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Defects found in
precast (prefabricated)
concrete façades
Inadequate modelling of
existing building
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to help create a
safer built environment
Editorial
By creating a non-judgmental
The reporter found several issues when inspecting or community, we want
reviewing buildings with precast concrete façades, to encourage as many
particularly on older buildings, due to a lack of attention to professionals as possible
to share safety information
durability and poor workmanship. Defects included the failure
and learn from each other’s
of connections due to corrosion, the breakdown of veneered experiences. This will enable us
layers of concrete, and the corrosion of reinforcement due to create positive change and
to lack of cover and poor workmanship resulting in spalling improve safety.
concrete. In some instances, the reporter found precast If you have an interest in
concrete façades were in danger of falling off the building. structural safety and would like
to become a member of the
CROSS-AUS team, please send
an email with a brief resume to
team.aus@cross-safety.org>.
Campbell-Allen D. and Roper H., encouraged, a design life in excess of Press Roundup
“Towards better concrete structures 50 years should be considered.
- Durability of Precast Façades”, In every interval between
As noted by the reporter, lifting inserts, CROSS Newsletters, failures of
University of Sydney Symposium on
dowel bars and fasteners should be some kind or incidents related
Concrete, 1981.
specified as hot-dipped galvanized as to structural and fire safety are
Beresford F.D. and Ho DWS, “The a minimum. In addition, stainless steel reported in the press. Here are
repairs of concrete structures - a items should be used where building some accompanied by a
scientific assessment”, Concrete elements are exposed to aggressive brief comment:
Institute of Australia, Biennial environments, noting that lifting inserts
Conference, Concrete 79, Canberra. may not be available in stainless steel. 1. Turkey-Syria Earthquake >
In accordance with good practice, In February a massive
Marosseky, M., Griffiths, D., Sade,
connection of dissimilar metals earthquake struck Turkey and
D., “Site study of factors leading to a
should be detailed to avoid galvanic Syria. Hundreds of dramatic
reduction in durability of reinforced
corrosion. Responsibility for durability building failures occurred.
concrete”, ACI SP-100, page 1703–
requirements lies with the designer. The death toll (largely from
1726, 1987.
Attention should be given to the New these collapses) has exceeded
CIA, “Durable Concrete, How to 50,000. There can be no
Zealand Building Code, clause B2>
Specify and Construct”, Note 12, stronger example of the
which states: ‘...building materials,
March 1983. demands on building safety.
components and construction methods
CCAA, “Durable Concrete Structures”, are required to be sufficiently durable. 2. Fire risk from lithium batteries.
Technical Note TN57, March 1989. They must ensure that the building, Waste fires> House fire>
without reconstruction or major
CIA, “Recommended Practice Durable The fire risk from lithium batteries
renovation, continues to satisfy the other
Concrete”, February 1990. continues to be in the news.
functional requirements of the Building
Code throughout its life.’. Compliance in Domestic fires initiated from
New Zealand is typically required to SNZ scooters and electric bikes have
C Expert Panel TS 3404-2018, Durability requirements been reported and discarded
for steel structures and components>. batteries have been a hazard
Comments causing numerous waste fires.
For new panel construction,
consideration should be given to 3. Hotel aquarium collapse>
The reporter describes a systemic
problem with precast concrete façades conducting periodic inspections A major collapse illustrating
in older buildings. at production facilities to confirm links between modes of failures,
conformance with documented consequences and design
materials, inserts, cover and the like. standards occurred in Berlin.
Issue not limited to Checking the cover on delivery to site The world’s largest freestanding
older buildings can also be conducted by means of
cover meters.
aquarium collapsed ‘instantly’
within a hotel lobby releasing a
All parties involved with the design, million litres of water and all the
manufacture and erection of precast fish. The mode (instant and total)
The issue, however, is not limited to
concrete should be familiar with: was highly undesirable, and the
older buildings. We have seen more
financial consequences would be
recently constructed apartments with • Safe Work Australia’s Guide to very significant.
precast panels experiencing problems managing risk in construction:
such as poor joint control, lack of fire Prefabricated Concrete>, 4. Importance of temporary
seals, inadequate panel support, published in 2019. This guide works>
corrosion, and water damage from replaces the National Code of
leaks. All of these have the potential The dangers of instability during
Practice for Precast, Tilt-up and construction were once again
to lead to substantial future repair Concrete Elements in Building
costs. It would appear that we have highlighted by the collapse of a
Construction, which was published wall which killed a site worker.
