Although timber is a beautiful natural material, it is also hygroscopic, which means it tends to expand and contract with changes in the moisture content.

Excessive moisture in the timber then leads to various problems, such as warping and cupping, as well as being more prone to fungal attack and ‘dry rot’.

Also, termites and borers like to eat wood, such as the timber framework in your house.

It’s also important to be aware that when exposed to the elements, timber needs to be protected from excessive moisture and UV radiation.

TYPICAL PROBLEMS

• Termite damage
• Fungal attack and decay, including ‘dry rot’
• Warping, cupping, swelling and cracking
• Discolouration

EXAMPLES OF OUR SOLUTIONS

• Remove/repair the damaged timberwork and replace with treated timber
• Apply termite protection systems
• Implement moisture prevention solutions, such as applying flashings, sealants, membranes, etc.
• Apply new protective coatings to the timber

When excessive moisture is allowed to accumulate in the subfloor area of a house, various dampness related problems may become prevalent, such as water damage, rising damp, mould, mildew and musky odours, as well as being more prone to termite and cockroach infestation.

It is therefore very important to provide an effective long-term solution and rectification of these types of water ingress and dampness problems, to prevent further damaging effects, including the health risks involved, such as due to inhalation of mould spores.

TYPICAL PROBLEMS

• Excessive moisture and dampness problems, including water damage, rising damp, mould, mildew and musky odours, particularly for the ground floor and subfloor areas
• Poor subfloor ventilation and water drainage

EXAMPLES OF OUR SOLUTIONS

• Inspect and investigate moisture/dampness issues in association with the subfloor conditions, as well as provide recommendations
• Installation of subfloor ag-lines and drainage systems, including associated hand-excavation
• Installation of subfloor ventilation systems (natural or fan-assisted types)

Many older homes in Sydney were built and supported upon clay-type soil, rather than bearing on solid rock. However, over time, the clay will shrink and subside, therefore cause the footings and foundations to be unstable and sink at varying levels, which typically causes settlement and cracking of the building structure, particularly of the brickwork. Further compounding the problem is that older homes usually had relatively fragile brick type footings, rather than of concrete.

To rectify this concerning problem, the foundations of the house need to be supported and pinned positively to solid rock, further below. The process of carrying out this work on an existing building is known as “underpinning”.

The main visible sign that your home may need underpinning is when large cracks appear in the brick walls, which then increasingly open up.

Other factors related to dropping of foundations include poor subfloor ventilation and water drainage, or poor construction materials.

TYPICAL PROBLEMS

• Settlement and sinking of the soil (typically clay) beneath the foundations of the house, causing displacement of the supports, leading to unlevel flooring and cracked walls
• Inadequate structural support at the foundations
• Poor subfloor ventilation and water drainage (also see ‘Subfloor Ventilation and Drainage’)

EXAMPLES OF OUR SOLUTIONS

• Inspect and investigate the structural support and foundations issues, including with our Structural Engineers, if required, as well as provide recommendations
• Propping and bracing the existing ground-level structure
• Raising and relevelling of the structure, via the foundation areas
• Construction of solid underpinning for the foundations, using concrete and includes carrying out step-by-step hand-excavation beneath the existing foundations to solid rock, in order to properly support the building
• Repair or replacement of cracked brickwork (also see ‘Brickwork Repairs’)

The main function of the façade of a building is to provide protection from external elements, including being weatherproof and dustproof, as well as to enhance the aesthetics of the building.

However, deterioration of the façade may occur over time, due to factors such as building movement and settling (causing cracking), inadequate weatherproofing/waterproofing, poor flashings or sealants, corrosion and efflorescence.

Furthermore, one of the most common areas of concern is water ingress into the building, via poor weatherproofing and sealing between the window or door frame interfaces at the wall openings, which tend to lead to water damage and excessive moisture issues.

TYPICAL PROBLEMS

• Water ingress, typically between the window or door frame and the wall opening, due to poor weatherproofing/flashings/sealing
• Deterioration of the window/door frame, including due to exposure to the elements, fungal attack or termite damage
• The effects of structural/surface damage, such as cracking. corrosion, efflorescence or discolouration

EXAMPLES OF OUR SOLUTIONS

• Inspect and investigate into the specific causes of any problem, such as water or dust ingress issues into the building
• Re-render of existing external walls, including removal of existing render, repair/replace cracked/damaged brickwork and apply a new flexible acrylic type render
• Repointing of existing brickwork
• Repair or replacement of damaged/cracked/spalled concrete
• Repair or replacement of windows and doors that are leaking or in poor condition
• Replacement of cracked/corroded lintel bars
• Install drip grooves
• Repair or upgrade of balconies, including removal of existing tiles, apply new waterproofing membranes and install new tiles
• Repair or upgrade of balustrades, including the option of providing complying frameless glass type balustrades, without handrails
• High-pressure water jet cleaning
• Repainting of external surfaces, using the high quality, protective paint systems
• Applying highly effective and durable sealants to joints and interfaces

Where issues such as cracking, sagging or instability are found, it tends to indicate that there are underlying structural problems, that would need to be addressed.

