BUILDING MAINTENANCE

SUBMITTED BY : MANDEEP KAUR

B. ARCH 8TH SEM
1634490
1. WHAT IS EFFERESCENCE IN CONCRETE ?
EFFERESENCE IN CONCRETE IS A WHITISH COLOURED POWEDERED DEPOSITION OF SALLS ON THE
CONCRETE SURFACE THAT IS ORMED DUE TO EVAPORATION OF WATER FROM THE CONCRETE IT IS
CAUSED WHEN WATER SOLUBLE SALTS ARE PRESENT IN THE CONCRETE MATERIAL WHICH COMES ON
TO THE SURFACE WHILE EVAPORATION OF WATER FROM THE CONCRETE.
2. WHAT DO YOU MEAN BY THE TERM SPALLING OF CONCRETE ?
SPALLING IS BREAK AWAY OF CONCRETE SURFACE WHICH OFTEN EXTENDS TO THE TOP LAYERS OF
REINFORCING STEEL SPALLS MAY BE 150MM OR MORE IN DIAMETER AND 25MM OR MORE IN
DEPTH.
THE SPELLING IN CONCRETE IS CAUSED DUE TO :
1. THE CORROSION OF STEEL REINFORCEMENT OR OTHER EMBEDDED METAL.
2. THE CHEMICAL ATTACK ON CONCRETE.
3. CONCRETE THAT IS OF POOR QUALITY.
4. MECHANICAL DAMAGE DUE TO ACCIDENTS
5. THE THERMAL SHOCK CREATING FIRE OR FIREFIGHTING ACTICITIES.
3. WHAT DO YOU MEAN BY THE LIFE CYCLE OF THE BUILDING ?
BUILDING LIFE CYCLE REFERS TO THE VIEW OF A BUILDING OVER THE COURSE OF ITS ENTIRE LIFE
. IT OTHERWORDS , VIEWING IT NOT JUST AS AN OPERATIONAL BUILDING BUT ALSO TAKING INTO
ACCOUNT THE DESIGN CONSTRUCTION, OPERATION , DEMOTITION AND WASTE TREATMENT . IT IS
USEFUL TO USE THIS VIEW WHEN ATTEMPTING TO IMPROVE AN OPERATIONAL FEATURE OF A
BUILDING WAS DESIGNED.
4. WHAT ARE THE CAUSES OF EFFEORESCENCE ?
A SOLUBLE SALT : A VARIETY OF SALTS AND SALT FORMING CHEMICALS CAN BE PRESENT IN
MASONRY. THEY INCLUDE AN ARRAY OF SULPHATE AND SILICATES AND EWN ORDINARY TABLE SALT
SODIUM CHLOXIDE AN ALKALI, SUCH AS CALCIUM HYDROXIDE CAN FORM A SALT WHAN EXPORD TO
AIR.
WATER - MOISTURE IS THE VEHICLE THAT CARRIES THE SALT IS THE SURFACE OF THE MASONARY.
CHANNELS – CONCRETE AND BRICKS HAVE MICROSCOPE PORES. THESE TINY CHANNELS ALLOW
WATER TO MOVE BY WICKING ACTION. IF THE MOISTURE REACHES THE SURFACE AND EVAPERATES IT
LEAVES BEHIND THE DISSOLVED SALTS AS EFFERENSCENSE.
5. WHAT ARE THE VARIOUS TYPES OF DEFECTS DEVELOPING IS A BRICK MASONARY
WALL ?
TYPES OF DEFECTS :
• SULPHATE ATTACK
• CRYSTALLIZATION OF SALTS FROM BRICK
• CORROSION OF EMBEDDED IRON OR STEEL
• SHRINKAGEON DRYING
• SULPHATE ATTACK : SULPHATE SALTS PRESENT IN BRICKWORK REACT WITH ALUMINIUM
CONTENT OF CEMENT AND WITH HYDRAULIC LIME IN THE LIME MORTAR CAUSING CONSIDERATE
INCREASE IN THE VOLUME OF MORTAR THIS IS TURN RESULTS IN CHIPPING AND SPALLING OF
BRICKS AND FORMATION OF CRACKS IN JOINTS AND RENDERING.
• CRYSTALLIZATION OF SALTS FROM BRICK : THIS DEFFECT COMMONLY OCCURS IN MASONRY
MADE OUT OF BRICKS WHICH CONTAIN EXCUSSIVE SOLUBLE SALTS WHEN SUCH BRICK IS COME
IN CONTACT WITH WATER , THE SOLUBLE SALTS GET DISSOLVED AND APPEAR IN THE FORM OF
