BUILDING SURVEYING

PRACTICE I (BST205)

Lecture 7 & 8:

Building Defects

By:
Sr Mohd Nurfaisal Baharuddin (Resource Person)
Programme of Building Surveying
Department of Built Environment and Technology
Univ. Teknologi MARA (Perak)
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LECTURE OUTLINE

❖ Learning Outcomes
❖ Introduction
❖ Defect Inspection
❖ Common Sources
❖ Criteria to minimize building defect
❖ Types of defect
❖ Effect of building defect PRESENTATION
OUTLINE
❖ Reference

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LEARNING OUTCOMES

❖ Students are able to understand the types

of building defects and its categories;
❖ Students are able to know the possible
sources of building defects;
❖ Students are able to understand the
criteria to minimize the building defect.

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INTRODUCTION
❖ Defects:
✓ According to M. Hollis (2005), areas of non-compliance to the
bye-law, regulation, standard (mostly not subjective);
✓ Out of acceptable condition (subjective);
✓ Defects is the non-fulfilment of intended usage requirements
(Josephson & Hammarlund 1999);
✓ ‘An imperfection or shortcoming’ - Black’s Law Dictionary (7th
edition);
✓ In context of building work, ‘defect’ is something that ‘does
not conform to the agreed specification’ (A.I Che-Ani,
2012)

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DEFECT Inspection / Investigation

An apparent defect has been

perceived when

It looks Someone It just felt Something

wrong Something heard wrong felt
smells strange something

❖ Source: A.I Che Ani, 2012

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DEFECT Inspection / Investigation

Source: Defect Action Flow (Building Maintenance, Wood)

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Common SOURCES of defect
❖ Design deficiencies - approach to design, selection of materials, environmental
factors.
❖ Construction deficiencies – poor quality workmanship i.e crack in foundation,
plumbing leaks, , lack of appropriate sound insulation and/or fire-resistive
construction between adjacent housing units, etc
❖ Lack of maintenance - failure to allocate sufficient
financial resources for maintenance
❖ Change of use of Building - Alteration or change without
consultation from designer will give negative implication.
For example, the implication upon space configuration, fire
precautions and increased floor loading.
❖ Vandalism - Any act of vandalism will affect the aesthetic
appearance of the material or component and reduce its
lifespan. The end result is higher maintenance costs
❖ Behavior of materials - Materials used inside and outside
buildings experience the effects of different climatic
conditions, levels of temperature, dampness and humidity
and chemical conditions.
❖ Wear & tear - particularly an interior, is subjected to wear
and tear due to the use of the building by its occupants.
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CRITERIA to minimize building defect

❖ Best economic used according to Cost-In-Use

❖ Running cost / maintenance cost is affordable
❖ Good in durability (from weather changes)
❖ Good in appearance / image (finishing outlook)
❖ Easy to maintain
❖ Easy to find in the market for replacement
❖ Flexible in design
❖ Do not give bad effect / consequences to the environment -
environment friendly
❖ Used sustainable material

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TYPES of building defects
❖ There are several common building defects that occur on
the building element (Marshall et-al, 2003);
a) Defects on foundation:
Potential Problem Areas Implication Typical Defects
Insufficient depth of foundation - Seasonal movement due to changes in water - Cracks in walls especially at ‘natural’ lines of
content of sub soil structural weakness, eg, windows, doors, unction
- Movement due to trees and shrubs with extension and bays.

Insufficient width of foundation - Load insufficiently spread over sub soil. Tendency - Cracking in walls above ground level
for settlement to occur

Soft spots in sub soils - Foundation is inadequately supported by the sub soil - Displacement movement of building/ section of
leading to settlement building and cracking in walls.

