Australia's urban landscape is evolving, with an increasing number of buildings having surpassed their original design life. Many building managers and owners may find themselves lacking the necessary technical expertise to navigate the complex nature of asset management. As our cities mature, the need for meticulous building maintenance becomes more critical.
Suitably qualified engineers are pivotal in raising the awareness of potential issues and helping to guide building owners/managers through risk-based inspection, maintenance and repair regimes.
The silent culprits: rust and water damage
Two silent adversaries — rust and water damage — lurk within the core of our ageing buildings. Over time, structural elements can succumb to rust, weakening them to a level where they are unlikely to perform adequately.
The breakdown of waterproofing systems exacerbates the issue, allowing water to infiltrate and wreak havoc on the internal components of a structure. These problems often develop slowly, unnoticed until they reach a critical point, jeopardising both the safety and longevity of the building.
The collapse of reinforced autoclaved aerated concrete (RAAC) roof structures in schools within the United Kingdom led to widespread disruption as schools were forced to remain shut whilst students returned to school in September 2023. This issue related to structural deficiencies when water infiltrated the porous concrete matrix, rusting reinforcing such that the slabs were vulnerable to collapse under their own weight.
For further information on how to address risk associated with RAAC, refer to the Institution of Structural Engineer’s guide.
The role of engineering expertise
Building managers and owners are faced with the challenging task of navigating the technical nuances of structural maintenance. In many cases, there can be a lack of understanding about the specific needs of ageing structures.
This is where engineering expertise becomes indispensable. Professional engineers possess the knowledge and skills to assess the condition of buildings, identify potential issues and recommend appropriate maintenance strategies. This helps those responsible for the building to fulfil their health and safety obligations, keeping the public safe and avoiding hefty penalties/prosecution.
Engineers are versed in applicable standards that guide the safe design and management of the built environment. They can advise on inherent risks of aged assets, that have perhaps been addressed through contemporary upgrades to standards.
Developing a maintenance mindset
The first step toward addressing the challenges posed by ageing infrastructure is fostering a maintenance mindset. Building owners and managers must recognize that structures, like any other aspect of our urban landscape, require ongoing care.
This mindset shift involves viewing maintenance not as an occasional expense but as an investment in the longevity and safety of the building. If we were to think of our building assets as we do vehicles, it is not hard to see how regular maintenance extends the life and efficient running of those assets.
Building maintenance best practices
- Regular inspections: conduct routine inspections to identify early signs of deterioration. This includes assessing the condition of structural elements, detecting rust, monitoring for excessive cracking and deflection of structural elements and checking the integrity of waterproofing systems.
- Timely repairs: address identified issues promptly. Timely repairs can prevent minor problems from escalating into major structural concerns.
- Waterproofing measures: implement and maintain effective waterproofing systems to protect buildings from water damage, especially in areas prone to heavy rainfall.
- Consult engineers: engage with professional engineers to conduct thorough assessments and receive expert advice on maintenance needs. This partnership can guide building managers in making informed decisions for the well-being of their structures. Engineers Australia has a National Engineers Register for which professional engineers that are Chartered in areas applicable to a wide range of assets can be found.
As Australia's urban infrastructure ages, the call for diligent building maintenance becomes more pronounced. The consequences of neglecting this responsibility are not only financial but also pose risks to the safety of occupants and those moving around the assets.
By embracing a proactive maintenance mindset and seeking the guidance of engineering professionals, building owners and managers can ensure the continued resilience of our built environment. In doing so, we invest not only in the present but also in the future liveability and safety of our cities.
This post was written by the WA Building Safety Taskforce.