Why & How Buildings

Deteriorates

By Anup D. Gupta.

BE. Civil, L.L.B., M.B.A. Project Management Consultants.

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No.s of Building In Mumbai

Year - Numbers

1970 30,000

2000 70,000

2015 1,00,000

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Why & How Building Deteriorates Reason :- During Construction. 1. Low grade design ( Architectural & Structural ) 2. Lack of technical supervision. 3. Lower quality construction material 4. Lower quality workman ship. = Lower grade buildings. 5. Poor maintenance after construction / during

habitation.

Result - Age of building lesser approx 40 yrs.

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SOURCES OF WATER (external)

• Coastal Area / close to sea.

• Rain and Ground water table.

• In mumbai 2000 mm per year is average rainfall.

• Mumbai land 70% is marshy and remaining 30% is hilly area.

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Grade / quality - 1

If design of building is M-20 / Zone – iii , with average periodical maintenance the building life will be 50 years. Approx. If design of building is M-15 / Zone – iii with average periodical maintenance the building life will be 40 years. Approx. It will be 20% less.

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Grade / quality - 2

If design of building is M-25 / Zone – iii , with average periodical maintenance the building life will be 60 years. Approx. If design of building is M-25 / Zone – iv with average periodical maintenance the building life will be 80 years. Approx. It will be 20% More.

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Low Grade Design means

• Rain water drain system improper.

• Waste water drain – outflow improper.

• Poor ventilation.

• inadequate air moisture drain system.

• Internal leakage source of water through Bath / Wc

• Improper load distribution / Small / very compact living spaces.

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Possible faults / Creation of Source during construction for Water to seep into

building section later.

• Improper water Cement ratio & improper compacting of concrete during construction.

• Improper Curing of construction works.

• Loose RCC brick wall joints

• Poor design mix

• Lack of Water leakage protection system at all water use area (Bath, WC, Kitchen)

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New Building at construction stages

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Spacers missing at many frames and steel bars corrosion.

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Leakages observed in Ceiling on the 3th , 4th and 5th Floors

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Mixing is done on the open floor without the required plate

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Quality of bricks are not upto the mark

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Social Issues – After Construction & Habitation

• Lack of knowledge among residents

• Ignorant attitude of residents

• Lack of timely & proper Maintenance

• Weathering effects from outside

• Water related problems within and across structure

• The ineffective building management system

• Lack of professional in the field.

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G + 7 Design with Straight Discontinuous Chajja’s & Open Top Parapet Wall

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Possible reason & Source of Water ingress

to building section

• Rain water through terrace & side walls 4 months / yr.

• leakage from O. H. water tank every day.

• leakage from bath & WC every day.

• Leaking pipes which runs around the building.

• Water moisture through floor mopping.

• Under ground water from marshy land.

• Under ground water through leaking sewage pipes.

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Possibilities of max. leakage

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Every day even one spoon of water leak to structure may be sufficient to damage it within 3 years.

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Causes of Water Leakage

Bathrooms and toilets can leak due to the following reasons: • Negligence during plumbing and sanitation • Usage of conventional tiling methods that do not actually

work as waterproofing • Sealing of through joints with white cement • Usage of through joints between ceramic sanitary units

such as wash basins / bathtubs • Compromise in the quality of construction • Usage of concrete which has aged or has honeycombs and

voids Let us now look at some causes in detail.

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SOURCES OF WATER(internal)

• Overhead water tank.

• Inside flat’s bathroom cement joints of tiles.

• Bathroom water passes through nahani is approx 99%.

• 1% of water passes

through joints.

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Serious effects of water leakages

• Damage to the building’s internal appearance

• Danger to human health.

• Loss of property – furniture, equipment, paintings, etc.

• Deterioration of materials, corrosion of reinforcement and decay of timber causing reduced life of structure.

• Ill effects on the building’s electrical and technical systems, and overall safety

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STILT + 6 Existing Building (35+ Yrs OLD)

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NO RUNNING CHAJJA OVER STAIRCASE SECTION

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Straight Chajja Design incapable to protect walls from rain water

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Straight Chajja Design incapable to protect walls from rain water REX – PMC REX – BMC

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Straight Chajja Design incapable to protect walls from rain water & change of chajja design

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Wall Damaged/ Hollow due to prolonged water seepage over the period of years

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Cracked Staircase Column and Hollow/ Damaged Wall because of no protection from water at top

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Damaged reinforcement of staircase column/ broken stirrups/ Loss of steel

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NEXT STAGE

We all need to think deep and explore better possibilities.

Thanks

Rex Con Cor Consultants Pvt. Ltd.

ANUP GUPTA

Gruha Sankalp Sanstha

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