ff conference 2013 - life of a building
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The Life of a Building
John Parvin, Major Loss Team Manager, Zurich
What buildings are designed to do and what is the expected level of resilience of a building againststorm and flood etc.
How buildings deteriorate over time
Common examples of gradually operating causes.
Types of materials found in a building and their typical timescales for deterioration.
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What buildings do?
Keep the weather out? Provide a home ? Make money for architects and contractors? Walls to hide behind? Display wealth or good taste? Sites for productive labour and entertaining leisure? Establish ownership? Prevent some people from coming inside? Prevent others from leaving? Buildings stabilize social life.
But buildings and their elements do wear out
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What effects the life of buildingmaterials
There are a large number of environmental and chemical factors whichcan affect the durability of a material or component during its service life.
These include the following:
Moisture
Humidity
Temperature
Driving wind and rain
Chemical pollutants
Solar radiation Site conditions.
Use of the Building
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Guidance on Building defects
Inappropriate use of materials
Use of material adjacent to another which adversely affects it
Lack of knowledge by designer
Building being subject to forces or agents unknown at design stage
Inaccurate info from manufacturers
Poor quality manufacturer
Poor workmanship
Lack of routine maintenance
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Warranty life, Design life and Real life
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Domestic Building Terms
1 Chimney stack
2 Flashing
3 Ridge4 Purlin
5 Slating or tiling
6 Hip
7 Felt and battens
8 Strut
9 Insulation
10 Electrical conduit/wiring
11 Soil and vent pipe
12 Cold water storage tank
13 Vent pipe with wire balloon
14 Central heating header tank15 Rafters
16 Timber stud wall
17 Floor joists
18 Felt with stone chippings or reflective
paint
19 Cement rendering
20 Overflow pipe through wall
21 Hot water cylinder
22 Cavity brick (or block) wall
23 Gutter and rainwater pipe24 Concrete or steel lintel over opening
25 Supporting steelwork
26 Water main within ground
27 Damp proof course
28 Air brick
29 Wall ties
30 Gulley with grating
31 Solid wall
32 Floor joists
33 Surface water to soakaway
34 To main sewer35 Interceptor trap
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Commercial -Portal Frame Building
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Damage caused by wear and tear,
atmospheric or climatic conditions(other than storm or flood), rot, fungus,
insects or any gradual cause.
Policy Exclusions
wear and tear, the action
of light or atmosphere,moths, vermin or insects
corrosion, dampness,dryness, wet or dry rot,
marring, or
scratching
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Policy Exclusions ( continued )
gradual causes including
deterioration or wear and tear
inherent vice latent defectgradual deterioration wear
and tear frost change in water
table level its own faulty or
defective design or materials
corrosion, dampness, dryness,
wet or dry rot, marring, or
scratching
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Cross section of a flat roof
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Flat roof - Common problems
Age related cracking
Gravel slippage
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Flat roof even more problems
Blisters
Ponding
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Felt Roof Failure
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Felt Roof Failure
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Single membrane Roof Systems
Mechanically
fixed
Adhered
Single ply membranes are strong.
Used on large flat roof areas ,they form complete, durable roof
systems. Typical products are
Sarnifil, Bauder
Problems Defects
in installations / design
Lifespan
Warranties 15 years . Life span 25years plus ??
Ballasted
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Asbestos Cement Roof
Use
Older Properties Garages and industrial
Buildings
Modern equivalent cement composite
Common Issues
Brittle
Too Shallow a pitch
Brittle
Rusting Fixings Inadequate support
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Step Flashing
Lead stepped flashing makes
water proof joint at junction of
chimney/ dormer window.
Soakers under flashing
Possible Problems
Roof might drop exposing
soakers
Flashing Pulls out
Lead perishes over time
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Cement Fillet Chimney
Purpose
The sand cement fillet is placed
around the base of the chimney
rather than lead
Common Issues
The cement haunching cracks and
is susceptible to water ingress and
frost damage
Water enters between stack and
tiles
T
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Defective Chimney Stack
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Felt and Battens
Purpose :
The felt is a secondary defence to water .
