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Structural Audit

Of

Existing Buildings

By
I. H. SHAH.
Cruising in Cold Water of Pacific Ocean – California Consulting Engineer
for “IDEAS” on “Quality Improvements. ISO 9000 Consultant
[Pick the date]
Structural Audit and Suggested Formats

CONTENTS

Structural Audit of Existing Buildings.

Page No
• What is Structural Audit? 3 to 6
• Suggested Format For Structural Audit Report 7 to 11
• Structural Audit – Recommended Tests 12 to 15
• Procedure for Repairs 16 to 18

• Building Repairs - Structural Stability Format 19 to 20

The various issues covers the topics :

Structural Audit is an important tool for knowing the real status of the old bldgs. The Audit
should highlight & investigate all the risk areas, critical areas and whether the bldg. needs
immediate attention. It should also cover the structural analysis of the existing frame and
pinpoint the weak structural areas for static, wind & earthquake loads. If the bldg. has changed
the user, from residential to commercial or industrial, this should bring out the impact of such a
change.

This Publication gives step by step guidelines for carrying out Structural Audit of old
buildings. We have also provided a detailed format to collect data from the field.

The details regarding the various non-destructive tests and other tests to be carried out are also
given.

Includes photographs of structural defects & rectification procedure.

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Structural Audit and Suggested Formats

What is Structural Audit?


How do we carry it out?

The Purpose of Structural Audit is :


● To save LIFE & PROPERTY.
● To know the health of your building. and to project the expected future life.
● Highlight the critical areas that need to be attended with immediate effect.
● To proactively assist the residents and the society to understand the seriousness of the
problems and the urgency required to attend the same.
● To comply with Municipal or any other statutory requirements.

If we are serious about the Structural Audit, how do we carry it out? What do we tell to our
Structural Engineers? What are our expectations?

STEP 1 : It is imperative that we must have Architectural and Structural plans of the bldgs.
it will be helpful if we have detailed structural calculations including assumptions
for the structural design.
The assumptions can also include the allowable live loads; Whether the bldg. is
designed for residential, commercial, light industry or heavy industry and
whether any future provision for adding new floors is considered? What type of
Earthquake loads are considered? Which I.S. Code requirements have been met?

STEP 2 : If the Architectural plans and Structural plans are not available, the same can be
prepared by any Engineer by measuring the size of the bldg. & locating the
position of
the columns, beams and size of all such structural elements.

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Structural Audit and Suggested Formats

STEP 3 : Inspection of the Bldg. - A detailed inspection of the bldg. can reveal the
following :
1. Any settlements in the foundations.
2. Visual cracks in columns, beams and slabs
3. Concrete disintegration and exposed steel reinforcements – photographs can
be helpful.
4. Slight tapping with hammer can reveal deterioration in concrete.
5. Extent of corrosion in reinforcement.
6. Status of Balconies – sagging, deflection, cracks?
7. Status of Architectural features viz. chhajjas, fins, canopies etc.
8. Cracks in walls indicating swelling in R.C.C. members or distress or
deflection or corrosion.
9. Leakages from terrace & Toilet blocks.
10. Leakages & dampness in walls resulting into cracks and corrosion.
11. Changes carried out affecting structure.
Toilet blocks - Added or changes made?
Change of user – from Residential to Commercial to Industrial?
Change of Partition Walls?
12. Status of lift and lift machine room – Type of Maintenance Contract, renewal
of license.
13. Status of electrical wiring from meter room to all the flats. Substation status.
Any explosion in the meter room, substation?
14. Status of overhead & underground water tanks - capacity. Leakages, cracks
& frequency of cleaning, status of pumps.
15. Plinth protection in the compound including status of drainage, water pipes
& pumps. How much the Ground was flooded during recent monsoons?
16. External paint – When last painted and type of paint.
17. Status of repairs & last repaired.
What was repaired?
Who was the Agency?
How much was spent for repairs?
18. Bldg. plans available? When approved?
Occupation Certificate available?
Structural Plans available? Structural Stability Certificate available?
Structural Calculations available?
19. Last Structural Audit prepared?