Trees and large shrubs in close proximity - Sub soils subject to changes in water content due to - Cracking in walls especially along natural lines of
desiccation(lack of moisture) and heave(excess structural weakness
moisture)

Recent removal of trees or large shrubs - Sub soils subject to a period of heave - Cracking in walls especially along natural lines of
structural weakness

No provision of compressible material to piles and ground - Any expansion or heave of the sub soils will lead to - Upward movement with cracks along lines of
beams in shrinkable clay sub soil structural movement weakness in structures

Clay sub soils with high sulfate content - Sulfate attack concrete foundations and below - Movement in above ground walls. Expansion and
ground cement mortar jointing. deterioration of below ground cement mortar and
concrete.

Inadequacy of structural support from land fill (made up - Excessive settlement over prolonged (often - Cracking of walls. Complete collapse of building.
ground) intermediate) period of time

Close proximity of drains runs which are deeper than - Inadequate support to the foundation - Cracking of walls out of plumb due to lateral
foundation and/ or lacking concrete cover displacement.
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TYPES of building defects
❖ There are several common building defects that occur in the
building element (Marshall et-al, 2003);
a) Defects on foundation:

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TYPES of building defects
b) Defects on concrete floor:
i) Ground bearing

Expanding of hardcore

Defect on the ground bearing concrete floor

Ground heaves in clay soils affect

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TYPES of building defects
b) Defects on concrete floor:
ii) Sulphate attack

Causes:
❖ Occurs when sulfates in the hardcore, or possibly the
ground below, migrate in solution to the underside of the
slab;
❖ Likely occur when DPM & DPC ineffective.

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TYPES of building defects
b) Defects on concrete floor:
iii) Membrane failure

Causes:
❖ problem associated with the sheet membrane are from the poor during
construction stages such as torn during concrete and screed, poor laps
and joints and inadequate thickness of DPM’s while for the liquid
membrane is associated with poor joint

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TYPES of building defects
c) Defects on wall:
Potential Problem Areas Implication Typical Defects
Below ground brickwork or - Sulfates in sub soils will - Expansion and cracking
block work in sulfate bearing attack cement mortar. of mortar below ground
clay sub soils and movement in wall
below and above.
Lack of adequate movement - Excessive thermal - Vertical cracking at
joints expansion in lengths of regular intervals in long
walls section of wall at short
returns. Horizontal
movement above the
line of the DPC.
Inadequate restraint provided - Walls will tend to move - Bulging and bowing of
to walls from floors and roofs. horizontally walls
Lack of lintels over openings - Unsupported masonry - Movement cracking
above opening
- Dropped head of
opening
Lintels with insufficient end - Crushing of supporting - Lintels drop at one end.
bearing. brickwork due to - Vertical cracking above
excessive point-loading end of lintel
Insufficient wall ties - Lack of restraint on - Bulging of wall
individual leaves of a externally and internally
cavity wall
Incorrect mortar mix - Inherent weakness in - Disintegration of mortar
the structural capability jointing
of the wall - Bulging and bowing and
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buckling
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TYPES of building defects
c) Defects on wall (building crack):

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TYPES of building defects
d) Defects on roof:
Potential Problem Areas Implication Typical Defects

Untreated timbers - Attack by wood - Weakening of

boring insect timber due to
infestation
Rafters, purlins and - Roof structure to - Bowed and split
other components weak to cope with timbers. Deflection
inadequately sized roof covering and of overstressed
imposed load or roof members and
wind will dishing the
roof
Too small on eaves or - Lack of full - Penetrating damp
verge overhang weather protection affecting top of
to top of wall wall and wall
plate. Damp
staining on face
on wall
In adequate flashing at - Weather integrity - Penetrating damp
abutments with parapet of the roof affecting roof
walls, chimneys compromised structure and
adjoining internal
elements and
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components.
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TYPES of building defects

e) Defects on paint finishes:

As general, the surface should be properly prepared to
ensure the life expectancy of the paint i.e; chalking,
blistering & flaking of paint.

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TYPES of building defects
e) ‘Unacceptable standard’:
✓To determine standard: circumstances & context i.e work carried out should
be in high quality in the context of material and finishes (A.I Che Ani, 2012)
✓ Tools: Law & regulation

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TYPES of building defects
e) ‘Unacceptable standard’:
Struktur Tangga UBBL 1984
Klausa 106 (1)

1. Tinggi anak tangga 1. Tinggi anak

tidak seragam antara tangga tidak lebih
165mm – 195mm. dari 180mm.

