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THE REQUIREMENT OF FIRE UPGRADE WORKS

Have you ever paid attention to your Annual Fire Safety Statement – otherwise known as your AFSS and do you know what it is?

Your AFSS is a legal document all commercial and residential buildings are required to have on display in a public place such as the entry lobby. This document lists all the essential fire services within the building and the standards they were installed to.

By law, owners of a building are required to ensure all occupants within the building are safe, thus, keeping your AFSS up to date is essential. However, The BCA is constantly upgraded, meaning over a period of time, most, if not all buildings will be served with a council fire upgrade notice, which will identify the current standards which your building fails to comply with.

At Remedial, we have a team of qualified experts whowill work with you to ensure your building is compliant. Furthermore, we can work with you to ensure that any council served upgrade orders are resolved to the highest possible standard.

Our range of upgrade services includes fire penetrations, fire doors, thin film intumescents as well as safety audits.

A GUIDE TO APPOINTING THE RIGHT STRUCTURAL REPAIR SPECIALIST

Whether you own or manage a residential or commercial property, routine buildings inspections should be something you factor into your maintenance plans. Whether it is to ensure compliance with building or fire codes, or as part of a good maintenance schedule, property inspections help to keep you abreast of the health of your building. Done properly, they ensure your property is compliant; detect potential structural problems before they become larger (and significantly costlier); as well protecting the value of your asset into the long-term.
 
Structural problems and thus structural repairs are different to renovations or non-structural repairs. The need for structural repairs can vary, but the range of services usually required included a range of issues from concrete cancer, to balustrade replacement upgrades, through to carbon fibre strengthening, brick growth and waterproofing.
 
In the situation that you do need to hire a structural repair specialist, it is important that you find the right one, but knowing what to look for – for something you have little experience with – in a contractor can be somewhat overwhelming. To help make life that little bit easier, we have put together a cheat-sheet on hiring a structural repair specialist.

• Research

The first thing you should do is some research. Understand to the best of your abilities what the issues affecting your property are, and if you can, identify not only what the larger more obvious issue is, but also smaller, seemingly unrelated ones as well.

• Approach a third-party consultant

It may seem like an unnecessary expense, but for larger jobs, hiring a professional consultant such as a structural engineer, can save you time and money. These engineers have the experience to identify your issues and can be appointed to oversee the appointment of the right building repair contractor. Further, they have the expertise to ensure the applied solutions are adequate and cost effective for your particular circumstances.

• Get a Written Report

Your chosen specialist should be able to inspect, analyse the damage and provide a written report which outlines the issues and the remediation techniques. This report should itemise all the defects, their approach to rectification, building materials and other pertinent facts.

• Ask for Qualifications

Whether you use a consulting engineer or going direct, it is advisable that you ask for the necessary certifications that show they are qualified for the job. Case studies, testimonials, accreditations will prove that the expert has the authority to perform the necessary repair work.
Tenure within the industry in the area of structural repair (as opposed to say general building) is another strong indicator of expertise. A company like Remedial Building Services who have more than 40 years of experience as an industry leader, demonstrates that the team behind the company has working knowledge and experience on every scenario about building structure damages, whereas a company with 40 years’ experience in the construction of new homes, are not going to be able to help

• Ask for a Proposal

After consultation, the structural repair expert should work on the numbers and provide you with an estimate of the building repair, a timeline for completion and their relevant insurances.

• Hire the Structural Repair Specialist

Once you are confident with the supplier, ask them to draft a contract and get ready to begin.
 
Ultimately finding the right structural repair expert to look after your building is important in ensuring the safety of everyone in and around the building as well as protecting your significant investment. If you want to make sure you're getting reliable, long-term solutions for your building structures in Australia, ask us how we can help you.
 
We have over 40 years of experience in providing specialised building repairs for a variety of clients in Australia. With our considerable experience, we have also established a strong connection with structural and façade engineers who we can tap into for highly specialised situations when necessary. 
 

