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BUILDING SURVEYING IN CONSTRUCTION�

Dr Adewale Abimbola, FHEA, GMICE.

www.edulibrary.co.uk

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Aim & Objectives

  1. Describe modern methods of floor, internal wall, door and window construction used for residential housing.
  2. Discuss the impact of the modern construction methods on current and future repair and remedial work.

At the end of the lesson, the students should be able to:�

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Modern Methods of Construction

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GROUND FLOOR

Solid Concrete:

  • Utilises ready-mixed concrete poured onto a prepared base
  • Incorporates insulation layers and damp-proof membranes
  • Can be finished with power floats for a smooth surface
  • May include underfloor heating systems embedded in the slab
  • Suitable for sites with stable ground conditions
  • Offers excellent thermal mass properties
  • Provides a robust and durable floor solution
  • Can accommodate complex shapes and layouts

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Figure 1. Concrete over underfloor heating (Clarke Outdoors, 2024)

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GROUND FLOOR

Beam and Block:

  • Uses precast concrete beams with infill blocks between
  • Allows for rapid installation and immediate working platform
  • Accommodates services within the floor void
  • Offers flexibility for uneven ground or areas prone to ground movement
  • Can incorporate insulation above or below the floor structure
  • Provides good sound insulation properties
  • Reduces on-site waste compared to in-situ concrete
  • Allows for easy access to underfloor services for maintenance

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Figure 2. Beam and block ground floors (Modern Masonry, 2018)

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GROUND FLOOR

Suspended Timber:

  • Utilises treated timber joists supported on sleeper walls or joist hangers
  • Incorporates insulation between joists
  • Requires adequate ventilation in the subfloor void
  • Often finished with tongue-and-groove floorboards or sheet materials
  • Suitable for sites with well-drained subsoils
  • Offers a warm and comfortable floor surface
  • Provides flexibility for running services and future alterations
  • Can be easily repaired or modified if required

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Figure 3. Suspended timber floors (Thermohouse, 2019).

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GROUND FLOOR

Prestressed Concrete:

  • Employs factory-manufactured concrete planks or panels
  • Provides long spans with minimal depth
  • Offers high load-bearing capacity
  • Allows for quick on-site assembly
  • Can be designed to accommodate specific acoustic or thermal requirements
  • Reduces on-site labour and construction time
  • Provides excellent fire resistance properties
  • Offers precise dimensional accuracy due to factory production

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Figure 4. Prestressed concrete (Designing Buildings Ltd., 2024)

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INTERMEDIATE FLOOR

Timber:

  • Utilises engineered joists or solid timber joists for structural integrity.
  • Incorporates sound insulation between joists to enhance acoustic performance.
  • Finished with tongue-and-groove boarding or flooring-grade chipboard for a smooth surface.
  • Allows for easy integration of services within the floor void, facilitating maintenance.
  • Designed to minimise floor deflection and vibration for occupant comfort.
  • Suitable for both traditional and modern timber frame construction.

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Figure 5. Rocksilk® acoustic floor slab (Knauf Insulation, 2024)

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INTERMEDIATE FLOOR

Platform Floors in Timber Frame Construction:

  • Forms a working platform for the erection of subsequent storeys, aiding in project efficiency.
  • Typically uses engineered I-joists or metal web joists for strength and stability.
  • Allows for prefabrication of floor cassettes off-site, reducing on-site construction time.
  • Incorporates sound insulation and fire-resistant layers to meet building regulations.
  • Facilitates rapid on-site assembly, contributing to weather-tight construction.
  • Can accommodate services within the floor zone, enhancing design flexibility.

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INTERMEDIATE FLOOR

Beam and Block:

  • Utilises precast concrete beams with infill blocks, providing a robust structure.
  • Offers good thermal mass properties, contributing to energy efficiency.
  • Provides excellent sound insulation between floors, enhancing occupant comfort.
  • Suitable for both masonry and timber frame construction, offering versatility.
  • Requires minimal wet trades on-site, reducing overall project time.
  • Can span up to 7 metres without intermediate support, allowing for open layouts.

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INTERMEDIATE FLOOR

Prestressed Concrete:

  • Employs factory-manufactured concrete planks or beams for consistency and quality.
  • Allows for longer spans with minimal depth, optimising space usage.
  • Offers excellent fire resistance properties, enhancing safety.
  • Provides good sound insulation between floors, improving living conditions.
  • Requires minimal on-site labour for installation, speeding up construction time.
  • Accommodates specific loading requirements, making it versatile for various projects.