Common Issues
Water penetrates the slates/ tiles at verges
/ eaves valleys etc Overtime this will
cause rot to the battens and felt
Valley Battens installed incorrectly
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Rafters
Purpose
To support roof covering
Common Issues
Inadequate size sagging
Roof leaks and condensation
Lack of Straps
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Purlins
Purpose
To provide support to rafters
Common Issues
Very often inadequate size to
support weight of rood .
Particular problems with older
roofs when covering changed
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Condensation/Mould in Roof
Increased Insulation
Eaves are blocked with Insulation
Breathable feltTyvek
Potential Issues
Build of moisture can rot timbers or
cause water ingress damp into
rooms
L ki G tt
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Leaking Gutter
Gutter formed from Plastic ,
Cast Iron , Asbestos
Common Issues
Joints fail Thermal
movement . Cast Iron rust
Gutters leak causing water
ingress
Weight of snow can causefailure
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Suspended Timber Floor
Wall plate supported suspended
timber floor
Sleeper walls
Common Issues
Lack of ventilation causes damp
Flood or escape of water can
cause rot if not dried adequately
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Air Bricks
Allows air to circulate under timber
floors
Potential Issues
If blocked air cannot circulate
causing rot
Flood waters will enter
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Drains
Pipes can be of various materials clay ,pitch Fibre or Plastic
Potential Issues
Pitch Fibre limited life span and collapseover time
All pipes can get blocked and cause
backing up
Other drains leak which can cause other
problems
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Ground Floor
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Sulphate attack
Moisture from general waterin ground can cause sulphate
attack .
Regional variations on risk
Potentially Insured peril but
possible gradually operating
cause
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Basement
Converted to habitable rooms with no
proper damp proofing
Potential Issues
Flooding / Rising Water tables Escape of
water causes water ingress.
Gradually Occurring ?
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Modern Timber frame
St d Partition Wall
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Stud Partition Wall
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Stud Walls/ Timber Framed
Typical timbers with plasterboard
Some modern building metal studs
Common Issues
Excessive moisture will cause twisting ,
warping and possible rotting
Insulation contaminated following flooding
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Plaster finish
Most common surface in do, Various types:Browning plaster,
Bonding plaster,One-coat plaster, LimePlaster, Finishing plaster
Potential Issues
Susceptible to movement and will easily
crack .
Flood or escape of water will cause salts toeffervescence causing paint to flake off
Lath and Plaster Ceiling
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Lath and Plaster Ceiling
Used up to 1950s. Wooden
lathes nailed to ceiling or wall
studs . Each lathe spaced
and filled with plaster
Potential issues
Overtime due to thermal
expansion and construction
the plaster debonds and loses
its key
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Render
Render is used as finishing coat onstone and block work
Potential Issues
Debonds from substrate over a period
of time .
In new build inappropriate mix
It will sound hollow if tapped
Water penetration and frost
External Render
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TyroleanPebble Dash
External Render
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Fl J i
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Floor Joists
Structural members supporting floorboards / chipboard floor
Potential Issues
Joists twist if not adequately braced
End of joist can rot if exposed to water -
End treated / separated from moisture
I d b W t P il ??
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Issues caused by Wet Perils??
Wood rotting fungi:
- Dry rot (Serpula lacrymans) - Cellar fungus (Coniophora puteana) - Control of rot. - Other fungi in buildings
Rising damp: - Presence and features/heights of rising damp - Remedial damp-proof coursestypes and performance - Control of rising damp and re-plastering Condensation - Condensation -v- other sources of dampness-
Dry Rot/ Wet Rot
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Dry Rot/ Wet Rot
Dry rot (Serpula lacrymans) Wet Rot (coniophora puteana)
Li t l
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Lintel
Purpose to support wall overModern lintels are metal or concrete ,
Older ones timber
Common Issues
Timber rots and twist
Metal rusts
Concrete spall
Lif f M t i l R fi C t
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Life of Materials- Roofing Components
Lif f M t i l W ll / Wi d
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Life of Materials- Walls / Windows
S
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Summary
Review actual policy exclusion wording
Look carefully at whether damage would have occurred but for theinsured peril operating
Further sources of info
Internet
BRE
Local Surveyors
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Questions ????
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