MAINTENANCE

PROBLEMS
AND
ROOT CAUSES


SURABHI
ASSISTANT PROFESSOR
DEPARTMENT OF CIVIL ENGINEERING
JNGEC SUNDERNAGAR
 Learning Outcomes


Students will be able to

▪ Define defects in buildings

▪ Explain causes of building defects
▪ List defects and their causes in building elements like foundation,
column, beams, floors etc.
▪ List defects and probable causes in construction materials
▪ Explain defects caused by dampness
 DEFECTS AND FAILURES


▪ Defect: Lack of appropriate functional service and hampers the functional

performance of buildings.
▪ Failure: Behavior not in agreement with the expected conditions of
structural safety and stability and non-compliance with the desired usage
and occupancy of building structure
 CAUSES OF DEFECTS


Lack of sound
Lack of careful design construction practices
-choice of wrong - non adherence to Lack of suitable
materials standards construction maintenance problems
- inappropriate - Poor workmanship -inadequate/insufficient
provision of sections - Inadequate inspections maintenance
and details and supervisions
 
NEED FOR DIAGNOSIS OF DEFECTS
▪ Identifies serious structural issues (e.g., cracks, settlement) before they lead to
failure or collapse.

▪ Early detection allows timely maintenance, extending the building’s service life.

▪ Diagnosing defects early helps address issues at a lower cost.

▪ Identifies non-structural defects like dampness, paint peeling, and wall stains
and ensures the building remains visually appealing and comfortable to use.

▪ A defect-free building has higher market value

▪ Diagnosis may be required for insurance claims or compliance with safety

codes.

▪ Provides a technical basis for renovation, retrofitting, or strengthening works.

▪ Proper diagnosis ensures that the defect is not just patched, but resolved at its
source.

Classification of defects in buildings

Defects

N
Location Cause
ature

Structural Foundatio Design

Defects n Defects Defects

Non-
Wall Material
Structural
Defects Defects
Defects

Roof Workmanship
Defects Defects

Floor Environmental
Defects Defects
  • Cracks in beams, columns, or load-
bearing wall
Structural Defects • Foundation settlement
• Sagging roofs
• Excessive deflections in members

• Plaster cracks
•Dampness
Non-Structural Defects
•Paint peeling
 • Uneven settlement
Foundation
 Defects •Cracks in the foundation
•Soil movement

• Cracks in plaster or masonry

Wall Defects •Damp patches or efflorescence
•Peeling paint

• Water leakage
Roof Defects •Poor drainage
•Sagging or structural failure

• Cracking
Floor Defects •Uneven surface
•Tile dislocation
 • Inadequate structural design
•Poor architectural planning
Design 
Defects
•Incorrect material selection

• Use of substandard materials

•Improper curing of concrete
Material Defects
•Expired or damaged construction supplies

• Poor construction practices

•Inadequate supervision
Workmanship Defects
•Improper jointing or finishing

•Weather impacts (rain, wind, temperature variations)

•Vegetation growth affecting foundations
Environmental Defects
•Groundwater issues
 COMMON CAUSES OF DEFECTS IN
 BUILDING ELEMENTS

Water or
dampness
Physical movement
due to forces
Environmental
factors
 WATER OR DAMPNESS

▪ Source of water in buildings elements causing dampness are attributed to:
•Water consumed ins setting of Portland cement and plaster
•Some water gets dried out by evaporation
Construction •Areas adjacent to large masses of building materials such as concrete
water susceptible to moisture absorption
•Construction water may also accumulate e under impervious finishes like
paints

•Water may intrude due to rainfall either directly through defects like
roofs/wall or indirectly by absorption
•Rain water can travel by gravity or by wind
Intruding water •It may travel through cracks and voids or along hollow section
•Water tightness of joints very crucial
•Dampness can also occur in case of inadequate and improperly constructed
damp proof course.

•When air comes in contact with relatively colder surface, water vapor in
atmosphere gets converted to liquid form
Condensation •Condensed air may appear on internal surfaces of building elements
•Amount of water which condenses is very considerable leading to permanent
dampness which provides favorable conditions for mould growth

•Water may be present from leaking pipes, tanks, cisterns etc.

Occupational •Use of excess water can lead to seepage beneath underneath floor coverings
 PHYSICAL MOVEMENT

▪ Damages in buildings due to following movements:

Externally applied forces e.g. dead, live and wind loads

Vibrations e.g. earthquakes, machines

Temperature changes e.g. contraction, expansion

Physical and moisture changes e.g. shrinkage, creep,

swelling
 ENVIRONMENTAL FACTORS

▪ Environmental factors affecting building components include:

Solar radiation Temperature

Humidity Biological agencies

Air pollutants Ground salts

 DEFECT LOCATION, SYMPTOMS AND CAUSES
Location Symptoms Probable Causes

Foundation Cracks in base or plinth Poor soil bearing capacity
Uneven settlement Inadequate compaction
Uneven load distribution
Walls Vertical/diagonal cracks Thermal movement
Damp patches Moisture ingress
Efflorescence Poor construction joints
Roof Leakage during rain Faulty slope
Water ponding Damaged waterproofing
Cracks in slab Poor drainage
Ceiling Peeling paint Water seepage from roof or pipes
Dampness or mold Structural movement
Cracks
Floors Cracks in tiles or screed Settlement of sub-base
Uneven levels Poor workmanship
Loose tiles Water leakage
Beams/Columns Spalling of concrete Inadequate reinforcement
Rusting steel Corrosion
Structural cracks Overloading or design flaws

Doors/Windows Difficulty in closing/opening Poor installation

Gaps or air leaks Material decay
Rot or rust Foundation movement
Plumbing Water leakage Broken or loose pipe joints
Foul smell Inadequate slope
Damp walls near pipes Poor-quality fittings
 DEFECT LOCATION, SYMPTOMS AND CAUSES
Location  Symptoms Probable Causes
Electrical Tripping circuits Overloaded systems
Loose wires Poor insulation
Short circuits Improper layout
Staircase Cracks on steps Poor construction
Uneven risers Heavy usage
Loose handrails Improper detailing
External Facade Discoloration Weather exposure
Surface cracks Poor quality materials
Falling plaster Lack of maintenance
Basement Water seepage Poor waterproofing
Mold growth High water table
Musty odor Improper drainage
Parapet Wall Cracks at joints Thermal expansion
Leakage Poor construction
Rusting of reinforcements Inadequate drainage

Balcony Slab cracks Poor slope

Water stagnation Reinforcement corrosion
Rust stains Insufficient drainage
Paint/Finishes Peeling paint Moisture ingress
Blistering Inferior quality paint
Fading Lack of surface preparation