Y-85-PATOLOGY in APPARTMENT CONSTRUCTION FLAWS
E X P E R T I S E
The house is a "duplex", with an Access Floor (ground floor) in which the fundamental elements of dwelling are located as they are: it cooks, living room, sleeping rooms and baths.
The Upper Floor it is acceded by means of a spiral staircase located in living room and goes a to give another living room of 45m2 approximately that has in addition an annexed space as warehouse and two terraces that give to the directions: North and the South, respectively.It have been possible to observe several flaws, as much in Access Floor as in Upper Floor and we will come to relate them of the ordered form more possible, to the effects of which its importance can be evaluated and the cost of its repair.
1.- FLAWS in the GROUND FLOORTreating about to follow an explanatory order we will begin to relate the flaws existing in Access Floor of the house and that is detectable with a naked eye, as they are:In the same one landing of the elevator and in the vertical of a conduit, or adding to an element structural, a vertical crack is pronounced, so and as it can be seen very clearly in the attached picture. This crack belongs to the common elements of the house reason why it must be repaired by the Community. It accepts more, according to said the property to us, the Community tries to paint the stairs, reason why we recommended doing so at the moment at which the repair is approached.
This type of cracks, verticals can be also appreciated inside the house, although also appears in flat skies of the same one.Take a look that in this second crack, the breakage no longer is totally vertical, but that it breaks the corner of the encounter between two walls, which allows to suppose that the same one it obeys, no longer to a simple encounter of different materials, but to defects constructive attributable to movements of the work, by excess of arrow of the forged one. Take a look too to the following picture in which the breakage of the delivery is totally clear of the frame of a closet against the ceiling forged one. This happens in several points of the house, reason why the problem of arrow of the forged one is almost with everything security the problem that causes these problems. Also they can exist make worse the problem by the differences of temperature between the walls.Nevertheless, by general rule, all cracks in form of "S", it tends to be a sign of inverse efforts that to its power could not to be absorbed by the materials, breaking by shear. The plastering of these walls admits very little movement, so it accuses these movements of evident form, arriving in some cases until of coming off itself from the wall.As we have no planes of the building and therefore, not to know the situation of the cracks in his walls, in relation to the structural elements of the building, we cannot to evaluate the risk of these cracks, although in principle we could evaluate them of "less serious" from a technical point of view, which does not want to say that they do not have an important aesthetic effect that produces an important discredit of the dwelling.In skies flat of Access Floor and in the corridor of it, they are possible to be appreciated, between others, also cracks, like which it is enclosed, although in this case, yes that we can advance that its danger is null.The reason comes dice by the movements of expansion of the plaster plates and the grid metallic that, when received being more likely excessively "to top", it transmits the efforts of expansion to the flat sky, cracking it.2.- FLAWS on the UPPER FLOORIn this floor they present/display different defects that we must relate in independent chapters, since they obey completely to causes different from others. Thus we will distinguish:2-1.- HUMIDITIES in SKIRTINGS of the SHOW WINDOWSOne of more important problems of this floor, are the humidity in the skirtings of the show windows.
The closing of living room to seat the metallic carpentry, was made with a small wall of 15cm, with a simple outer protection of stucco and painting, so and as we can see in the following pictures.
The located skirting by the outside, it does not get to cover 5cm. of the surface of wall on that the metallic carpentry is based, when according to the effective Norm, it must be covered at least a minimum surface of 15 cm. from the floor to the top in order a proper isolation against the humidity.