2. Jejak tidak seragam 2. Jejak tidak kurang

antara dari
235mm – 265mm 255mm

Klausa 168 (4)

3. Lebar tangga tidak 3. Lebar yg

sekata antara 1200 – dikehendaki bg
1250mm sesuatu tangga
hendaklah dikekalkan
keseluruhan
panjangnya.

PEMERIKSAAN ELEMEN
UiTM:M.N BANGUNAN (TANGGA)
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TYPES of building defects
e) ‘Unacceptable standard’:
Dimensi Tandas UBBL 1984
Klausa 43 (a)

1. Lebar 0.80 meter dan 1. Tandas dengan

panjang 1.40 meter. pemasangan
jamban duduk
tidak kurang dari
1.5 meter kali 0.75
meter.

Spesifikasi
Perjanjian Jual Beli

2. Kemasan jubin 2. Pemasangan jubin

dinding hanya dinding mencapai
dipasang sehingga 5 kaki.
4kaki 10inci.

PEMERIKSAAN ELEMEN BANGUNAN (DIMENSI TANDAS)

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TYPES of building defects
e) ‘Unacceptable standard’:
Ruang Dapur UBBL 1984

Klausa 42 (3)

1. Lebar 1.40 meter 1. Luas dan lebar

meter dan panjang sesuatu dapur
4.0 meter. dalam suatu
bangunan
kediaman
hendaklah
masing-masing
tidak kurang dari
4.5 meter persegi
dan 1.5 meter.
Spesifikasi
Perjanjian Jual Beli

2. Kemasan jubin 2. Pemasangan jubin

dinding hanya dinding mencapai
dipasang sehingga 5 kaki.
4kaki 9inci.

PEMERIKSAAN ELEMEN BANGUNAN

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TYPES of building defects
e) ‘Unacceptable standard’:
Penutup Bumbung UBBL 1984
dan Saliran
Klausa 115

1. Perletakan jubin 1. Semua bumbung

bumbung yang tidak bangunan
sempurana. hendaklah dibina
supaya boleh
2. Talang air hujan yang disalurkan dengan
tersumbat berkesan kepada
menyebabkan air saluran, talang
bertakung. atau palong yang
sesuai……..daripa
da bumbung itu.

PEMERIKSAAN ELEMEN
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TYPES of building defects
e) ‘Unacceptable standard’:
Struktur Bumbung UBBL 1984
Klausa 114 (1)

1. Penggunaan kayu 1. Kayu struktur

struktur bumbung untuk pembinaan
yang tidak sesuai bumbung
dan saiz yang kecil. hendaklah
Menggunakan kayu direkabentuk dan
yang terpakai yang dibina daripada
disambung. kayu yang cukup
besar dan keras
atau kayu lain
hendaklah diawet
dengan sesuai.

PEMERIKSAAN ELEMEN BANGUNAN

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TYPES of building defects
e) ‘Unacceptable standard’:
Siling Piawaian Kualliti CIDB
2007
(Architectural works)
Lampiran B (Perkara 3c)

1. Wujud ruang 1. Tiada ruang antara

antara siling siling dan dinding .
dan dinding.
1. Susunatur rangka
siling perlu selari.

PEMERIKSAAN ELEMEN BANGUNAN (SILING)

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TYPES of building defects
e) ‘Unacceptable standard’:
Tangki Air Piawaian Kualliti
CIDB 2007
(Architectural
works)
Lampiran B
(Perkara 4b)

1. Diletakkan atas 1. Diletakkan

rasuk kayu yang diatas “plinth”
kurang sempurna. atau rasuk yang
teguh.