FINE WHITISH CRYSTALS ON THE SURFACE OF BRICKWORK . THE PHENOMENON IS ALSO KNOWN
AS EFFORESCENCE.
• CORROSION OF EMBEDDED IRON OR STEEL : IRON OR STEEL EMBEDDED IN BRICKWORK
GETS CORRODED IN THE PRESENCE OF DAMPNESS ON CORROSION, THE METAL EXPANDS IN
VOLUME AND TENDS TO CRACK THE BRICKWORK. THE EFFECT CAN BE PREVENTED BY ENCASING
WITH THE ABSORPTION OF WATER AND SUBSEQUENTLY SHRINKS WHEN THE WATER
EVAPORATES . IN THE PROCESS OF SHRINKAGE IT DEVELOPS CRACKS IN THE MASONARY JOINTS .
IF THE MORTAR USED IN THE MASONARY IS LEAN , THE CRACKS ARE DISTRIBUTED OVER A LARGE
NO. OF JOINTS AND IN CASE OF RICH MORTAR , THE CRACKS ARE FEW BUT WIDER SUCH CRACKS
DO NOT AFFECT THE STRUCTURAL STRENGTH OF THE BRICKWORK AND CAN BE EASILY RECTIFIED.
6. WHAT DO YOU MEAN BY RISING DAMPNING ?
STRUCTURAL DAMPNESS IS THE PRESENCE OF UNWANTED MOISTURE IN THE STRUCTURE OF A
BUILDING, EITHER THE RESULT OF INTERTION FROM OUTSIDE OR CONDENSATION FROM WITHIN
THE STRUCTURE. A HIGH PROPORTION OF DAMP PROBLEMS IN BUILDING ARE CAUSED BY AMBIENT
CLIMATE DEPENDANT FACTORS OF CONDENSATION AND RAIN PENRTATION . CAPILLARY
PENETRATION OF FLUID FROM THE GROUND UP THROUGH CONCRETE OR MASONARY IS KNOWN AS
RISING DAMP.
7. CAUSES OF DAMPNESS
OLD BATHROOM PIPES DAMAGED SEALS AROUND BATHS AND SHOWERS.
• CORRODED WATER PIPES THAT ARE INSIDE THE WALLS
• OLD BATHROOM PIPES
• PLUMBING FOR CENTRAL HEATING KITCHENS AND BATHROOMS.
• MOISTURE ENTRAPPED DURING CONSTRUCTION
• DEFECTIVE ORIENTATION OF BUILDING
• DRAIN ABILITY OF SOIL
• POOR QUALITY OF CONSTRUCTION MATERIAL.
8. PERIODIC MAINTENANCE.
PERIODIC MAINTENANCE REFERS TO ACTIVITIES PERFORMED ON EQUIPMENT BASED ON A SET
TIME INTERNAL THE PREPARE OF PERIODIC MAINTENANCE OR TIME BASED MAINTANENCE IS TO
MAINTAIN SMOOTH OPERATION OF A MACHINE OR OTHER ASSET.
9. FAILURE OF COVER CONCRETE
FAILURE OF COVER CONCRETE IS BREAK AWAY OF CONCRETE SURFACE WHICH OFTEN EXTENDS TO
THE TOP LAYER OF REINFORCING STEEL.
10. MAINTENANCE OF FLUSHING CISTERNS.
MAINTENANCE OF CISTERNS FOCUSES ON THE PERIODIC REMOVEL OF SEDIMENT AND DEBRIS
FROM PRETREATMENT AND STORAGE AREAS. SEDIMENT REMOVEL FROM TANKS AND PIPES IS
TYPICALLY CONDUCTED USING VACCUM OR FLUSHING SYSTEMS. GUIDANCE ON THE USE AND
OPERATION OF VACCUM OR FLUSHING SEDIMENT REMOVAL EQUIPMENT IS BEYOND THE SCOPE OF
THIS MANUAL .
11. WHAT IS MEANT BY BUILDING MAINTENANCE ? WHY IS IT NECESSARY ?
BUILDING MAINTENANCE IS THE COMBINATION OF TECHNICAL AND ADMINISTRATIVE ACTIOJNS TO
ENSURE THE ITEMS AND ELEMENTS OF A BUILDING IN AN ACCEPTABLE STANDARD TO PERFORM ITS
REQUIRED FUNCTIONS.
IT IS IMPORTANT THAT BUILDINGS CONTINUE TO BE PROPERLY MAINTAINED TO ENSURE THAT THEY
