FAILURE OF BRICKWORK ABOVE GROUND

1) Bulging and leaning walls

(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair

2) Overloading
(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair

3) Thermal and moisture movement

(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair

4) Defective materials and chemical actions

(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair
5) Frost failure
(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair

6) Defects in cavity walls

(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair

7) Built-in iron and steel members

(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair

8) Tile and slate hanging and weatherboarding

(a) Explanation
Slate, a very dense but soft and easily scratched material with low porosity, can be
used effectively outdoors as well as indoors. Higher absorbency varieties are not
suitable for exterior areas in freezing climates.
 Weatherboards can be made from timber, fibre cement, aluminium or PVC. The
boards can be horizontal, vertical or diagonal. There are also different profiles
available.

(b) Condition of failure

Slate is expose to extremely low temperature
Timber of weatherboard is inadequately protected or not covered by bitumen felt

(c) Sign of failure

Signs of decay may be indicated internally by moisture staining of the roof timbers,
ceilings and walls,
presence of mould or fungal growth, and by timber decay and loss of torching.
Leaks can be a symptom of more serious design or construction problems.

(d) Method of checking

For file and slate hanging, the surveyor should note the following points as closely as
possible:
Tile hanging should be checked for missing tiles.
Check that bottom edges are formed with a double tile course.
Vertical abutments to be formed with tile and half and weather-proof with lead
soakers and stepped flashings inserted into the brick courses.
External angles should be made with angle tiles or alternatively lead soakers should be
fixed under each tile.

The surveyor should note the following points in timber weatherboarding:

All boards should be level and free from twist or curl.
Attacks by wet rot or woodworm (these items are dealt with in Chapter 9, Timber
Decay and Insect Attack).
Where painted, the paint condition should be carefully noted.
Condition of the abutments of boarding and walls. These should be protected by lead
stepped flashings.
 The bottom edge of the boarding should be properly throated.

(e) Method of repair

Stone slates are reusable and can last for hundreds of years; a stone slate roof,
providing it is well maintained, can last for at least a century and possibly much
longer.
The need to repair a roof will most frequently arise from the deterioration of the nails
or pegs used to fix the slates to the laths or battens, the decay of the laths or battens
or of the rafters, or the delamination or cracking of the slates, especially at their top
edges.
In order to retain historic integrity without compromising performance, as much as
possible of the original roof covering and supporting structure should be retained
during repair and reroofing. If the defects are extensive enough, reroofing may be
necessary and Listed Building Consent may be required

9) Partitions
(a) Explanation
Light partitions may be full height (extending from floor-to-floor) or partial height
(extending to the ceiling but not to the structural framing above)
typically built using wood or metal studs with gypsum board or lath and plaster
finish.

(b) Condition of failure

The causes are excessive moisture movement of the materials used in the
construction
structural movements caused by settlement,
deflection of beams supporting the partitions
thermal movement of the roof.
(c) Sign of failure
Typical damage consists of cracked or spalled finishes, deformed partition faming,
and failed connections.
Partial height partitions may damage ceiling framing to which they are attached or
can fall out-of-plane unless they are laterally braced to the structure above.

(d) Method of checking

In order to diagnose the problems the surveyor must first decide if the partition is
loadbearing or not.
This is usually carried out without too much difficulty, but in some properties it is
more difficult than it might appear, and under such circumstances the only method of
approach is the preparation of accurate plans and sections of the various floors
showing the direction of floor joists and beam positions etc.

(e) Method of repair

Patching up of defects such as cracks and fall of plaster.

10) Assessment of cracks

(a) Explanation on the failure
(b) Condition of failure
(c) Sign of failure
(d) Method of checking
(e) Method of repair