Defects Analysis
Defects are failures in function, performance, compliance, or usability that appear in a building’s structure, fabric, services, or facilities. KEYS Consulting brings deep expertise in identifying these issues and specifying effective, tailored remedial solutions.
Pinpointing Building Faults
Effective building assessment requires a deep understanding of construction methods, usage patterns, alterations, and maintenance history. By diagnosing current defects and anticipating future issues, we provide a comprehensive view of a building’s condition.
Defects may be revealed through occupant complaints or discovered during professional inspections. For property portfolio holders, we strongly recommend regular surveys to reduce the risk of costly remedial works.
Scientific Defects Decoded
When faced with complex defects or conflicting information, a scientific, evidence-led approach is essential. We test hypotheses against known or observed conditions to deliver clear, accurate conclusions. Our methodology follows a structured, staged process designed for precision and reliability:
- Observations – Record visible symptoms
- Theories – Develop hypotheses based on findings
- Questions – Identify key factors to differentiate theories
- Tests – Conduct specialized surveys or testing
- Analysis – Interpret results and refine diagnosis
- Conclusions – Match findings to symptoms
- Feedback – Adjust questions to incorporate new data
- Action – Plan effective remedial works
Common Building Defects & Their Causes
Defective Concrete, Spalling, or Loose Plaster in Ceilings
Symptoms:
- Water/rust staining, water leakage
- Patterned cracking
- Bulging, loose concrete patches with exposed rusty reinforcement
Possible Causes:
Aging concrete is a common issue in old buildings. Persistent water leakage weakens the steel reinforcement, leading to structural degradation.
Water Seepage from External Walls, Windows, Roof, or Ceiling
Symptoms:
- Water staining
- Peeling paint or wallpaper
- Water dripping
- Fungus growth
- Defective concrete, plaster, or tiles
Possible Causes:
Seepage can result from cracks in external walls, defective window sealants, or faulty drainage pipes. These issues need prompt attention to prevent long-term damage.
Structural Cracks in Walls
Symptoms:
- Deep cracks through finishes into concrete or bricks
- Long, continuous cracks across the wall
- Diagonal cracks at window or door corners
Possible Causes:
Cracks can be caused by structural movement, ground settlement, overloading, or poor construction design. A detailed investigation is required to determine the exact cause.
The Real Price of Defects: Are Remedial Works Cost
Remedial costs depend on factors such as the type and severity of the defect, accessibility of the work, material and workmanship standards, project planning, and compliance with client and regulatory requirements.
At KEYS Consulting, we align our recommendations with the client’s maintenance strategy and budget, tailoring remedial solutions to suit the specific nature of the defect.
Frequently Asked Questions
What is defects analysis in construction and property management?
Defects analysis is the systematic investigation of building defects to determine their cause, extent, and impact. It helps identify structural failures, material degradation, and workmanship issues to prevent further damage and ensure compliance with building standards.
What are the most common types of building defects?
Common building defects include:
• Damp and mould growth (caused by leaks, poor ventilation, or rising damp)
• Structural cracks (due to settlement, subsidence, or poor construction)
• Roof defects (missing tiles, faulty flashing, water ingress)
• Timber decay (wood rot, insect infestation like termites)
• Faulty drainage (blocked or leaking pipes leading to water damage)
• Defective insulation (causing energy loss and condensation issues)
What causes building defects?
Building defects can result from various factors, including:
• Poor workmanship (e.g., improper installation of materials)
• Material failure (e.g., low-quality concrete, defective roof tiles)
• Environmental factors (e.g., weather, flooding, or soil movement)
• Design flaws (e.g., inadequate structural support)
• Aging and wear & tear (e.g., natural deterioration over time)
How can defects be identified in a property?
Defects are typically identified through:
• Visual inspections (looking for cracks, leaks, damp patches)
• Thermal imaging surveys (to detect insulation issues or water ingress)
• Moisture meters (to check for damp or leaks)
• Structural surveys (conducted by engineers to assess movement or instability)
• Drone inspections (for hard-to-reach areas like roofs and facades)
What is the difference between a defect and a snag?
• A defect is a major issue that affects the building’s structural integrity or usability (e.g., a leaking roof, unstable walls).
• A snag is a minor imperfection found in new-build properties, such as a poorly painted wall or a loose door handle.
What should be included in a defects analysis report?
A defects analysis report should include:
• Description of the defect (location, type, and severity)
• Cause analysis (whether due to poor construction, material failure, or environmental factors)
• Photographic evidence (for documentation)
• Impact assessment (how it affects safety, usability, or compliance)
• Recommendations for remedial action (repair options and estimated costs)
Can defects impact property value?
Yes. Unresolved defects can reduce property value, affect mortgage approvals, and deter buyers. Significant issues like subsidence, damp, or structural movement can make a property harder to sell or require costly repairs before a transaction can proceed.
How can defects be prevented in construction projects?
To minimize defects, best practices include:
• Proper design planning (ensuring compliance with regulations and standards)
• Quality control during construction (regular inspections, skilled labour)
• Using high-quality materials (avoiding cost-cutting on essential components)
• Routine maintenance (regular checks on plumbing, roofing, and foundations)