CAN FUNCTION AS EFFECIENTLY AND EFFECTIVELY AS POSSIBLE THE DETERIORATION OF BUILDINGS
DUE TO LACK OF MAINTENANCE COULD LEAD TO FURTHER FINANCIAL BURDERS, LEGAL AND OTHER
INDUSTRIAL RELATIONS ISSUES AND AFFECT THE DELIVERY OF SERVICES
CLASSIFICATION :
• CONDITION BASED MAINTENANCE IS THE MAINTENANCE WHEN NEED ARISES
• CORRECTIVE MAINTENANCE IS REQUIRED WHEN THE ITEMS HAS FAILED OR WORN OUT
• PLANNED MAINTENANACE IS A SCHEDULAD SERVICE VISIT CARRIED OUT BY A COMPETENT
AGENT .
• PREDICTIVE MAINTENCE: PREDICTION WHEN MAINTENANCE SHOULD BE PERFORMED.
• PREVENTIVE MAINTENANCE : PERFORMED SPECIALLY TO PREVENT FAULTS FROM
OCCURING.
• PROACTIVE MAINTENANCE : IS THE MAINTENANCE STRATEGY FOR STABILISING THE
RELIABILITY OF EQUIPMENT.
• RELIABILITY CENTERED MAINTENANCE : IT IS PROCESS ENSURE THAT ASSESTS
CONTINUE TO DO WHAT THEIR USERS REQUIRED
VALUE DRIVEN MAINTENANCE : IT IS MAINTENANCE MANAGEMENT METHODOLOGY.
ROLE OF MAINTENANCE OF BUILDING :-
1. MAINTENANCE PLAYS AN IMPORTANT ROLE IN THE LIFE CYCLE OF COST ANALYSIS OF BUILDING
HOLICTICALLY.
2. BUILDINGS CANNOT REMAIN OMPECCABLE THROUGHOUT THEIR ENTIRE LIFE. BUILDINGS
REQUIRED PROPER MAINTENANCE.
3. IT IS HARD TO RENOUATE AND REBUILD BUILDINGS AT ONE TIME THE VALUE OF BUILDING
DECLINES AS THE AGING OF BUILDING UNLESS SPECIALIST MAINTENANCE CARRIED OUT ON THE
BUILDING.
4. DEFECT IS REGARDED A PART OF DESIGN OF BUILDING CONSTRUCTION OR MATERIAL WHICH
ARE NOT IN COMPLIANCE WITH REQUIREMENT OF THE CONTRACT AND QUALITY OF NORM
5. THEY CAN BE CATEGORIZED INTO TWO LATENT AND PATENT
6. THE PATENT DEFECTS ARE INCURRED BY NORMALLY WEAR AND TEAR WHILE THE LATENT
DEFECTS ARE RELATED TO CONSTRUCTION WORKMANSHIP DEFECTS.
FUNCTIONS OF MAINTENANCE :
• SURVICING AND CLEANING
• RETRIFICATION
• REPAIR AND REPLACE
• RENOVATION
• REHABILITATION
• MODERNIZATION
• ADOPTATION
12. GIVE ECONOMIC AND SOCIAL SIGNIFICANCE OF MAINTENANCE.
Economic and social significance
The aim and objective of mainteince to building and related infrastructure had been examined but
there still exists the economic and social significance which includes:-
a) Dilapidation and unhealthy building depresse the quality of life and in some ways contributes
the certain anti-social values , for instance uncompleted abandoned building have continued to
serve as hide out to criminals and social miscreants
b) Maintaince as has been shown arrest decay and failures thereby extending the physical life of the
building and thereby delays replacement and deters expenditure on new construction
c) The apperence quality and general physical conditions of the building normally refle t public
pride or indiffernce , the level of prosperity in the area , social values and behavior .
