth due to capillary action (move along the straw).
Adhesive Force (stick to wall of straw)
26
How does water moves in buildings?
Gravity
All things are attracted to central gravity inside the earth. Everything must fall down, including water. That’s why rain pours water down to earth. There’s no rainwater flowing upwards.
In building, any crevice or cracks can be a passage of water flow. Here’s an illustrative view of what has been said:
Above the wall picture here, there must be a collection of water. However, there’s a tiny hole on the wall, leading to a point in between the paint and the wall. As you can see, there is a flow of water down the wall. Creating a heavy sigh from the owner of the house (Read: Me).
Wall
Water
27
Effect of Dampness
There are many effect of dampness, but for simplicity, we will focus on bacteria and mold. The “cracked” effect due to dampness will be revisited at the final chapter.
Bacteria Breeding Ground
The irony of bacterial ground is that it is located on place that you think is the cleanest, or the place you use to
clean yourself.
Here we show you some of the breeding ground that could be in your house…
The corner of a bathroom floor
28
In T
he b
eginn
ing…
D
irt starts to accu
mulate…
A
fter a wh
ile…
29
Mold Growth
The above picture shows the outline of the structure below. After observation, the cause of the mold flourishing on the ceiling is the line crevice. The flow of rain drops through it and the presence of moisture along the line gives the mold and environment to flourish.
30
The Crevice line here provides a way for water to flow through.
Firstly, the living mold will grow inside the crevice.
The cause of crevice line is unknown, but it is a building defect.
…and if it’s a defect, there would be an effect; the living mold will multiply and the colony will presumably become larger.
Unless the visitor is an environmentalist, the view through this oath will not be pleasant
31
Fo
r th
is stru
cture,
there
is a
pip
e insid
e the co
lum
n. M
aybe
due to
leakin
g pip
e or th
e rain
ho
le ab
ove
colu
mn
an
d
the
pip
e b
ecom
es larger
(hid
den
crevice
or
imp
rop
er m
aterial
for
the
con
ditio
n),
there
is a
water
flow
th
rough
th
e
colu
mn
. T
his
can b
e seen
b
y
the area w
here th
e mo
ld gro
ws
at the co
lum
n, m
ainly n
ear the
side w
here th
e pip
e is placed
.
32
The source of water flow came from this crevice; mold mainly grows and seems to disperse from here.
This outline drawing is a hypothetical
drawing on how the mold on the
column grew
Mold does not grow on the pipe surface because
the pipe’s material does not support biofilm, a “slime”
that will be the mold’s growing
spot.
However, the wall of the column can
support biofilm; this causes the mold to grow everywhere at the column, but not
the pipes.
33
Characteristics for causes of Dampness
Below are the causes of dampness, picture example is on next page
Rising Dampness
Dampness occurs at low level (from your hip level to your feet)
Discoloration occurs at decoration The ground near the dampness is also wet. Check the outer wall also, usually, when the inner
wall is damp, so does the outer wall.
Pipe Fault There is a water pipe in vicinity of dampness The pipe is old and in need of fix Pipe is connected to material that may rust or
corrode The dampness occurs even at sunny or hot day The “pipe” in this context includes washing
machine, dishwasher, pipe’s connections.
Descending Dampness
Damp patch is at the ceiling or near ceiling There’s drainage on the roof, roof junctions,
parapet walls enclosure or a storage water tank. Damp patch occurs after rain; there’s a leak at the
roof and a cavity through the wall and spreads along the inner wall.
Penetrating Dampness
The damp patch is isolated from other sources of dampness.
There is a “bulging broken paint” There is possible cavity on the wall (like
descending dampness) but isolated
Condensation Dampness is not uniform to room Mold grows on wall or near window Dampness occurs at area limited of air circulation;
no openable windows, one-way air flow; door. Dampness worsens on rainy days.
Dampness Agent
A shower above the dampness Bath towels placed near the walls (the walls absorb
the moisture) Animal pet urination (disgusting) Spilt water to the wall (may be due to watering
plants or near sink)
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Rising Dampness
Penetrating Dampness
Descending Dampness
35
Face of wall
Diagnosing cause of Dampness
Circumstances Rising Damp
Condensation Penetration Pipe
Leaks
Water on wall when touch
Unlikely Possible- if there’s no air ventilation
Possible- Depends on
extent of penetration
Possible- depend on extent of
water escape
Mold Growth Unlikely Very Likely – if there’s no air ventilation
Possible- Depends on
extent of penetration
Possible- pipe water is rife with life
forms
Moisture above 1 meter
Possible -
Possible- does depend on the
conditions of the room & the source
of water supply
Possible- Depends on
extent of penetration
Possible- most pipes are located
at floor level, so there’s
possibility of seepage.
Moisture in timber
Can be seen
visually
Possible – Requires special equipment; contact your local surveyor.
If water pipes being at low level.
Moisture within plaster
Can be seen
visually
When open the wall, the damp is
more at the face of the wall, but decline as going inside the
wall
Isolated damp patches
Spilt water from piping
Mid-section of wall
Inner wall
Front view of a wall
36
Summary
Water moves via liquid characteristics; surface tension, capillary action, and gravity
Water is the source of mold and bacteria growth
Each dampness occurrence has its characteristic that can be used for defect diagnosis
4 possible cases in each diagnosed dampness; rising damp, condensation, penetration and pipe leaks.
37
INTERMISSION
The living bridge of Cherrapunji
This is an example of a sustainable structure. It takes generations of families to build this living bridge. There is no building defect since it is made entirely by natural resources. This bridge is one of the examples of human ingenuity in integrating natural world and human world.