For that reason, stucco which wall was ended this, is not sufficient like avoiding that the totality of the same one is soaked of the rainwater and allows the transmission of humidity towards the interior, causing the loosening of the plastering interior that exfoliate and is come off the wall, so and as it is evident.If, so and as it could be seen in the picture, the external revoked wall, had been covered of the same one type of not permeable stoneware, it had prevented the permeation of water of the wall, as well as the destructions in the inner plastering of the living room.In addition to saying problem, the water filtration has affected the inner wood skirting, arriving in some point until the wooden floor, so and as we emphasized in the corresponding picture.This problem it also declares in the North facade of the terrace, but logically, much more aggravated, since the humidity of the rain takes much more time in to dry itself, when practically not giving the sun him almost in all the day.The effect of humidity in the wall, is so evident that even, as it will be able to be seen in the pictures that we enclosed more ahead, all the wall has greyish a dark colour/ due to the proliferation of fungi on the humid wall. Let us think that pictures are the sufficiently explanatory thing like not needing an extensive one analysis of the same ones.
It can see that wall is totally dark in its entire surface, which as we said is it shows evident of the storage of colonies of fungi that reproduce in that one type of humid atmosphere.This humidity, so and as it happens in the South wall, one filters through the meetings of the work dampening totally the plastering of the interior.Since plaster is a material very hygroscopic, it absorbs this humidity and it is come off the wall on that it was applied.If we paid attention to this it pictures, we can appreciate that plaster has practically jumped in his totality of the support material on which it was applied and to persist present situation, will be given off totally, allowing even the entrance direct of water that can without doubt affect to skirting and wooden pavement, so and as saw that it had happened in the South facade.The rest of the North facade that is until the delivery with the dividing wall with the neighbour, we think that it would be exaggerated to tile it in all its surface. In addition the delivery with the corner that one forms for the delivery of the metallic carpentry would suppose a cost very elevated for the resolution of this problem.The solution more suitable, it is to make the Stoneware skirting, finishing off it with an aluminium profile similar to the existing one, so and as has been recommended in the rest of the walls and from this height, to clean and to wash with acidulated water the surface until leaving it clean of fungi. The finished one would have to be made with a painting anti-humidity and anti-fungi that it will require maintenance by the part of the property.2-2.- CRACKS in the UPPER FLOOR
So and as it happens in Access Floor, in the small warehouse of it a crack can be appreciated with all clarity that arrives from the ground to the ceiling.In this case we cannot either be pronounced with total certainty, on if it is a structural crack, or not, without making testing previously, although like in the previous cases, we create that but or, they are reason for arrow of the forged one, or joined of the factory of it builds badly made, without structural danger. Nevertheless, until they are not had opened to the cracks, eliminating the covering plaster that hides the factory of work, it will not be possible to be evaluated to the 100% its real cause, nor the type of repair more appropriate in each case.2-3.- FILTRATION in the CEILING of the UPPER FLOOR
Humidity exists on that floor that comes from the terrace and that causes water entrances that they stain the wall, so and as it can be seen. This Expert could not accede to the cover, reason why the cause is not known, although it is evident that there is a failure of waterproofing.In order to be able to appreciate which was the most possible cause of this leakage, in the made visit with the industrialists, one rose the terrace and it was possible to be observed that this type of columns hide conduits of ventilation of the houses and that have been hopeless with small hats of aerostatic ventilation. As the sealed one can be seen with fabric of the vertical part of the small hat well is made and to a distance of the sufficient cover like so that there are not splashes.