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Structural Audit and Suggested Formats

STEP 4 :Tests Recommended :


It is important that various tests are carried out in the old bldgs. This will give an
idea about the extent of corrosion, distress and loss of strength in concrete & steel.
Tests may include:
1. Concrete Core Cutting & Compression testing for columns, beams and slabs
for Strength Assessment of concrete.
2. Half Cell Potential test for determining the probability of corrosion in the
embedded steel.
3. Carbonation test for carbonation depth measurement for Steel.
4. Ultrasonic Pulse Velocity Test (UPV) for Strength Assessment of concrete.
This can be useful for simple foundations.
5. Integrity tests for pile foundations.

STEP 5 : Highlight the critical areas and how to go for repairs.


For e.g.
1. No. of columns requiring immediate attention including treating rusted steel,
adding new steel, jacketing of columns etc. – Repairing foundations, repairing
balconies, chhajjas.
2. Attending of beams and slabs wherever required.
3. Attending water proofing of terrace, toilet blocks.
4. Attending cracks in external walls and providing good quality of paint.
The critical areas highlighted need to be attended immediately.

STEP 6 : Earthquake Criteria :


Mumbai is located in Earthquake Zone III as per Indian Standard Codes. The
Earthquake Code IS 1893-2002 provides rigorous analysis and designs of Bldg.
structures so that it can withstand the Earthquake forces. It may be possible to
retrofit the old buildings, so that they do not collapse during Earthquake; but may
develop some cracks and allow enough time for people to escape. Thus saving
precious lives.

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Structural Audit and Suggested Formats

STEP 7 : Compliance of Audit requirements.

Audit is a good thing, but in itself Audit is not sufficient. It is important that the
findings and/or recommendations of audits are implemented satisfactorily, within a
stipulated time limit and are certified by Structural Engineers; Otherwise the Audit
findings will remain on paper.

Is it a costly process?

Of course, this is going to be costly; but human lives are important and they need to be saved
at any cost.

Conclusion:
If your bldg. is more than 15 years old, it is important that rigorous audit is carried out every
five years.

This will be a continuous process as it is difficult to guarantee future life of old bldgs.
However, regular Audits and implementing audit findings will avoid sudden collapse of
bldgs. and save thousands of life. This process will also increase the future life of bldgs.

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Structural Audit and Suggested Formats

SUGGESTED FORMAT FOR STRUCTURAL AUDIT REPORT

Name of the Building: _____________________________________________________

Description: _______________________________________________________________

Address: __________________________________________________________________

Society Name: _____________________________________________________________

Age of the Building: _________

Contact Person:- ________________________ Tel. No:

Inspection Report Date: / / INSPECTED BY: _________________

OBSERVATIONS

SNO. DESCRIPTION REMARKS

1. FOUNDATION STRATA

 VISUAL INSPECTION

 SETTLEMENT OF COLUMNS

 SETTLEMENT OF WALLS

 CRACKS IN COL., WALLS, JOINT AT


PLINTH

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Structural Audit and Suggested Formats

SNO. DESCRIPTION REMARKS

2. SUPER STRUCTURE INSPECTION

 CRACKS IN COLUMNS/ RUSTING OF


STEEL , / EXPOSED STEEL

 CRACKS IN BEAMS / RUSTING OF


STEEL , / EXPOSED STEEL

 CRACKS IN SLABS / RUSTING OF STEEL


, / EXPOSED STEEL

 CRACKS IN EXTERNAL WALLS

 CRACKS IN INTERNAL WALLS

3. LEAKAGES & DAMPNESS IN EXTERNAL


WALLS

4. TOILET LEAKAGES,CRACKS,

5. TERRACE WATER PROOFING


INSPECTION

6. LEAKAGE & DAMPNESS ON THE TOP


FLOOR SLAB

7. INSPECTION OF WATER TANK ABOVE


TERRACE

8. INSPECTION OF UNDERGROUND
WATER TANK

9. LEAKAGES & DAMAGES:-PLUMBING


LINES/WATERLINES, DRAINAGE LINES

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Structural Audit and Suggested Formats

SNO. DESCRIPTION REMARKS

10. ELECTRICAL LINE

11. BUILDING LAST REPARIED DETAILS

 DATE

 COST OF REPAIR WORK

 WHAT WAS REPAIRED ?