38
Roof
Chapter
3
39
roof
ROOF Roof is the most fundamental as well as the most exposed elements in building. There are 2 types of roof in buildings;
Pitched Roof The conventional roof of house. In the old days, leaves were stacked on each other to provide cover from weather for its tenants. Early 19th century, the rood were fitted with asbestos, tiles, and then slates.
Flat Roof Flat rood is a modern roof which comes with the achievement of constructing 20 levels or more buildings. The inspection of this kind of roof requires more effort than the pitched roof because it cannot be viewed with regular binoculars.
40
roof
PONDING In problematic flat roofs, there must be a settlement of water. This pool of waters occurs due to the errors in the original constructions, such as incorrect treatment of asphalt with sand during installation.
Even if there’s no pool of water around, some kind of mold, or “drying-water” effect can occur on the location. This picture on the rights shows such “drying-water” effect on a ponding flat roof.
41
Rain had poured on the flat roof and formed small pond of water. However, depending on sun’s surface ray, some water may not dry completely, like the picture below.
42
Crack or fracture on the flat roofs are common breakdown. This is due to failure in material used. The most common material used for these roofs is asphalt. The asphalt will then be covered with bitumen, or cement. This is actually to prevent water penetration into the asphalt. However, the prevention is not total. Some may penetrate and deep inside, the trapped water expand (due to drying) and push the asphalt cover; creating a void. These voids are the ones causing the fracture and cracks.
Above: The cement was applied to repair previous fault, but still
failed.
43
Sometimes, crack occurs due to movement within the structure of the roof. This may due to movement or absence of expansion joints in the original constructions. Added with strain or burden of extension skirting or installation of air condition unit, the crack will further deteriorate the building. Below is a picture of an entry to a balcony. The crack was coated with a cement, but the crack still occurs.
44
roof
Our earth is actually in constant motion. This causes building to be “moving”. However, this very small motion cannot be seen by naked eye. But its effect can be seen through building cracks.
45
Some pressure may have been building in the structure. In this case, there’s a pressure building at the center of the roof. After a period of time, a crack would occur. A crack may range from cosmetic to detrimental. This is the principle of crack formation.
46
roof
In any construction, asphalt layer is never smooth, thus it is almost common practice to cover with another layer; bitumen (a.k.a cement) Through the tiny crevice, water can pour down and fill the gap between the cement layer and asphalt layer. These water would fill the entire gap
47
After a period of time, the water settlement would dry. The only means of drying is through the tiny crevice. As water dried into air, pressure increase around the crevice. This develops stress on the cement.
The stress would then develop into larger crevice. However, it does not develop on its own. Structural expansion and contraction due to solar radiation also play a role. The radiation also causes oxidization (deterioration, just like rust on metal)
48
The defect in pitched roof usually involve the installed tiles or slates. However, the structural framework of the roof must be considered first before any repair can be done. The structural framework’s condition is the main point of determining the type of replacement tiles or slates.
Above is one of many basic structure framework of pitched roof without tiles or slates. It is usually made from woods, which is then coated or reinforced with concrete.
49
The function of the previous beam was to support the placement of tiles or slates.
Below is the side view of the structural framework
Depending on the structural
framework, a desired tiles or slates can be
installed as long as it fitted the
required dimensions.
Slate/tile can be placed on these beams
However, an aging structural
framework may not be able to hold
heavy replacement tiles or slates.
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Roof tiles or slates are not forever, after a long time, the material will deteriorate and break. As in this picture, the roof tiles are dislocated. This could lead to water entry during rain.
Another point to remember, to conduct a survey for roof faults is difficult because it is located in high place. This picture was taken on top of a hill
Water droplets can leak through broken tiles and fall onto the head of its tenants. This is another way on how to know there’s a problem on the roof.
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The roof of this bus stop has broken tiles. This could lead to injury to pedestrian if it falls. Also, cosmetically, this will taint the location image. To solve the problem, it is better to replace the whole roof rather than just the broken tiles. By doing only the latter, it still does not improve the image.
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The roof of this bus stop at a village, has a hole due to broken tiles. It is impossible to miss this damage. The only replacement method for this is to replace the whole roof since it is a connected tile.
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When further inspected, there are several holes on the roof top. There’s evidence of rain water dripping through the hole. If not treated, the hole may become larger and there will be wet, angry pedestrian under it.
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Well, there’s nothing wrong with replacing only the broken tiles, but the image wouldn’t be nice. Below is an example.
Above is a roof top with various condition of slates. There’s rusty slates, as well as blue and red colour slates. In this case, the owner of this building prioritize functionality over the image.
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SUMMARY
There are 2 type of roofs; Flat roof and
Pitched roof.
Ponding occurs when there’s a defect during
installation; the de-elevation enables water
collection.
Flat roof defect can occur depending on how
much stress it can cope as well as how much
the contractors compress the materials. The
latter can cause crack much easier in a
“shaky” situation.
Pitched roof is built on pattern of tiles of
slates, depending on the structural
framework. However, after a while, these tiles
or slates can be damaged. Depending on
financial or functionality, it can be changed
partly or entirely. The latter can cost quite a
sum while the other is not “visual friendly”.
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INTERMISSION
Bam-i-Duniah
Roof of the World is a metaphoric description of the highest region in the world, also known as "High Asia", the mountainous interior of Asia. Bam-i-duniah is the native expression of the Pamir mountains; the highest mountain range on earth.
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WALL
Chapter
4
WALL
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What is the function of the wall?