d) Certain building and infrastructure facilities by their appearance and location in the vicinity or
street add or improves the beauty of the enviornment.
13. FAILURE OF CORE CONCRETE
THE CRACKING OF CONCRETE COVER DUE TO STEEL CORROSION MAY ACCELERATE
CORROSION PROCESS AND TO FAILURE VERY RAPIDLY THIS MEANS THAT REAL STATE OF
CORROSSION IS NOT UNIFORM AROUND A REBAX AND STATS FROM PITTING
CORROSSION . THIS MAY CAUSE NON- UNIFORM EXPANSION PRESSURE AROUND REBAR.
14. HIGHLIGHT THE FACTORS RESPONSIBLE FOR DETERIORATION AND DECAY OF
BUILDINGS SUGGEST PRESENTIVE MEASURES FOR DETERIORATION OF BUILDINGS.
BUILDING DETERIORATION IS SOMETHING THAT HAPPENS AS TIME PASSES BY SIMPLE EXPOSURE TO
NAUTURAL ELEMENTS WILL GRADUALLY CAUSES DETERIORATION PARTICULARLY IN ITS APPEARANCE
WHILE MAINTENANCE HAS HASTEN THIS IT IS IMPORTANT FOR OWNERS TO KNOWS THE DIFFERENT
CAUSES NOT ONLY HAVE KNOWLEDGE OF THEN BUT ALSO TO DO PRESENTIVE MAINTENANCE WHEN
NECESSARY .
• CORROSION : IT IS ONE OF THE MAIN CAUSE BY WHICH MANY BUILDINGS WHICH WERE BUILT
IN 20TH CENTURY ARE AMONG THE STRUCTURES WHICH ARE PROBABLY UNDER GOING THIS
PROCESS THE CONCRETE PARTS OF BUILDING UNDERGO GENERL CORROSION DUE TO EXPOSURE
TO CARBON WHILE EXPOSURE TO CHLORIDE ION MAKES THEM UNDERGO PITTING
CONSTRUSTION.
• FROSTING : THE FREEZING WEATHER DURING WINTER WHWN SNOW AND HAIL ARE
PREVALENT ELEMENTS CAN CAUSE FROSTING BUILDING WHICH ARE MADE FROM FROST
SUSCEPTIBLE STONES ARE SUBJECT TO THIS DETERIORATING FACTOR THE FROST CAN DAMAGE
THE STONES ESPECIALLY THOSE WHICH HAVE SMALLER PORES.
• CONCRETE CORROSION : MANY MODERN BUILDINGS CREATED DURING 20TH CENTURY WERE
MADE FROM CONCRETE AND IN RECENT YEAR DETERIORAATION OF CONCRETE HAS BEGUN.
PREVENTIVE MEASURES :
THREE MAIN POINTS ARE :
• PROPER MATERIALS
• PROPER DETAILS
• PROPER CONSTRUCTION
• DETERIORATION AND ABOUT THEIR CAUSES
• BUT THESE ARE SOME GENERAL CONSIDERATIONS THAT SHOULD BE TAKEN INTO ACCOUNT FOR
BOTH CONSTRUCTIONS OF NEW CONCRETE STRUCTURES AND REPAIR OF DETERIORATION
STRUCTURES.
• MAXIMUM AND MINIMUM TEMPERATURE
• TEMPERATURE CYCLES
• EXPOSURE TO ULTRA VIOLET RAYS
• AMOUNT OF MOISTURE
• WET\ DRY CYCLE
• PRESENCE OF AGGRESSIVE CHEMICALS
• PROTECT MATERIALS FROM GENERAL DETERORATION.
15. WHAT IS THE ROLE OF CLIMATE IN LIFECYCLE OF BUILDING
.
CLIMATE CHANGE
As per IPCC decleared that warming of the climate system is unequivocal
• Changes in temperature
• Hot extreme, heat waves and heavy precipation events
• Tropical cyclones with larger peak winds speeds
• Heavy precipition associated with ongoing increase of tropical sea surface teperature
• Decrease in snow cover.
 HOW WILL CLIMATE CHANGE

