Remedying substandard original work

This Issue This is a part of the Weathertightness feature

By - , Build 119

Undertaking weathertightness surveys may also identify other building work that needs to be done – some problems may only become evident after remedial work has begun.

Figure 1: Undersized lintels that have sagged will need to be assessed by a structural engineer to determine the options available – whether they can be left or need to be replaced.

Retaining a weather tightness specialist through the construction phase of a remediation project is recommended, particularly for designers new to these projects. When problems other than weathertightness are identified, there is a duty of care to advise the owner of the extent of the problems.

Problems can be widespread

Examples of problems that may be identified during a project remediation include:

  • inadequate structural performance in terms of bracing provided, spans of rafters, beams and lintels, undersized framing members
  • lack of fire performance of inter-tenancy walls and floors or boundary walls
  • lack of acoustic performance of inter-tenancy walls and floors
  • incorrect location of the building on the site – this is a difficult problem to address, legal input to adjust boundaries or create easements will be required
  • flashing details not following good practice, for example, a lack of cover or contacting surfaces
  • missing damp-proof membrane
  • load-bearing walls that are not effectively supported by joists or bearers
  • unconsented (or illegal) work that has been carried out on the property.

Moisture problems may include:

  • high levels of subfloor moisture and a lack of subfloor ventilation
  • high levels of internal moisture – often due to a lack of ventilation and/or heating
  • leaking bathrooms or plumbing
  • failure of wet area waterproofing, particularly in tiled showers
  • evidence of plumbing leaks
  • basement waterproofing failure.

Safety issues identified may include:

  • no handrails to stairs
  • inadequate barrier heights and construction within and around the building
  • unsafe barriers, for example, safety glass has not been used where it should be
  • unsafe structures, for example, a block wall that has not had all cells filled with grout as specified
  • hazardous materials.
Figure 1: Undersized lintels that have sagged will need to be assessed by a structural engineer to determine the options available – whether they can be left or need to be replaced.

A general lack of maintenance or repair can be an issue including:

  • blocked downpipes
  • paintwork in poor condition
  • stormwater or sewer drainage that is blocked, lacks fall or is missing completely
  • a material that has reached the end of its serviceable life
  • corrosion of steel framing, fixings/flashings.

The ability or need to undertake this work will be influenced by:

  • whether the work is legally required to be done – where a building is deemed to be structurally unsafe or unsanitary, there is a statutory obligation to remedy the situation (see Figure 1)
  • the owner’s circumstances – do they have the resources (and the will) to do work that is discretionary?
  • whether the work is considered essential or desirable – a leaking bathroom or shower would fall into the essential category
  • a positive assessment of the costs of doing the work versus the benefits gained – it can be difficult to assign a dollar value to benefits such as a warmer house
  • the age of the building – for example, a building that is more than 5 years old is likely to be insulated to older lower standards and therefore the benefit of doing the upgrade is greater
  • the additional risks associated with the work
  • the condition of the building – has maintenance been deferred for some time?
  • the current (realistic) selling price of the building and the estimated selling price once repaired, estimated for each repair option.

Download the PDF

More articles about these topics

Articles are correct at the time of publication but may have since become outdated.

Figure 1: Undersized lintels that have sagged will need to be assessed by a structural engineer to determine the options available – whether they can be left or need to be replaced.

Advertisement

Advertisement