Wall had been used since millennia ago; its existence had been so long that the question of “why we need a wall?” seems stupid. However, how stupid the question be, most of us are silent when asked about the condition of the wall in our buildings. We recognize the importance of the wall, but we cannot sense when the wall is deteriorating. Before we go to recognizing wall defects, we need to re-understand the function of the wall which is:
Structure The main function of the wall is as the structural support of the
building, or its components Barrier It could also be a barrier from weather, sound and heat
Partition The wall can become a boundary, marking a territory.
Protection It can also become a barrier against intrusion or even escape. (For prisoners or troubled kids)
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Form of Wall Construction Another thing before we go to building defects, we need to know the form of the wall in order to predict the source of defect. There are 4 forms:
Solid Construction A stone (usually) wall is where the mass of the wall supports the building’s roof and internal floors. It is similar to cavity construction, but different in component arrangement.
Cavity Construction
Almost similar to Solid Construction, but it is built into 2 parallel supports; one for structure purpose, and the other for barrier purpose. The gap in between the 2 acts as internal gutter to take away any water that may penetrate through the external face.
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Frame
Frame is a wall that can be said as “bare bone” wall because it is usually made from timber or metal iron and filled with several components as infill between the frames.
Combination
It is a combination of frame and solid construction. This type of wall is usually built as a solid foundation of a building that can withstand very heavy load. Most buildings use
this kind of construction.
Timber
Vapor Control Layer
OSB sheeting
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Cracks on wall column
The above picture shows cracks on column near a window. The crack had formed on 1 of the window edges. Cracks almost always form near rectangular window. These cracks can become dangerous as it can continue to crack deeper when there’s a building movement. The picture below shows the full extent of the crack.
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The above picture shows a window. A rectangular window has four corners, but it actually creates and focuses stress on those 4 corners. A circle window (below) does not have corners and so, it does not prone to crack. However, the problem is that it is quite costly to build one and the rectangular window has become a standard. It is hard to change the way of standard building construction even if it is faulty.
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What can we deduce from building cracks? The full explanation will be on final chapter, but for now, we can know how and which direction the building “move” based on the pattern of crack. (This does not apply to horizontal or vertical cracks, only to the “zig-zag” ones.) Let’s imagine a building (left picture), with a crack already formed in one of its wall (right picture):
There’s a slight building movement to the left, which causes the crack to continue to rise up, against the supposed flow (to the right). Remember, the building movement is a minute vibration. We cannot feel it.
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And then, there’s a movement to the right, causing the crack to go to downward right. The building movement’s effect in this context is not the same with every building. But from this, you can get the idea of how the building movement affects crack, right? Now, you can try to imagine what the building movement is and how frequent the movements cause this length of crack? What long term effect can you think of?
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Water Seepage Effect
A wall is a structure that needs to be protected, even from above. In this case, the possible explanation is the rain water was allowed to flow through the face of the wall. The rain water also deteriorates the paint on the metal grill, causing discoloration to the yellow wall. If the metal starts to rust, we’ll be seeing rust color soon on the wall.
The illustration picture on the right shows the possible view of the wall in the beginning.
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The rain water flows through the face of the wall.
After a while, the rain water brings along dissolve paint or dust from above. The rain water then condensates, leaving a visual “scar” on the wall.
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Horizontal Wall Crack
The above picture shows a horizontal crack. This is an example of internal crack. Factors of this kind of crack include building movement, brickwork or block work shrunk or expanded, metal works inside or onto the wall expand or contract (like the science fact; metal expands when heated, and contracts when cooled). If it expands/contracts inside a structure (filled with cement/brick etc.) it can cause quite an effect.
Identify any metal works made onto the wall
Is the brickwork / block work
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BRICKWORK AND BLOCKWORK
A brick is usually brown-red color and had no hollow hole in the middle. It is just a solid stone brick.
A block is cement made. Most blocks have 2 hollow holes inside that could be fitted with a rod and filled with cement for reinforced structure. Blocks that do not have the hole cannot be fitted with a rod. Both are construction materials that can become solid or cavity construction. However, cement block can be fitted with metal rod through the middle hole on it and filled with cement, making it more reinforce.
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Above are examples of metal rod fitted into the block arrangement. Note that there’s a difference of using brick and blocks. A brickwork weakness is the quality of the brick, deterioration rate of the brick, climate, and workmanship (not all people involve in construction know how to handle brick well; the brick may already damage due to handling even before being used). A block work weakness is that it does not insulate sound, requires more space for expand/shrinkage than bricks, and lesser wet retention capability (depend on the quality)
Cement to make the face of the wall
Metal Rod
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Wall Cement problems
Most cement has Calcium Carbonate in its hydrated lime. The Calcium carbonate can seep through the wall via water seeping and react with carbon dioxide to form the “thing” on the left picture. It can also form a kind of stalactite if it is dangling on the upper wall.
The way to solve this problem is to find the water source or water leak. This problem can be seen in most ablution room in any mosque.
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Mold growth
This defect had been discussed in chapter 2. Can you identify the source of the mold growth? (Hint: the pipe seems a bit odd, don’t you think?) However, there’s another case in this context. The mold grows on naked wall (broken paint). This seems to imply that the paint does its job in protecting the wall.
If the wall is still coated with the paint, then the mold would not possibly grow on it.
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SUMMARY
The 4 function of wall are for Structure, Barrier, Partition and Protection.
The 4 forms of wall are Solid Construction, Cavity Construction, Frame and Combination
Building crack pattern can tell us the way the building move.
There’s a different between brickwork to block work; from type of material used to ways of reinforcing them.
