DSU5412

Building Control, Maintenance and

Improvement

Timber and Internal Finish Defects

Adapted from Sr Gary Yeung’s Handout

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Outline of Contents
• Common Timber Defects
• Rendering, Tiling and Plastering Defects
• Other Common Finishes Defects

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Common Timber Defects
Fungi attack
– Causing timber decay
– Under appropriate moisture, oxygen, temperature environment
– Either dry rot or wet rot
Insect attack
– Beetle
– Termite

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Common Timber Defects
Dry Rot
– Fungi known as Serpula lacrymans
(https://en.wikipedia.org/wiki/Serpula_lacrymans)
– Growth at moisture content around 30-40%, temperature around
23oC
– A warm, damp, poorly ventilated area is susceptible to dry rot
attack to timber

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Compliment of Gerhard Elsner - Own work, CC BY-SA 3.0,
https://commons.wikimedia.org/w/index.php?curid=868788

https://www.sciencedirect.com
/topics/agricultural-and-
biological-sciences/serpula-
lacrymans

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Life cycle of fungi attack to timber

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Common Timber Defects
Dry Rot
– Spores of fungus develop and thread-like hyphae spread over
timber surface
– Timber-rotting fungi can produce millions of red dust-like spores
readily distributed by air, insects, vermin or similar
– Hyphae attack fibres of timber
– Timber cell walls gradually broken down
– Timber becomes decayed and friable
– Broken into powder under pressure by finders – dry, uneven
– Brown colour, musty smell, reduced in weight, very little strength

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Common Timber Defects
Prevention of Dry Rot
– Timber be well-seasoned, with moisture content below 20%
– Timber be kept dry while in use
– Dampness in buildings be avoided
– Adequate internal ventilation

Remedial Measures for Dry Rot

– Affected timber & 300-450 mm beyond is removed, & immediately
burnt
– Affected plaster/rendering be removed
– Surface of affected areas be well cleaned with wire brush
– Sterilizing – apply insecticide solution in 2 coats
– Replace with new components where necessary

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Common Timber Defects
Wet Rot
– Occurs in excessively wet timber
– Cellar fungus – coniophora puteana is common
– Very dark brown, vein-like pattern, destroys timber cell structure
– Cause timber to brittle, readily powdered

Remedial Measures for Wet Rot

– Similar to dry rot
– Eliminate all sources of moisture
– Timber & environment be kept dry
– Affected component be cut out & burnt
– Sterilize with sodium pentachlorophenate solution
– Thereafter treated with suitable preservative

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Insect Attack – timber is favourable to beetle’s life cycle

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Common Timber Defects
Beetle attack
– Causes cross-sectional area of timber to reduce with its strength
– Eggs are laid in cracks in timber
– Hatching out as larvae which bore through timber core
– Larvae develop into pupae & bettles which emerge through holes
and fly off & then lay eggs on other timber
Common beetles include:
– Death-watch beetles (Xestobium ruforillosum) is a woodboring
species that attack well-matured hardwood/softwood of old building
– Common furniture beetles (Anobium punctatum) attack hardwood &
softwoods, esp. old unpolished furniture and paneling
– Powder-post beetles (Lyctus) infest sapwood of newly seasoned
hardwoods
– Longhorn beetles (Hylotupes bajulus) can cause serious damage to
sapwood of seasoned hardwoods
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Common Timber Defects
Termite attack
– Well known as white ants, about 2,000 known species
– Broadly classified as drywood termites & subterranean termites
– Drywood termites confine within timber, no contact with ground
– Protective measures similar to beetles

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Common Timber Defects
Preventive Measures for New Buildings
Site Preparation
– No stagnant water/well drained
– Proper site clearance of timber remain, leaves, debris as food
sources
– Other remains of trees, shrubs, large plants be removed from site
before construction starts
Soil Poisoning
– Poisoning produces a barrier
– Common poisons – dieldrin, aldrin, chlordane
Physical Barriers
– Metal shields be incorporated to external wall
– Periodic inspection required as termites may bypass shields

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Metal Shield & Poisoned Protection

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Common Timber Defects
Protection of Existing Buildings
Survey & Inspection
– 2 rigorous inspections annually
– Bradawl to probe timber with torchlight to check
– Hammering with plastic bags to hold specimens
In situ Treatments
– Cut out/replace with sound timber after preservative treatment
– For drywood termites, fumigation with methyl bromide is a reliable
method but may not offer immunity against recurrence
– For more permanent protection, brush frequently with preservative,
e.g. lindane, dieldrin, etc. after rectification
– For subterranean termites – destroy termites within building, follow
with soil poisoning, barriers, surface treatment of all timber

