Building surveying assessment

Task 1

1. Building construction stages

Walls

The buildings timber-framed walls have been erected compliant with the Australian Standard 1684. High-tech manufacturing devices are utilized to produce prefabricated frames within an off-site industrial unit. These frames are then transported to the construction site in a ready-to-use state with explicit instructions for installation.The timber frames are non-load as well as load bearing, with synthetic erection and construction material to ground slab and sub-floor frames. Frame components include plates, trimmers, studs, blocking, noggings, and lentils.

Figure 1. Wall -timber-frame

External walls utilized a brick veneer, constructed using clay bricks which are produced in strict compliance with AS/NZS 4455:1997, Masonry units and segmental pavers; AS 3700-2001, Masonry structures; and AS/NZS 4456:2003, Masonry units and segmental pavers and flags methods of test. According to traditional brick-veneer construction rules, the brickwork is largely placed on the edifices exterior (Page 1996).

Figure 2. External brick veneer wall

A vapor barrier was constructed out of foam insulation layers on the exterior. MacDonald and Keystone Retaining Wall Systems LLC (2014) recommend the installation of a breathable membrane on the frames exterior for condensation-prone climates, for positioning bulk insulation, together with the provision of a 10mm air gap between the foam layer and frame for draining condensation (Walker 2004). The aforementioned insulation was restrained, physically, within stud walls formed from brick veneer. External stud wall wrap offers restraint.

For objects to penetrate through the wall, the insulation needs to be cut neatly around them. The batt ought to be aligned near a given object, followed by being cut at its edge to roughly the objects center for suiting the required area (Walker 2004). Within the construction being analyzed, cross bracing, water lines, natural gas lines, PVC vents, AC gas lines, bracing adjustment bolts and other non-electrical services have been situated within stud walls, governing batt installation. This includes: batt stoppage at the barrier and its resuming after the barrier, removal of a part of it for limiting contact with the given object, or barrier chasing and cutting into the batt.

For resisting any horizontal racking force, the edifice exerted on the building, the walls are braced permanently. The bracing aims at resisting racking forces that are greater than or equivalent to forces in case of Sydney area. Every internal bracing wall is affixed to (a) the roof frame or ceiling; (b) exterior wall frame; and (c) the lower storeys bracing wall floor.

Roof

The building has a timber roof. Its framing was braced appropriately for effectively resisting distorting forces; further, it was effectively fixed together with the use of a prefabricated framing anchor system and recognized nailing patterns. Timber grades utilized within the framing are in line with AS 1684 Timber Framing Code requirements. The buildings roof profile fulfills every requirement stipulated under AS 1562.1:1992 the code delineating sheet metal roof installation and design specifications. Moreover, the roof fulfills the requisite that it resists concentrated load and external forces, in accordance with tests conducted as stated by AS 4040 (SAI Global, 2011).

Figure 3. Roof framing

Adequate roof bracing has been achieved to restrain the load due to direct wind action, in addition to preventing truss buckling or rotation because of ceiling or roofing material weight. Roof bracing comprises lateral restraints for trussing top chords (or roof battens), web ties, bracing of bottom chords, and diagonal bracing for trussing top chords by utilizing wooden brace.

Figure 4. Corrugated iron sheet roofing

Roofing material is made of corrugated iron sheets. A bent gutter-like sheet has been utilized for covering the roof and fascia board edges. Gutters help collect storm water that gathers on the roof. Gutter installation has been carried out using an appropriate fall for avoiding ponding and facilitating easy flow of water. The storm water gathered via gutters is directed to the earth and ultimately drained using downpipes.

Services and finishing (could include windows/doors, cladding, drainage, electrical installation, etc.)

The finishing of a part of the buildings exterior wall is done using stone cladding, which facilitates the creation of a natural look, besides adding elegance and style to the structure. Such cladding makes use of thin artificially-produced or natural stone layers for lending a magnificent rustic and earthy appearance to the structure. But aluminum cladding makes up the finishing material for the major portion of the exterior wall. This materials minimal maintenance, superior recyclability, and anti-corrosion facilitate the preservation of its original texture and design for several years continuously, with established lifetime performance (BCA 2015). Galvanization helps safeguard aluminum claddings; it is integrated completely into the used metal for providing all-round protection.

Figure 5. Aluminum external cladding

Additionally, the exterior walls clay brick components have a cement and sand finishing which renders them painted. All edifices use plaster for serving two purposes protection and decoration. This external plaster plays the role of primarily safeguarding the buildings covering structures from external environmental effects (such as the sun, the wind and rainfall), as well as offers sound and thermal protection to its interior. Paint was applied using a brush-and-roll technique. The buildings internal wooden walls have also been painted (Domone and Illston 2010).

Figure 6. Interior finishing

The building under study has aluminum windows and glass vane doors, with the former secured by means of back nailing using stud; exterior windows and doors are nailed across metal brackets for brick veneer.

1. Brief notes on observables

Wall

Roof

Finishing

Observables materials

1. Diagonally, vertically, and horizontally situated timber bars

1. Glass windows and doors with aluminum framing

1. Clay bricks

1. Timber frame

1. Downpipes

1. Gutters

1. Nails

1. Roofing made of corrugated iron sheets

1. Wooden fascia board

1. Door vanes and windows

1. Painting

1. Aluminum cladding

Table 1. Observables in the pictures above

1. Hand drawn, fully labeled sketches

0. A section through the external wall, from the base of the footing to above floor level, and about a meter into the interior of the house

Figure 7. Cross-section sketch of the wall showing brick veneer wall with interior timber-frame (Adopted from MacDonald Keystone Retaining Wall Systems LLC 2014)

0. A section through the wall, with a window

Figure 8. Section of wall with window (adopted from Thorndyke et al. 2016)

0. A section through the upper wall, ceiling and roof to about a meter into the buildings roof space

Figure 9. Section of wall, ceiling, and roof (adopted from Satheeskumar et al. 2015)

Task 2

The building in question utilized aluminum cladding. Weatherboard cladding is an alternative option. The above-mentioned materials have numerous features which will be compared for evaluation purposes under this section.

1. Durability

Whereas aluminum cladding has the properties of lasting durability (estimated life: several decades if adequately taken care of) and superior strength, weatherboard cladding tends to warp, contract, and expand with flucuation and humidity and temperature levels across seasons. Damaged window seals and soaked wood frames might need to be replaced. Further, weatherboard cladding enjoys only moderate or low durability based on its maintenance and species and maintenance. Grading is done on a scale of 1 to 4; with 1 indicating top-quality cladding and 4 indicating the material is not suitable for being used externally. The gradings commonly vary on account of milling exposures and the presence of heartwood (which is more durable) and...…withstand the forces of the wind is proportional to its weakest point. The standards provided by the Australian building authorities in BCA Part 3.10.10 describe the tie down requirements for bracing (Standards Australia 2010b)

Bracing Commentary

Since the ground floor had a brick veneer the raking force indicated above is only applicable for the upper storey; a pure timber frame wall. The inner timber frame wall for the ground floor was braced too. The bracing for purposes of holding back the wind force calls for the installation of the bracing to be done in internal walls because internal walls have a spacing of 15 meters apart. The panels were placed at the back of the boards that are built in or on smaller room walls of units such as toilets. The alternative was decorative. The internal bracing walls must be connected structurally to the ceiling/ framing of the roof. The structure had four systems of bracing that provided 6kN/m raking strength. The system capacity for bracing is anchored on fixing to the frames. It also provides a bracing solution for the short wall where there is limited wall space.