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INTERMISSION
The Wall that Separate a Nation
In 1961 the country of Germany was divided into two. On the west side of Germany, people lived in freedom. On the east side of Germany, people were not free. People on the east side of Germany were leaving East Germany to live in West Germany. The leaders of the government of East Germany did not like this, so they built a wall to separate East Germany from West Germany. The Wall was made out of concrete and barbed wire and was watched over in many areas by guards with guns. East German citizens who tried to escape from East Germany to West Germany could be shot without warning. In 1989, the Berlin Wall was taken down in Alexanderplatz demonstration and families who were kept apart were able to see each other. Today, Germany is a united and free country.
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Floor
Chapter
5
FLOOR
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Why do we need Floors? Wasn’t earth natural land soil good enough?
The question above may be pondered by some people, but to some of us, it may be an unthinkable question. Throughout our life, we already accepted the notion of floors, but we fail to question why? I think, only when the question arose in this page, does the readers question why we need floors. Because of this, floors are often neglected, including their defects. Little did anybody know, a floor is one of the important pieces in a building. These are the functions of a floor:
To carry the loads imposed A floor requires an adequate deck that can transfer the loads evenly or to the beams support (of it is on upper levels). A floor needs to deal with weight, vibration, impact, penetration and uncertain climate. Every building structure with a purpose (warehouse, hotel, school) has its own type of floors. For example; a marble floor is always seen on hotels but not in warehouse, right? Just imagine if the ball-truck (picture) move on the marble floor. The results would be ugly, isn’t it?
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To remove water Believe it or not, this is one of the functions. Most floors are equipped with drains, cavity trays or small holes to prevent water collection. In toilets, you can see the sink hole on the toilet floor. There should be one too on the living room. However, most residents opt to hide these holes with furniture and doodads. This actually defeats the purpose of the holes in the first place.
To provide a suitable surface A floor must be in accordance to the use of the room or building. For example, a warehouse floor must able to handle the impact of the wheels of a forklift truck. In a hospital, there should be a ramp for disabled person. Yes, surface includes ramp and stairs.
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Type of Flooring
There are many types of floor in building, these are a few types:
Hardwood Flooring
This type of floor presents a combination of beauty and durability that you would rarely have on a flooring type. This type of flooring provides a long-lasting product, wear resistant surface that could be refinished if necessary. However, the downside is the floor could darken with age and some could shrink and expand, creating gaps in the floor surface. If an excess load is put on the floor, there will be mark such as scratch (picture right) or demotion level.
Bamboo Flooring
Bamboo flooring is durable, elegant and comes in a variety of colors usually ranging from honey brown to light tan. It provides a strong, clean surface, but could darken over time or when exposed to sunlight. Bamboo flooring seems like an arrangement of bamboo shape to a plank. Bamboo flooring should not be left wet or it will get ugly.
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If the bamboo plank gets wet, it may become too compact (due to moisture uptake) and broken. Once broken, it may not be able to be fitted back to the floor arrangement.
Ceramic Tile Ceramic tile could be used as floor tiles, indoors, or as counter desktop. Most of the ceramic tile is waterproof, so no need to be afraid of spilt water. However, the tiles could be damaged with scratch, and possibly chipped if loaded with heavy objects. One of its biggest drawbacks is that grout lines could be very hard and difficult to clean and low quality tiles may chip.
Laminate Flooring One of the cheapest flooring types available, laminate flooring looks like hardwood floor, but it is actually made from fiber board; so it shows a wood-like look. Laminate flooring provides a
strong, durable surface that can resist burns, scratches, water and chipping unlike hardwood floor. It is an excellent solution for high traffic areas, resembles natural materials. However, laminate flooring could not be refinished and repaired if broken.
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Marble Flooring
Marble tiles are one of the most durable and versatile tiles to use. They can be at floors, walls and hallway columns. These tiles are easily cleaned and maintained. However, the tile usually requires costly maintenance because the tile react with chlorine (chlorine is used in most detergent), therefore it needs special type of detergent. Marble tile also reacts with acid (orange juice is an example) to produce an irreversible stain damage.
Concrete Flooring
It is a common floor. Concrete flooring is extremely tough and resilient, and is able to withstand the pressure from very heavy equipment such as cars, trucks, forklifts, and stacked crates. That is why it is such a popular material for hard working commercial areas such as garages and warehouses.
However, defect can occur at the early phase of construction; when the concrete was already step on while it is still drying. This could cause cracks right after drying.
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Broken Tiles
The above picture shows broken tiles on a ceramic tile floor. The broken tile is also included in the picture. The possible original unbroken tile is illustrated in picture below. There are 3 possible causes; inadequate mortar / cement under the tile, faulty tiles and heavy objects load. Inadequate mortar / cement may not make the tile properly “stick” to the floor. Sometimes, the tile itself may be a defect; chipped, or uneven tile width.
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Floor Ponding
Similar to the roof problem, there’s a problem of water settlement. However, in this case with the laminating floor (above picture) there is a missing underlayment. Any tile, or laminate installed directly on concrete floors will mirror any cracks on the floor. Once a tile is cemented in place with mortar, if the floor cracks, that crack will also show up on the above layer; in this context, there’s a hole under the laminating floor. This causes water to be able to “pond” on the laminating floor. Any floor laid over existing cracks usually cracks due to uneven floor movement along the tile.
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The above picture shows a laminating floor. However, there’s a down slope due to faulty of base cement layer (probably during early construction). This causes the laminating layer to be faulty (middle picture)
Due to down slope, water can form a small pond. The nearest water source in this context could be from the refrigerator. However, it could also come from a leak on a ceiling.
Laminating floor
Underlaying floor
Water collection
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Chipped Ceramic Tiles
Above is a picture of ramp with chipped tiles. This ramp has been known to carry heavy loads (the heavy loads were carried by a trolley up this ramp).
