Repair and

Rehabilitation
of Buildings
Module 1
Maintenance

• The work done to keep the civil

Engineering structures and work in
conditions so as to enable them to carry
out the functions for which they are
constructed
• Work undertaken to keep, restore or
improve every facility, i.e., every part of a
building, its services and surrounds to a
 Maintenance
• Maintenance Engineering is defined as the work done to keep the
civil Engineering structures and work in conditions so as to enable
them to carry out the functions for which they are constructed
• Work undertaken to keep, restore or improve every facility, i.e.,
every part of a building, its services and surrounds to a currently
acceptable standard and to sustain the utility and value of the
facility

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 Aim
• To preserve the operating condition of machinery and building
services, structures, etc.
• To restore them back to their original standards
• To improve the facilities depending upon the development that is
taking place in the concerned/relevant engineering

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 Scope
• Petty repairs, replacements and structural repairs of buildings,
white and color washing, distempering and painting at prescribed
intervals
• Repair and renewal of furniture
• Operation, periodical maintenance, repairs renewals of machinery
and equipment for electric etc.
• Repair of roads, culverts and resurfacing the roads

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 Necessity
The causes which necessitate the maintenance effects the service
and durability of the structure are
• Rain: It is the important source of water which affects the structure in the following
ways:
• Expansion and contraction
• The material is subjected to repetitive expansion and contraction while they
• Improper design- Due to incorrect, insufficient data regarding use, loading and
become wet and dry and develops the stresses
environmental conditions, selection of material and poor detailing
• Dissolving and carrying away minerals as it is universal solvent
Normal
Atmospheric
Failurewear
of • Defective
During the construction-poor
use of structure
materials,
it is subjected
poor workmanship,
to abrasionlackand
of quality
therebycontrol
it looses
and
• Chemical: The water available in nature contains acids and alkali and other
structure
Agencies
and tear appearance and serviceability
supervision.
compound in dissolved form acts over the material to give rise, which is known
• Improper use of structure- overloading, selecting the structure for the use they not
as chemical weathering
designed impurities from industrial fuel burning, sea water minerals etc.
• Wind: It is the agent, which transports the abrasive material and assists the physical
weathering
• Temperature: The diurnal, seasonal and annual variation of the temperature,
difference in temperature it causes expansion and contraction
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 Classification

Preventive Remedial Routine Special

Maintenan Maintenan Maintenan Maintenan
ce ce ce ce

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 Preventive Maintenance
• Preventive maintenance comprises of activities which are
essentially required to make the structure strong and sound and
capable of resisting early decay or damage
• Preventive maintenance of a structure means improving the
quality of construction and makes it more durable and functional

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 Preventive Maintenance
Preventive • Soil investigation, collection of information about climatic condition of the site
Action Prior To
Preventive including
• Even whenpossible seismic
the above danger and
information taking action
is collected and thebystructures
strengthening the structure
are well-designed,
Commenceme
Action during accordingly
they may beagainst all probable
susceptible to early decayfuturedue
eventualities, fall undermeasures
to lack of preventive the preventive
during
nt of
Construction maintenance action. Unless this information is collected and the designer is fed with
construction
Construction these particulars, the structure would remain vulnerable to future disaster.
• Selection of right material for construction and using those in proper way as per
specification and according to IS code
• Improvement of workmanship by engaging trained workmen
Preventive
• Cement concrete is one of the main items which need the most preventive action to
measures
make it weather proof, sound and durable. Lime concrete, specially when it is used
needed during
for providing water proofing course over the R.C.C roof, also need preventive action.
construction
Steel members which are used in building construction and remain exposed to
for ensuring
weather are susceptible to early corrosion and need preventive measure for
quality and
protecting them from early decay
durability of
• Timber used in building construction in various ways is susceptible to early decay and
the structure
decomposition. This may be prevented by right selection of timber. Timber need be
from matured wood protected by seasoning, treating and painting and, thus,
9 prevented from early weather actionM1
CET456:RRB 2023
 Remedial Maintenance
It is the maintenance done after the defects in the structure. It
involves the following steps
• Finding the deterioration
• Determining the cause
• Evaluating the strength of the existing structures
• Evaluating the need of the structures
• Selecting and implanting the repair procedure

