Defects and Deterioration in Buildings

224 Pages·2000·8.17 MB·English

by  Barry Richardson

Defects and Deterioration in Buildings
2nd edition
Books by the same author
Wood in Construction (1976) Construction Press, London.
Wood Preservation (1978) Construction Press, London.
Second edition (1993) E. & F.N.Spon, London.
Remedial Treatment of Buildings (1980) Construction Press, London.
Second edition (1995) Butterworth-Heinemann, Oxford.
DEFECTS AND
DETERIORATION IN
BUILDINGS
2 EDITION
ND

Barry A.Richardson

London and New York
First published 1991 by E. & F.N.Spon
Second edition 2001 by Spon Press
11 New Fetter Lane, London EC4P 4EE

Simultaneously published in the USA and Canada
by Spon Press
29 West 35th Street, New York, NY 10001

This edition published in the Taylor & Francis e-Library, 2002.

Spon Press is an imprint of the Taylor & Francis Group
© 1991, 2001 Barry A.Richardson

All rights reserved. No part of this book may be reprinted or reproduced or utilised in any
form or by any electronic, mechanical, or other means, now known or hereafter invented,
including photocopying and recording, or in any information storage or retrieval system,
without permission in writing from the publishers.

The publisher makes no representation, express or implied, with regard to the accuracy of
the information contained in this book and cannot accept any legal responsibility or
liability for any errors or omissions that may be made.

British Library Cataloguing in Publication Data
A catalogue record for this book is available from the British Library

Library of Congress Cataloging in Publication Data
Richardson, Barry A., 1937–
Defects and deterioration in buildings/Barry A.Richardson. —2nd ed.
p. cm.
Includes bibliographical references and index.
ISBN 0-419-25210-X (alk. paper)
1. Building failures. 2. Buildings—Protection. I. Title.
TH441 .R53 2001
690´.24–dc21
00–040055
ISBN 0-419-25210-X
ISBN 0-203-04274-3 Master e-book ISBN
ISBN 0-203-18508-0 (Glassbook Format)
To my daughters, Clare and Sue,
whose new homes provided some of the examples of
building defects described in this book.

Contents

Preface xi
Preface to the First edition xiii
1 Defects and deterioration 1
1.1 Introduction 1
1.2 Legal aspects 1
1.3 Investigations 5
1.4 Reports 8
2 Structural problems 10
2.1 Introduction 10
2.2 Structural failures 10
2.3 Structural movement 12
3 Thermal problems 15
3.1 Introduction 15
3.2 Structural heat loss 16
3.3 Ventilation heat loss 30
3.4 Economic factors 31
3.5 Thermal movement 33
4 Moisture problems 35
4.1 Introduction 35
4.2 Moisture content fluctuations 35
4.3 Frost damage 42

4.4 Chemical damage 44
4.5 Metal corrosion 47
4.6 Leaks and floods 52
4.7 Condensation 56
4.8 Penetrating dampness 58
4.9 Rising dampness 61
4.10 Hygroscopic salts 61
4.11 Damp-proofing treatment 62
5 Noise problems 71
5.1 Introduction 71
5.2 Noise within buildings 73
5.3 Wind noise 75
viii Contents
5.4 Traffic noise 75
6 Wood problems 78
6.1 Introduction 78
6.2 Wood grading 78
6.3 Moisture content 81
6.4 Fungal infections 86
6.5 Insect infestations 91
6.6 Chemical damage 98
6.7 Wood preservation 98
7 Masonry problems 105
7.1 Introduction 105
7.2 Stone masonry 106
7.3 Brickwork and blockwork 109
7.4 Mortar and render 111
7.5 Cast stone masonry 113
7.6 Biological damage 115
7.7 Cleaning and treatment 117
8 Concrete problems 120
8.1 Introduction 120
8.2 Mix design 120
8.3 Carbonation 121
8.4 Aggregate 122
8.5 Reinforcement 123
8.6 Chemical damage 124
9 Coating problems 126
9.1 Introduction 126
9.2 Wood coatings 126
9.3 Metal coatings 128
9.4 Masonry coatings 129
9.5 Roof coatings 131
10 Foundation problems 133
10.1 Introduction 133
10.2 Settlement and subsidence 133
10.3 Tree root damage 134
11 Wall problems 136

11.1 Introduction 136
11.2 Masonry 136
11.3 Render, plaster and tiles 138
11.4 Timber frame 141
11.5 Wall cavities 143
11.6 Movement 144
12 Window problems 145
12.1 Introduction 145
12.2 Glazing 145
12.3 Frames 148
12.4 Patent glazing 149
12.5 Winding gear 150
Contents ix
13 Roof problems 151
13.1 Introduction 151
13.2 Roof coverings 151
13.3 Insulation 154
13.4 Pitched roofs 156
13.5 Flat roofs 157
14 Floor problems 159
14.1 Introduction 159
14.2 Solid floors 159
14.3 Suspended floors 161
15 Combustion problems 163
15.1 Introduction 163
15.2 Combustion air 163
15.3 Flue defects and deterioration 164
16 Plumbing problems 166
16.1 Introduction 166
16.2 Hard and soft water 166
16.3 Metal corrosion 167
16.4 Drains 167
17 External problems 169
17.1 Introduction 169
17.2 Trees 169
17.3 Paving and tarmacadam 169
17.4 Fencing 170
18 Health and safety problems 172
18.1 Introduction 172
18.2 Ventilation 172
18.3 Accidental fire dangers 173
18.4 Methane dangers 174
18.5 Legionnaires’ disease 176
18.6 Allergies 176
18.7 Arsenic dangers 177
18.8 Radon dangers 179
18.9 Asbestos dangers 183
18.10 Sick building syndrome 184

PLATES 187
References and further reading 199
Index 201