Structural Condition Report June 2009 Issue 05-06-09
Transcript of Structural Condition Report June 2009 Issue 05-06-09
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CONDITIONSURVEY REPORT OF GAELSCOIL NA CAMOIGE
Prepared for:
Cairde Group
Gaelscoil Na Camge
June 2009
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09121
CONTENTS
1.0 INTRODUCTION
2.0 SCOPE
3.0 DESCRIPTION
4.0 DISCUSSION
5.0 RECOMMENDATIONS
6.0 PHOTOGRAPH LOCATION AND DEFECT IDENTIFICATION
APPENDIX A PHOTOGRAPHS
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1.0 INTRODUCTION
On the instruction of the Cairde Group, Downes Associates carried out a walk through
structural appraisal of the various school buildings compromising Gaelscoil Na Camige.
The survey was carried out by Mr Liam Keogh, Chartered Engineer of Downes Associates onthe 26th May 2009. A number of record photographs were taken during the course of the
survey. Where referred to in the text, these photographs are included in Appendix A of this
report.
2.0 SCOPE
2.1 The inspection comprised a walk through the various buildings & access to two of the roof
areas. No opening up works were carried out during the inspection, i.e. the inspection was
superficial only and could not take account of work that is inaccessible to an ordinary person
walking around the property; or covered up; or underground. Access to the remaining to roofswas discouraged by the landlord representative during the inspection.
2.2 The building was inspected on a dry / mild day, of course defects in buildings can depend on
weather, and it may be that other defects may become apparent during other weather
conditions.
2.3 Photographs were taken during the inspection that show the condition of various elements as
found. These photographs are enclosed in Appendix A. These photographs are presented so
as to give a general record of the condition of the building.
2.4 The report is confined to commenting on the present condition of the structure as found. The
report is not intended to catalogue the extent of any building defects, but rather to comment on
their nature, i.e. it is not a schedule of dilapidation. Further detailed investigation of particular
elements of structure may be required at a later date. Recommendations are made with
regard to remedial works or further review. The report does not deal in detail with items such
as quality of finishes, weathering details, conservation or planning issues, mechanical and
electrical installations, fire certificate requirements and other non-structural issues. Where
issues arising from these are obvious a comment is included to give an overall impression of
the building as found.
3.0 DESCRIPTION OF THE BUILDINGS
The school is located off Watery Lane, Clondalkin, and comprises four separate buildings.
There is bitumen surfaced play area & pavement around the buildings & grassed areas to
either end of the site. The buildings are poratcabin type structures of various configurations to
provide the accommodation. There are two single classroom modules with their own toilets, a
three classroom & associated staff room, administration offices & toilets module and a four
classroom module with Head Teacher office and associated toilets. These will be referred to
as Blocks A, B C & D respectively for the purposes of identification in the report.
The construction of the modular prefabricated units generally appears to be of timber framedconstruction, with a thin rendered external render finish on plywood sheeting or an external
painted sheet steel lined wall arrangement. All are flat roofed buildings with falls for rainwater
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run-off to the gutter system, discharging to external rainwater downpipes. All of the roofs
appear to have had either replacement single ply roofing membranes applied, or addition of
supplementary profiled coated steel roofing sheets. Two prefabricated cabins modules fixed
together make up each classroom or the administration accommodation rooms. A central
spine beam, either appearing as an upstand or downstand beam, clear span the length of
each room and are supported on the end walls. These beams generally appear to be of timberconstruction, and are bolted together along their length at the interface of any two joined
modules. These beams support one side of the roof. The external walls, all punctuated with
windows support the other side of the roof. Floors are generally plywood sheeting, supported
on a timber joisted floor deck. The floor deck and walls are supported at intervals by blockwork
piers, in turn probably supported off isolated pad foundations internally and possibly on a
perimeter strip footing foundation. Block B is supported on a trailer chassis, possibly the one
originally used to transport the unit to the site. All of the buildings are raised off of the ground
for weathering purposes. Steps up from external ground level to the internal floor level are
provided, generally constructed of 215mm solid masonry blocks. Timber guard/balustrades are
also provided.
Internally the fabric of the building consists painted plaster ceilings & walls and a linoleum
covered floor. Lighting is provided by traditional florescent double bulb units. The toilets in
Block D have been provided with a retro fit rudimentary ventilation system. The remaining
toilets are either ventilate naturally via very small wall vent grill units or via the top hung
opening window. Heating is generally electric floor mounted units. There is a covered electric
element type heating unit in the hall/cloaks area of Block B.
External water tank arrangements are provided on the roofs of Blocks C & D.
4.0 DISCUSSION
4.1 Block A.
4.1.1 A single classroom module consisting two portacabin elements with a newer toilet block
extension.
