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Cracks in Estate Buildings: A Case Study of Harmony Estate, Ilorin, Nigeria

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Epistemics Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 ISSN:2384-6844
Jimoh and Amuda

Cracks in Estate Buildings: A Case Study of Harmony Estate, Ilorin,

Nigeria
M. O. Jimoh1 and L. B. Amuda2
1
Department of Water Resources and Environmental Engineering, University of Ilorin.
jimohmodupe1@gmail.com
2
Department of Civil Engineering, Faculty of Engineering and Technology,
University of Ilorin, Kwara State, Nigeria.
teepha06@gmail.com

Abstract

We all dream of a house structurally safe and aesthetically beautiful. An estate is a conglomerate of
many buildings in a defined area, built according to a determined pattern and constructed
simultaneously within a defined period. Due to some faults during construction or other reasons
different types of cracks starts to appear on various structural and non- structural parts of the building
with time. Using Harmony Estate Ilorin, Kwara State, Nigeria as a case study this paper discusses the
occurrence of cracks in these buildings, the types of cracks that are dominant in the buildings, the
probable causes of these cracks and remedial measures taken to fix these cracks. It was observed that
about 85% of the buildings in the estate contain cracks with the most common type of cracks being
Non-structural cracks. The class of the cracks ranged from very slight cracks to very severe cracks with
some buildings near collapse. Remedial steps taken by the residents included patching, tilling and use
of reinforcement.

Keywords: Cracks, estate, harmony, environment, building, Ilorin.

1. Introduction
A building is simply a structure enclosing a space. An estate which can also be referred to as a housing
estate can be defined as an area containing a large number of houses or apartments built close together
at the same time or a group of houses or factories built in a planned way. Corruption, lawlessness and
presumptions that any professional in the built environment can assume all forms responsibility in a
building process without the basic skill required for it, may be considered as a peculiar factor that
commonly lead to building failure in Nigeria (Ede, 2010).
Cracks are early indication of failure of structures. Cracks in structures can be treated as cancer;
cancer which in its primary stage is curable to a certain extent but becomes danger to life in later
stages; same happens with cracks. (Mehndi et al, 2014). A crack is a complete or incomplete separation
of the concrete or members of a structure into two or more parts, produced by breaking or fracturing as
a result of the strains that induce tensile stress in excess of the material’s capacity (Yunusa et al, 2013).
A building component develops cracks whenever stress in the component exceeds its strength (Kunal
and Killemsetty, 2014). Cracks are generally categorized into two types; the structural cracks and non-
structural cracks. Structural cracks are of serious concern and should be assessed, monitored, and
repaired by professionals as they can affect the safety and stability of buildings and the damage can be
substantial. Non-structural cracks on the other hand, are cracks that do not harm the stability of the
structures (Min, 2006).
Thagunna (2014) stated that; there are various causes of cracks in buildings. The main causes are
foundation settlement, indiscriminate addition and alterations, poor construction practices, corrosion of
reinforcement, poor maintenance, creep and poor structural design and specification. Other causes are
permeability of concrete, thermal movement, moisture movement and movement due to chemical
reactions. Min (2006) stated that some of the problems associated with cracks are; Corrosion of
reinforcement, Efflorescence, Property valuation. According to Mehndi et al (2014), cracks can be
measured or evaluated by various methods and with the use of various instruments. These methods
include direct and indirect observation, Non-destructive test, test on concrete cores and review of
drawings and construction data.
Direct and indirect observation involves the use of instruments such as a Clear card, which have
lines of specified thickness marked on it, and a Comparator to measure the thickness of cracks. Non-
destructive tests can be performed with the use of a hammer to detect cracks from the sound, infrared
imaging equipment to recognize regions with cracks, pachometer to detect the presence of steel bars,
ultrasonic test equipment to detect cracks and photographic tests to determine the materials that can
cause the cracking. Concrete cores give information about thickness and depth of cracks. Construction