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The ramp would actually look like the picture on the left during its early days. The ramp was smooth, however, there’s an inevitable opening that could lead to damage.
The opening is vulnerable to heavy loads, such as the trolley wheel as in this example. In technical terms, this kind of force (the loads were imposed to a specific spot) is called lateral thrust.
The lateral thrust to the tip of the ramp cause crack at the tiles. Any further thrust would only increase the crack.
Prone to damage
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After a while, the thrust would open up the tile and break it. The same can be said with the stairs below, with different thing acts as a lateral thrust on it.
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SUMMARY
The function of a floor includes carrying the load imposed, removing water and providing suitable surface.
There are 6 types of flooring; Hardwood, bamboo, ceramic tile, laminating, marble and concrete floor.
Tiles can broke down due to inadequate mortar.
Ponding on roof can also occur on floor
Lateral thrust causes chipped tiles.
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INTERMISSION
Standing on water
The Dead Sea is a salt lake in Jordan. The water has a density of 1.240 kg/L, which makes swimming similar to floating. The salinity of its water had been used to treat skin disease and this attracts tourist from around the world. Some tourist came for health reason, while others came just to have fun. However, it is not recommended to drink the water (even if accidentally) because extreme salt water would induce vomiting.
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Interpreting Cracks
Chapter
6
Interpreting Cracks
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As of now, most common building defects are in form of cracks. It’s important to note that cracks are inevitable; nothing stays young forever. Materials will deteriorate, structure will become unstable, the earth is always in constant motion. There’s no such thing as perfect building that is free from defects. However, what we can do is to extend the “shelf life” of the building by removing any harmful doodads for potential defects as well as repairing existing defects. We want our home to be safe for our family to stay. That’s why most people consider a house is the greatest asset they have. However, an asset without maintenance is a liability. We almost certainly don’t want that. The monuments’ erected around the world seems to be the pinnacle of human ingenuity. However, they are also not free from deteriorating. That’s why; there are always teams of construction preservationist group in each one of them.
The annual repair of The Great Mosque of Djenné in Mali.
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Reasons for common cause of cracks
Reason Directions Material Notes
Post construction movement
due to moisture
Expansion Brickwork (wall)
Occur within 6-month of
construction completion
Contraction Concrete Within 2- years completion
Timber Within 2 years, can be rapid if weather
worsen
Moisture induced changes
Expansion Water
Influence of exposure of
building
Expansion Metals Rusting of steel
Chemicals (brick/concr
ete)
Sulphates (common in these 2 thing)
expand when damp
Clay Water spilt on the clay structure
Shrinkage Clay Due to loss of water (hot weather)
Vegetation Expansion All Roots can grow inside the material
and expand
Over-Load Floors All
Ground failure
Floors Ground Compression of filled material, or even the ground.
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Interpreting crack from crack shape
Crack Shape
Note Possible Cause
Horizontal Repeated at regular intervals in brickwork
The metal within the wall corrodes. The repeated crack should show a pattern; shows the extent of the corroded metal.
Horizontal Single horizontal joint crack
Occur at High Level The load above the wall (on the roof or upper level) is substantial (changing into new heavier roof, too many heavy furniture upstairs etc.) causing cracks 2-3 brick courses below the said load.
Horizontal Single horizontal joint crack
Above Windows There’s a combination of concrete lintel and brick near the window; if building movement occurs, or even a cavity; these 2 will cause the crack
concrete lintel
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Crack Shape
Note Possible Cause
Horizontal Single horizontal joint crack
Parapets Parapet is the low protective wall along the edge of a roof, bridge, or balcony. Very vulnerable to hot weather; the differences between the hot parapet and the cooler is that the brickwork layer underlay it causes crack. (just like pouring a cool water into a hot glass)
Horizontal Damp proof course Expansion due to chemical reason; sulphates in mortar/cement react with water and CO2 , causing expansion
Vertical At wall Junction
Occur at the joint between the extensions of a building. Differences (age, material etc.) between the extension structure and the main house cause the crack. This will occur more often if there are different materials (brickwork and block work)
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Crack Shape
Note Possible Cause
Vertical Form pattern shape
Occur usually in brickwork. Occur due to thermal expansion, or even initial drying shrinkage (at early phase of construction)
Vertical In concrete columns
Could be due to stress, corrosion or carbonation (chemical reaction) of the concrete.
Diagonal At corner
Occur due to stress being placed on the wall at an angle. The stress may come from rectangular window, high beam etc.
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Crack Shape
Note Possible Cause
Diagonal De-elevation of ground (subsidence of the ground)
Movements of the ground are the most common cause of diagonal cracks. Based on the structure involved, a subsidence of ground could move the entire house (causing major crack) or a section of the house, causing small-medium cracks). Report to authority if this occurs. Move away if it persists.
Crazing
Occur mostly in cement / concrete material. Often at floor. May due to load, incomplete drying out (during construction phase)
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SUMMARY
Most cracks occur with a reason. Expansion or contraction of a construction material is a major source.
Crack shape can give hint on possible causes; based on its location and other amenities in the vicinity.