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Figure 4. Prestressed concrete (Designing Buildings Ltd., 2024)

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Self-assessment Task

  1. Describe any two modern methods of ground floor and intermediate floor construction used for residential housing.
  2. Discuss their impact on current and future repair and remedial work.

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Additional Reading

  • Impact on current and future repair and remedial work of the specified modern methods of ground floor construction:

Suspended Timber:

• Allows access to underfloor services for maintenance and repairs

• Susceptible to moisture-related issues, requiring vigilant maintenance

• Individual damaged joists can be replaced or reinforced

• Permits installation of additional insulation without major disruption

• May require periodic treatment against wood-boring insects

• Facilitates future alterations or additions to underfloor services

Solid Concrete:

• Highly durable, reducing the need for frequent repairs

• Difficult to access or modify embedded services

• Cracks may develop over time, requiring specialised repair techniques

• Future alterations or service additions may be challenging and costly

• Resistant to moisture-related issues, minimising long-term maintenance

• May require specialist equipment for any necessary repairs or modifications

Prestressed Concrete:

• Offers excellent long-term durability with minimal maintenance

• Repairs typically require specialised techniques and expertise

• Modifications or alterations are extremely challenging due to prestressing

• Cracks or damage may necessitate professional assessment and repair methods

• Limited access to services embedded within the floor structure

• Future service additions may require surface-mounted solutions

Beam and Block:

• Generally low maintenance due to durability of materials

• Individual blocks can be replaced if damaged, though this may be labour-intensive

• Allows for some flexibility in accessing services between beams

• Resistant to moisture-related issues, reducing long-term maintenance needs

• Future alterations may be difficult due to the solid nature of the floor

• May require professional assessment and specialised techniques for structural repairs

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Additional Reading

  • Impact on current and future repair and remedial work of the specified modern methods of intermediate floor construction:

Timber:

• Allows for relatively easy access to services within floor void for repairs

• Individual damaged joists can be replaced or reinforced without major disruption

• Squeaking floors can be addressed by re-fixing floorboards or adding additional fixings

• Susceptible to moisture damage, which may require localised repairs or treatments

• Can be adapted for future alterations or additions with relative ease

• May require periodic treatment against wood-boring insects

Prestressed Concrete:

• Difficult to modify or alter once installed due to prestressing

• Repairs typically involve specialised techniques and expertise

• Limited access to services embedded within the floor structure

• Highly durable, reducing the need for frequent repairs

• Cracks or damage may require professional assessment and repair methods

• Future alterations may be challenging and costly

Platform Floors in Timber Frame Construction:

• Allows for modular repairs or replacements of floor cassettes

• Services can often be accessed through removable panels or floorboards

• Susceptible to moisture-related issues, requiring vigilant maintenance

• Can be adapted for future alterations, though care must be taken not to compromise structural integrity

• May require periodic checks and tightening of connections due to timber shrinkage

• Repairs must consider the impact on the overall timber frame structure

Beam and Block:

• Durable construction reduces frequency of repairs

• Limited access to services within the floor structure

• Repairs to individual blocks or beams can be challenging without major disruption

• Resistant to moisture-related issues, reducing long-term maintenance needs

• Future alterations may be difficult due to the solid nature of the floor

• Cracks or damage may require professional assessment and specialised repair techniques

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Internal Wall

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Internal Wall

Blockwork Partition:

  • Utilises aircrete or concrete blocks for construction
  • Provides robust and durable internal walls
  • Offers excellent sound insulation properties
  • Suitable for both load-bearing and non-load-bearing applications
  • Can be finished with plaster, spray plaster, or dry-lining methods
  • Allows for secure fixings for heavy items like cabinets or televisions
  • Requires proper support from floor structures (timber joists, steel beams, or concrete floors)
  • Typically finished with 13mm of traditional plaster or 3-4mm of proprietary plaster

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Figure 6. Internal walls (H+H UK Limited, 2022)

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Timber Stud Partition:

  • Constructed using 63mm x 38mm timber studs, rails, and head binders
  • Spacing of studs compatible with standard plasterboard sizes
  • Offers flexibility for running services within the wall cavity
  • Relatively lightweight compared to masonry partitions
  • Can incorporate insulation for improved thermal and acoustic performance
  • Typically finished with plasterboard on both sides
  • Requires additional support when built on timber floors (extra noggings or joists)
  • Allows for easy modification or removal compared to masonry walls