Therefore, we must to conclude that the small hats, that as it can be seen are of you lick metallic, they have one excessive distances between the same, reason why given the little importance of the leakage, we think that it is a problem of which the wind causes the entrance of the water when pushing the rainwater towards the interior of the conduit.3.- SOLUTIONS and EVALUATION of the REPAIRSThe type and diversity of the flaws, does not allow to this Expert, to make one exact evaluation of the cost of the repairs to carry out, since points in which one is due to act, are very diverse and require the intervention of several industrials to leave the work finished.To the margin of works of the constructor who repairs the masonry problems, will have to also take part: plasterers, painters, wooden pavement reparation experts, aluminium working experts, etc. All it advises to ask for the different budgets that are necessary, to an only one contractor, that assumes the responsibility of which the costs not they will turn aside of a closed budget, except when opening the cracks arose some structural problem of greater organization than forced to review them.In this case, this Expert, at sight of who he could appear, would ask for previous authorization to the property, before continuing works that supposed increase of approved budget.The house has visited by all the industrialists who must take part in the repair and The Construction --------------- it has provided to us a closed budget for the repair of all the problems. Nevertheless, in order to avoid possible bad understood, we must make the following ones explanations:4.- ANALISIS of the BUDGET4-1.- In the first item for a lump sum of 2.464,00€ it refers to the repair of the external walls to peal its surface, eliminating of the existing tiles and covering all the surface of stoneware floor tiles of Breda’s ceramic or similar to the existing ones.4-2.- The second item for the lump sum of 630€ one talks about to the repair of inner plasters that will require the total peal of the wall to leave it clean and the new plastering.4-3.- In this item for the lump sum of 1.150€ they had concentrated all the works for the repair of cracks in the interior walls of the house, as much of Access Floor as and those existing in the Upper Floor, including its final finished and plastering.4-4.- This item for the lump sum of 950€. It has been valued independently since it refers the repair of the terrace surface in which one existed chimney and that badly was closed and causes leakeages in the interior of the ceiling of living room of the Access Floor. This item the property does not consider a work defect, since at the moment of the purchase it was a well-known problem4-5.- This item for the lump sum of 1.465€ it refers the total
Here is whatever fits to expose according to the opinion made according to our loyal one to know and to understand that it puts under the any other best one founded and than it subscribes the Architect down signer, so that it consists to the opportune effects in Barcelona a 17 of June 2.005.This translation it makes only to the effects to facilitate the reading to the client. In case of doubt the interpretation of the text in Spanish will always prevail.
The Architect
José A. Arenas Guix
substitution of would outline of aluminium of closing of the walls that must be placed with special professionalism to guarantee with total security of which it does not return to become deformed itself by the sun, makes convex and causes water storage.
4-6.- This item for the lump sum of 1.285€ it specifies very clearly that esteem that will be necessary to change only 9m2, of wooden pavement. It is of standard floating type. Nevertheless, here yes that we must do an important observation and is that present wooden pavement already is burned by the sun. For that reason at the beginning, when the affected part of the new wooden it will be changed it will be appreciate an important difference of colour between existing and the new one. We considered that it would be an absurd one to change it everything, since in few months to go away burning by the sun all the surface will go gradually taking an uniform colour.We only recommended to change 9m2, but obvious we let this decision to the personal criterion of the property, in case it has doubts with respect to our criterion and it considers that wants to change it everything.4-7.- This item for the lump sum of 2.983€ it refers to the painting of all the walls and the inner and the outer ceilings and walls that be affected by the works. It must be considered that given the antiquity, will be rooms that will have to be painted whole since it will be absolutely impossible to equal colours of new target with the existing colours. In this chapter it is predicted painting so and as the one that existed that she was white. Case that the property wants something special, would have to be noticed in advance to avoid no predicted increases of price.4-8.- Let us think that the cheapest solution to avoid water entrance through the air conduits of the cover is to place small hats greater than fly on the base of the existing ones moving away the possibility of water entrance by drag the wind. They would be built in aluminium plate and its cost this budgeted in 430€All the related items give a closed work budget of 11.357€. In that amount are not included the fees of work direction nor the taxes as VAT or any other one that can be required by the Municipality. The conditions of hiring and payment they will decide directly between the contractor and the client with the advising of this Expert if it is asked for.Here is whatever fits to expose according to the opinion made according to our loyal one to know and to understand that it puts under the any other best one founded and than it subscribes the Architect down signer, so that it consists to the opportune effects in Barcelona a 17 of June 2.005.This translation it makes only to the effects to facilitate the reading to the client. In case of doubt the interpretation of the text in Spanish will always prevail.
The Architect
José A. Arenas Guix
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