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Common Timber Defects
Preservation of Timber
– Some timbers may resist attack by its natural oils/resins, e.g. cedar,
oak, teak; others may require preservation
Properties of Preservatives
– Toxic only to fungi/insects, not to human/domestic animals
– Relatively permanent, chemically stable for certain period of time
– Inexpensive, readily available
– Easy to apply, safe to handle
– Non-corrosive to metals
– Capable of good penetration to timber
– Relatively non-combustible
– Capable of subsequent painting/finishing
– Colourless/odourless

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Common Timber Defects
Types of Preservatives
Tar Oils
– Distillates from coal tar, usually creosote
– With light odour & sticky, can be a reason of unacceptable
– Without good appearance, therefore, used on exterior of buildings
Water-soluble Preservatives
– Odourless, non-staining, not impose restrictions on finishing
– Common formulations are copper-chrome-arsenic salts
– May causes timber to swell & shrink
– Distort timber grain, not suitable for precise components, e.g. doors
Organic Solvent Preservatives
– Consist of fungicides, sometimes insecticide, dissolved in a petroleum
distillate solvent
– Not cause swelling or distortion of timber
– Evaporate quickly, compatible with paint, glue, putty, mastic

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Common Timber Defects
Methods of Application of Preservative
Brush application
– Treat surfaces with 2 coats and repeat every 3 years
Dipping application
– Suitable for unfixed new timber
– The longer the immersion, the better the result
Open tank application
– Timber is fully immersed in preservative of about 80oC for several hours
Pressure application
– Timber placed in large pressure vessel, vacuum for about 1 hour
– Pressure is gradually increased till preservative introduced into timber
In situ injection techniques
– Specially designed nozzles injects preservative into timber under pressure
– Advantage of deeper penetration than surface application
– After injection, holes sealed with putty & matching paint

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Injection of preservation into timber component

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Rendering, Tiling & Plastering Defects
Rendering – 2 basic functions:
– Further protection of external wall from rain penetration
– Fill hair cracks in mortar joints, provide texture to receive finishes
Common defects/remedies:
– Effect of acid rain causes rendering to expand/detached from substrate
– Exposed brick walls are most susceptible to sulphate attack, sulphate-
resisting cement or expanded metal lathing be used
– Loss of adhesion due to frost action, provide damp conditions for sulphate
attack
– Gap between its substrate provides a path for rising damp
– Cracks caused by shrinkage or differential movements, allow rainwater to
pass through & loosen the bond between render & substrate
– One possible remedy is to cut out the cracks, edges cut square, brushed out
& washed with water before applying new rendering

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Rendering, Tiling & Plastering Defects
Common defects/remedies (cont’d):
– Fine cracks may happen on surface of tendering during drying out
– Underburnt bricks, e.g. clay brickwork would break off rendering, weakening
adhesion when brick becomes wet
– If limited to localized area within a few bricks, these can be cut out &
replaced with rendering patch but if damage is extensive, be replaced with a
proprietary waterproof lathing
– Rendering mixes rich in cements shrink more than those having less cement;
when a cement-rich mix is applied to one that is less rich, topcoat will shrink
more than undercoat causing debonding with substrate
– If undercoat is smooth, be roughened or treated with spatter coat or
bonding agent before applying new top coat
– Cement or masonry paint finishes applied to reduce risk of moisture
penetration & for better appearance

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Rendering, Tiling & Plastering Defects
Failures of rendering may arise from poor design, specification, workmanship
and/or supervision such as:
– Insufficient concrete cover to reinforcement resulting spalled concrete
– Remains/engine oil from formwork on concrete substrate
– Irregularities/impurities in concrete substrate
– Poorly/incorrectly applied spatter dash – lack of key
– Incorrect mix & use of unwashed/substandard sand
– Lack of or inadequate movement joints
– Too thick a rendering layer without metal lathing
– Acid used in final clean

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NORMAL REPAIR FOR RENDER

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REPAIR FOR RENDER WITH METAL LATHING

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REPAIR FOR HOLLOW RENDER BY INJECTION OF RESIN

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Rendering, Tiling & Plastering Defects
External wall tiling
– Tile/mosaic – virtually self-cleaning
– Failure invariably due to loss of bond with substrate – hollow sound
– Backgrounds, e.g. concrete, bricks, etc. are liable to shrink; put tiles
under compression, eventually forcing them off wall
– Tiles may also fall off in very wet conditions, e.g. shower cubicles,
industrial kitchens with non-waterproof adhesives
– Substandard workmanship
– Tile dimensional changes arise from change in water content from
season or humidity