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Internal Wall

Figure 7. Components of a Wall Frame (Hyne & Son Pty Ltd, no date)

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Internal Wall

Metal Studs Partition:

  • Uses galvanised steel studs with minimum section of 43mm x 32mm x 0.45mm
  • Incorporates metal head and base rails for stability
  • Provides excellent fire resistance and sound insulation when properly specified
  • Allows for rapid installation and minimal waste on-site
  • Suitable for high-rise buildings due to reduced dead load
  • Can accommodate various insulation types for enhanced performance
  • Offers flexibility for service integration and future modifications
  • Typically finished with plasterboard on both sides

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Internal Wall

Demountable Partition:

  • Designed for easy disassembly and reconfiguration
  • Often uses a modular system for flexibility in office layouts
  • Can incorporate glazed panels for light transmission and visual connectivity
  • Offers excellent acoustic properties when properly specified
  • Typically constructed using a combination of metal framing and panel infills
  • Can be full-height or partial-height depending on requirements
  • Often includes provision for future relocation or reuse, supporting sustainability goals

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Self-assessment Task

  1. Describe any two modern methods of internal wall construction used for residential housing.
  2. Discuss their impact on current and future repair and remedial work.

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Additional Reading

  • Impact on current and future repair and remedial work of the specified modern methods of internal wall construction:

Blockwork Partition:

• Durable construction reduces frequency of repairs

• Repairs may require specialist skills and tools for masonry work

• Modifications or service additions can be challenging and disruptive

• Offers good sound insulation, reducing the need for acoustic upgrades

• Provides a solid base for fixing heavy items without additional reinforcement

• Future alterations may be labour-intensive and produce significant debris

Timber Stud Partition:

• Allows relatively easy access to services within the wall cavity

• Individual studs can be replaced or reinforced if damaged

• Susceptible to moisture-related issues, requiring vigilant maintenance

• Facilitates future alterations or additions to services with minimal disruption

• May require periodic checks for wood-boring insect infestation

• Acoustic performance can be improved by adding insulation retrospectively

Metal Studs Partition:

• Resistant to moisture and insect damage, reducing long-term maintenance needs

• Allows for easy access to services within the wall cavity

• Can be disassembled and reassembled for major repairs or alterations

• Provides flexibility for future modifications to wall layout

• May require specialist skills for structural repairs or modifications

• Acoustic performance can be enhanced by adding insulation or additional layers

Demountable Partition:

• Designed for easy disassembly and reconfiguration, facilitating repairs and changes

• Allows for simple replacement of damaged panels without affecting the entire wall

• Facilitates easy access to services for maintenance or upgrades

• Enables future space reconfigurations with minimal waste and disruption

• May require stock of matching components for future repairs or alterations

• Acoustic performance can be upgraded by replacing panels with higher-spec alternatives

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Door and Window

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uPVC

  • Made from unplasticised polyvinyl chloride for durability
  • Offers excellent thermal insulation properties
  • Requires minimal maintenance compared to timber
  • Available in a wide range of colours and finishes
  • Resistant to weathering and UV radiation
  • Typically more cost-effective than timber or aluminium alternatives
  • Can be recycled at the end of its lifespan
  • Often incorporates multi-point locking systems for enhanced security

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Door and Window

Timber

  • Utilises sustainably sourced hardwoods or softwoods
  • Often treated with preservatives for enhanced durability
  • Can be engineered for improved stability and performance
  • Offers excellent thermal insulation properties
  • Provides a traditional aesthetic suitable for period properties
  • Can be painted or stained to suit various design preferences
  • Requires regular maintenance to preserve appearance and function
  • Available in various styles, including contemporary designs

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Composite Materials:

  • Combines different materials for optimised performance
  • Often uses a timber core with aluminium or uPVC exterior cladding
  • Offers the aesthetic of timber with reduced maintenance requirements
  • Provides excellent thermal insulation properties
  • Can incorporate recycled materials for improved sustainability
  • Available in a wide range of colours and finishes
  • Often used in high-end residential and commercial projects

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Door and Window

Thermal Coatings:

  • Applied to glass surfaces to reduce heat transfer
  • Low-emissivity (low-E) coatings reflect infrared radiation
  • Can be spectrally selective to allow visible light while blocking heat
  • Helps reduce solar gain in summer and heat loss in winter
  • Available in various performance levels for different climates
  • Can be combined with tinted glass for enhanced solar control
  • Often used in conjunction with double or triple glazing
  • Contributes to improved overall window energy efficiency

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Inert Gas:

