Building Management Hawaii - April/May 2012 - (Page 8)

If You’re Not Testing, You’re Guessing Diagnose your concrete woes to save time and money. By Paul Kane s your spall repair and painting projects addressing the root cause of your building’s problems? Okay, your building is 10, 20 maybe 30 years or older and it is time again to paint and repair, and you’re asking, “Didn’t we just do this five years ago?” I But what you really need to ask is: • Who did the work last time, and was there a consultant or engineer involved with the project? • Did the consultant or engineer do any type of forensics or testing to determine the root cause of the building’s problems? • Did the recommended spall repair materials and paint and/or coating system correct the root cause of the building’s problems? Concrete does not crack and fall off buildings all on its own. And paint and coatings typically don’t just start peeling off of buildings on their own either. There are reasons for these problems to occur. Let’s take concrete spalling as an example. Spalling is caused by rusting reinforcing steel (aka rebar), which expands at a rate much greater than the tensile strength of concrete. But what is the root cause of the rust? In Hawaii, it’s oftentimes air, moisture or water getting into the concrete and down to the rebar. Combine that with the possibility that the original concrete contains chloride (salt) and your corrosion problem just multiplied. The only way to know the chloride level of a building is to test it. Compare spalling with a toothache. If you have a toothache and go to a good dentist, he’ll want to look in your mouth, probe around with a pick It is definitely possible to get your building off the patch-and-paint cycle. and then probably take some X-rays, right? Well, the same is true for your building. Professional consultants and contractors will want to do a condition survey, and, when necessary, they’ll suggest some additional testing to gain factual quantitative data to analyze before they make recommendations for corrosion control, concrete repair and protection. Testing is very important. There is a right product for every job, and every product has its limitations. It’s impossible to guarantee a successful project if the conditions are unknown. Here is an example. I was asked to consult on a major spall repair project for a well-known Oahu hotel. When I took over the project and reviewed the information, I found the test data ConCrete ConstruCtion The Hawaii Convention Center is a recognizable building that has benefitted from concrete maintenance and repair. 8 April - May 2012 BMH www.buildingmanagementhawaii.com http://www.buildingmanagementhawaii.com

Table of Contents for the Digital Edition of Building Management Hawaii - April/May 2012

Contents Building Management Hawaii, April/May 2012
DEPARTMENTS: Concrete Restoration
If You’re Not Testing, You’re Guessing. Diagnose your concrete woes to save time and money.
Corroding Rebar and Spalling Concrete. Why zinc can be a spalling solution.
Top Five Fixes for Spalling. Preventing the corrosion of your building.
Trees – Our Green Assets. How not to plant the wrong tree in the wrong place.
Watts Up? Watts Down!. What you don’t know about parking lots could cost you big bucks.
Covered Parking & Photovoltaics: A Symbiotic Relationship. Covered Parking & Photovoltaics: A Symbiotic Relationship
Fire Prevention & Response
Top 10 Fire Fighters. Preventing fires is a job for everyone, but condo boards and property managers have a particular responsibility.
Keep a Clean Chute. Maintainance of trash chutes prevents serious high-rise fires
Stop, Drop & Go Wireless. New technology aids in fast response and saving lives.
Insurance: Do Condo Owners ‘Get’ Your Master Policy?
EDITORIAL: Editor’s Note
Ask An Expert: Epoxy vs. Regular Rebar
Association Updates
Movers & Shakers
Industry News
Resource Guide: Concrete Restoration & Asphalt

Building Management Hawaii - April/May 2012