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Rendering, Tiling & Plastering Defects
Bond failure can be categorized as:
Interface between concrete & rendering
– Poor preparation of concrete background
– Adhesion was without sufficient strength to hold combined weight
of rendering & tiles
– Presence of impurities, curing of rendering, inadequate protection
– Corrosion of reinforcement in concrete
Interface between rendering & bedding material
– Lack of key due to failure to “Comb” surface – roughen
– Use of very rich mix over a leaner mix
– Presence of impurities, inadequate protection, curing of rendering

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Rendering, Tiling & Plastering Defects
Bond failure (cont’d):
Interface between bedding & tiles
– Failure to make sure that tiles are solidly bedded - workmanship
– Over application, too thick bedding material used, too rich a mix
Movement
– Tiles & bedding are subjected to different thermal movement
– Stresses built up in various layers, thermal gradient from outside,
serious disruptive effects on tiling
– Tiles can be refixed with approved proprietary bedding mortar
– Vertical & horizontal movement joints be provided
– Use metal lathing to prevent dislodged rendering/tiling
– Injection of polymer resin at interface between tiles & substrate to
improve bond

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Rendering, Tiling & Plastering Defects
Plastering
– A continuous smooth/level surface to wall/ceilings for receiving a
decorative finish, e.g. paint
– Porosity, roughness & shrinkage of background affect performance
of plastering; thus bring forth cracking, loss of adhesion, dry out,
efflorescence, etc.
Common reasons of defects & remedies:
– Hair line cracks on finished plaster caused by excess lime in final coat
or applying final coat before initial shrinkage of under coats is
complete
– Use of loamy sand in gypsum plaster or excess lime in finishing coat
– Differential shrinkage between backing & setting coats
– Cracks follow a definite pattern – shrinkage of timber joists or
battens, thermal movement

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Rendering, Tiling & Plastering Defects
Common reasons of defects & remedies (cont’d):
– Loss of adhesion may happen in final coat of plastering over impurities, e.g.
a building board with dirty surface
– Strong final coat over a very weak gypsum undercoat
– Efflorescence happens as soluble salts; rectify by dry brush surface, good
ventilation with proper drying process before decoration
– Moisture may be trapped in new plaster during construction, resulting
flaking & peeling
– Permeable surface paints be used to allow moisture to evaporate
– If impermeable paints be used, plaster surface be allowed to dry out
thoroughly
– Mould growth starts in windborne spores, be treated with a fungicidal wash
– Recurrent surface dampness may bring forth deliquescent salts that further
attract moisture, resulted from unwashed sea sand, remedial work is to strip
plaster & provide an impervious barrier
– Rust staining occurs from unsuitable plaster to metal lathing or plaster
contacting corrodible ferrous metal in persistently damp condition
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Other Common Finishes Defects
Paint Finish Defects
– Refer corresponding handouts

Clay tiling
– Hollowness, lifting, curling, and individual tile split are common
– Crack along the lines of bays and joints of substrate
– Floor may sound hollow when tapped/walk on
– Poor preparation & cleaning of surface of base are common causes
– Incorrect design, including unsuitable mix specification
– Poor workmanship, back screed mix too wet or too dry or impurities
– To cut out & replace the worst affected area, grinding down the edges,
making good with a leveling compound
– Excessive heat surrounding tile, e.g. kitchen area

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Other Common Finishes Defects
Vinyl Floor Tile
– Still a common floor finish for school, requiring quiet environment
– Loss of adhesion is common – workmanship and wrong adhesive
– Blisters appear in sheeting, loosened from screed, become rippled
– Moisture causes dimensional changes, affect adhesive or bond,
hence to incorporate a dpm, or apply dual-purpose adhesive
– Sulphate attack on substrate will also cause debonding
– Beware of asbestos containing material for historic building

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Other Common Finishes Defects
Wall paper
– Loss of adhesion and mould growth are common problems
– Not stick on wall tightly & fall off – wrong adhesive and
workmanship problem
– Dust, dirt, grease, water soluble stains on wall surface especially at
joints of paper roll
– Wall surface be cleaned/dried before laying wall paper
– Mould growth occur as moisture trapped behind wall paper
– Removing existing wall paper, scrub off mould, clean wall surface &
redecoration

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Video of Hammer Tapping Test, Housing Authority

【公營房屋之🔎驗收事件簿】 - YouTube

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The End
• For questions, please email to [email protected]

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End

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