Technical Literature – Common Defects

Technical Literature

Plastering and paint, concrete nibs

The most common facade for medium to smaller buildings and still widely used. Plastering and paint, when constructed well and maintained, provide good protection against the elements.

As plastering is inherently a brittle material, defects tend to occur over the years with alternate heating and cooling and wetting and drying. Generally, defects include cracks, delamination and spalling.

Some examples of defects on plastering and concrete elements are shown below. For many defects, ABL’s experienced Facade Inspectors have removed and made safe immediately during the inspection.

ABL will thoroughly inspect your building for such defects and propose suitable repair measures to ensure the longevity of the facade so you can have peace of mind.

 

Tiled Facade

Tiled facades were a common facade type in the 80s and early 90s. Tiles offer good protection from weather and have minimal maintenance. By and large they continue to perform well due to the good supervision by Architects, high quality materials used, and experienced tilers.

However in some cases defects do appear on tiles. This is common at free ends, curved shapes and where expansion joints have failed or are inadequate.

Below are some examples of tiled defects we have inspected. For those examples, there is risk of the tile debonding and falling off, and these should be rectified to ensure safety of the building users and the public.

 

ABL are experienced with detecting such defects and will propose cost effective and durable rectification measures. Your safety is our priority.

 

Windows, glass, curtain walls, sealants and gaskets

Glass is an excellent barrier that protects the buildings. Be it curtain walls or windows, we have inspected various types of glass facades.

Window defects are very common as the building ages. Loose gaskets, weathered sealant, cracked or broken glass / window panes and unsecure fixings tend to lead the race.

ABL have carried out comprehensive checks on glass and windows and have on numerous occasions removed broken / cracked glass to make the facade safe, including resealing badly deteriorated window sealant. Examples of defects, removal of glass, temporary safety measures and resealing of structural sealant are shown below.

In particular, for buildings beyond the age of 30 -40 years, structural sealant or glazing putty was a common form of fixing glass to windows. Ie the windows was ‘glued’ in place. Where these are exposed to the element, deterioration can occur and sealant replacement is essential.

     

 

Aluminium Facade

Aluminium facades or claddings are a common facade for medium to large buildings. ABL has inspected numerous such facades in excess of 40 storey buildings.

While the aluminium facade itself rarely is of concern, the fixings of the facade ie the way the facade connects to the building is usually the concern.

Below are some examples of defects and images taken behind claddings to check for defects on the fixings. On many occasions our experiences facade inspectors have dismantled the entire piece to investigate so that you can be sure of its safety.

 

ABL are equipped with high end borescopes and investigative equipment to look behind the facades and ensure the fixings are in good condition.

 

Stone Facade

Stone facades such as granite, are used extensively to provide a high quality façade with enduring aesthetics. They are generally low maintenance and offer good weather resistance.

However some stone facades built in the past employed the use of fixings that may fail or get dislodged over time. Aside from the fixings, thermal variations can cause cracks on stone which is a highly brittle material. Use of epoxy or stone glue in the past which has a different co-efficient of expansion to stone has also in some cases resulted in failure of the epoxy or the stone tile.

Examples of such defects we identified are shown below. Very often, specialised equipment has to be used to detect the fixings and view behind the stone tiles which ABL will carry out.

 

Other fixtures, sunshades, awnings, louvres, roof elements

Aside from the main façade of a building, there are numerous fixtures that are required for the functionality of a building. These include lighting conductors, lightings, pipes, sun shades, awnings, height warning lights etc.

Some common defects related to these fixtures are shown below:

   

 

ABL will carry out a comprehensive inspection of these fixtures to ensure their conditions are checked and assessed. You can rest assured with our thorough services.

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