DEFECTS ANALYSIS – FLOODING
KEYS Consulting / Defects Analysis – Flooding
Defects may be considered as failings or shortcoming in the function, performance, statutory or user requirements of a building, and will manifest within the structure, fabric, services or other facilities of the building. KEYS Consulting have huge experience investigating defects and specifying appropriate remedial works.
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FAULT FINDING
DEFECTS ANALYSIS
Where defects are complex or conflict with other available information, a scientific approach to diagnosis is necessary. Through this, a particular line of reasoning or investigation is tested against known or assumed facts so that it might be proved or rejected in favour of another. Our approach is based on a number of stages:
- observations – observe and record visible symptom
- theories – develop a number of theories based on observations
- questions – define a set of questions to differentiate between theories
- tests – find answers to questions (e.g. specialised survey, monitoring or chemical testing)
- analysis – analyse and interpret results
- conclusions – match diagnosis to symptoms and results
- feedback – redefine questions as required to support new information and prognosis
- action – develop appropriate course of remedial works
Common Defects |
Symptoms/Phenomenon |
Possible Causes |
---|---|---|
Defective concrete, spalling or loose plaster in ceilings | 01. Surface with water/rust staining, water leakage 02. Patterned cracking 03. Bulging, loose concrete patches with exposed reinforcement often rusty |
Defective concrete as a result of ageing is commonly found in old buildings. Persistent water leakage affects the steel reinforcement. |
Water seepage from external wall, window, roof, or from ceiling | 01. Water staining 02. Peeling off of paint or wall paper 03. Water dripping 04. Growth of fungus 05. Defective concrete, plaster or tiles |
External water seepage could be due to a variety of reasons including cracks on external wall, defective sealant at windows, defective external water and drainage pipes, etc. |
Structural cracks in walls | 01. Cracks that penetrate through finishes into the concrete or bricks 02. Long, continuous cracks across width of wall 03. Diagonal cracks at corners of window or door |
Structural cracks may be caused by many factors, e.g. excessive movement of the building structure, ground settlement, serious overloading, or poor design/construction, etc. Detailed investigation must be carried out to identify the cause(s). |
COST OF REMEDIAL WORKS
The cost of remedial works will be affected by various issues including the nature and extent of the defect; the ease with which the work can be undertaken; standards of materials and workmanship; how the work is to be planned, managed and implemented; and the requirements of the building owner/user and relevant statutory authorities. Subject to the nature of defect, KEYS Consulting considers the planned maintenance strategy and budget of a client to specify remedial works accordingly.