12. DATE OF CONSTRUCTION OF BUILDING

13. R.C.C./ LOAD BEARING STRUCTURE

14. IDEA ABOUT FOUNDATION STRATA


FROM SURROUNDING AREAS &
ENQUIRY

15. HIGH FLOOD LEVEL

 HFL DURING THIS MONSOON

 HFL DURING LAST FIVE YEARS

16. ANY CRACKS OBSERVED DURING


EARTHQUAKE

17. ARCHITECTURAL PLANS AVAILABLE

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Structural Audit and Suggested Formats

SNO. DESCRIPTION REMARKS

18. STRUCTURAL PLANS AVAILABLE

19. BUILDING PLAN APPROVAL DATE

20. OCCUPATION CERTIFICATE DATE

21. BUILDING IS DESIGNED FOR


EARTHQUAKE CODE -1893-1984

 BUILDING IS DESIGNED FOR


EARTHQUAKE CODE -1893- 2002

22. TESTS RECOMMENDED

 REBOUND HAMMER TEST

 CONCRETE CORE CUTTUNG &


COMPRESSION TESTING

 HALF CELL POTENTIAL TEST FOR


DETERMINING THE PROBABILITY OF
CORROSSION IN EMBEDDED STEEL

 CARBONATION TEST FOR


CARBONATION DEPTH MEASUREMENT
FOR STEEL

 ULTRASONIC PULSE VELOSITY TEST


(UPV) FOR STRENGTH ASSESSMENT OF
CONCRETE

 INTEGRITY TEST FOR PILE


FOUNDATIONS

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Structural Audit and Suggested Formats

SNO. DESCRIPTION REMARKS

23. REPAIRS / RETROFIT SUGGESTED

24. CONCLUSION:

Structural Engineer

License No________

25. REVIEW OF REPAIRS CARRIED OUT:

Structural Engineer
License No___________

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Structural Audit and Suggested Formats

3
Structural Audit – Recommended Tests
Non Destructive Tests:

The following NDT tests are required to be carried out on structural elements. However,
it is important that the testing scheme is prepared based on preliminary survey of the
building/structure :
 Core tests to determine the estimated equivalent in situ compressive strength & to
establish correlation between Rebound hammer test & in situ strength of concrete.
 Rebound Hammer test to estimate the in situ compressive strength of cover
concrete.
 USPV test to assess the integrity of concrete.
 Carbonation test to assess the depth of carbonated concrete.
 Half cell potentiometer test to determine the probability of active corrosion.
 Cover test to assess the cover provided to RCC structural members.

1. Core Test:
Steps to the Core Tests :
 The reinforcement is detected at planned location with the help of Rebar Locator
called Profometer to avoid cutting of reinforcement.
 The Core cutting equipment is fixed at the planned location & core is extracted.
 The Cores are transported to the laboratory & visual observations of cores are
recorded for interpretation purpose. Reinforcement bars, if encountered, are cut off.
 The Cores are removed from water cut to the required L/D ratio of 2, wherever
possible, exactly perpendicular to the longitudinal axis.
 Both the ends are prepared by grinding up to the tolerance limit as specified by Clause
4:8 of BS 1881:Part 120: 1983 for flatness & parallelism.
 A thin layer of plaster of Paris is applied to ends to ensure proper contact.
 Now the cores are ready for compression testing.

2. Rebound Hammer Test:


Steps to carry out Rebound Hammer Test :
The test is performed as per guidelines given by IS : 1331 (Part 2): 1992 & BS
1881: Part 202: 1986 to estimate the in situ strength of concrete based on the correlation
established between in-situ strength at the particular location & rebound numbers.

