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