Obsolescence of building fabric
Example A illustrates the failure of the pointing element
of the construction. Water ingress and frost damage has caused severe
shelling to the face of the construction materials. Due to the failure
to address the pointing obsolescence, costly reconstruction is now required.
This stage of obsolescence affects factors such as property value, marketability
and general perception of maintenance with financial implications for
the building owner.
Example B illustrates a section of elevation from a late 1980’s building. At the time of construction a raked out finish was specified for short-term aesthetic purposes. Unfortunately, this approach has resulted in water ingress and the build up of moisture within the building fabric, subsequently the longevity of the building is seriously undermined.
This common example highlights the current difficulties faced by both building owners and the construction industry. The absence of contractors with the appropriate skills to provide a quality finish to the pointing element, means that new-build specification of this type will continue despite the obvious implications.
Risk - Poor quality workmanship
Examples C and D illustrate sections of two elevations immediately after repointing works has been carried out. There are a number of obvious problems associated with the quality of workmanship.
- Firstly, the composition of the mortar is of building sand and portland cement, which is likely to affect the long-term performance of the pointing due to the absence of lime that is required to form the correct bond with the original mortar.
- Secondly, the mortar has been prepared without a consistent form of measurement, indicated by the array of different colours.
- Thirdly, the staining of the brick face during the preparation stage indicates the elevations were not cleaned and, subsequently, the original dormant lime not reactivated.
- Finally, the quality of the cut of the pointing is poor, resulting in the perception of uneven brickwork.
Examples of obsolescence and risk