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INTERMISSION
The Great Mosque of Djenné
The Great Mosque of Djenné is one of the most famous landmarks in Africa. Along with the "Old Towns of Djenné", it was designated as a World Heritage Site by UNESCO in 1988. The walls of the Great Mosque are made of sun-baked earth bricks (called ferey), and sand and earth based mortar, and are coated with a plaster which gives the building its smooth, sculpted look. The entire community of Djenné takes an active role in the mosque's maintenance via a unique annual festival which aims to repair the damage inflicted on the mosque in the past year (mostly erosion caused by the annual rains, and cracks caused by changes in temperature and humidity). In the days leading up to the festival, the plaster is prepared in pits. It requires several days to cure but needs to be periodically stirred, a task usually falls to young boys who play in the mixture, thus stirring up the contents. Men climb onto the mosque's built-in scaffolding and ladders made of palm wood and
smear the plaster over the face of the mosque.
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Protecting Yourself
Chapter
7
PROTECTING YOURSELF
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If you still remember, there’s always an issue in newspaper about property purchasers that was not able to occupy their own property due to not having certificate of compliance (of some sort). According to law, as long the building is not certified, it is not possible for occupancy. If you thought that document was called CF or CFO (Certificate of Fitness for Occupation), well you’re a bit outdated. The system had changed since 2007, and a new certificate called Certificate of Completion and Compliance (CCC) is required. It was implemented on 12 April 2007 under the Street, Drainage and Building Act 1974.
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The reason for the change is due to problem of the former system. The CF system depended on Local Authority for ANY authorization, including authorizing water supply system installation (go to the Local Water Council), authorizing electricity installation (go to Tenaga Nasional Berhad) etc. The new system; CCC, is based on self-regulation (not you, but the people in the construction team). In the Construction team, there will be professionals including Engineers, Architects and building draftsman. One of these professionals will be responsible for the CCC and that person is called Principal Submitting Person (PSP; not the Sony console game). The PSP only needs to submit building plan to the Local Authority and supervises the construction according to the approved plan. Therefore, no more person going to the Water Council or TNB; the PSP will supervise it.
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However, the CCC has a catch. Since it is self-regulating, there’s a chance of exploitation. The PSP (and the contractor) may plan to build the property not according to the approved building plan (for whatever possible reason). This does not mean that the law will pull a blind eye; there’s an offensive charges on this. The offence will cause a fine of RM 250,000 or 10 years jail time or even both. But human are human, exploitation still occur and we, customer need to protect ourselves. Exercise your rights and act when deem necessary. By now, you can identify and predict most major building defects. The following page should give you some ability to present a proof to proper authority or the PSP should some exploitation occur. This also includes building improvement projects, building extension etc.
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DEFINITION OF “DEFECT” You may think, after several chapters, now you’re defining the word “Defect”? Well, there’s a reason and that reason is the definition can be interpreted in many ways. It is better to explain from all angles AFTER you had known the types of building defects. This will give you some perspectives and judge whether the water pipe malfunction on your new house is a defect or not. The definition of Defect:
• Defects are the non-fulfilment of intended usage requirements (Josephson & Hammarlund 1999).
• ‘A lack or absence of something essential to completeness’ - Tate v. Latham & Son (1897).
• ‘Anything which renders the plant’ in an item of plant - Yarmouth v. France (1897).
• ‘An imperfection or shortcoming’ - Black’s Law Dictionary (7th edition).
In our context, Defect means: “Does not conform to the agreed specification” This includes:
• Disconformity
• Non-conformity
• Non-compliance
• Incomplete
• Temporary disconformity (pre-completion defects): defects before completion
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In much simpler terms:
• work (including design) or materials not of acceptable quality
• work (including design) or materials that are in themselves of acceptable quality, but do not confirm with specification or the design brief
• Work that is incomplete. As a customer, you have rights to claim for exploitation or Free of Charge reparation (depending on type of defect) if you are able to provide ground for claim against some or all of the project team.
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Type of DEFECT
PATENT DEFECT Defect that is visible clearly or defect that is observable once it met certain condition (usually after weather condition). It can be spotted by lay man.
LATENT DEFECT Defect that is not observable or is concealed. Usually it is concealed under a layer of fine superficial workmanship or tiny defect, which will later become significant. It requires expert observation to deduce defect estimation.
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If you have a contract with the contractor, a defect can entitle you:
• To a compensation
• To a building contract termination or appointment of consultant
• Delay obligation to pay & right to receive payment
• Prevent work being regarded as complete (certification purposes)
If the work had been done without a contract, well, there are 2 solutions: Restitution or Tort
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RESTITUTION It means Claim of Payment for work done in the absence of contract. From a property owner perspective; restitution can be used when the building done is not up to standard; (not according to customer request). If there were no request made; the construction should be made according to the standard imposed from the building plan that is authorized by the Local Authority or any building standard that currently in practice. The Local Authority (normally following the bye-laws) had set the standard code for building, therefore customer should rely on the specification set by the Local authority when he/she did not make any request. However, the claim of payment does not necessarily mean that contractor will pay up money. Instead, the cost of repairing the defective section could be reduced from the normal price up to a certain percentage or even free.
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TORT Legal action can be made if defect occurred under customer knowledge and had reported to the contractor for remedial action. Further justification for a legal action is when the contactor is aware of the claim and ignores or denies the claim. Legalities issue is out of this book domain. However, as a customer, we deserve the rights to claim for reparation when defect occurred. If you think that you’re exploited, seek advice and guidance from proper professionals (surveyors, lawyers, architects etc). In Malaysia, there are already various legal battles between property owner and contractor. As long purchaser/owner is able to provide ground for defect, the purchaser/owner can claim against some or all of project team [Alasan Penghakiman Rosdi VS Coopas Sdn Bhd] (Teo Say Eng, 2012).
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SUMMARY
Certification of Fitness (CFO) is obsolete, nowadays, building are certified with Certificate of Completion and Compliance (CCC)
CCC is self-regulating, there’s a possibility of exploitation by contractors. Be vigilant and visit construction site regularly to identify defects that could be done deliberately.