TYPICAL PROBLEMS

• Deterioration of the existing supporting structure, including cracking or corrosion of steel beams and columns, or of the brickwork or reinforced concrete, which may affect the structural integrity of the building
• Excessive deflection/deformation of timber or concrete flooring and supports, due to inadequate strength or sustained overloading
• Inadequate structural support at the foundations (also see ‘Underpinning‘)

EXAMPLES OF OUR SOLUTIONS

• Inspect and investigate the structural issues, including with our Structural Engineers, if required, as well as provide recommendations
• Removal of existing reinforced concrete slabs/walls/beams/columns and replace with new, higher capacity types (also see ‘Concrete Repairs’)
• Removal of existing structural steel or timber beams and columns and replace with new, higher capacity types, or provide additional support to the existing
• Repair or replacement of cracked brickwork (also see ‘Brickwork Repairs’)
• Propping and bracing the existing structure

The operation and appearance of windows and doors, whether of timber construction, or aluminium-framed, tend to deteriorate with age and exposure to external elements.

Furthermore, one of the most common areas of concern is water ingress into the building, via poor weatherproofing and sealing between the window or door frame interfaces at the wall openings, which tend to lead to water damage and excessive moisture issues.

TYPICAL PROBLEMS

• Water ingress, typically between the window or door frame and the wall opening, due to poor weatherproofing/sealing/flashings
• Deterioration of the window/door frame, including due to exposure to the elements, fungal attack or termite damage

EXAMPLES OF OUR SOLUTIONS

• Inspect and investigate into the specific causes of any water ingress
• Repair or replace damaged windows or doors, including the option of upgrading the frame or glazing type
• Install new flashings, beadings and sealants
• Provide recommendations for ongoing maintenance/cleaning of the windows and doors
• Recommend/install further moisture prevention methods, including providing natural ventilation solutions, such as by installing vents and louvres

Water penetrating and entering into a building, which then leads to further dampness problems, is no doubt the most common and often most troublesome issue that affects buildings.

There are various types and causes of water ingress and dampness issues, that need to be properly assessed for each case, in order to determine the root cause of each problem, as well as to ensure that effective long-term solutions are implemented.

For example, there may be weatherproofing issues, where gaps and a leak path is present, allowing water to enter the building structure. Generally, rectification would involve covering the area with suitable flashings or sealants.

However, water may penetrate through the building structure itself, as typical building materials   (e.g. brickwork, concrete, stone and timber) are naturally porous. To prevent this type of problem, ‘waterproofing’ of the material would be required. Waterproofing involves the installation of an impervious barrier, such as a membrane, to the surface of a structure, to prevent water penetrating into and through the structure. Typically, waterproofing is required in bathrooms, laundries, balconies, roof decks, building facades, retaining walls and planter boxes.

Apart from the more apparent water leakage type problems, such as leaking windows, that may be noticed during a storm event, other, ongoing dampness issues may be present, such as ‘rising damp’. Rising damp is quite a common problem, particularly for lower level walls (especially if an effective damp-proof course wasn’t originally installed in the wall) and occurs when ground water rises up into the cracks and pores in the brickwork, through capillary action. The resulting excessive moisture in the wall tends to cause deterioration of the various building elements – e.g. structural weakening of brickwork, metal corrosion, efflorescence, dry rot in timber, flaking paint, etc.

Also, the ongoing dampness may allow the growth of mould and mildew, which may cause health issues such as respiratory problems, allergies, skin conditions and asthma.

TYPICAL PROBLEMS

• Water ingress, typically between the window or door frame and the wall opening, due to poor weatherproofing/sealing/flashings (also see ‘Window and Door Repairs’)
• Ineffective or lack of damp-proof course, at the lower part of the external walls, leading to rising damp problems
• Ineffective or lack of waterproofing membrane, allowing moisture to penetrate through the porous wall or floor materials
• Inadequate weep holes, ventilation or water drainage

EXAMPLES OF OUR SOLUTIONS

• Inspect and investigate into the specific causes of any water ingress or rising damp, as well as of any associated mould or mildew problems
• Recommend and provide effective long-term solutions, with our Waterproofing Specialist Team, to eliminate the sources and conditions that have led to excessive moisture problems
• Determining the most suitable waterproofing system type (e.g. polyurethane, acrylic or torch-on bituminous type membranes), for the particular application, such as for the following:

