building pathology & maintenance - argyll and bute · definitions • maintenance - the work...
TRANSCRIPT
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Jim Castle BSc(Hons) FRICS FHEA PgCLTHE
Building Pathology &
Maintenance
For:
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Introduction
• Definitions
• Marriage and the result …
• Pathology - questions
• Maintenance – questions
• Starting points (for pathology and maintenance)
• Pathology application
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Definitions
• Maintenance - the work needed to keep a building, road,
machine, etc. in good condition:
• Pathology – the scientific study of disease
(Cambridge Dictionaries Online, 2014)
But, who can combine these skills?
Need a marriage of building technology and pathology skills
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Marriage!
Building
Technologist
Pathologist
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The result …..
A Chartered Building Surveyor
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Pathology
Questions
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Examples of building “disease”
• Subsidence
• Dry rot
• Wet rot
• Dampness
• ASR
• Carbonation
• UV degradation
• Sulphate attack
• Cavernous erosion
• Et al – (literally thousands !!!!!!!)
PATHOLOGY – the study of building “disease”
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• What is the host material?
• What “disease” is the host material susceptible to?
• What factors are contributing to the “disease”?
• Which precise “disease” is affecting the host?
• What is its extent?
• How long has it been there?
• What is the resultant damage and its extent?
• Has the problem affected its neighbours (and how)?
• Is the “disease” active or inactive?
• Could activity return and what might cause its return?
• Does anything need to be done?
• If so, what and when?
Pathology – questions
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Maintenance
Questions
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Re-active – Fire fighting? Panic? Big money?
Pro-active - The clever answer?
MAINTENANCE - “Disease” prevention and eradication
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“A stitch in time saves nine”?
Pro-active Maintenance
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Planned Preventative Maintenance
(Planned Maintenance or Scheduled Maintenance)
Pro-active Maintenance
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• Naval origins
• Regular inspection
• Intervals and timing to suit the case (pathology)
• Maintenance programme
• Pay now; save later
• Costs distributed more evenly
• No shocks!
• But, ongoing labour requirements and costs associated
• Over cautious approach may cost more
• Optimum programme defined by pathology
Pro-active Maintenance
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Pathology and maintenance
Starting points … the Big Bang
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Maintenance
Pathology
Survey
Surveys …
Integral to maintenance …
Integral to pathology …
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Asset register
• Age
• Quantity
• Condition
• Where does the building fit in your “plans”?
1. Retain? SURVEY
2. Upgrade? SURVEY
3. Dispose? SURVEY?
Know your buildings …
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Bute – Council Building
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Rosneath – shop unit
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????
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Helensburgh – Clyde Street School
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• Stock condition (multiple) … Collect and record data
• Condition (individual) … Collect and record data
• Measured Survey … Collect and record data
• Building Survey … Collect, record and analyse data
• Bespoke … Collect, record and analyse data
Survey types …
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Pro-active maintenance (PPM)
• Which survey type?
• Asset register & Measured survey (Quantum & typology)
• Stock/Individual Condition survey
• Building (whole) Survey (old and/or complex)
• Bespoke Survey (where a common theme)
Re-active maintenance
• Bespoke survey (identify cause and effect)
• Building Survey (where implications on other parts)
Horses for courses … (Survey choice)
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Pathology
• Which survey type?
• Building Surveys (our focus)
• Bespoke surveys
• Why?
• Offers detailed examination
• Opportunity to analyse
• Facilitates defect pathology
Horses for courses … (Survey choice)
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Building Surveys
• Pre-survey desk studies
• Qualified personnel
• On-site inspection
• Use of onsite sketching and photographs
• The written report
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Pre-survey desk studies
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Old maps
Google (2011) Old-maps (1859)
http://www.old-maps.co.uk/maps.html
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SEPA
http://map.sepa.org.uk/floodmap/map.htm
Flooding
SEPA (2014)
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• Naturally occurring radioactive gas
• HPA
• http://www.hps.scot.nhs.uk/
• Indicative Atlas of Radon in Scotland
• HPA-CRCE-023 (2011)
• Radon Action Level – recommended limit for activity
concentration in UK homes
• 200 Bq/m³
• Becquerel – measures activity of a radionuclide
• 1 Bq = 1 transformation per second
Radon
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HPA (2014)
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Risk and perspective
“People living all their lives at the Action Level run the
risk of a few per cent of developing lung cancer.
