RECO2006 Construction IV

Building Pathology

Edward CY YIU Department of Real Estate and Construction January 2007

Intended Learning Outcomes

What is building pathology? Articulate the requirements of a buildings Synthesize the principles of building pathology Mainly focus on concrete

Repairs on repairs
A commonly phenomenon in both health care and building care.
No evaluation of medical treatment / repairs Frequent repeated symptoms Even worse than before

What is Building Pathology?

Pathology? Crime Detection? Forensic Medicine? Epidemiology? Anatomy? Micrology?

AEEBC Definition
Building Pathology is the:
Identification, investigation and diagnosis of defects in existing buildings; Prognosis of defects diagnosed, and recommendations for the most appropriate course of action having regard to the building, its future and resources available; and Design, specification, implementation and supervision of appropriate programmes of remedial works, and monitoring and evaluation of remedial works in terms of their functional, technical, and economical performance in use. 5 (AEEBC, 1994 quoted by Watt, 1999, p.1)

CIB Definition
Building Pathology is the:
Systematic treatment of building defects, their causes, their consequence and their remedies. (CIB W86, 1993 quoted by Watt, 1999, p.1)

The principles of Building Pathology rely on

A detailed knowledge of how building is designed, constructed, used and changed, and the various mechanisms by which its structure, materials and environmental conditions can be affected. i.e. our course aims and objectives!!! (Watt, 1999, p.2)
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Harris (2001) Analogy

repair

Disease

Treatment
diagnosis

Interventions Mechanism
prevention

Pathology Healthy HUMAN BODY

Building Pathology

Symptoms

Healthy and Safe Symptoms BUILDING assessment

requirements

What is Building Diagnosis?

Building Diagnosis is a study of the causes of the symptoms It is a scientific research It requires hypotheses testing It needs statistical analyses
Symptoms Hypotheses Analyses Intervention Strategies Assessments

Generalist and Specialist

Diagnosis:
A generalist

Repair:
A specialist

Current Practice
Report symptoms Search for cookbook solutions Carry out repair works (cosmetic or cover-up symptoms) Repeated symptoms Total replacement
Symptoms Intervention

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Why Building Professionals do not diagnose?

Building is much cheaper than human lives Building system is much simpler than human system Building system can be replaced much easier than human system Building repair is carried out by nonprofessional Very few professional negligence claims in building repairs 11

Where building pathology is treasured?

Heritage repair
Replacement of building systems do harms to the value of the heritage

Then why building pathology is taught?

Professionalism and ethics Value of the profession

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Symptoms
The Symptom (visible manifestation of failure) provides the first clue to cause of defect, and suggests scope and nature of investigation. [E.g. Fever] seepage, concrete spalling, debond, delamination, etc.
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What next?
[If fever then panadol?] What is healthy? Observe and assess symptoms , Inspections and tests , Diagnose causes of symptoms , Cure , Protection and prevention , , Evaluation / feedback
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Corrosion Management in Reinforced Concrete Structures

Sika (2005): The Key Stages
Assessment Survey of the Condition of the Structure Diagnosis of the Causes of Deterioration Determine the Repair and Protection Objectives Select the appropriate Repair and Protection Strategy Definition of the future Maintenance Requirements and Procedures
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Requirements (What is healthy?)

Functional Requirements Performance Requirements Statutory Requirements User Requirements Others
Intended design life and durability Environmental impacts Future requirements Costs of alternative solutions Consequences and likelihood of failure
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Assessment
The current condition of the structure (visible, non-visible and potential defects)
Symptoms, performance

Review of the past, current and future exposure

Design, Specifications, Materials, Workmanship Operations, Maintenance records Exposure
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Survey and Assessment

Preliminary site visit Background research ? Desktop study Inspection or survey Report writing Assessment of defects Severity of defects Effect and consequences of the defect Cost of remedial works (Watt, 1999, p.145)
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Scope of an Assessment
:

The nature of the defect The accuracy with which the cause need to be identified The main reason for wanting to know why the defect has occurred How to achieve the accuracy?
Visual inspection Non destructive tests Extensive opening up
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Sources of Information

Drawings and spec Architects instructions Site notes, minutes, reports Maintenance manuals and records Reports on the defects Interviews Meteorological records Inspections Published information Tests/measurements
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Diagnosis []
No cookbook approach? if fever then panadol? The most difficult part of pathology
What cause high body temperature? Influenza? SARS? Bird Flu? Different causes, different cures Wrong diagnostic analysis, fatal treatment!