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Structural Audit and Suggested Formats

1. The plaster is removed at test locations.


2. For testing, smooth, clean, dry surface without any defect like Honeycombing cracks
and hollow sound is selected.
3. The area of approx. 300 mm x 300 mm is rubbed with carborandum stone to remove
loosely adhering scales, or remains of plaster mortar, if any.
4. In this area 12 points at approximate 30 mm apart are selected in grids.
5. By holding the rebound hammer at right angles to surface of the concrete member,
12 readings are taken at selected points.
6. Of these readings, abnormally high & abnormally low results are eliminated &
average of the balance readings is worked out.
7. Taking into consideration the factors influencing hardness of the concrete surface
like moisture condition of the surface, carbonation, test location within the member,
direction of test etc. corrected rebound number is worked out.
8. The compressive strength of concrete against each rebound number is obtained from
graph prepared on correlation established between rebound numbers at core test
locations & equivalent cube strength values.
9. The statistical analysis is carried out for this set of values of compressive strengths
obtained by above method.

Steps to carry out the USPV test :

1. The plaster is removed at test locations wherever required.


2. For testing, smooth, clean, dry surface without any defect like honey combing,
cracks, and hollow sound is selected.
3. The area of approx. 300 mm x 300 mm is rubbed with carbonation stone to remove
loosely adhering scales, or remains of plaster mortar, if any.
4. Two points are marked on opposite faces of the concrete members. (At exactly
opposite locations for direct transmission of ultrasonic pulses).
5. Grease is applied as a coupling medium to ensure proper contact of the transducers
with concrete surface so that ultrasonic pulse is transmitted through the medium
without much disturbance.
6. Now both the transducers are held at correct test locations by applying constant
pressure & ultrasonic pulses are transmitted through the concrete.
7. The machine displays the time taken to travel the known path in microseconds.
8. The velocity is calculated from the reading obtained against each known path.
9. Following velocity criterion for concrete quality grading is given by IS 13311 (Part-
I) : 1992.

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Structural Audit and Suggested Formats

Criterias for grading of Concrete Quality

Sr. No. Ultrasonic Pulse Velocity by Cross Concrete Quality


probing (Km/Sec.) Grading
1. Above 4.5 Excellent
2. 3.5 to 4.5 Good
3. 3.0 to 3.5 Medium
4. Below 3.0 Doubtful

CARBONATION TEST PROCEDURE :


The powder of concrete is obtained by drilling inside into concrete at selected location. Then
the collected powder is made moist & then phenolphthalein indicator is dropped on it to
check any colour change. If the colour changes to pink, indicates that concrete is not affected
by carbonation & if no colour change is observed, indicates concrete is affected by
carbonation.

COVER METER TEST PROCEDURE:


The instrument used is PROFOMETER - 4, Rebar Locator Model S, manufactured by
M/s. PROCEQ SA, Switzerland, which is able to perform following functions :
 To locate the bar accurately.
 To assess the clear cover to the bar.
 To calculate bar diameter of the selected bar.
The instrument works on magnetic principle & has limitations of spacing between bars to
identify the bars individually.
The limitation of rebar locator instrument to identify bars, its diameter is that depth of
rebar’s from concrete surface should be less than to 70 mm depth & spacing of bars should be
more than 150 mm.

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Structural Audit and Suggested Formats

Half-cell Potentiometer Test Procedure:


The half-cell potentiometer consists of a rigid tube, which contains a copper rod immersed in
a copper sulphate solution. This is connected to a voltmeter and another live wire connection
comes through voltmeter to connect it to rebar. To start the experiment firstly the live wire is
connected to a rebar of the test specimen and the rigid tube is put on the surface of concrete
and the reading of voltmeter is taken. Reading gives the potential difference between the
electrodes. From the value of the potential difference, corrosion status inside the concrete can
be predicted.

The possibility of active corrosion is found out according to guideline below :

Half cell potential (mV) reading Percentage chance of active corrosion

< -350 90%


-200 to –350 50%
> -200 10%

SAMPLE VISUAL OBSERVATIONS:

 Chajjas are severely affected by corrosion.


 Severe corrosion cracks are developed in columns.
 Top level slab is severely affected by corrosion, cover of concrete has spalled down and
steel is exposed.
 Front side Chajja throughout the length of structure is severely affected by corrosion.
 Top level beams are affected by corrosion.
 Almost 100% columns in the top floor have corrosion related distress.