  • Used to fill the cavity between glazing panes
  • Typically argon, krypton, or xenon gases
  • Provides better insulation than air-filled units
  • Reduces heat transfer through convection and conduction
  • Improves overall window U-value and energy efficiency
  • Can be combined with low-E coatings for enhanced performance
  • Helps reduce condensation on internal glass surfaces
  • Often used in high-performance double and triple glazing units

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Door and Window

Double and Triple Glazing:

  • Utilises two or three panes of glass with sealed air or gas-filled cavities
  • Significantly improves thermal insulation compared to single glazing
  • Reduces noise transmission from external sources
  • Can incorporate low-emissivity coatings for enhanced performance
  • Available with various glass types, including toughened or laminated for safety
  • Triple glazing offers superior thermal performance but at a higher cost
  • Can be combined with other technologies like self-cleaning glass
  • Helps reduce condensation on internal surfaces

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Thermally Broken Metal:

  • A thermal break (or thermal barrier) is a material of low thermal conductivity placed in an assembly to reduce or prevent the flow of thermal energy between conductive materials
  • Uses a polyamide barrier between internal and external aluminium profiles
  • Significantly reduces heat transfer through the frame
  • Allows for slimmer sightlines compared to uPVC
  • Offers excellent structural strength and durability
  • Available in a wide range of powder-coated finishes
  • Suitable for large glazed areas and commercial applications
  • Can achieve high levels of weather resistance
  • Often used in conjunction with high-performance glazing units

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Door and Window

Thermal brake frame (IQ Glass, 2019)

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Self-assessment Task

  1. Describe any two modern methods of door and window construction used for residential housing.
  2. Discuss their impact on current and future repair and remedial work.

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Additional Reading

  • Impact on current and future repair and remedial work of the specified modern methods of door and window construction:

Timber:

• Allows for localised repairs and replacement of damaged sections

• Requires regular maintenance to prevent moisture-related issues

• Can be sanded, filled, and repainted to address minor damages

• Susceptible to wood-boring insects, necessitating periodic treatments

• Facilitates relatively easy replacement of individual components

• Traditional craftsmanship may be required for authentic repairs in heritage buildings

uPVC:

• Generally low maintenance, reducing the need for frequent repairs

• Difficult to repair if structurally damaged, often requiring full replacement

• Colour fading can be addressed through specialised repainting techniques

• Resistant to rot and insect damage, minimising long-term maintenance needs

• Warping or distortion may necessitate complete unit replacement

• Limited options for modifying or upgrading existing units

Double and Triple Glazing:

• Sealed units typically require full replacement if the seal fails

• Allows for upgrading from double to triple glazing in some cases

• Broken panes can often be replaced without changing the entire unit

• Future energy efficiency improvements may require full unit replacement

• Condensation between panes indicates seal failure and need for replacement

• Repairs to surrounding frame and seals can extend the life of glazing units

Thermally Broken Metal:

• Durable construction reduces frequency of repairs

• Thermal break damage may require specialist repair techniques

• Allows for relatively easy replacement of glazing units

• Powder-coated finishes can be repaired or renewed to address wear

• Future upgrades to thermal performance may require full frame replacement

• Resistant to warping and distortion, minimising long-term maintenance needs

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Additional Reading

  • Impact on current and future repair and remedial work of the specified modern methods of door and window construction:

Thermal Coatings:

• Cannot be repaired if damaged, requiring replacement of the glazing unit

• May degrade over time, potentially necessitating full glass replacement

• Future advancements in coating technology may prompt upgrades

• Cleaning and maintenance must follow specific guidelines to avoid damage

• Retrofitting existing glazing with new coatings is generally not feasible

• Performance can be affected by improper cleaning, requiring careful maintenance

Composite Materials:

• Allows for repair of surface damages without full unit replacement

• Resistant to rot and insect damage, reducing long-term maintenance needs

• May require specialist knowledge for repairs due to complex material composition

• Colour fading can often be addressed through repainting or refinishing

• Future upgrades to thermal performance may be challenging without full replacement

• Damaged core materials may necessitate complete unit replacement

Inert Gas:

• Cannot be repaired or refilled on-site if gas leaks from the sealed unit

• Gradual loss of gas over time may require eventual unit replacement

• Future advancements in gas technology may prompt upgrades for improved performance

• Failure typically requires replacement of the entire glazing unit

• No visible indicators of gas loss, making performance degradation difficult to detect

• Regular performance testing may be necessary to ensure optimal efficiency

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References/Bibliography

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