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Buildings Department (2002) Building Maintenance Manual - Cookbook Solutions?!

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Causes of defects
[What are the causes of lung cancer?
Smoking? Multiple causes? What are the primary causes?]

How to determine?
By elimination By hypotheses testing (statistics) By laboratory investigations By simulations
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Diagnosis Approach
Observations (Visual Inspections) Assumptions Hypotheses Tests - differentiate among hypotheses
Extensive opening up Destructive tests Non-destructive tests By logical elimination By statistical means
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Causes

Four basic causes:

Genetics Living style Environment and accident Ageing Design and Specifications Materials and Workmanship Operations and Maintenance Environmental Impacts Ageing Process Vandalism and Incompatible change
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Six basic causes of building defects:

Testing Standards
STANDARD TEST METHODS FOR CONCRETE STRENGTH
Surface hardness test (Rebound hardness) Penetration resistance test (Windsor probe) Pull-off test Pull-out test Break-off test Ultrasonic pulse velocity C597-97 C900-01

American Standards
C805-02 C803/803M-97e1

British Standards
BS EN 12504-2:2001 BS 1881-207:1992 BS 1881-207:1992 BS 1881-207:1992 BS 1881-207:1992 BS 1881-203:1986

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Repair Strategy

To meet future requirements of the structure:

Do nothing Downgrade the structure or its capacity Prevent or reduce further damage without repair Improve, refurbish or strengthen Immune Demolition

Discuss the following symptoms:

Asbestos in wall panels Water seepage from construction joints
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Repair (Intervention Approach)

Abstention Mitigation Reconstitution Circumvention Acceleration (Harris, 2001, p.39)

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Abstention
Entropy

No intervention
Half Life

Time Incipient Accelerating Decelerating

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Mitigation and Reconstitution

Mitigation: alter the environment that support the deterioration mechanism

Reconstitution: alter the fabric that was deteriorating

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Circumvention and Acceleration

Circumvention: Substitution of other materials and functions

Acceleration: Speed up the rate of deterioration

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My Ideal - Immunization
Bohm and Peat (2000, p.236) There are three ways of dealing with the problem: 1. Avoid the introduction of misinformation in the first place, for example, by keeping away from infection through good sanitation and a careful diet. 2. Where misinformation exists, it may be possible to do something to remove it through various kinds of medical intervention. 3. But more significantly, the immune system is able to clear up misinformation in a natural way.

Immunization: automatic clear up deterioration and combat the source of deterioration Intelligent Maintenance See Yiu and Yau (2006)
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Bohm and Peat (2000, p.237)

The immune system itself is particularly complex and contains a very subtle kind of information that can respond to the whole meaning of what is happening to the order of the body. In this way it is able to distinguish misinformation from information needed for the bodys healthy operation. It can be compared to a kind of intelligence that works within the body. Moreover there is evidence that this sort of intelligence can respond to the higher levels that are usually associated with thought and feeling. It is well known that depressing thoughts can inhibit the activity of the immune system, with the result that a person becomes more susceptible to infections. Indeed there is much evidence that a vigorous, creative state of mind and a strong will to live are conducive to general health and even to recovery from dangerous illnesses. (Norman Cousins, Anatomy of an Illness, Bantam, NY, 1981) More generally, it could be said that good health is basically a manifestation of the overall creative intelligence, working in concert with the body, through various means that include exercise, diet, relaxation, and so on.
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Intervention Matrix
Example: Cracks in rooftop waterproof membrane
Abstention Do nothing Mitigation Redirect source of water Reconstituti on Re-roofing Circumventio Acceleration n Spray plastic Demolition layer

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Intervention Matrix
Example: Cracks in rooftop waterproof membrane

Immunization

Clotting of the cracks

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Evaluation of Repair
Re-test (Acceptance Criteria) Performance Monitoring Before-after Comparison Feedbacks

Discuss:
the costs of Repair on Repair How to ensure repair cures the disease?
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Prevention and Protection

