Hong Kong Polytechnic University BRE 326 Maintenance Technology & Management

Department of Building & Real Estate Topic : Building Deterioration Mechanisms

Building Deterioration Mechanisms

1. Atmospheric (wind, sunlight, rain, snow, frost, humidity, temperature, air)
reaction of the building envelope to the environment
vulnerable elements: roof, faade, cladding, window, parapet wall, ground
floor slab, basement, etc.
pollution attack on the building elements and finishes, particularly corrosion,
staining/discoloration, delamination
designer can control the impact of sun and rain by careful thinking the
orientation of the building, the provisions of overhang eaves and sun shades,
and to select appropriate colour to protect the building
consideration of brick and clay products to be attacked by frost and
crystallization of soluble salts (or known as efflorescence)
allowance for adequate moisture and thermal movement of elements

2. Moisture (other than rain, snow and frost)

penetration through (flat) roof slab, external fabric or claddings
ground water pressure on basement wall
rising dampness through ground floor constructions
created internally by human activities (washing, respiration)
construction water from concrete, cement based finishes
condensation, corrosion, fungi growth and attack

3. Chemical
activities creating environment likely to promote deterioration of materials
e.g. using inappropriate cleaning agents, spraying de-icing salt, etc.
connecting dissimilar materials e.g. connecting 2 metals with different
chemical activity levels (fixing aluminium windows with stainless steel rivets)
chemicals inherent in the building materials may cause deterioration e.g.
sulphate salt in clay brick, impurities in sand or aggregate
existing chemicals around the building elements may also attack the building
materials e.g. carbon dioxide in air, salts in ground water or soil, gaseous
sulphur oxides and nitrogen oxides generated from pollutions
furring deposit in hot water services hard water

4. Biological
timber and wood products affected by fungus or insect attack e.g. termite
tree root affecting foundation of building e.g. settlement
micro-biological growth (e.g. fungi, mosses) on porous surfaces such as
cement render, external concrete or brick walls and pavings
micro-organisms like algae, fungi and bacteria may also attack some types of
polymers (e.g. in sealant)

5. Structural
foundation and soil movement even or differential settlement e.g. landslide,
piles of inadequate depth, dewatering

Edmond Wong (bsedmond@polyu.edu.hk) Page 1 of 5

Hong Kong Polytechnic University BRE 326 Maintenance Technology & Management
Department of Building & Real Estate Topic : Building Deterioration Mechanisms

shrinkage and creep RC frame {creep is defined as the increase in strain (size
change) under a sustained constant stress after taking into account other time-
dependent deformation not associated with stress Source: Neville & Brooks
Concrete Technology}
overloading or misuse of building, alternation works removing structural
members
ageing of structural members
loading distribution differs from the design

6. Mechanical
vibration from machines, traffic
mechanical damage by neighbouring construction works (demolition,
percussive piling)
earthquake

7. Fire Damage / Explosion

damage to structural elements, finishes and building components
may need reconstruction or major repair

8. Human Factor
clean and maintain wrong ways, tools, etc.
unawareness of sources of deterioration find out and cure the source
failure to establish an acceptable standard of maintenance
delay maintenance or repair until emergency condition
inadequate funding or allowance/budget for maintenance funding common
in scattered ownership private housing
inadequate knowledge of the legal obligations

9. Faulty Design
designers responsibility architects, engineers and consultants are competent
persons who should possess adequate professional knowledge to advise the
client on design, choice of materials, maintenance needs, etc.
poor specification of materials
poor joint design (e.g. precast elements, expansion joints)
substitution of unavailable materials by unsuitable replacements
insufficient funds therefore adopting sub-standard materials
fail to consider the access for repair and maintenance
inadequate consideration on future maintenance problems e.g. unavailability
of materials
inadequate allowances movements of elements (thermal, moisture, creep,
settlement, etc.)

10. Faulty Construction

usually this is the fault of the builder
insufficient site supervision during construction e.g. inadequate number of
foreman, unskilled foreman
not following specifications and drawings

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Hong Kong Polytechnic University BRE 326 Maintenance Technology & Management
Department of Building & Real Estate Topic : Building Deterioration Mechanisms

failure to repair or replace defective works

cover up defective works e.g. honeycomb of concrete
lack of skilled labour
over-emphasis on quantity and time rather than quality

11. Faulty Materials

failure of client, builder, designer to reject sub-standard materials
inadequate inspection of materials by supplier or builder
poor storage facilities on site e.g. protects the timber door frame or cement
from rain
damage during transportation, handling or installation
inconsistent mixing of materials on site

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Hong Kong Polytechnic University BRE 326 Maintenance Technology & Management
Department of Building & Real Estate Topic : Building Deterioration Mechanisms

Edmond Wong (bsedmond@polyu.edu.hk) Page 4 of 5

Hong Kong Polytechnic University BRE 326 Maintenance Technology & Management
Department of Building & Real Estate Topic : Building Deterioration Mechanisms

Edmond Wong (bsedmond@polyu.edu.hk) Page 5 of 5