A Detailed Inspection Report on Building Defect - Case Study Example

Building Defects Survey Report: A Study for Regency Style Georgian mansion Building Defects: A Detailed Inspection ReportProperty maintenance is generally defined as work done to restore property in every part of the building to set acceptable standards. (BSI, 1964). Studies according to Seelay, (1976) agree that ‘It is work done in order to keep, restore, and improve the condition of a building, its services and surrounding to generally acceptable standards.’ When buildings are neglected, defects can occur that lead to damage to the property or equipment used in the property or leading to fire or accident hazards requiring need for maintenance. General Property Description The property under inspection is a Four Storey Regency Style Georgian mansion house that is documented as a Chestnut House, 65B Friar Gate, located in Derby. The mansion has approximately 4000 sq. ft and offers a unique rear yard with regular vehicular access from Mill Street providing ample parking space for over 20 vehicles. The facility also has a detailed planning consent for the erection of a Coach House style. Ideally the property is suitable for a company headquarters or preferably a large family home. As one enters the property, one is amazed by the Minton tiled floor, original skirting and coving, moving away from the glazed original entrance door, there is a large reception hall with original skirting and ceiling moulds with superbly original Minton tiled fireplace and a well designed half turned original staircase leading to the first floor. The reception hall is partitioned into two rooms, one measuring about 7.305m x 4.472m with gas fire set in original marble fireplace, deep skirting with same original ceiling features, the second reception room measuring about 5.677m x 4.184m, a slightly small room reception space as compared to the first. To the rear area, lies a 7.313m x 6.6m reception area designed into a bay reducing to 5.096m overlooking the rear garden. The rear porch area is fitted with glazed doors that lead to the garden with a cloakroom placed in the basement. Subsequently, there is a large cellarage composed of five individual rooms with rear breakfast room measuring 6.44m x 3.8m complete with original cupboards. Sitting on a 5m x 2.78m room the kitchen is fit with two sink units, multi paned sash bay window and fitted cupboards. The outside the property opens into a small forecourt behind original wrought iron railings and gate with the backyard having a large walled yard complete with two compartments for a large garden or a parking bay. Imperfections that would otherwise receive adverse statement in a new house but which are of older property may at times not be commented upon if they have relatively lower importance in terms of the property value. Physical Inspection of the Building Structural Inspection Chimney stacks: The property has four chimney stacks that extend well over the opposite side of the roof slopes. The four chimneys are of brick construction and all appear to be recently improved or repaired. No major defects. Subsequently all the chimneys still retain chimney pots over the flues. Chimneys thus appear to be in satisfactory structural condition. Main Roof: (Excludes roof tops due to their inaccessibility) The roof slopes show evidence of recent recovering with concrete tiles that are interlocking. The valley and central gutters appear to have been replaced with minor improvements works with lead. The roof slopes therefore appear to be level and in good condition. No major building defects observed. Renewal of the roofing material should be although undertaken with a view of Building regulation consent. Ancillary Roofs: Utility room roof consist of old tiles and therefore need for tile replacement from time intervals to avoid rainfall penetration. Flat Roofs-(These have a lifespan of up to 15years and require regular roof maintenance. If rain penetration takes place, timbers found in the roof succumb to rot which are most times hidden from superficial inspection.) The Front Bay Roof is not entirely visible to inspection but a closer look reveals that it is in fair condition, however due to their limited lifespan of 15years, and therefore requires periodic replacement and repair. The Rear Bay Roof- at this stage, closer inspection is advisable to avoid risks associated with dump penetration. Parapet Walls: (Are sections of main walls that arise above the level of the roof and terminate into coping stones and must bear adequate overhang to throw away rain water from the property wall.) The parapet wall is cracked and repairs required. To avoid risk of probable damp penetration there is need that a flashing detail is adhered to under coping stones. Wall Inspection: (It is not within the survey of this report to conduct excavation of the wall so that adequate assessment of the wall size, depth and its strength.) The walls as observed are made of solid masonry. The motor pointing to front area and the right elevation appear to be in good condition. Planned maintenance is therefore advised to reduce the risks associated of damp penetration. At this stage of inspection, it can be generally concluded that latest paint doings may disguise crack defects. Window and Door Inspection: Windows: (The fitted seals on the glazed windows usually have a limited lifespan of less than 15years and will require eventual replacement.) A chestnut masonry of this age bears sashes and casements that are slightly ill fitting and therefore the need for adjustments cannot be overlooked. The windows appear to have been done recent painting. Doors: The glazed doors are ideally in fair condition. Further observation revealed that the flush panel that leads from the rear lower of the ground floor opening into the garden appears to be ill fit as the door catches on the ground framework. External Paintwork: (Regular painting is necessary to prevent the wood materials from deterioration from water, sunlight effects, micro-organisms and decay processes.) As earlier indicated in this report, the wall surfaces appear recently painted that disguise defects of cracks in the wall surfaces or deteriorating joints. Drainage: (This report did not test for drainage systems; perhaps a test check would incorporate stopping the drains at either side and smoke or water filling the system.) At the time of inspection the mains were connected and there is an open below