....................... about one in thirty people (3.3%) exposed
for a lifetime at the Action Level would be expected to
develop lung cancer.”
HPA (2012)
15-20% of smokers develop lung cancer
Roy Castle Lung Cancer Foundation (2012)
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BRE
Radon sump
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The Coal Mining History Resource Centre (Raley’s
Solicitors – Barnsley, Doncaster, Rotherham Wakefield)
http://www.cmhrc.co.uk/site/maps/scotland/index.html
Scottish Division
British Geological Survey
http://www.bgs.ac.uk/mineralsUK/mines/coal/home.html
Mining
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British Geological Survey
http://mapapps.bgs.ac.uk/geologyofbritain/home.html
Maps of superficial deposits (“Drift Maps”) and “solid”
Geology
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(BGS, 2016)
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Google Earth
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“Streetview” – Duntarvie Road,
Easterhouse
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Qualified personnel
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Experts in pathology (and technology) for whole building
Others may have speciality in certain areas
• Structural engineers (MIStrucE; ICE)
• Building Services engineers (CIBSE; MIMechE; MIEE; etc)
Others may have developed skills
• Chartered Surveyors (RICS GP division)
• Chartered Architects (RIBA; RIAS)
• Those with other technical background
Chartered Building Surveyors (RICS)
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Example (from Guidance Notes)
Surveyors are not required to follow the advice and
recommendations contained in this guidance note. They
should, however, note the following.
When an allegation of professional negligence is made ....
the court is likely to take account of the contents of any
relevant guidance notes published by RICS in deciding
whether or not the surveyor has acted with reasonable
competence.
RICS governance and professional standards
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Roberts and another v J Hampson and Co
• Queens Bench Division 1988
• Mr Justice Ian Kennedy HELD that .... He (Hampson)
did not test the wood blocks of the floor and appeared to
have ceased to follow the “trail of suspicion” in the
skirtings because of the intervention of a piece of
furniture ….
“Follow the trail of suspicion ...”
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On-site inspection
• Talk to the occupier and/or owner
• Equipment
• Field sheets
• Note taking
• Sketches
• Photographs
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Field sheets
• Prescriptive
• Non-prescriptive
• Semi-prescriptive
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Sketching
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Detailed notes
Prompts
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Photographs
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Pathology application
• Case studies
• A look at structural analysis
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Case study 1
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Squat stacks … height less than 4.5 times the width
… only leaning slightly … limited mortar deterioration,
… be repaired by repointing. If … loose or crumbling
bricks, the stack should be dismantled to a point where
it is stable and then rebuilt.
Slender chimneys … height more than 4.5 times
width … leaning or showing signs of condensation
damage … dismantled and rebuilt completely. …
possible to rebuild them with a reduced height,
provided their appearance is acceptable and no risk of
smoking problems due to down-draughts
(BRE GRG 15)
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Case study 2
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Structural Analysis – a pathological approach
Influencing factors - considerations
Distortion surveys
Analysis and pathology
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• Superficial deposits or bedrock?
• Cohesive or non-cohesive?
• Mining?
• Peat?
• Water table or groundwater level?
Geology and hydrology
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• Subsidence or something else?
• How can we diagnose; former or latter?
• If former, anything to indicate passive or active?
• Size
• Orientation
• Coincident with distortion (or not)
Cracking
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Bond?
Crack width?
Age?
Associated distortion?
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• Vertical and horizontal plane
• Location - Ground level; wall head; intermediate
• Distortion survey
Distortion
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Action Wall Ties, (2012)
• Bed joint reinforcement (red)
• Lateral restraint strapping (yellow)
• Wall ties (blue)
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• Age?
• Type?
• Modes of failure?
• Associated ground and vegetation?
Drains
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• Trees
• Large shrubs
• Type; age; size now; size when mature; proximity
• Associated ground
• Proximity of drains
Vegetation
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• Load distribution via foundation
• Soil bearing capacity
• Flexible
• Rigid
• Load paths
• Cavity or solid
• Lateral restraint
Construction
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Eccentric partition loads
Other signs:
• Twisted door heads
• Cracking?
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Thank you – any questions?