not learned from the failures of façades by the Australian Safety and
of apartment blocks in Europe and the Compensation Council in 2008 5. Risk of collapse in older
USA in the 1960s. buildings>
• The Precast Concrete Handbook
Durability is a critical factor in (2009)>, being mindful that the All structures deteriorate and
building performance that requires handbook is out of date with safety requires proper and
detailed attention to product selection respect to design matters relating prompt maintenance. A UK
and specification to ensure that principally to the updated Concrete government report has raised
documentation adequately considers Structures Standard AS3600 the risk level of school buildings
the design life of the building and the collapsing to “very likely”,
severity of its exposure conditions. This • National Precast Concrete after an increase in serious
is of particular importance for external Association Australia’s guide structural issues being reported
façade panels. With the current entitled Understanding Grouted – especially in blocks built in the
emphasis on sustainability where the Precast Joints: A guide for years 1945 to 1970. Previous
extended life of buildings is being engineers and building contractors reports have raised similar
(2020)> concerns over hospitals.
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An existing building suffered damage while being upgraded, which led to a more detailed
inspection of the existing building’s condition. The report highlights the importance of
conducting a thorough investigation and assessment of an existing building structure to
ensure an understanding of how it will perform under the applied design loads, rather than
relying on assumptions that may be unrealistic.
For structural and civil engineers: • A quality assurance system that includes internal
checking, or peer review, of calculations and design
• Conduct a thorough on site inspection to confirm assumptions can help prevent safety issues from
whether assumptions about the structure of an existing arising during the design process
building are accurate, prior to making an assessment
of its loadbearing capability
There is no substitute for a detailed inspection by an A source of recommended design parameters for assessment
experienced structural engineer with a good background of existing construction is the previously withdrawn (but still
in the relevant materials. In some cases, confirmation available) AS3826 – Strengthening Existing Buildings for
of whether assumptions adopted in the design are Earthquake. However it is important to note that, in addition
valid, through more extensive site investigation, will be to its withdrawn status, this code was not gazetted in the
appropriate. This is all the more important when the as-built National Construction Code. Accordingly, it has never been a
documentation of the building is unavailable. This report deemed-to-satisfy solution in the Building Code of Australia
confirms that, in the example given, assumptions were made for compliance during a refurbishment.
that did not match the reality on site.
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assumptions were made
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that did not match the
reality on site
This report demonstrates the importance of following the correct process for project
procurement, including preparing a detailed design and project specification, and
certificating compliance with the relevant building codes. It also covers the potential
consequences when shortcuts are taken.
In the example raised by the reporter, a contractor procured the steelwork for a large
span roof from overseas, based on a concept design supplied for pricing, without seeking
construction documentation from the original design engineer. Construction proceeded
without correctly specified design and construction drawings. As a result of concerns raised by
the steelwork erector, an independent review found many deficiencies in the steelwork design
and detailing which, combined with a steel grade lower than that indicated in the initial
design, resulted in significant delays to the project and increased costs to the contractor.
(Engineer 2) appointed by the contractor. During the peer Seeking an alternative design and utilising overseas
review by Engineer 2, several structural issues were noted fabrication is now commonplace in the industry and is not,
and Engineer 2 consulted a specialist steel design engineer in itself, the issue. However, in the case highlighted in this
(Engineer 3) for advice. Engineer 3 found the structural report the fabrication proceeded without any approved
design to be inadequate and undersized. This design was design, on the basis of a preliminary unproven design
the preliminary design that had been prepared for pricing submitted for costing only. This raises the question of why
by Engineer 1, and had been used for fabrication and construction was permitted to proceed without the certifier
construction without further input from Engineer 1. Most steel having possession of the engineer’s approved and certified
connections were designed by the overseas steel detailer. steel designs.
The steel grade was also questioned and tested. The design
The adequacy of documentation was one of the issues
was based on grade Q345 steel, but it was found that grade
raised in the Shergold Weir Building Confidence Report>
Q235 steel had been supplied.