PEMERIKSAAN ELEMEN BANGUNAN (TANGKI AIR)

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TYPES of building defects
e) ‘Unacceptable standard’:

Tempat mandi berdiri UBBL 1984

dan pancuran
Klausa 131

1. Jarak antara 1. …….Tiap-tiap

pancuran air ke satunya
dinding sebelah tepi berukuran tidak
hanya 0.28 meter. kurang daripada
0.9 meter pada
mana-mana
dimensi. ……

PEMERIKSAAN ELEMEN BANGUNAN (PANCURAN MANDI)

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TYPES of building defects
e) ‘Unacceptable standard’:

Cahaya dan UBBL 1984

pengudaraan
semulajaddi.
Klausa 39

1. Ruang bukaan 1. Tiap-tiap bilik

tingkap yang hanya yang direkabentuk
lebar (0.6m) x bagi maksud
panjang (0.9m). kediaman…….
tingkap yang
Manakala keluasan mempunyai
lantai 3.5m x 3.5m = keluasan tidak
12.25m2. kurang dari 10%
keluasan lega
Keluasan sebenar lantai.
= 0.54m2

Kehendak UBBL
=1.22m2

PEMERIKSAAN ELEMEN BANGUNAN

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TYPES of building defects
e) ‘Unacceptable standard’:

Permukaan Lantai Piawaian Kualliti CIDB

dan kemasan jubin. 2007 (Architectural
works)
Lampiran B
(Perkara 1C)

1. Jubin lantai yang 1. Perletakan jubin

tidak seragam lantai perlu selari
pada hujung dengan dinding dan
dinding. seragam.

PEMERIKSAAN ELEMEN BANGUNAN (LANTAI)

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TYPES of building defects
e) ‘Unacceptable standard’:

Permukaan dinding Piawaian Kualliti

dalam CIDB 2007
(Architectural
works)
Lampiran B
(Perkara 2a)
1. Permukaan dinding
dalam yang tidak rata 1. Dinding dalam
dan seragam. selari dan
bertemu pada
hujung dinding.
2. Permukaan
dinding yg rata.
3. Hujung yang
seragam dan
selari.
4. =3mm per 1.2m
(verticality)

PEMERIKSAAN ELEMEN BANGUNAN

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TYPES of building defects
e) ‘Unacceptable standard’:

Apron. Piawaian Kualliti

CIDB 2007
(Architectural
works)
Lampiran B
(Perkara 7b)

1. Permukaan apron 1. Apron tidak retak

yang retak. dan tiada air
bertakung.

PEMERIKSAAN ELEMEN BANGUNAN (APRON)

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EFFECTS of building defect
❖ Building defects will effects on the certain issues, i.e.;
a) Building maintenance & operation: Hosp. Sultanah Aminah, JB;
b) High cost for maintenance;
c) Sick Building Syndrome (SBS);
d) Bad reputation to organization.

PUTERI Nur Qaseh Damia Penutup tangki air yang terbang di Masalah
cedera di bawah mata kiri tiup angin – kesan ke atas Penyambungan
selepas dihiris siling yang penghuni bangunan yang meminum Sistem Paip
melayang di wad bersalin HSA. sumber air dari tangki kumbahan yang
12/12/2009 – Berita Harian biasa di hadapi
Malaysia.
▪ penghuni rumah
pangsa kos rendah
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EFFECTS of building defect
❖ Building defects will effects on the certain issues, i.e.;
a) Building maintenance & operation: Hosp. Sultanah Aminah, JB;
b) High cost for maintenance;
c) Sick Building Syndrome (SBS);
d) Bad reputation to organization.

Sinar Harian Malaysia. SSMZA Runtuh

▪
Parlimen Malaysia,
▪
tangki bocor
▪

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REFERENCES

 Hollis, M, 2000, Surveying Building (4th ed), Surveyors Publishers,

London.
 Property Surveying.(2009). Types of survey. Retrieved on
20/3/2011 from
http://www.propertysurveying.co.uk/newsletter/?page_id=2263Scie
nce.
 RICS.(2012).Building surveying Assessment of Professional
Competence. Retrieved on 22/3/2011 from
http://www.rics.org/Global/
pathway_guide_building_surveying_dwl_pt.pdf
 Watt D.S., 1997, Building Pathology, Blackwell

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