the fascia board and requires to be made as good as can be. Ceilings: (Ceilings crack time over as they become older and thus require planned maintenance and repair. The ceilings observed appear quite satisfactorily though the ceiling on the second floor displays cracks along the plasterboard joints. . Floors: (Inspection has been conducted on the floor surface as far as coverings and household furniture can provide.) It appears the lower ground floor has been re-laid and presence of any damp proof membrane cannot be confirmed as existing beneath the floor. The timber floor throughout the property seems firm with no significant defects though presence of mould growth appearing in the bathroom tiles. Electrical systems: (Inspection is only made on the visible part of the electric installation and as such no electric tests conducted during this observation.) Electricity mains are connected and the consumer modern type units of RCD located in the ground floor. Installations with a life span of 25years with safety checking recommend after 5years. All installations should strictly adhere to the code of regulated practice of Electrical Engineers Institute. Plumbing: All plumbing fittings are in good satisfactory condition in the property with need of improved plumbing works to further improve the kitchen drainage. Reported Property Defects and their Causes Defect Phenomenon Probable causes -Defective Concrete and plaster in ceilings Water leakage, concrete patches falling off, patterned cracking and plaster or tiles falling off. Persistent water leakage in old buildings affect steel reinforcement, use of salty water in concrete mix may also cause weak concrete or overloading. Water seepage experienced from wall, roof or ceiling. Water dripping, water staining, fungus growth, defective concrete and rust staining Cracks on the external walls, defective waterproof material at the roof and defective installed drainage pipes. Structural cracks manifested on the walls Long and continuous cracks in the width wall of the wall and window or door diagonal cracks. Weakness due to deterioration of materials, damage caused by accidents or poor design. Non structural cracks Cracks seen in panel walls and between structural elements e.g. columns and that of brick wall These cracks affect appearance only and do not pose any safety concern. Services; Water supply Electricity supply Fire services Water seepage, insufficient pressure and stoppage of water supply Stoppage of supply or sudden power breakdown Collection of fire debris around the fire place Blockage of the water system or pump failure Fuse failure or uneven distribution of phases Failure to frequently clean the fire place old used debris Maintenance Needs Program MAINTENANCE NEEDS PROGRAM Building Element Maintenance Assessment Cost ($) Condition Period (years) Roof -Roof Tile -Parapet Walls Satisfactory Good Replacement after every 10-15years Doors and Windows Poor Immediate External paintworks Satisfactory Regular painting required Drainage Good Regular test checks Ceilings Poor Immediate Floor Fair Immediate cleaning of bathroom tiles Electrical systems Good After 25years Plumbing works Fair Immediate Other External works -Concrete fence -Timber Fence -Concrete pavement -Garden Fair Immediate replacement of worn out concrete pavement and timber fence Summary, Recommendations and Report Conclusion: This report summarizes and concludes on those main factors that the survey considers most appropriate. The observation is not fully comprehensive and test checks need therefore to be conducted in areas that could not be easily accessible. Essentially it is agreed that the process of building maintenance as a process serve to restore and preserve the activity of a structure and its building components. This process covers the whole building areas of rooms, walls, the property rooms, drainage, roofs, floors, windows, doors, services and outdoor maintenance. Arditi and Manop (1999) generally agree that building maintenance is a global universal concept and of utmost importance especially in early process of building design to assure quality of the property. Recommended maintenance practices The U.S Department of Education (2003) classifies building practices into two broad categories, preventive and corrective processes. Corrective maintenance is carried out during emergency situations as a measure to repair the building after damage has already occurred. This report contrastingly recommends on preventive maintenance practice which is planned for regular schedule so that the life expectancy of the property is lengthened and enhance its value. The parapet wall that lies next to the utility room should be scheduled for overhaul; detailed investigation should be conducted on the flooring timbers especially in the main bathroom, further the drainage pipes that supply the kitchen should also be checked for detailed study. Subsequently, timber replacement exercise should be instituted especially next to the bay window and in consultation with a qualified contractor; the electrical systems should be checked for default so as to comply with regulations of IEE. In ensuring the maintenance of timber, Ahmad (2004) proposes that timber should be subjected to laboratory tests to determine the best timber species and the strength of the timber; and also conducting paint test for regular painting on the different paint types and for color analysis. Being a larger part of a building, wall defects are generally of two types, those of failure in providing adequate protection against cold and moisture and occasional cracking seen in walling materials (Douglas and Ranson, 2006) therefore necessary maintenance measures should be done. Bibliography BSI, 1964, British Standard BS 3811:1964- Glossary of Maintenance Management Terms in Terotechnology. British Standards Publishing Ltd. David, A and Manop N, 1999, Designing Building for Maintenance: Designer’s Perspective, Journal of Architectural Engineering: pp.107-108 Ghafar Ahmed, 2004, Understanding Common Building Defects: The Dilapidation Survey Report, Universiti Sains Malaysia, Penang. James Douglas and Bill Ranson, 2006, Understanding Building Failures, 3rd ed, Taylor and Francis, London. National Center for Education Statistics and the National Cooperative Education Statistics System 2003, Planning Guide For Maintaining School Facilities, U.S Department of Education. Seeley, I.H. 1976, Building Maintenance. Macmillan, London. Read More