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 Routine Maintenance
It is the service maintenance attended to the structure periodically.
It is depends upon specifications and materials of structure,
purpose, intensity and condition of use
• Items of work which need be attended daily
• Items of work which need be attended weekly
• Monthly Routine Maintenance
• Yearly Routine Maintenance

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 Daily Routine Maintenance
• Basically an inspection oriented and may not contain action to be
taken
• Help in identifying major changes, development of cracks,
identifying new cracks etc.
• Inspection of all essential items by visual observation
• Check on proper function of sewer, water lines, wash basins, sinks
etc
• Check on drain pipes from roof, during rainy season

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 Daily Routine Maintenance
1. Cleaning of the floors and walls, etc. not only by brushes but also
swabbing daily and regularly as may be required, twice and even
thrice in cases of hospitals. Non-cleaning would allow dirt and
dust to be accumulated causing early decay
2. Water closets should be cleaned by brushes and at least once in
a week by acid or by other commercially available cleaning
chemicals
3. Cleaning of the sanitary installations and premises must be
followed by spreading detergent powder or by detergent liquid
on hygienic ground
4. Glass panes of doors and windows are to be cleaned properly
and at least once in a week with the help of liquid cleaners
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 Weekly Routine Maintenance
1. The roof top should be cleaned weekly as otherwise dust and
rubbish would block the outlets causing accumulation of rain
water on the roof, which ultimately would find way through the
roof causing severe structural damage.
2. Bathrooms and bathing places should be cleaned by flushing
with 2/3 buckets of hot water at least once in a week. This will
loosen up oil and fat particles clogging the trap. Earth and ashes
should not be used for cleaning the utensils as this would cause
choke of the trap and, ultimately, shorten its life
3. The doors and windows may give uneasy sound of hinges
indicating oiling is required. The hinges should be oiled once in a
week
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 Weekly Routine Maintenance
4. The ventilation installations need be checked, cleaned and oiled
once in a week
5. There may be electric pumps and motors installed. These need
be checked weekly and their performance noted in the log book.
The tube-wells, if there be any, shall be checked regularly and
their yield measured and entered in the log book
6. Heavy electrical installations like transformers, switch gears, etc.
need be examined by a qualified engineer regularly and checked
for their performance. In case of oil-based transformer, the level
of oil must be checked
7. The decorations inside and outside are to be cleaned properly at
least once in a week
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 Monthly Routine Maintenance
• Cleaning Doors, windows, etc
• Checking Septic Tank/Sewer
• Observation for cracks in the elements
• Cleaning of overhead tanks

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 Yearly Routine Maintenance
• Attending to small repairs and white washing
• Painting of steel components exposed to weather
• Check of displacements and remedial measure

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 Special Maintenance
• It is the work done under special condition and requires sanction
and performed to rectify heavy damage
• It may be done for strengthening and updating of the structure to
meet the new condition of usage or to increase its sevicebility
• It may include complete or particular renewal occurring at long
interval such as floors roofs etc.

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Repair

Action taken to reinstate

to an acceptable level
the current functionality
of a structure or its
components which are
defective or
deteriorated, degraded
or damaged in some
 Objectives
• To increase strength or restore load carrying capacity
• To restore or increase stiffnes
• To improve functional performance
• To provide water tightness
• To improve durability
• To prevent access of corrosive material to reinforcement

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 Factors to be considered
• The cause of damage
• Type, shape and function of the structure
• The capabilities and facilities available with builders
• The availability of repair materials

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 Stages of concrete repair

Restoring the
integrity of
Removal of Pre treatment individual
Application of
damaged of surfaces and sections and
repair material
concrete reinforcement strengthening
of structure as
a whole

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 Types
Partial replacement
Cosmetic
of surface and
treatments on
subsurface
surfaces
material

Additional of
reinforcements
Total replacement
and bonding
of the structural
materials to
element
strengthen the
element
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 Classification
Superficial • Cement mortar bonding by trowelling

General • Non structural or minor structural; restoring cover to

reinforcement

Principal • Significant loss of concrete strength; shotcreting for

slabs and beams, jacketing for columns etc.