1. For Bathrooms – typically we would apply two coats of polyurethane type membrane to the floor and walls, followed by a screed base on the floor. Polyurethane sealant would then be applied to all joints. Then two coats of acrylic-based membrane would be applied over the screed, ready for re-tiling
2. For Basements and Retaining Walls – for the whole wall we would apply a negative-side type membrane, particularly if there is no access behind the wall. For localised water penetration issues, in concrete, we would usually apply Drizoro Maxplug
3. For Metal or Tiled Roofs – we would firstly ensure flashings and cappings are installed correctly, as well as apply weather-resistant sealant to various joints, for further weatherproofing protection
4. For Concrete Roofs – we would seal all joints, then apply a torch-on bituminous waterproof membrane, which is also suitable for trafficable areas
5. For Planter Boxes – ideally, we would re-render the surfaces, prior to applying the waterproof membrane, as well as installing Atlantis drainage cells, geo-tech fabric and ag-lines
6. For Exposed Concrete and Stone Tiles – we typically apply a highly effective penetrating sealer
7. Rectify rising damp, by installing new damp-proof course, apply new render and a waterproof membrane to the wall. Additionally, any associated water drainage or ventilation issues would be addressed
8. Repair or replace leaking windows or doors, including installing new flashings, beadings and sealants (also see ‘Window and Door Repairs’)
9. Applying highly effective and durable sealants to joints and interfaces

While concrete itself is made up of a mixture of sand, cement, blue metal and water, bars of steel reinforcement are also usually incorporated within the concrete, in order to significantly increase the overall tensile strength (particularly in bending) of the slab or structure.

However, over time, the concrete surface may develop cracks, which may then allow water to penetrate within the concrete and then contact the steel reinforcement. Once this process begins, typical untreated steel reinforcement will begin to corrode within the concrete, which would eventually lead to a build-up of rust over the steel. This effective expansion of the reinforcement then displaces the surrounding concrete, causing extensive cracking and therefore significant weakening of the structure.

This problem is known as “concrete cancer” and should be diagnosed and treated as quickly as possible, as if left untreated, will continue to deteriorate and ultimately become structurally unsound. This issue is of particular concern for concrete that is close to the ocean or harbour, due to the salts in the atmosphere leading to much more rapid and greater severity of corrosion.

TYPICAL PROBLEMS

• Cracking or crazing of the concrete
• Spalling or scaling of the concrete, including flaking of the surface
• Penetration of water within the concrete
• Concrete cancer, due to corrosion of the steel reinforcement within the concrete
• Discolouration, including rust staining
• Formation and build-up of salts, efflorescence, grime, mould and mildew
• Structural deformation (due to overload, for example, by displacement by tree roots)

EXAMPLES OF OUR SOLUTIONS

• Rectifying/filling cracked or crazed concrete
• Remove deteriorated/damaged concrete, remove corroded steel reinforcement, treat rusted steel reinforcement and/or replace with galvanised type steel reinforcement and lay new concrete
• Apply a waterproofing membrane to the concrete surface (such as to areas where the concrete is to be tiled), to prevent water penetration within the concrete
• Apply a concrete penetrating sealer, for exposed concrete
• High pressure cleaning of the concrete surfaces

The external brick walls of a house are typically of a cavity wall construction, of either ‘double brick’ type (comprising both external and internal brickwork skins, with a cavity in between and connected to each other with metal ties) of ‘brick veneer’ type (with an external brickwork skin, internal plasterboard sheeting on timber framework and a cavity in between). The bricks are basically pasted to each other with mortar.

However, as brickwork is porous and absorbs moisture, the cavity arrangement helps prevent moisture penetrating into the house, by allowing water to drain back outside, via weep holes. For further weatherproofing protection, a damp proof course (i.e. a layer of impervious material) is typically installed in the brickwork, near ground level, to prevent moisture transfer problems, such as rising damp.

Lintel bars, typically made of either steel or concrete, are usually installed directly above the windows and doors, to support the brickwork structure above.

TYPICAL PROBLEMS

• Cracks in the mortar (particularly for the lime type mortar that was typically used up to the 1950’s) and the bricks, indicating potential structural failure of the brickwork
• Corrosion of the metal ties between the brickwork, leading to reduced structural support and stability of the brickwork, as well as leading to cracks
• Corrosion of metal lintel bars, leading to reduced support of the brickwork above, which may cause cracking and sagging of the brickwork
• Excessive moisture build-up within the brickwork cavity wall, leading to problems such as rising damp, water ingress and mould, due to various reasons, such as failure of the damp proof course (including the slate type, that was often used up to the 1950’s) or insufficient drainage or weatherproofing
• Formation and build-up of salts, efflorescence, grime, mould and mildew

EXAMPLES OF OUR SOLUTIONS

• Rake out the existing soft lime mortar and replace with cement
• Remove and re-build damaged unstable brickwork
• Install new stainless steel type wall ties
• Remove and replace the corroded lintel bars and replace with new galvanised bars
• Remove damp proofing and replace with new damp-proof course. Then re-render, plaster and waterproof the walls
• Brick cleaning to remove all salts, efflorescence and grime