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Epistemics in Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 Jimoh and Amuda

drawing and detailing of reinforcement bars should be studied to confirm that the concrete thickness
and quality. The actual load that are coming on the structure should be checked against designed load,
if actual load exceeds design load, then we have to either re-design section or look in the direction of
restoration of structure.
The development of cracks has been a challenge. Though cracks cannot be prevented entirely but
they can be controlled by using adequate material and technique of construction and considering design
criteria. It is not necessary that all type of cracks require serious attention but there are some typical
types of cracks (active cracks) that are structurally hazardous. Therefore, timely identification of such
cracks and adopting preventive measures and remedies is essential (Thagunna, 2014). The repair
materials and repair technique are different depending upon forms of cracks and according to their
positions in structure (Srivastava et al, 2015). In some cases, restorative work can cause more problems
and may result in more cracking and more damage to the building (Kashyzadeh and Kesheh, 2012).
Cracks are often repaired. Prior to the repair of cracks, it is important to investigate if the cracks are
widening or progressing. Repair works should start only after the distress e.g. settlement has stopped.
The most common method to see if the crack is widening is by gluing a piece of glass across the crack
using a rigid adhesive. Any further movement will break the glass. A simpler and cheaper way is to
draw a straight line with a thick marker pen across the crack. The line will not be straight if the crack is
progressive. Another method of monitoring the width of the crack by simply installing crack pins
across the crack and any widening can be deduced by measuring the pins (Min, 2006). Srivastava et al
(2015) and Thagunna (2014) listed some of the techniques used for remedying cracks to include epoxy
injection, routing and sealing, stitching, drilling and plugging, gravity filling, dry packing, polymer
impregnation, overlay and surface treatments.

2. Methodology

2.1 Case Study

The case study for this project was Harmony estate in Ilorin, Kwara State. Information for the estate
was obtained from the Kwara State Housing Corporation. The estate is located at Akerebiata, Ilorin,
Kwara State. The estate, which was proposed in 2009, is still under construction. With 500 proposed
buildings, only about 150 of the buildings have been completed. The buildings are detached
bungalows, containing either two-bedrooms or three-bedrooms. Information on the design strength and
materials for the construction of the estate was obtained from its structural drawing.

2.2 Administration of Questionnaire

A questionnaire was designed and administered to the occupants of the estates. The questionnaire was
designed according to the research objective to provide answers to the following questions:
a) What is the history of the structure with respect to year of completion of construction?
b) Have there been any subsequent additions, alterations or major repairs in the structure?
c) What is specification and location where cracks have occurred?
d) When did the cracks first appear?
e) Has there been an increase in the width of the cracks since its occurrence?
f) If the cracks are in walls, is it being monitored continuously?
g) What are the measures that have been taken to repair and prevent future occurrence of these
cracks?

a. Visual Inspection
The initial assessment of the crack was through visual inspection, where the size and pattern of the
cracks were examined and recorded. This was carried out on 80 buildings. Any movement of the
surface across the crack was documented. For this method, pictures of the cracks were taken for better
evaluation and the use of a clear card was employed to measure the thickness of the cracks.

b. Classification of the Cracks

The general classification of the cracks was based on visual damage with regards to size and number of
cracks. Table 1 was used as a guide for the classification of visual damage to the walls.

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Epistemics in Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 Jimoh and Amuda

Table1 - Classification of Visual Damage to walls (Burland et al, 1977, as cited in Min, 2006)
S/No. Damage Description of typical damage width Approximate
Category damage
width (mm)
1 Negligible Hairline cracks <0.1

2 Very slight
3 Slight
4 Moderate
5 Severe
6 Very severe
Very slight damage includes fine cracks that can be easily 1
treated during normal decoration, perhaps an isolated slight
fracture in building, and cracks in external brickwork
visible on close inspection.
Slight damage includes cracks that can be easily filled and 3
redecoration would probably be required; several slight
fractures may appear showing on the inside of the building;
cracks that are visible externally and some repainting may
be required; and doors and windows may stick.
Moderate damage includes cracks that require some 5 to 15 or a
opening up and can be patched by a mason; recurrent cracks number of
that can be masked by suitable linings; repainting of cracks >3
external brickwork and possibly a small amount of
brickwork replacement may be required; doors and
windows stick; service pipes may fracture; and weather
tightness is often impaired.
Severe damage includes large cracks requiring extensive 15 to 25 but
repair work involving breaking out and replacing sections also depends
of walls (especially over doors and windows); distorted on number
floors; leaning or bulging walls; some loss of bearing in of cracks
beams; and disrupted service pipes.
Very severe damage often requires a major repair job Usually >25
involving partial or complete rebuilding; beams lose but also
bearings, walls lean and require shoring; windows are depends on
broken with distortion; and there is danger of structural number of
instability. cracks