Major • Demolition and recasting required

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 Steps in Selecting a Repair Procedure

• Consider total cost

• Do repair job in time
• If defects are few & isolated repair on an individual basis.
Otherwise do in generalized manner
• Ensure the repair prevents further development of defects
• In case of lost strength, repairs should restore the strength
• If appearance is a problem, the number of applicable types of
repairs become limited & the repairs must be covered

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 Steps in Selecting a Repair Procedure

• Repair works should not interface with facilities of the structure

• Take care in addition of section to a member and in redistributing
live loads and other live load moments. After selecting a suitable
method of repairs, and after considering all the ramifications of its
application, the last step is to prepare plans & specification and
proceed with the work.

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 Essential
Parameters for Repair Materials
• Low shrinkage properties
• Setting / hardening properties
• Workability
• Good bond strength with existing substrate
• Compatible coefficient of thermal expansion
• Compatible mechanical properties and strength to that of the
substrate
• Should allow relative movement, if expected, particularly in case of
sealing of cracks or dealing with expansion joints
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 Essential
Parameters for Repair Materials
• Minimal or no curing requirement
• Alkaline character
• Low air and water permeability
• Aesthetics to match with surroundings
• Cost
• Durable, non degradable or non biodegradable due to various
forms of energy, life, UV rays, heat, etc.
• Non hazardous / non polluting

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 Application Methods
• Resin injection
• Routing and Sealing
• Stitching
• External stressing
• Bonding
• Blanketing
• Overlays
• Dry pack
• Vacuum impregnation
• Polymer impregnation
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Rehabilitation

The success of repair activity depends on the

identification of the root cause of the
deterioration of the concrete structures. The
repairs can be done for the improvement of
strength and durability, thus extending the life of
the structure, is not difficult to achieve. It is the
processes of restoring the structure to service
level, once it had and now lost, strengthening
consists in endowing the structure with a service
 Steps that are Generally Used
• Support the structural members properly as required
• Remove all cracked, spalled and loose concrete
• Clean the exposed concrete surfaces and steel reinforcement
• Provide additional reinforcing bars, if the loss in reinforcement is
more than 10%
• Apply protective coatings over the exposed/repaired surface

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 Methods of Applications
• Shotcrete / Gunite
• Resin injection
• Dry pack and Epoxy-bonded dry pack
• Slab jacking Technique
• Sprayed concrete

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Cracks

complete or incomplete
separation of concrete into
two or more parts,
produced by breaking or
fracturing
 Surface Texture Defects
Blisters Cracking Crazing Curling

Delaminati Discolorati Efflorescen

Dusting
on on ce

Low Spots Scaling Spalling

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 Blisters
Blistering is the formation of hollow bumps of different sizes on
concrete surface due to entrapped air under the finished concrete
surface
Caused due to: Remedial Measure:
• Excessive vibration of concrete • using good proportion of
mix ingredients in concrete mix
• Presence of excess entrapped • Avoiding concrete with a high
air in mix slump, excessively high air
• Due to improper finishing content, or excess fines

• Excessive evaporation of water • by covering the top surface

on the top surface of concrete which reduces evaporation
• using appropriate techniques
for placing and finishing
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 Crazing
the formation of closely spaced shallow cracks in an uneven manner,
that do not penetrate much below the surface

Caused due to: Remedial Measure:

• Rapid hardening of top surface • Curing procedures should
of concrete due to high begin early, within minutes
temperatures after final finishing when
• If the mix contains less water weather conditions warrant
content • By dampening the sub-grade to
• Due to insufficient curing resist absorption of water from
concrete
• By providing protection to the
surface from rapid
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temperature changes
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 Curling
When a concrete slab is distorted into curved shape by upward or
downward movement of edges or corners, it is called curling

Caused due to: Remedial Measure:

• Mainly due to the differences in • Using a low-shrinkage concrete
moisture content or mix
temperature between slab
• Using proper control-joint
surface (top) and slab base
spacing
(bottom)
• Creating uniform moisture
• When the top surface is dried content and temperature of
and cooled before bottom the slab from top to bottom
surface, it begins to shrink and
upward curling takes place • Using large amounts of
reinforcing steel 50 mm (2 in.)
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from the M1 surface 2023
 Curling
When a concrete slab is distorted into curved shape by upward or
downward movement of edges or corners, it is called curling