When a deliberate defect is observed, exercise the right as an owner; Claim your rights as in contracts stated or if there is no contract; Restitution or Legal action.
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INTERMISSION
RIPLEY’S BUILDING DEFECT?
It wasn’t hit by a massive earthquake. In true fashion of the Ripley Legacy, This Ripley’s oddities attraction in Branson Missouri was built to reflect the odd 1812 earthquake that measured 8.0 on the rick. The building has now become one of the most photographed in the world and attracts tourist all year around.
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Field Test
Chapter
8
FIELD TEST
110
This chapter will show several pictures of building defects. After reviewing the pictures, try look around your house, office or property and see if you can find some.
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112
113
114
115
116
Epilogue
Chapter
End
EPILOGUE
117
Recently, a house had a problem; one of the wall sections of the house had a huge crack. Here’s the picture:
The crack is large enough to warrant concern from the whole family. We set to call a contactor to inspect and repair the crack.
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As a brief description, this is the location of the house and the neighbors. Note the different soil level between the houses:
The wall of the house is like this:
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And the crack as in the picture is located here:
The reason for the crack is due to different soil level. The wall of the house is leaning toward house “A”. If we left it long enough, the wall may tumble down to house “A”:
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Since the wall at the back is interconnected with the wall on “C”, it created a pulled tension and created the crack:
Therefore, in order to repair the wall, we need to remove and rebuild the 2 walls with stronger foundation. The following page will show the process of reparation.
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The above picture shows the walls are being broken with a sledge hammer. There are only 2 people doing the job.
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..And down the wall goes…
123
….until it completely demolished. The debris was cleared.
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This is the inner side of the wall. The brick were placed in a solid construction fashion. There are some metal protruding outward, but it is not clear in the picture.
The inner of the other side of the wall
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After clearing the wall, it’s time to make the concrete frame.. The concrete frame involves digging the soil; like making a trench and fill it with wire mesh and cement. This is the picture of the basic concrete frame:
The trench requires two boards as a footing on each side.
After setting the trench and footing, they placed wire mesh at the center of the footing to increase rigidity and prevent cracks in the concrete. After that, cement was poured onto it and formed a slab. This is a concrete frame.
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After that, they started placing the bricks, layer by layer.
The concrete frame is situated on a trench. From above, it seems like soil/cement mound.
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And the new wall is rising.
128
There are some iron rods protruding out of the bricks layer. The function is to make the layer of bricks rigid and firm with cement.
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The fully erected brick wall. After this they will plaster the wall with cement to make it sturdy and long lasting. The plaster will protect the cement brick from any factor that could lead to deterioration.
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Once the plaster is finished, it will need to wait until it fully dried before painting can begin.
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Finally, the wall is painted with the exact same color of the rest of the wall. Wall reparation completed. By detecting the point of failure, we can repair it and make it as if, the wall never crack before. That’s the power of building defect knowledge.
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CONCLUSION
We hope this book can help you in identifying simple building defects. This knowledge is what we all should know when looking for property, planning for house renovation or even for estimating property value. But alas, the most important thing, we hope this book will save you.
Back in 1993, a tragedy occurred when a block of Highland Tower collapse, killing 48 tenants. It was known that the cause of collapse was landslide. However, the landslides occurred due to unsafe house development located not far from there. Cracks were reported to have formed on the road leading to the towers months before the tragedy.
A question remains after a while; a building does not fall instantly, it must have given a sign of deteriorating. Did any of the tenants notice it? Had someone taken a step back during work and ask himself; “why is there a crack here?” and take further action, they would definitely know the dire situation they were into.
Nevertheless, any sign of major building defects should be taken seriously, since this will determine matter of life and death. Seek help when it is beyond your capability (even at early stage of reasoning)
Finally, we want to express our gratitude to you, for reading and understanding this book. We hope this knowledge will spread and grow in people.
Thank you
133
ACKNOWLEDGEMENT
We would like to express our gratitude to our family and friends who support us through the journey of making this book. We would also like to express our deepest gratitude to Universiti Kebangsaan Malaysia’s Center of Entrepreneurship and SME’s Development (UKM-CESMED) for creating an opportunity for all of us to create this book. It is possible that, without them, this book may not be realized.
We would also like to thank Prof. Malcolm Hollis for writing a superb book on buildings. His textbook on surveying knowledge should be sought for those who want to further their studies or even want to know more about buildings and building defects.
BIBLIOGRAPHY
TEXT BOOK REFERENCE
Hollis, M. & Gibson, C. 2000. Surveying Buildings. Fifth Edition. Rics Books London.
INTERMISSION REFERENCES
Alasan Penghakiman COOPAS SDN BHD V ROSDI BIN MAT ALI, 22-36-2008 C.F.R. 2012.
Andy Isaacson. 2011. The Pamir Mountains of Tajikistan.The New York Times http://www.nytimes.com/slideshow/2009/12/20/travel/20091220-pamir-slideshow_index.html
Barrett, K. 2008. Defective Construction Work. United Kingdom: Wiley-Blackwell.
Bourgeois, J. L. 1987. The History of the Great Mosques of Djenné. African arts 20(3): 54-92.
Ching, F. D. 2011.Building Construction Illustrated. John Wiley & Sons. Dickinson, P. R. & Thornton, N. 2006. Cracking and Building Movement.
Coventry: RICS Books. George Church. 1989. Freedom! The Berlin Wall.Time Magazine.
http://content.time.com/time/magazine/article/0,9171,959058,00.html [2/11/2014].