INFERENCES & REMEDIAL MEASURES:

1. Polymer Modified Mortar Treatment


2. Jacketing to columns - Microconcrete.
3. Recasting of Slabs/ Chajjas
4. Water proofing Treatment

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Structural Audit and Suggested Formats

4
Procedures for Repairs

1.00 Typical Procedure for Attending Structural Cracks & Damaged R.C.C. Members :

1. Erecting temporary Steel props in required position, prior to R.C.C. restoration, to relieve
partial loading on the structure.

2. Carefully exposing the damaged plaster by plaster breaker or hammer & chisel.

3. Exposing the damaged RCC members namely columns, chajjas beams wherever found
loose including cleaning the rusted reinforcement with light tapping, wire brushing.

4. Passivating the cleaned reinforcement with rust passivator using Rusticide.

5. Applying protective coating to the rust passivated reinforcement with Polyalk F.P. with 1
part of Polyalk F.P. mixed to 1 part of cement or from approved suppliers.

6. Applying bonding coat to the entire surface (after watering the surface) with 1 part of
Polyalk E.P. mixed to 1.5 part of cement to a creamy consistency or from approved
suppliers. Care should be taken that the next coat is applied within open time of 10 to 15
min.

7. Applying polymer modified cementitious mortar to the damaged R.C.C. members (with
10mm cover to the reinforcement) in proportion of 1:5:15 (i.e. Polyalk E.P. : Cement:
Quartz Sand) by weight or from approved suppliers.
OR
8. Strengthening and repairing of damaged R.C.C. members namely columns, beams &
slabs by “Building up” “with Form work” by using MICRO CONCRETE.
OR
9. Jacketing
The Existing columns of any size to be Strengthened by means of jacketing up to the Top
of footing, top & bottom of beam/slab or up to the level as per site conditions only
required parts of the walls near columns shall be broken carefully for shuttering purpose.
The damaged concrete & reinforcement shall be treated.

Note : This is only a guideline. The strengthening should be carried out in consultation
with suppliers’ requirements and specifications and involving an experienced
Structural Engineer.

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Structural Audit and Suggested Formats

2.00. Typical Procedure for Attending Plaster Cracks :

Waterproofing Treatment for External Surface – Treating Plaster Cracks :

1. Clean the cracks so as to be free from dust.


2. Moisten the surface with water.
3. Filling the cracks with POLYFILL-AR manually – Sunanda Speciality – 2 to 3
repetitions.
4. Applying 2 coats of Polyalk W.P. Coating with 1 part of Polyalk W.P. mixed to 1.5 part
of cement by weight + add water for workability.
a) Apply first coats of Polyalk W.P.
b) After one day interval apply second coat.
c) Sprinkle curing 2 to 3 days.

Note: This is only a guideline. You may use materials from any of the approved suppliers’.
The Procedure should be carried out in consultation with suppliers’ requirements.

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Structural Audit and Suggested Formats

3.0 Typical Procedure for Replaster of damage portion / Loose Plaster :

1. To identify the loose plaster pockets.


2. Breaking / dismantling the loose plaster pockets.
3. To apply jet of water and clean the opened loose plaster surfaces.
4. Hacking the joints and filling with cement mortar and curing for brick masonry.
5. Apply one coat of cement slurry for old brick masonry.
6. For R.C.C. Members – column, beam, slab, chhajas, pardi etc. apply bonding coat
from approved suppliers.
7. Apply two coats (12mm + 8mm) water proof plastering in CM 1:4 for external
surfaces of walls.
a. Apply first coat of plaster 12mm thick
b. Curing 3 days after first coat.
c. Apply second coat of plaster 8 mm thick or match the existing plaster.
d. After second coat of plaster curing is required minimum 7 days.

Note: This is only a guideline.

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Structural Audit and Suggested Formats

Building Repairs – Structural Stability Format

Project Name : Building No.: Location :

Owners / Developers :

Architects :

Structural Consultants :

Civil Contractors :

Plumbing Contractors :

Electrical Contractors : Lift By:

Reports Checked by Audited by


1. Building User :
Residential/Commercial/Industrial / Other ________

2. Soil Investigation Report - enclosure “A”. Test Date

Strata Description

Plate Load / Pile Load test

2. Structural Design - Enclosure “B”


Typical Calculations & Structural drawings attached as
per the existing building.
Reports of Concrete Test of 28 days results if available,
to be enclosed herewith the Grade of Concrete used for
foundations, beams, columns & slabs.