Caused due to: Remedial Measure:

• Mainly due to the differences in • Using thickened slab edges
moisture content or • Using vacuum dewatering,
temperature between slab
shrinkage-compensating
surface (top) and slab base
concrete, or post-tensioning
(bottom)
• When the top surface is dried
and cooled before bottom
surface, it begins to shrink and
upward curling takes place
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 Delamination
Delamination is also similar to blistering. Top surface of concrete gets
separated from underlying concrete

Caused due to: Remedial Measure:

• Hardening of top layer of • Prevented by using proper
concrete before the hardening finishing techniques
of underlying concrete will lead
• It is better to start the finishing
to delamination
after bleeding process has run
• It is because the water and air its course
bleeding from underlying
concrete are struck between
these two surfaces, hence
space will be formed
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 Discoloration
Appear as gross color changes in large areas of concrete, spotted or
mottled light or dark blotches

Caused due to: Remedial Measure:

• Calcium chloride admixtures • Avoiding the use of calcium
• Cement alkalies chloride admixtures

• Inadequate or inappropriate • Using consistent concrete

curing ingredients

• Hard-troweled surfaces • Uniformly proportioned from

batch to batch
• Variation of the water-cement
ratio at the surface • Using proper and timely
placing, finishing, and curing
practices
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 Dusting
Also called as chalking. The development of a fine, powdery concrete
that easily rubs off the surface of hardened concrete, can occur either
indoors or outdoors.
Caused due to: Remedial Measure:
• This happens due to the • Usage low slump concrete mix
presence of excess amount of to obtain hard concrete
water in concrete. It causes surface with good wear
bleeding of water from resistance
concrete, with this fine particles
like cement or sand will rise to
the top and consequent wear
causes dust at the top surface
• Water applied during finishing
• Exposure
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to rainfall during CET456:RRB M1 2023
finishing
 Dusting
Also called as chalking. The development of a fine, powdery concrete
that easily rubs off the surface of hardened concrete, can occur either
indoors or outdoors.
Caused due to: Remedial Measure:
• Spreading dry cement over the • Usage low slump concrete mix
surface to accelerate finishing to obtain hard concrete
surface with good wear
• A low cement content
resistance.
• Too wet a mix
• Lack of proper curing
• Freezing of the surface
• Dirty aggregate

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 Efflorescence
Efflorescence is the formation of deposits of salts on the concrete
surface. Generally white in color

Caused due to: Remedial Measure:

• Due to the presence of soluble • Using clean and pure water for
salts in the water which is used mixing
in making concrete mix
• Using chemically inactive
• carbonates of calcium, potassium,
and sodium and sulfates of
aggregates
sodium, potassium, magnesium, • Make sure that cement should
calcium, and iron
not contain alkalis more than
• When concrete is hardening, 1% of its weight
these soluble salts gets lifted to
the top surface by hydro static
pressure
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 Low spots
Can affect slab drainage or serviceability if items placed on the slab
need to be level

Caused due to: Remedial Measure:

• By poor lighting during • Using a low-slump,
placement and finishing low-water-content concrete
mix
• Improperly set forms and
screeds • Providing adequate light
• Damage to form and screed • Frequently checking grades
grade setting during and levels
construction • Filling the low areas
• Use of overly wet or variably • Using a vibrating screed for
wet concrete strike off
• Poor placement and finishing
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 Scaling
The general loss of surface mortar exposed to freezing & thawing. The
aggregate is usually clearly exposed and often stands out from the
concrete
Caused due to: Remedial Measure:
• Caused by hydraulic pressure • Use of rich mix
from water freezing within the
concrete and not usually
caused by chemical corrosive
action

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 Spalling
A deeper surface defect than scaling, often appearing as circular or
oval depressions on surfaces or as elongated cavities along joints

Caused due to: Remedial Measure:

• pressure or expansion within • Use of rich mix
the concrete, bond failure in
two-course construction,
impact loads, fire, or
weathering