All the parts of the world will experience significant changes in climate over this
century . These can be summerised as:-
• Hotter driers summers
• Milder wetter winters
• More frequent extreme winter presipitation
• Significant decresse in soil moisture content in the summer
• Net sea level rise and increses in sea surge height
• Possible higher wind speeds.
Today, buildings are responsible for more than 40% of global energy used, and as one third of global
greenhouse gas emissions , both in developed and developing countries.
IMPACT ON CONSTRUCTION

CLIMATE FACTORS IMPACTS

1.SOIL DRYING- -Increase will affect water tables and
foundation in clay soils
-Max. and min. changes will afect heating
2. TEMPERATURE , cooling , air conditioning costs and
thermal air movement. frequency of
cycling through freezing point will affect
durability.
-Incerase will affect condensation and
3. RELATIVE HIMIDITY associated damage or mould growth

-Increase and decrease will affect water

4.PRECIPITATION tables (foundations and basements ),
cleaning costs will increase in winters.
-Increase may affect need for solar glare
5. RADIATION control.

-Increase in winter will increase the need for

6.CLOUD electric lightening: reduction in summer
- may reduce the need for electric lightening
for certain buildings.
IMPACTS
COMPONENTS , SUB-
STRUCTURES AND WHOLE Need to upgrade airtightness
BUILDING:-
1. AIR CONDIOTIONING- Increased risk of heavy or subsidence
. Water ingress, consequential
2.BASEMENTS (SUB- damage to finish and stored items..
STRUCTURES)
3. MATERIALS Plastics life is reduced due to increased
radiations . Increased salts spray zone in
marine areas will reduce life duration.

4. ROOFS Incresed fixing costs and risk of failures due to

gales , winds and precipition .
5. WHOLE BUILDING Incresed cleaning costs due to wind . Gales ,
relative humidity , precipition.
6.STRUCTURE /CLADDING/ Increased risk of cracking due to different
RENDERS/MEMBRANES thermal or moistures movements
7.TIMBER-FRAMED Increased risk of failure due to increased in
CONSTRUCTION relative humidity , depending on design .

16. WHAT ARE THE DIFFERENT TYPES OF CRACKS IN BUILDING ? ENLIST THE POSSIBLE
CAUSES . EXPLAIN THE METHODS TO REPAIR THE VARIOUS CRACKS IN CASE OF LOAD
BEARING STRUCTURES.
TYPES OF CRACKS

1.STRUCURAL CRACKS :-These cracks occur due to incorrect design, faulty

construction or overloading and these may endanger the safety of the building.
2.NON STRUCTURAL CRACKS:- They are due to internal forces developed in material due to
internal forces developed in material due to moisture variations , temp. variations , crazing, effect of
gases , liquids etc .
3. BASED ON WIDTH :-a) thin- less than 1mm in width .
b) medium -1 to 2 mm in width
c) wide – more than 2mm in width

CAUSES OF CRAKS
• Moisture change
• Thermal variations
• Elastic deformation
• Creep
• Chemical reaction
• Foundation movement and settlement of soil
• Vegetation.
1.Thermal variations:-it depends upon temperature variation, dimensions, colour, surface, thermal
conductivity, insulation, etc.when concreteing is done in summer at high temperature, contraction due to
drop in temperature in winter is high leading to thermal cracks .
When roof in a load
bearing structure
undergoeexpansio
n , horizontal
cracks occur in
cross walls as
shown:

• Thermal variations

PREVENTION OF THERMAL VARIATIONS:-

• Provision of expansion joints, slip joint,control jont.
• Slab should be provided thermal insulation .
• Span of slab should not be large .

• 2. Moisture movement:-Reversable movement

Irreversable movement
Reversable movement:-
a) Material expand
b)Shrinks on
drying
Irreversable
movement
c) Material undergo some irreversable movement due to initial moisture change like
shrinkage of cement on initial drying.
b)Initial shrinkage in cement concrete and mortar depends upon : cement and water content,maximum
size grading , quality of aggregate , duration-method-temperature of curing, presence of excessive fines
in aggregate, humidity, typeof cement, temperature of fresh concrete etc.
 Cracks at lintel level due to
SHRINKAGE shrinkage and
CRACKS Contraction of RCC slab .

SECTIO
ELEVATIO N
N

PREVENTION OF SHRINKAGE CRACKS:

-a) Curing for atleast 10 days, drying shrinkage is much less.
b)Presence of excess silt,dust etc,in sand and stone , aggregate should not exceed 3%
c)Shrinkage is much less in coastal areas due to high humidity.
d) PPC and low gradeOPC have much less shrinkage.
e) The ideal temperature range should be 10 degree to 30 degree c.
.
MEASURE TO CONTROL CRACKS (BEFORE CONSTRUCTION)
a) In structural concrete shrinkage cracks are controlled by using temperature rcc even in plain
concrete a minimum 0.12%steel is recommended by IS:Codes . It is more effective if smaller
diametr bars –closely spaced are used.
b) Cracks in masonary can be controlled by using rich mortar and delaying
plaster work till masonary has dried after curing .
c) Cement plaster richer than 1: 6 is harmful for external wall exposed to high temperature
variations , since it will create a stronger membrane than the surface of brick .
d) Coarse well graded sand should be used for plaster . Fine sand will result in
carry cracks .
e) Strong bond between concrete and plaster prevents shrinkage cracks , if rendering is done as
early as possible after removal of shuttering .
f) Shrinkage cracks effects the apperance and finish and not the structural stability .
g) Cracks in wall generally get localised at weaks sections , such as doors and windows opemimgs
or staircase walls ,
h) Construction joints should be avoided in concrete , however if necessary it should be located at
one fourth of span away from preceding beam .