Maintenance Maintenance Management (Preventive) Periodic Inspections or Replacements Continuous Monitoring Smart Materials and Intelligent BMS Built-in Automatic Feedback System Protection or Upgrading / Strengthening
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Emmons, 1993, p.44

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Methods of Protection

Emmons, 1993, p.44

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Recommended Reading
Watt, D.S. (1999) Building Pathology: Principles and Practice, Blackwell Science, UK. Harris, S.Y. (2001) Building Pathology: Deterioration, Diagnostics, and Intervention, John Wiley & Sons, Inc.: NY. Emmons P.H. (1994) Concrete Repair & Maintenance. R.S. Means Co. Inc., Kingston, MA. Buildings Department, (2002), Building Maintenance Manual, The Government of the Hong Kong SAR. Buildings Department, (1998), Interim Technical Guidelines on The Inspection, Assessment and Repair of Buildings for The Building Safety Inspection Scheme, The Government of the Hong Kong SAR. CITA (2000) Reinforced Concrete Defect Diagnosis & Remedy Course Materials. 40

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Further Readings
AEEBC (1994) Academic Guidelines: Policy regarding degree validation. London and Brussels: Association dExperts Europeans du Batiment et de la Construction. CIB W86 (1993) Introduction, CIB Report 155, Jun. CIB W86 Building Pathology Marshall D., Worthing D., et al (1998) Understanding Housing Defects Estates Gazette. Hinks J, Cook G (1997) The Technology of Building Defects, E&FN Spon. Watt David (1999) Building Pathology Blackwell Science ISBN: 0632048751 Glover Peter, (2000) 4th ed Building Surveys Butterworth-Heinemann ISBN 07506 53019 Bonshor RB, Bosnhor LL (1996) Cracking in Buildings BRE Singh Jagit (1994) Building Mycology E&FNSpon Macdonald Susan, (2002) Concrete: Building Pathology, Blackwell Publishing
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Further Readings
Leung, A.Y.T. and Yiu, C.Y. eds (2003) Building Dilapidation and Rejuvenation Joint Imprint of Hong Kong Institute of Surveyors and City University of Hong Kong Press Addleson Lyall (1992) Building Failures - A guide to diagnosis, remedy and prevention, 3rd ed, Butterworth-Heinemann Ltd. Chudley R, Greeno R (1999) Advanced Building Construction, Pearson Education, pp193-204 Curwell S R, March C G, (1986) Hazardous Building Materials - A guide to the selection of alternatives E&FN Spon Ransom W. H. (1987) Building Failures - Diagnosis and Avoidance 2nd ed E&FN Spon. Everett, Alan. (1994) Materials. - 5th ed.. - Harlow : Longman Scientific & Technical, (Mitchell's building series) Sanderson W J H (2004) Asbestos for Surveyors Estates Gazette Melville I A, Gordon A (2004) Inspections and Reports on Dwellings - Accessing Age, EG Books Sika (2005) Technology and Concepts for the Repair and Protection of Reinforced Concrete, Sika Services AG, Switzerland.
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Further Readings
Hollis M.(2000), Surveying Buildings, 4th ed, RICS Books. ISBN: 0854069798, Oliver Alan, James Douglas et al (1997) 2nd ed, Dampness in Buildings, Blackwell Publishing, ISBN 0632040858 The Institute of Structural Engineers (1994) Subsidence of Low Rise Buildings SETO Ltd. Cook K., Hinks J., (1992) Appraising Building Defects Longman Scientific & Technical. Freeman T. J., Littlejohn G. S. et al (1994) Has Your House Got Cracks? Thomas Telford.

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Further Readings (contd)

Gleeson John (1994) Structural Failures in Traditionally Built Domestic Buildings. HAPM (2000) HAPM Guide to Defects Avoidance E&FN Spon. CIB/W086 Second International Symposium on Building Pathology, Durability and Rehabilitation, Lisbon, Portugal, 6-8th November 2003 Holland R., Montgomery-Smith B. E. et al eds (1992) Appraisal and Repair of Building Structures - Introductory Guide Thomas Telford Richardson B A (1990) Defects and Deterioration in Buildings E&FN Spon Macdonald S. (2001) Building Pathology (Concrete) Blackwell Science, ISBN: 0632052511

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The End
For enquiries, please send email to Edward CY YIU
Department of Real Estate and Construction The University of Hong Kong

[email protected]

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