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 Common sight of crack
• Vertical
• Horizontal
• Diagonal
• Straight
• Toothed
• Stepped
• Map pattern
• Random
• Uniform throughout
• Narrow at one end and gradually widening at the other end
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 Causes of Cracks
Before After
Hardening Hardening
Constructi
on Frost Volume Structural Physio-Ch
Plastic Other
Movemen Damage Instability Design emical
t
Formwork Design
Plastic Prematur Drying Growth of
Movemen Load / AAR, ASR
Shrinkage e Freezing Shrinkage plants
t Overload
Subgrade Plastic
Scaling, Thermal Design / Steel Nature
Movemen Settlemen
Crazing Change Subgrade Corrosion forces
t t
Autonom Freeze
Sulphate
ous Thaw Creep Fatigue
Attack
Shrinkage Cycle
Carbonati
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 Classification of Cracks
According
Structural Non-Struct Pattern
to Crack
Crack ural Crack Cracking
Width

Cracking
Isolation Cracking in
after
Cracks Plastic State
hardening

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 Structural Crack
• Incorrect design
• Faulty construction
• Overloading of the structural components
• Overloading of soil on which the building is constructed
• E.g. Extensive cracking of an RCC beam

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 Non-Structural Crack
• The cracks in the building components which are not due to
structural inadequacy, faulty construction & overloading
• Internal induced stress in building material
• Penetration of moisture through crack due to weathering action
which result in corrosion of reinforcement
• structure become unsafe
• E.g. Vertical crack in a long compound wall due to shrinkage or
thermal movement

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 According to Crack Width
• Cracks may appreciably vary in width from very thin hair crack
barely visible to naked eye to gaping crack
• Thin crack <1 mm
• Medium crack 1-2 mm
• Wide crack >2 mm
• Crazing -Occurrence of closely spaced fine cracks at the surface of
a material is called crazing

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 Pattern Cracking
• cracks tend to be short and uniformly distributed throughout a
concrete surface
• have two causes:
• It can indicate restraint of contraction on the surface layer by the backing
or inner concrete
• It can be due to an increase in the volume in the interior concrete.
• E.g. map cracks, crazing, checking, or D-cracking

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 Isolation Cracks
• Appear as individual cracks
• Type of cracking indicates tension on the concrete
• Can run in a diagonal, longitudinal, transverse, vertical, or
horizontal direction

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 Cracking in Plastic State
Movement of plastic concrete at early age may cause cracking.
• Plastic shrinkage
• Bleeding
• Delayed curing
• Formwork movement
• Excess vibration
• Subgrade settlement
• Early frost damage

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 Cracking after hardening
• Unsound material
• Long term shrinkage
• Thermal biological and chemical actions
• Moisture movement
• Structural design deficiencies
• Corrosion of reinforcement

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Damages
to masonry
structures
Masonry structures remain popular in
residential, commercial, and industrial
construction. The materials and technology
used in masonry add to the strength,
durability, energy efficiency, fire-resistance,
sound-proofing, and thermal mass of a
building. Despite these advantages, masonry
damage can occur due to several reasons.
Property owners should learn the causes of
such damage and work with professional
 Damages
Blistering Chipping Flaking Peeling Pitting

Rising
Leakage Cracking Spalling Staining
Damp

Displacem Bond Displacem

ent Failure ent

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 Blistering
• Swelling accompanied by rupturing of a thin uniform skin both
across and parallel to the bedding plane, usually a condition found
on sandstone, but also on granite.
• Blistering can be caused by de-icing salts and ground moisture, it
is generally found on a surface close to the ground
• Blistering may remain a relatively constant condition scattered
over the masonry surface but, more often, it eventually results in
greater surface peeling (exfoliation, delamination or spalling)

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 Chipping
• Small pieces or larger fragments of masonry separating from the
masonry unit, often at corners or mortar joints
• This may be the result of damage caused by later alterations or
repairs, such as use of too hard a mortar, or by accident or
through vandalism

