Colin King, BRE - Property Care
Transcript of Colin King, BRE - Property Care
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PCA International Conference Moisture in Buildings
“Unintended consequences of retrofit works”
Colin King, BRE
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Evidence• 2000 + properties visited
• 47 locations across the UK
• IR surveys
• Moisture measurement
• Visual Inspection
• Deconstruction of failed works
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Energy savings less than anticipated
Ventilation
Insulation suitabilityPhysical aspects of agood process with reduced risk.
SystemicMaterials
Exposure and local climate When undertaking thermal improvements these should be
Considered at every
stage: planning,
procurement, design,
construction,
operation and
maintenance.
Assessment
Daylighting
Condition of Structure
Application
Heritage
Handover Information
Sources of Moisture
Restrictions to good design
On-site checks at key stages
Unintended Consequences
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Unintended Consequences
Systemic
Subjective
Application
Assessment
Testing
Aesthetics
Heritage
Design
Surveying
Exposure &
Moisture
Skill levelSite
Controls
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Application Methods• Use of expanding foam to apply the insulation
(proper adhesive lasting for 25years +)
• Applied in the rain
• No mechanical fixings / or preparation of substrate
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Poor Design and Workmanship
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Dry Rot
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Water Ingress
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Problems with Moisture
Timber Frame House
Built in 1967
Insulated in 2006
Wet /dry rot, structural failure 2012
- water ingress- poor detailing- failure of sealant- wet rot and dry
rot
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Unintended Consequences• 126 Unintended Consequences
• 27 Significant risk to fabric and health
• Many moisture related
• Most avoidable, with proper surveys, changes to industry practice
• 12 Major changes to the way we do business.
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Fundamental causes of problems with SWI
Some examples…
• Interstitial condensation
• Frost damage within walls
• Increased humidity, damp and mould growth
• Failure of internal finishes
• Reduction in air quality, stuffy and stale
• Rot and/ or insect attack on structural timbers
• Condensation/ mould at junctions/ connections
• Negative influence on neighbouring dwelling
Moisture Ventilation Bridging
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Correct stakeholder intervention
Surveyor
Designer
Installer
Client
• Thorough survey – more than just ‘measuring up’
• Identify aspects that will require specific design consideration
• Manage expectations of occupants (space loss, practicalities of install)
• Address issues identified at survey; materials selection, detailing, etc.
• Ensure what is needed is priced
• Installers to follow detailing provided by designers
• No ‘ad hoc’ solutions on site• Pass ongoing maintenance/ fixing
requirements on to occupants
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Summary• Quality surveys by experienced
surveyors who understand insulation
• Thorough design process
• Quality Control on Site
• Inspections at key stages
• Understand the specification
• Weather controls
Design out Unintended Consequences