HOME WARRANTY CLAIMS

Home warranty insurance protects residential building owners in cases where there has been defective workmanship during the construction of the building. When a claim is filed by a policy holder, the insurer will provide a high quality contractor to rectify the building’s defects. Remedial works collaboratively with the insurance provider as well as a consulting engineer or building consultant to carry out rectification works with minimal fuss. We pay strict attention to every last detail to ensure that both building owners and insurers are completely satisfied with the end result of the rectification works.Our services encompass both structural and aesthetic issues, including common claims such as faulty waterproofing, defective window installation, structural issues and concrete spalling.

WHARF STREET, GOSFORD

This multi-tiered waterfront property located in Gosford NSW was suffering extensive structural damage caused by consistent water ingress. Upon early inspection, engineers found that the property had been poorly constructed, allowing water to penetrate through the external balconies into living areas in the apartments below.

The scope of the work requested by the engineers included:

• Removal and replacement of windows and rectification of faulty workmanship
• Removal and replacement of faulty roofing membrane
• Replacement of cavity flashings
• Tiling
• Installation of expansion joints
• Installation of concrete hobs in accordance with the Building Code of Australia
• Installation of new balustrading
• Painting of all external render

The Rectification Process

Remedial commenced the project in early 2015 after tendering a methodology for undertaking the project. Before beginning the works, Remedial erected scaffolding at the rear of the property to minimise the impact on residents.

The first stage of the project involved the removal of the old balustrades, balcony tiles and membranes. Once this was completed, the team began the removal of the apartment windows and glass door assemblies, before installing a torch-on waterproofing membrane system. A flashing was then placed in the appropriate position before reinstalling the door and windows. This procedure was performed on each apartment one-by-one, in order to reduce the impact on residents by ensuring that each home was exposed to the elements for the minimum possible time.

During the next stages of the project, cavity flashings were installed, a torch-on membrane was applied to the surface of each balcony and screeds were applied where necessary. Once this was complete,the legs for the new glass and aluminium balustrades were positioned, new tiles were installedand a suitable expansion jointing system was applied to allow adequate movement of the joints.

The final stage of the project involved the coating of various elements and the installation of the balustrade frames and glass. After the completion of all rectification works, the building was commercially cleaned prior to the final inspection by the engineers. As soon as the completion certificate was issued, the scaffolding was removed.

Environmental Management

At Remedial, the protection of the natural environment is always an important consideration. Accredited to Australian Environmental Standards, you can rest assured that for every project Remedial undertake, there is an appropriate environmental program in place to ensure the safety of the natural environment.

For the Wharf Street rectification project, the measures taken included but were not limited to:

• Runoff socks
• Protective sheeting during water blasting
• On-site chemical containment
• Removal, storage and re-introduction of plants which would have otherwise been affected by foot traffic or scaffolding.

THE SEVERITY OF RUST STAINS

Rust is a common sight in structures where its structural strength comes from iron, steel, and other kinds of metals. Depending on the metal, these yellowish-brown or sometimes reddish patches emerge as a result of oxidation, which is usually caused by the presence of moisture and dampness. The minerals in the water react with the metal setting off the reaction which causes the rust. But it is because we see rust everywhere (bike chains, screws, etc) that when we see it on a building, we think little of it, when in truth rust is often an indication that things under the surface are far from rosy.
The presence of rust is a manifestation of corrosion, a potentially serious issue which can lead to structural issues. Because rust is a swelling on the metal, it pushes the surrounding materials outwards, causing more moisture to get in which thereby weakens the strength of the structural material. Thus, much like the iceberg that sank the titanic, if you only look at the parts you see, you will miss the devastation that awaits under the surface.
So the purpose of this post is to help you realise reasons why rust stains exist and why they pose a serious danger to your building.

So how is rust formed?

Whenever steel and other metals containing iron are regularly exposed to oxygen and moisture, they form rust. Simply put, whenever there’s air and the presence of water, many metals will oxidise, a process called corrosion.