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 Flaking
• Flaking is an early stage of peeling, exfoliation, delamination or
spalling, and is best explained as the detachment of small, flat,
thin pieces of the outer layers of stone from a larger piece of
building stone
• Flaking is usually caused by capillary moisture or freeze/thaw
cycles that occur within the masonry
• The application of a water-repellent coating may result in flaking of
the masonry when trapped moisture is forced to the surface
• Flaking also commonly occurs in masonry coatings, such as paint,
or stucco, and results from a loss of adhesion between the coating
and the masonry substrate
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 Peeling
• Peeling of stone may be caused by an inherent defect in the
surface of the masonry or the result of weathering
• Improper application of a masonry coating may result in a lack of
adhesion to the substrate, and cause the surface of the masonry
or coating to flake or peel away from the substrate in strips or
layers
• Peeling may also describe a condition of terra cotta in which the
glaze or slip has separated from the body of the terra cotta unit. It
may be caused when slip is applied to a terra cotta unit that is too
dry or a glaze is applied too thickly or to a dusty surface.
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 Pitting
• The development or existence of small cavities in a masonry
surface which may be caused by the differential removal of
individual components of the masonry and may be the result of
natural weathering or erosion of an inherently porous type of
masonry
• Pitting may also result from a harsh or abrasive cleaning method
• Pitting of concrete can be caused by improper mixing, and usually
occurs during the curing period

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 Rising Damp
• The suction of groundwater into the base of masonry walls
through capillary action is called rising damp
• Moisture is drawn up into the building walls and released at the
interior and exterior surfaces where a horizontal wet stain or
tidemark is left
• The moisture often carries with it salts in solution, which can result
in efflorescence and lead to deterioration of masonry, plaster,
wood and paint. Rising damp, often the result of improper
drainage, is a problem common to many older masonry
structures, and one that is difficult to solve completely
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 Leakage
• Leaks are easily preventable as long as you schedule routine
inspections and maintenance. A professional can spot a leak long
before you can. In fact, in almost all cases, by the time a
homeowner or building owner notices a leak in the masonry, there
is already extensive damage
• Water damage is certainly unattractive to look at, but it can also
cause serious structural problems. Water erodes the mortar that
holds the bricks or stone together, which destroys the integrity of
the structure

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 Leakage
• Water will also degrade the bricks themselves. Erosion contributes
to this, but if you live anywhere with freezing temperatures in the
winter, the damage will be more severe. Water expands when it
freezes, which means that masonry that has water in it is almost
guaranteed to be damaged when that water freezes. After the
thaw, bricks and mortar may both begin to crumble
• Proper caulking and waterproofing of your masonry can prevent
that kind of damage, but only if it is done before the leak begins

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 Cracking
• Some cracking is simply the result of the natural movement of the
building. As buildings settle, it is quite common for cracks to
appear. Likewise, as the masonry itself expands and contracts in
different weather conditions, it may crack
• Cracking can also be the result of a problem with the mortar. In
these cases, a professional masonry contractor will need to repair
or replace the mortar to fix the crack and prevent future cracking.
The best way to prevent cracking is to have a masonry contractor
inspect the building to catch any cracks quickly, before they
become a major problem

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 Spalling
Spalling is the term for bricks falling out of the masonry, leaving
gaps behind. There are two main causes of spalling
• The most common cause is water damage. As water penetrates
the masonry and weakens it through a cycle of freezing and
thawing, it loosens the mortar around the brick and pushes the
brick out
• Structural stresses can also cause spalling, in much the same way
that they cause cracking. Buildings naturally move and settle over
the course of their life, and rigid structures like masonry can be
damaged by this
• Spalling is clearly a hazard, as falling bricks can seriously injure
people or cause more damage to the building itself. It also creates
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 Staining
• Staining is almost always the result of water damage
• Water traveling through the masonry is visible from the exterior as
a dark stain. The masonry looks wet because it is wet
• Staining is a cosmetic problem, but staining in your masonry may
also indicate that structural water damage is not far behind

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 Displacement
• This is a structural problem that occurs when the lateral support
anchors are insufficient, corroded or when the masonry has been
damaged by a freeze. As the name suggests, displacement is when
the masonry has shifted and is no longer in proper position
• Displacement is a major structural problem, and it is expensive to
repair. Because it is a structural issue, it absolutely must be
repaired as soon as possible. Otherwise, your building is unsafe,
both for the occupants and the people who pass by it

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 Bond Failure
• Bricks and stones in masonry have to stay intact to guarantee the
strength of a masonry structure
• However, the loss of adhesion between these materials is a
common problem in construction. It leads to bulging or peeling,
hollow patches, and flaking top layers

71 CET456:RRB M1 2023