4.1.2 The units appear to have an external painted sheet steel external liner, aluminium/steel
windows & doors and timber floor with plater lining boards to the walls & ceilings. A new
extension providing for 2 WCs and a storeroom has been constructed. The roof covering is
single ply torch on type membrane. Extensive repairs to the membrane have been carried out
over the years.
4.1.3 The structure & fabric of the building reflet the original specification for this type of structure
when it was constructed. The unit appears to be approximately 20 years old. The internal floor
to ceiling height is 2.17 metres, normally 2.4 metres is considered the minimum.
4.1.4 Ventilation of the classroom is via open able windows only. The toilets have no mechanical
ventilation, as required by the current building regulations, normally 15 litres/second or by
rapid ventilation, i.e. opening a window. The 6500mm2 background ventilation is met by the
wall vents.
4.1.5 The roof shows signs of extensive patch repairs and these have been poorly carried out in
areas. Local ponding of rainwater was visible on the day of the inspection.
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4.1.6 The sharp end of the fixings screws used to install the window grills is visible after penetrating
the widow frame. This is a health & safety issue.
4.1.7 The linoleum joint bars would appear to constitute a trip hazard.
4.1.8 There is no fire/smoke detector provided in the store room. Provision of adequate emergency
lighting should be confirmed by a fire consultant. A review of all on the building with respect to
this item is recommended.
4.1.9 The fuse board arrangement should be confirmed in writing as safe for the environment by a
suitably qualified electrician or electrical engineer.
4.2 Block B
4.2.1 A single classroom module consisting two portacabin elements with toilets & entrance cloak
room. No access gained to roof.
4.2.2 The units appear to be timber framed with a thin cementitious render applied to plywood
external sheeting.
4.2.3 The most unusual aspect of this unit is that the building is supported on an agricultural type
trailer chassis. This chassis is a steel lattice type framework, in turn supported on concrete
masonry blocks. The steelwork is now subject to extensive rust penetration.
4.2.4 The heating element arrangement located in the entrance cloakroom appears unusual for this
type of occupancy. This arrangement should be confirmed in writing as safe for the
environment by a suitably qualified electrician or electrical engineer.
4.3 Block C.
4.3.1 Three classrooms and staffroom & office accommodation is provided in this block. The units
appear to be steel sheet lined externally.
4.3.2 The side wall to one of the classrooms shows signs of structural distress and is significantly
bowed along its length. A new liner wall has been installed internally. The external steel sheet
shows signs of severe corrosion in one location & this is the probable cause of the bowing in
the wall. It is probable that the wall studs and the external sheeting acts as a diaphragm type
structure to support the roof & provide stability to the structure. The deterioration in the wall is
a cause for concern & a further evaluation is recommended immediately. This should include
a temporary propping arrangement along this wall until either a full structural appraisal & any
associated strengthening regime is carried out, or until replacement units are installed for this
classroom. This appraisal should be carried out by a charted structural engineer.
This item requires immediate attention due to the serious nature of the defect.
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4.3.3 The water tank on the roof requires a structural engineers sign off as it is probable that the
original design specification did not allow for this type of loading. Additional strengthening
works may be required subject to this review.
4.3.4 The toilets are ventilated by window openings only & given the occupancy level this is totally
inadequate.
4.3.5 There has been a new strengthening/support beam installed in one of the classroom units.
This appears to be in lieu of the support offered by the adjacent end partition support wall. It
should be confirmed that this work has been carried out by a competent contractor & certified
by their engineering department.
4.3.6 Extensive replacement & repair if the roof membrane is evident throughout the roof to Block C.
Some of the repairs have been carried out to a poor standard. The fixing arrangement for the
weathering of the upstand beams appears somewhat contrived & the suitability of piercing a
single ply membrane with fixings in this manner is questionable from a performance point of
view.
4.3.7 Water ingress from defective roof membranes has resulted in water ingress to this block.
Local staining of the plasterboard ceiling is evident in areas. This staining is visible adjacent to
lighting fittings so the associated risk if fire is evident. This is underscored by the standard of
repairs noted in Item 4.3.6.
4.4 Block D.
4.4.1 Four classrooms and office accommodation is provided in this block. The units appear to be
timber framed with a thin cementitious render applied to plywood external sheeting.
4.4.2 New profiled metal deck roofing has been provided to this block. The repair patchwork to the
ceiling of the rooms inside indicates that water penetration issues had been ongoing for some
time. The effect of this water penetration on the original structure cannot be determined
without significant opening up works. Some of the flashing details appear poorly executed at
the eaves.
4.4.3 A mechanical ventilation system has been installed in the toilets in this block. The adequacy of
this system in terms of air change volumes should be verified.
4.4.4 A water tank has been installed to the roof of this building; again structural adequacy of the
existing structure should be confirmed by a structural engineer.