3. Results and discussion

3.1 Result of Visual Inspection

During the visual inspection of the houses, the images of the cracks were taking with the locations
documented. Each crack was measured and recorded. The use of a Clear card, which shows line of
defined thickness, and a meter rule was employed.

Number of buildings with cracks = 68 buildings

Total number of buildings inspected in the Estate = 80 buildings

Hence, 85% of the houses in the Estate have had the occurrence of cracks. Some of the pictures taken
are shown in Figures 1-6.

Due to lack of access to documents on the structural strength of the buildings, the structural strength of
the buildings could not be determined. However, from enquiries made, it was deduced that both hollow
clay burnt bricks and cement bricks were used. These bricks are 6inches bricks (i.e 150mm x 75mm x
75mm). Although, the few design documents available specified that the bricks should be clay burnt,
most of the clay bricks used were not burnt or not burnt at the right temperature. Also, during the
construction of the Damp Proof Course, the damp proof membrane was not installed for the entire
floor, it was just installed below the external walls only. This allowed the seepage of water from the
ground to the superstructure of the building. Most of the buildings were constructed with poor quality
materials and this might have led to the occurrence of cracks in the buildings.

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Epistemics in Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 Jimoh and Amuda

Figure1 Sample of cracks on the wall Figure 2 Sample of cracks and damp

Figure 3 Sample of crack on the column Figure 4 Sample of cracks on the brick

Figure 5 Sample of cracks at corner Figure 6 Building collapse due to cracks

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Epistemics in Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 Jimoh and Amuda

80 60
70 50

Number of Houses
Number of Houses

60
40
50
30
40
30 20
20 10
10 0
0 Less than 1-5years More than
Yes No 1year ago ago 5years ago
Figure 7 Review of cracks occurrence Figure 8 Time of cracks first appearance

50
80

Number of Houses
70
Number of Houses

40
60
50 30
40
30 20
20
10
10
0 0
Wall Above the At corners or YES N0
window or on joints
theLintel
Figure 9 Location of cracks Figure 10 Review of increase in cracks width

3.2 Analysis of Cracks

Table 2 gives the classification of cracks and their number of occurrence in the 80 buildings that were
inspected. Negligible cracks were not noticed in any of the buildings. Very slight cracks were observed
about 8 times. These cracks can be easily treated. Example is shown in Figure 1. Slight cracks occurred
9 times. Example of these cracks can be seen in Figure 2. Moderate cracks occurred about 38 times.
This is the largest number of cracks occurrence noticed. These cracks require opening up and patching
with mortar as shown in Figure 5. Severe cracks which requires extensive repair works (as they are
large cracks), occurred 10 times. An example is shown in Figure 4. Very severe cracks, which require a
major repair job, were noticed 11times. Figure 3 shows very severe cracks. This class of cracks
requires major repair work. These cracks occurred 11times.

Table 2 - Classification of cracks with number of occurrence

Cracks Classification Cracks Width (mm) Number of Occurrence
Negligible <0.1 0
Very slight 1 8
Slight 3 9
Moderate 5-15 38
Severe 15-25 10
Very severe >25 11

About 90% of these cracks were being monitored and increase in the cracks width were noticed in
about 60% of the cracks, this implies that majority of the cracks were active cracks, while the rest were
dormant. This can be linked to foundation settlement, as increase in settlement will cause the width of
the crack to continue to increase. There are immediate effects of the cracks on the buildings. These