Josephon, P.E. & Hammarlund, Y. 1999. The Causes and Costs of Defects in Construction: A Study of Seven Building Projects. Automation in Construction. 8: 681-687.
Michelle, Rick, Seth Teicher, Leslie Mcintyre, Martofkukuf, Wythe, Bertiein India, Nicholas Jackson & Dylan. The Root Bridge of Cherrapunji
. http://www.atlasobscura.com/places/root-bridges-cherrapungee [2/10/2014].
Roam, D. 2009.The Back of the Napkin (Expanded Edition): Solving Problems and Selling Ideas with Pictures. Penguin.
INDEX asset, 89
bricks, 69, 96, 126, 128
broken, 33, 71, 78, 80, 121
builder, 18
building, 1, 2, 3, 4, 5, 7, 9, 12, 16, 17,
20, 21, 22, 23, 24, 26, 30, 37,
59, 60, 61, 62, 63, 64, 67, 72,
75, 76, 77, 89, 90, 91, 92, 96,
98, 99, 100, 101, 104, 105,
107, 108, 110, 131, 132, 133,
135, 137
Cause, 91, 92, 93, 94
cement, 67, 68, 70, 80, 82, 92, 94, 125,
128, 129
compensation, 18, 104
concrete, 73, 79, 81, 86, 90, 91, 93,
94, 125
construction, 3, 5, 7, 59, 60, 62, 68, 69,
79, 82, 89, 90, 93, 94, 95, 99,
105, 107, 124, 137
contactor, 106, 117
contamination, 22
corrodes, 91
crack, 55, 61, 62, 63, 64, 67, 72, 81,
84, 91, 92, 94, 117, 119, 120,
131, 132
Crack, 67, 91, 92, 93, 94, 95
cracks, 1, 26, 61, 63, 79, 81, 89, 90,
91, 94, 95, 96, 125
Dampness, 21, 22, 27, 33, 34, 35
defect, 1, 2, 30, 36, 37, 55, 59, 71, 79,
80, 101, 102, 103, 104, 106,
107, 131
defects, 1, 2, 3, 4, 5, 9, 12, 16, 58, 59,
75, 89, 100, 101, 107, 110,
132, 133, 137
deteriorate, 23, 89
environment, 1, 20, 21, 29, 137
factor, 23, 129
fee, 17
floor, 4, 22, 23, 27, 35, 75, 76, 77, 78,
79, 80, 81, 82, 86, 94
Frame, 60, 72
gap, 59
house, 18, 20, 26, 27, 89, 92, 94, 101,
110, 117, 118, 119, 132
inspect, 117
inspection, 1, 7, 17
Intermission, 4, 18, 37, 56, 73, 87, 96,
108
Interpreting, 4, 88, 91
investigation, 7, 17
joint, 91, 92
load, 60, 77, 80, 86, 91, 94
location, 11, 95, 118
maintenance, 4, 79, 89, 96
Material, 90
metal, 60, 65, 67, 68, 69, 91, 124
microbe, 22
Moisture, 35, 90
motion, 11, 89
movement due to, 90
organism, 21
pattern, 55, 63, 72, 91, 93
plaster, 35, 96, 129, 130
process, 1, 120
repair, 17, 89, 96, 117, 120, 131
reparation, 102, 106, 120, 131
roof, 4, 33, 39, 40, 44, 46, 55, 59, 81,
86, 91, 92
stress, 20, 55, 62, 93
surface, 1, 21, 22, 23, 24, 36, 76, 77,
78, 86
Surface, 24
survey, 3, 7, 17
tension, 24, 36, 120
understanding, 17, 132
vision, 10, 11, 12, 13, 17
wall, 5, 23, 26, 33, 35, 58, 59, 60, 61,
63, 65, 66, 67, 70, 71, 72, 73,
90, 91, 92, 93, 117, 118, 119,
120, 122, 124, 125, 127, 129,
131
window, 33, 61, 62, 91, 93
ABOUT THE AUTHOR
Hadi Akbar Dahlan Hadi Akbar graduated with a Bachelor Degree in Food Science and Nutrition from Universiti Kebangsaan Malaysia. Although a deviation from his degree, he is a person that likes to try and learn new things, including writing and illustrating for a subject that is entirely new to him. He have several projects coming soon that aim to deliver complex knowledge to the public via graphic novel. He aspires to make knowledge more managed
and easy to understand in this world of excess information.
Adi Irfan Che Ani Adi Irfan Che-Ani (Sr Dr.) is currently an Associate Professor at Department of Architecture, Faculty of Engineering and Built Environment, Universiti Kebangsaan Malaysia – UKM (The National University of Malaysia). He attained his PhD from University of Malaya, Malaysia in the discipline of facility management (performance measurement). He is actively involved in many researches (focusing on building condition
assessment) and contributes to the numerous indexed publications. He is also the recipient of the Young Building Surveyor Award 2013.
Ahmad Sairi Ahmad Sairi is a member of Royal Institution of Surveyors Malaysia (RISM). He attained his PhD from UiTM in the field of Incineration. He is currently the Director, Department of Building Control of Kajang Municipal Council. He has been active in theoretical and practical aspect of surveying in Building Control Department in local authority since 1989 to date. His expertise is towards quality control in building and building compliance in terms of by-laws and local
authority practices.
Learning Building Defects via Visual Novel Approach is a visual-oriented book aims to teach readers on the type of building defects and it effects. This is an important knowledge that most people “forget” (or failed perhaps) to learn, since this topic is rarely discussed, unless you’re a construction people or built environment academician. With this book, we do hope that more readers will know more about their home and building; thus instill more concern about their surroundings.