3. Frame Analysis - carried out

4. Ductile Detailing

5. Stability Checks

a) Building Frame

b) Stilt if any

c) Elevation Features

d) Overhead Tanks

e) Cantilevers / balconies

f) Masonry detailing

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Structural Audit and Suggested Formats

Reports Checked by Audited by


6. Non Destructive Test Reports - Enclosure “D”
• Core tests to determine the estimated equivalent in situ
compressive strength & to establish correlation between
Rebound hammer test & in situ strength of concrete.
• Rebound Hammer test to estimate the in situ compressive
strength of cover concrete.
• USPV test to assess the integrity of concrete.
• Carbonation test to assess the depth of carbonated
concrete.
• Half cell potentiometer test to determine the probability of
active corrosion.
• Cover test to assess the cover provided to RCC structural
members.
7. Steel Test Reports - Enclosure “E”
Source _________________ Tested on ___________

Stability Certificate for Building:


I hereby certify that I had inspected the above referred bldg. with a view to ascertain the
Structural Stability of the building. The structural elements inspected included foundations,
columns, beams & slabs at each floor. The observations have been recorded as per the
Structural Audit Format as enclosed herewith.

I have also gone through the Structural drawings available for the existing bldg. & have gone
through the actual calculations and prepared our own calculations to test the stability of the
structure.

I have also carried out a number of Non-Destructive Tests to estimate the present strength of
concrete, the deterioration of the concrete strength and the level of loss of strength in steel
resulting into distress. Based on this, I have worked out a system for correcting the distress
of the structure and providing necessary strengthening measures. This was done based on
Method Statements prepared for the execution. The building has been repaired accordingly.

I therefore certify that the said building structural work is safe and stable for the building user
as mentioned in this Stability format.
Note: The repaired building is more than _____ years old, as such, it is necessary to monitor
the status of repairs so that, if any distress is noticed, the same is notified and
corrected immediately.

Structural Engineer Architect Construction Supervisor Owners/ Developers

Caution: Building stability certification is a highly responsible job - involving safety of life
and property of residents, passers by and neighbouring buildings.

I. H. Shah & Associates Copyright  2008 I.H.Shah Page 20 of 22


D I S C L A I M E R :
The views expressed in this article are of the author. The Website:
www.constructionlearning.com or Mr. I.H.Shah or the Author does not take any
responsibility, if you use the material presented in the article on the field / construction site.
However, if you are using the techniques mentioned above, it is important that you carry out
rigorous experiments and satisfy yourself about the results and then you may proceed on
your personal responsibility.
I. H. Shah.

I. H. Shah & Associates Copyright  2008 I.H.Shah Page 21 of 22


Our Publications:
 High Volume FlyAsh Self Compacting Concrete.
 Durability of Concrete.
 Performance Specified Concrete.
 Best Construction Practices for High Rise Buildings.
 Structural Audit and Suggested Formats.
 FAQs – ISO 9000 in Construction.
 Consequences of Building Failures – Gujarat Earthquake
 Frequently Asked Questions on ISO 9001:2015 –
Forthcoming Revision.
 Maintenance Manual.

YouTube Videos:
 Structural Audit of Old Buildings - Part I :
https://www.youtube.com/watch?v=LazyYK5CVtg.
 Structural Audit of Old Buildings - Part II :
https://www.youtube.com/watch?v=2KVUg-eL9zI.
 Structural Audit of Old Buildings – Part III:
https://www.youtube.com/watch?v=RLaD68HWOWk.

For more information & details about our


Online Training Programs on ISO 9000 &
Consultancy Packages for ISO 9001-2008,
ISO 14001-2004 & OHSAS 18001-2007 -
visit our website: www.constructionlearning.com

“I. H. SHAH & ASSOCIATES”


101/A, Kailash Tower, N. S. Phadke Road,
Opp. Regency Restaurant, Andheri (East),
Mumbai – 400 069, India.
 : 2683 6501 / 2682 1752
E-mail: ihshah@vsnl.com / ihshah@constructionlearning.com
www.constructionlearning.com

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