Building Pathology Flashcards

1
Q

Describe brown rots.

A
  • Cuboidal cracking.
  • Loses strength very quickly.
  • Timber becomes darker in colour and dry.
  • Friable.
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2
Q

Describe white rots.

A
  • The timber develops a fibrous consistency.
  • Cracking is along the grain.
  • The wood will become lighter in colour.
  • Generally, a higher moisture content is preferred.
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3
Q

Explain the life-cycle of wood rotting fungi, (5)

A
  1. Spores are dispersed​ from the fruiting body.
  2. Spores ​germinate​ (in the correct conditions).
  3. Spores develop ​Hyphae​ (root like filaments that penetrate the wood).
  4. Mass Hyphae become ​Mycelium​ which become visible.
  5. Mycelium develops and produces a ​fruiting body​.
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4
Q

What are some conditions required for rot?

A
  • Food​ - Sapwood contains nutrients.
  • Moisture​ - The moisture content of the timber is key.
  • Temperature​ - Fungal growth can be killed off in low or high temperatures.
  • Air​ - Fungi require oxygen.
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5
Q

What is dry rot? Describe the conditions required.

A

Dry rot is a type of brown rot, which becomes dry and crumbly. The moisture content that makes timber susceptible to dry rot is 17-22%. Dry rot prefers damp still air where timber is in contact with brickwork and ventilation is poor, i.e. sub-floor voids and cellars. In these atmospheres the rot develops a fluffy/cotton wool appearance. Dry rot is considered the most serious of the rots due to its impact on the structure of the timber.

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6
Q

How do you identify dry rot?

A
  • Timber becomes dry and crumbly.
  • Timber becomes lightweight and a dull brown colour.
  • Cuboidal cracking.
  • The strands are grey and white.
  • Mycelium may look leathery or like cotton wool balls.
  • Spores cannot be seen but on mass they appear like red rust dust.
  • The fruiting body is often pancake shaped with a white margin and red spores on the surface.
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7
Q

What are the causes of dry rot?

A

These conditions are usually found where water is coming into contact with the timber directly. The most common defects allowing water ingress are:

  • Failure of roof covering or rainwater goods.
  • Defective rendering.
  • Inadequate ventilation.
  • Defective DPC.
  • Plumbing leaks.
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8
Q

What are the implications of dry rot if not remedied?

A

Spores can survive with interruptions to its living conditions and its mycelium can spread across masonry and attack other areas.

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9
Q

What are some remedial measures for dry rot? (7)

A
  1. A ​detailed survey​ to identify the areas of timber and masonry affected - ​intrusive techniques​ likely required.
  2. Strip off plaster to 1m beyond​ the last point of infection.
  3. If the timber has been structurally weakened ​replacement of the weakened timbers
    with preservative pre-treated timber, concrete or steel members is required. However, as much decayed timber as possible should be removed. It is standard to ​cut out the infected areas + 500mm of adjacent timber​ to ensure the infected timber is removed.
  4. The ​source of dampness should be eliminated​ and the ​timber allowed to dry​.
  5. Timber can be ​treated with a fungicide​ to prevent decay, but to be effective treatment has to penetrate deep into the timber.
  6. Irrigation of surrounding walling.
  7. Dry rot masonry fluid can be applied to the surface of damp and infected walls.
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10
Q

Why does cut edge corrosion occur and what can happen if it is not treated?

A

When the cut edges of coated metal cladding are exposed to the elements, for prolonged periods of time, delamination may occur in the form of peel back of the factory coating. The unprotected metal substrate then becomes exposed to rusting and corrosion.

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11
Q

How can cut edge corrosion be treated?

A

A silicone paint application (e.g. Seamsil) can provide edge protection to the sheet metal. If the corroded section is badly affected then a replaced section of sheet metal may be required.

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12
Q

What coatings are usually found on sheet metal?

A

Plastisol is a PVC plastic coating often used on sheet metal. It is usually identified by a leather effect. An alternative to plastisol is pvf2 which is a thinner material and has a smooth finish.

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13
Q

How can coatings on a sheet metal break down?

A

These coatings can be affected by UV radiation, humidity and oxygen leading to a loss in colour, chalking and delamination.

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14
Q

What age of a roof is cut edge corrosion most likely to occur?

A

10-15 years old.

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15
Q

What are some common symptoms of deterioration of GRP rooflights?

A
  • Exposed fibres
  • Cracks
  • Poor light admittance
  • Moss and lichen growth
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16
Q

What are some common causes of deterioration to GRP rooflights?

A
  • UV degradation breaks down the top coat.
  • Temperature changes leads to brittle sheets
  • Exposed fibres encourage moss and lichen growth
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17
Q

What are common repairs to degraded DRP rooflights?

A
  • Depending on the severity, it may be necessary to replace
  • Restore gel coat with giromax:
  • clean down the rooflight
  • prime the rooflight
  • apply one coat of delglaze
  • apply a second coat at right angles to the first coat
18
Q

What are common symptoms of spalled brickwork?

A
  • Spalled bricks

- damp brickwork

19
Q

What are common causes of spalled brickwork?

