deferred maintenance cfaa conference presented by: paul belanger p.eng., belanger engineering bill...

Deferred Maintenance

CFAA ConferencePresented by: Paul Belanger P.Eng., Belanger Engineering

Bill Zigomanis, Boardwalk REITIvan Murgic, Greenrock Property

Management

June 16, 2011

Deferred Maintenance

Maintenance or repair work that is not carried out in a timely fashion.

Concepts

Progressive conditionsSymptoms vs. Root Causes

Areas of Concern

BalconiesRisersElevatorsParking GaragesElectric Vaults/Panels

Balconies

Concrete with Embedded Reinforcing SteelSteel Guards

Balconies

Root Cause: Concrete CarbonationSymptom: Steel CorrosionSymptom: Concrete Delamination

Carbonation

Repair Options

Do nothingRemove Loose ConcreteLocalized Concrete Repair Cumulative effect

Slab Edge Repair and Protection

Full Edge Replacement

Protection Options

Do nothingPaintApply sealerApply waterproofing membraneApply anti-carbonation coating

Waterproofing Membrane

Plumbing Risers

Pinhole Leakage in Recirculation Lines due to erosion/corrosion Defective Piping Excessive flow rates Absence of balancing valves

Riser Repair

Clamp pinhole leaksReplace sections of PipeReplace PipeControl flow rate

Elevators

Frequent control failures resulting in loss of service.Inadequate maintenance resulting in overshooting of landings and loss of service.Excessive door closing forces due to inadequate maintenance: safety concerns

Elevators

Minimize Costs by: Carry out regular service to avoid

breakdowns Replace Controls

Consider non-proprietary components to maximize availability of service contractors and suppliers.

Parking Garages

Buildings Constructed prior to CSA S413 Pre 1990 Bare slabs Salt contamination, concrete

delamination

November 11, 2003 22

Repair Considerations

Factors contributing to the development of corrosion damage Chlorides

Extent of damageRepair optionsProtection

Parking Garages cont’d…

Localized Repair of Contaminated SlabsThe Halo Effect The Cumulative Effect

Slab Replacement

Creation of a New Galvanic CellCreation of a New Galvanic Cell

Anode:2Fe 2Fe2+ + 4e-

Cathode:O2 + 2H2O + 4e- 4OH-

Formation of ‘incipient’ anodeadjacent to the new patch

Repair Considerations

Factors contributing to the development of corrosion damage Chlorides

Extent of damageRepair optionsProtection

Electrical

Development of Shorts over time leading to service loss and fires.

Prevention

Routine thermographic scanning of electrical panels and equipment to identify hot spotsTesting protocols for life safety systems/detection/alarms

Electrical Vaults

Ensure yearly devices (detectors and alarms) are being checked in the vaultsContact authority for access during regular checks

Roofing

Symptoms Leakage Blisters, ridges, blueberries etc..

Repair Leaks and replace saturated insulation