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 Epistemics in Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 Jimoh and Amuda

effects were reported in 44% of the buildings and the remaining 56% have no immediate effects. Some
of these effects include the passage of water through the crack openings into the buildings, generation
of dusts, passage of flies through the crack openings, etc. The eventual effect of these cracks on the
buildings, if not properly managed, is collapse as shown in Figure 6.
3.3 Probable Cause of the Cracks

The probable causes of the cracks depend on the type of cracks, cracks classification and the location
of the cracks. Thermal movements, foundation settlement, shrinkage, poor maintenance, poor
construction practices are the most probable causes of the cracks in the buildings. Although, the few
design documents available specified that the bricks should be clay burnt, most of the clay bricks used
were not burnt or not burnt at the right temperature. This can be considered as one of the causes of the
cracks occurrence. Another probable cause can be from vibrations. These vibrations are as a result the
blasting process carried out on the Sobi Mountain which is close to the location of the estate.

Table 3 - Classification of cracks based on the width and their probable causes
House Width (mm) Type & Class of Probable Causes
Number crack
E7 3 Slight crack Thermal movement, Moisture movement,
Non-structural crack Shrinkage
E7 7 Moderate crack Thermal movement, Shrinkage,
Structural crack Foundation settlement
B8 45 Very severe crack Thermal movement, Moisture movement,
Structural crack Shrinkage, Poor maintenance
C15 2 Very slight crack Thermal movement, Moisture movement,
Non-structural crack Shrinkage, Poor maintenance
B3 2.5 Very slight crack Thermal movement, Moisture movement,
Non-structural crack Shrinkage, Poor maintenance
H1 9 Moderate crack Thermal movement, Moisture movement,
Structural crack Poor construction practice, Foundation
settlement
D10 22 Very severe crack Thermal movement, Moisture movement,
Structural crack Poor construction practice

3.4 Remedial Measures Used by Residents

The remedial measures that are used for the repair of these cracks are;
i. Patching: this measure is widely used by the residents. This involves filling the crack opening with
mortar. The mortar used is made up of cement, sand and water. The cracks surfaces are widened
and cleaned, then water is applied to soak it, afterwards the filling begins. This method is suitable
for all parts of the buildings, both internal and external parts of the buildings. Although, there is
reoccurrence of these cracks even after patching. Example of this is shown in Figure 11.
ii. Tiling: this is used for some internal part of the buildings. It involves the fixing of tiles to some
parts of the building with the use of mortar. However, this method cannot be used for all parts of
the building, as it is uneconomical.
iii. Use of steel bars: this method involves the insertion of steel bars into a wide crack before filling
with mortar. The residents, due to the reoccurrence of the cracks after plastering, developed this
method. The cracks are widened and cleaned, and then the steel bars are fixed into the crack
opening and afterwards filled up with either mortar or concrete. This is shown in Figure 12.

4. Conclusion

It was observed that about 85% of the buildings in the estate contain cracks, implying that occurrence
of cracks is dominant in the estate. The common type of cracks in the buildings is Non-structural
cracks. The class of the cracks ranges from very slight cracks up to very severe cracks. From the
observations made, about 60% of the cracks are active cracks, that is, the cracks widths are increasing.
From this, it is safe to suggest that the probable cause of these cracks is foundation settlement as well
as vibrations from a nearby quarry. However, to prevent the future occurrence, proper site investigation
should be carried out before starting construction of the buildings, quality materials should be utilized,

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 Epistemics in Science, Engineering and Technology, Vol. 7, No.1, 2017, 532-538 Jimoh and Amuda

good construction practices should be emphasized, proper maintenance of the buildings should be
considered and indiscriminate alterations of the buildings should be avoided. For successful repair of
cracks, the causes of the cracks need to be put into consideration. For example, in the case of
foundation settlement, repairing the crack would not be of use until the settlement problem has been
corrected, reoccurrence of these cracks is prone to occur.

Figure 11 Patch wall with reoccurring crack Figure 12 Remedy by reinforcement

References

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International Journal of Civil & Environmental Engineering IJCEE-IJENS, 10(6), 32-38.
Kashyzadeh, K. R. and N. A. Kesheh. 2012. Study type of Cracks in construction and its controlling.
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