A
  • common in clay bricks which are under-burnt during firing.
  • common in exposed locations (parapet, chimney). - use case study
  • Occurs due to frost attack:
  • wet bricks pores freeze, which expands and cracks the brickwork
  • worse at temperatures around 0 degrees
  • water enters the brick through pores (worse in porous bricks)
  • progressive and can result in oversailing of brickwork
20
Q

What are common repairs to spalling brickwork?

A
  • remove the source of wetting
  • cut out the brick and replace
  • face fill the brickwork with mortar - trowelled finish
21
Q

What are some common 1960s concrete frame warehouse defects?

A
  • Leaks to asphalt roofs
  • Failed mosaic tiles
  • condensation
  • carbonation
22
Q

What are common symptoms of leaks to asphalt roofs?

A
  • internal leaks
  • breakdown of solar reflective paint
  • cracking and crazing
  • ponding
23
Q

What are common causes of leaks to asphalt roofs?

A
  • differential movement between frame and covering mat lead to cracking.
  • solar reflective paint can fail due to ponding or poor maintenance
  • ponding may occur due to blocked rainwater goods
  • cracks due to impact damage
  • cracks at details ie. parapets
  • poor workmanship
24
Q

What are common repair methods to leaks to asphalt roofs?

A
  • locate the leaks and damp insulation:
  • leak detection test and thermographic survey
  • undertake poultice repair to the cracked asphalt:
  • place a poultice stone on crack and heat up the asphalt
  • cut out asphalt 75mm post cracking
  • apply two coats of asphalt 10mm thick
  • alternatively apply a liquid applied system
  • discuss repairs with a specialist and review the RICS Guidance Note
25
Q

What are common symptoms of failed mosaic tiles?

A
  • spalling of mosaic tiles
  • hollow tiles (when tapped).
  • tile debris around the base of the building
26
Q

What are common causes of failed mosaic tiles?

A
  • loss of adhesion to the substrate

- failure of the rendered substrate

27
Q

What are common repair methods of failed mosaic tiles?

A
  • hammer test to locate spalled and hollow tiles
  • hack off and replace
  • over-clad
28
Q

What are common symptoms of condensation?

A
  • damp with no definitive edge
  • misty wall/glazed coverings
  • mould growth
29
Q

What are common causes of condensation

A
  • condensation forms when water vapour comes into contact with a surface at or below dew point and forms a liquid
  • factors include:
  • occupants living habits
  • poor ventilation
  • low background heating
  • cold bridges
  • poor thermal efficiency of elements
30
Q

What are common repair methods for condensation?

A
  • test and ensure it is condensation: find a dew point by measuring temperature and relative humidity, if below, it may be condensation
  • test for sulphates and nitrates
  • rule out penetrating damp etc.
    Repairs include:
  • advise occupants to alter living habits (washing outside)
  • installing extracts, heat recovery, trickle vents
  • design out cold bridges and upgrade thermal elements
  • condensation season = september to may
31
Q

What are common symptoms of carbonation?

A
  • cracks to concrete related to the reinforcement
  • spalled concrete
  • corroded steel where it is exposed
  • rust staining
32
Q

What are common causes of carbonation?

A
  • concrete is high alkaline, which protect the rebar from corrosion
  • carbonation breaks down the alkalinity (passive layer) the process:
    a) atmospheric CO2 reacts with water in the concrete pores
    b) forms a carbonic acid, which breaks down the passive layer
    c) progressively carbonation reaches the steel, which corrodes.
    d) corrosion leads to spalling due to expansion

Rate of carbonation depends on:

1) Level of cover - 40mm is the desired depth
2) Porosity of cement/water ratio - lower the better
3) Humidity - carbonation is worse with 50-70 RH

33
Q

What are common repair methods for carbonation?

A

Investigation is an essential prerequisite:

1) Appoint a structural engineer
2) Visual inspection
3) Hammer test to remove spalled concrete
4) Phenolphthalein tests to see affected areas - pink = no carbonation
5) Laboratory samples - test for chloride content and cement content

Isolated Repairs

1) Cut back / remove spalled concrete
2) Check the condition of the steel
3) Clean back the corrosion and apply a corrosion inhibitor - Sika Ferroguard
4) Apply a proprietary concrete repair to restore alkalinity
5) Apply anti-carbonation coat - Sika Guard

Alternate repair is cathodic protection

34
Q

What are common modern office building defects?

A
  • Leaks to asphalt roofs
  • cladding defects
  • composite materials
  • R22
  • Double glazing failure
35
Q

What are the common symptoms of cladding defects?

A
  • poorly aligned cladding panels
  • compressed sealants
  • chipped edges to panels
  • water ingress and air permeability
36
Q

What are the common causes of cladding defects?

A
  • differential movement
  • failure to account for wind loadings
  • inappropriate manufacturing tolerances
37
Q

What are the common repair methods of cladding defects?

A
  • consult a cladding specialist
  • review drawings and specifications
  • may be necessary to renew the sealants.
38
Q

What are the common symptoms of double glazing failure?

A
  • misty units

- condensation within the voids

39
Q

What are the common causes of double glazing failure?

A
  • failed sealants
  • vapour enters the unit and condensates when at or below dew point
  • common on south elevations
40
Q

What are the common repair methods of double glazing failure?

A
  • dew point testing
  • often necessary to replace
  • can repair but not always effective:
    a) drill the unit
    b) drying agent removes moisture
    c) unit is resealed
    d) vents installed to drilled holes.