(BCR). Under recommendations 13 to 17 the BCR states:
The design required significant modifications to strengthen ‘We recommend that there be a statutory duty on design
the RHS/SHS open web trusses in order to suit the supplied practitioners to prepare documentation that demonstrates
steel grade, as well as additional end wall bracing and that proposed buildings will comply with the NCC. We
modified roof and side wall bracing. Further concerns recommend a more robust approach to third party review
regarding the welding quality and paint system were of designs and to the documentation and approval of
reviewed separately. This resulted in delays to the project performance solutions and variations.’
and increased costs that had to be borne by the contractor.
In response to the BCR, the Australian Building Codes
Board Implementation Team has produced a series of
delays to the project and guidance documents> for consideration by State and
Territory Governments, including Design acceptance:
increased costs ... had to be Model guidance on BCR recommendations 13-16>. This is a
borne by the contractor comprehensive document and includes eight Principles for
Design Acceptance.
• ShedSafe> is an independent third party shed design The ASI has committed significant resources to developing
certification scheme that can further enhance confidence a body of documentation to address the problem.
in the engineering, steel products and specification for These include guidelines for testing in Australia to verify
steel sheds and other large buildings material composition and performance as specified. The
Australian and New Zealand Standard AS/NZS 5131:
Structural Steelwork – Fabrication and Erection is a case
in point. Additional guidance on Steelwork Quality and
C Expert Panel Comments Compliance> can be found on the ASI website.
This report highlights a failure to follow due process, which The situation is no different in New Zealand, where the
always involves increased risk for the parties concerned - in sourcing and procurement of large quantities of steelwork
this case the risks related to safety, as well as delays and can be even more difficult to find locally. Importantly, the
costs to the contractor. It also suggests a lack of appropriate Australasian Certification Authority for Reinforcing and
contractual arrangements between parties.
This report draws attention to the excessive and incorrect use of standard details and notes
on structural drawings, as well as the assumption that the builder/contractor will somehow
work out the designer’s intention of these on site. Inadequate or conflicting design and
documentation can potentially lead to failures.
For structural and civil design engineers: • Delete all irrelevant and conflicting details, which
create information overload and confusion
• Design in accordance with up to date versions of
the correct Standards, and apply the same to the • Apply the same approach to drawing notes and
nomination of Standards in specifications to specifications
• Provide contract specific details and applicable • Identify limitations, if any, on circumstances for the
selected standard details, sufficient to ensure there is application of standard details
adequate information to safely build the structure
This report follows the review of the structural drawings for too much reliance on ‘copy and
a housing project, where the reporter encountered several
issues. In this particular project, the notes referred to items that
paste’ and not enough emphasis
were not part of the project such as fabricated timber trusses, on ‘real’ engineering design
Y bar (out of date reinforcement rolled from about 1984 to
2001 in Australia), and covers to reinforcement in concrete
footings not in accordance with AS3600. On checking the Standard details save on production time and labour costs,
overall height of the project, the reviewer also noted the and have their place on projects, but must be used with
building was greater than 8.5 metres in height. This required caution, especially when they are not relevant or specific to
it to be designed in accordance with the Australian Standard the project. It is the reporter’s opinion that there is too much
AS1170.4, an issue which may have been overlooked by reliance on ‘copy and paste’ and not enough emphasis on ‘real’
the structural engineer. It appeared to the reporter that the engineering design and drawing capability, to the detriment of
structural drawings had not been checked or coordinated. the profession. The reporter’s view is that structural engineers
On another recent project, the reporter was advised that should provide sufficient information for the builder/contractor
there were about ten sheets of standard details which were to understand how the structure is to be built.
supposed to cover most of the sections for the project. The reporter believes that it is due to cost restraints and a lack
However, there were no specific details and sections that of understanding that leads to structural engineers not drawing
related to the project itself. In addition, the reporter has often details and sections to show how the structure fits together.
seen specifications referring to Standards that are out of date In the case of the drawings for the housing project reviewed
and, in some cases, incorrect Standards are specified. by the reporter, it was fortunate that the building certifier had
Standard details and notes on structural drawings evolved required the structural engineer to draw a section through the
many years ago and were intended to cover the general edge of the building. This identified that underpinning was
detailing that would occur on sites, such as lapping of required to the footing to the building on the adjacent property.
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