But why does rust form even if steel reinforcement is buried deep within the structural foundation?

There are actually many reasons why concrete cancer, or the process by which structural steel within a concrete slab begins to rust, occurs.
It can be because of poor and rushed construction of a building. With bad workmanship, the rebars may not be properly covered or correctly distanced from the surrounding materials, thereby speeding up corrosion whenever moisture is present.
Another cause for concrete cancer is inadequate waterproofing. If waterproofing was neglected during the construction stage, whether due to budget limitation or substandard waterproofing works, you can expect water to seep through the substrate easily and for concrete cancer to eventually affect your structure. All it takes is a hairline crack to occur as part of the settling phase, and it is enough for water to get in and go to work.

Why is rust dangerous?

Rust may seem trivial but did you know that it is one of the most serious causes of structural failure?  In fact, over the centuries, it has led to bridges and buildings needing to be torn down. It has also triggered a mid-flight crisis due to a weakened fuselage and resulted in the uselessness of some ships, airplanes, and jet planes as well. Rust is everywhere and it is an expensive problem. A 2002 study by NACE (the eminent body for corrosion around the world) found that in America alone that rust causes damage per year of $276Billion.
Yes, rust may look harmless, but the tell-tale orange flakes are an indication that weakening of the metal has already begun.
If not treated sooner than later, metal which is encased in concrete and is rusting will lead to concrete cancer and spalling which will not only weaken the structural integrity of a building but also impact the quality of life of the people living or working inside the damaged structure. Plus, safety and health could be compromised through falling concrete, which would lead to costly reparation and associated expenses.

When to take rust stains seriously

If you believe that rust is a simple issue, here’s some bad news for you. Rust stains are actually a manifestation of how bad corrosion has become. When you see them staining your concrete and pushing it out, it actually means that the damage has become problematic enough has started spreading from within the concrete to the concrete surface! Simply covering it up with paint or a patch of concrete will never solve the problem. It may mask the ugly sight and fix the aesthetic aspect but in reality, it is just a Band-Aid solution. 
Similarly, if you think scratching the rust off from the surface will eradicate it, you’re mistaken again. Scraping rust off from walls or concrete only removes the tip of the iceberg, it does not stop what is underneath from continuing.

Prevention is better than a cure

If you are a builder, looking to prevent the chance you will be called back within the Home Warranty Period, then ensure that during the construction phase, that you take adequate steps to prepare the surface and treat the steel. Abrasive blast cleaning compliant with ISO 8501-1 prior to the application of protective coating should be followed. Then take steps to waterproof those area which are prone to volumes of water to ensure they remain impervious to leaks.  A drainage break should be considered as well in order to avoid the retention of water and dirt at the junction plates.
As mentioned earlier, proper waterproofing also plays a big role in the prevention of rust, and ultimately, concrete cancer. There are many systems that you can choose from: from torch-on membranes to liquid waterproofing, you can ensure that water will never seep through the concrete and reach the rebars used for the foundation. If you need more information, read about the different types of commercial waterproofing that you can take advantage of.
While prevention is always better, there are instances when concrete cancer appears despite precautionary measures. In this case, you will need to find a rust solution that will guide you on how to remove rust from metal effectively. Nevertheless, it is still best to get in touch with structural management experts in order to find the most appropriate treatment that will not aggravate the damage caused by rust.

How Remedial can help you address rust stains and concrete cancer

If you see rust “leaking” from inside the walls, the biggest piece of advice everyone at Remedial Building Services will give you this – treat it as early as possible.
When it comes to repairing concrete cancer and structural waterproofing, see to it that you are consulting an expert company like Remedial. We will work with you to identify the source of the moisture, repair that and then undertake works to ensure the rust is eradicated from the structure itself.  
With us, you are provided with long-term solutions that will preserve the strength of your structure. Why would you go anywhere else, get in touch with us right away!