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5.0 RECOMMENDATIONS
5.1 The wall defect to Block C, refer to item 4.3.2, should be actioned immediately.
5.2 The buildings are prefabricated modular buildings of various vintages. It is usual for the design
life of one of theses building to be in the order of 15 to 25 years. It is apparent that most or allof the buildings on the site have reached the expected design life for a structure of this type. It
is not usual to carry out major renovations of structures of this type, as the levels of
intervention required usually warrant replacement of the units with new prefabricated units or
permanent structure buildings.
None of the buildings appear to conform to any of the building standards associated with
modern school buildings & their appropriateness as being fit for purpose must be questioned.
It is probable that modern replacement units will be both cost effective & will address the
performance issues of the existing units.
5.3 A full appraisal of the fire detection and electrical system should be carried out for each of the
buildings. The issue of ongoing water penetration and the effect on the electrical & fire
detection systems require to be addressed in this review as this is a potential serious fire risk
item to both the structure & the occupants.
5.4 Consideration to carrying out an asbestos survey should also be given. A Type 2 survey is
recommended at a minimum, as these buildings have potential for contamination due to their
age.
5.5 The access steps to the buildings do not conform to modern building regulation standards,
however as many steps and goings are of varying dimensions, so they never conformed to the
previous building regulations either. This defect has the most potential consequence if an
evacuation of any of the buildings is required, over and above the constant trip/fall hazard
associated with this type of defect.
5.6 All modifications, i.e. water tank installations, Block C beam strengthening, and the suitability
of the foundation structure to Block B, should be confirmed by a charted structural engineer.
The natures of the alterations appear to be on a piece meal basis, as the requirement for
additional functions arose in the school. It is therefore important to satisfy design & safety
considerations via this review given the advanced age of the structures on the site.
6.0 PHOTOGRAPH LOCATION AND DEFECT IDENTIFICATION
Photo 1
Photo 2
Photo 3
Photo 4
Photo 5
Photo 6Photo 7
Block A: General view of classroom
Block A: Floor covering join, possible trip hazard.
Block A: Electrical fuse board, independent electrical report required.
Block A: Store room in extension. No smoke detector.
Block A: Fixing hazard to windows.
Block A: Typical external view.Block A: View to rear of new extension. Note wall vents to WCs.
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Photo 8
Photo 9
Photo 10
Photo 11
Photo 12
Photo 13Photo 14
Photo 15
Photo 16
Photo 17
Photo 18
Photo 19
Photo 20
Photo 21
Photo 22
Photo 23Photo 24
Photo 25
Photo 26
Photo 27
Photo 28
Photo 29
Photo 30
Photo 31
Photo 32
Photo 33
Photo 34
Photo 35
Photo 36
Photo 37
Photo 38
Block A: Typical roof membrane repair. Note sitting rainwater.
Block A: Ditto.
Block B: Typical external view.
Block B: Typical internal view.
Block B: Heating element. Appears to constitute fire/burning risk.
Block B: Unique portacabin support system. Note steel corrosion.Block B: Ditto.
Block B: Fire escape steps, no guarding & different riser & going dimensions.
Trip/fall hazard
Block C: Typical external view.
Block C: External sheeting. Severe corrosion.
Block C: Bow in external support wall.
Block C: Access steps. Different riser dimensions, fall hazard.
Block C: Access step. Trip hazard.
Block C: Water tank to portacabin roof.
Block C: Repair to roof membrane.
Block C: Ditto.Block C: Weathering of upstand beam detail & patch repairs to membrane.
Block C: Patch repair, no adhesion.
Block C: Water ingress from roof causing staining to ceiling below.
Block C: Water ingress at light fitting location
Block C: Typical internal view.
Block C: Typical view of WC. Note window ventilation only.
Block D: Typical external view
Block D: Water tank to roof of portacabin.
Block D: Over-sheeting of original roof with profiled deck roof.
Block D: Deterioration of external wall panels
Block D: External escape steps, no guarding and riser & going compliance
issues.
Block D: Repairs to water damaged ceiling.
Block D: Typical view of WC.
Block D: Reto-fitted ventilation system in toilets.
Block D: Typical internal view.
Signed:
_______________________________________
Liam Keogh
Chartered Engineer
DOWNES ASSOCIATES
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APPENDIX A
PHOTOGRAPHS
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Photograph 1
Photograph 2
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Photograph 3
Photograph 4
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Photograph 5
Photograph 6
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Photograph 9
Photograph 10
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Photograph 11
Photograph 12
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Photograph 13
Photograph 14
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Photograph 15
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Photograph 17
Photograph 18
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Photograph 19
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Photograph 21
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Photograph 23
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Photograph 25
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Photograph 27
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Photograph 29
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Photograph 31
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Photograph 33
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Photograph 35
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Photograph 37
Photograph 38