Repair, and Rehabilitation of structures 1

Module-I The Challenge of Renovation / Rehabilitation

1. Terminologies:
In order to differentiate between some of the similar words, which gives a whole different meaning, the
following definitions were given to understand in broader perspective.
 Repair: It is a process of reconstruction and renewal of the existing buildings, either wholly or
in part. Here, a building is facing a serious threat from any sort of damage either could be
seepage of water or increased load or termite attack or materials loss due to weakness in local
materials, or any other reasons. Then such structural part needs to be addressed with required
repair work.
 Rehabilitation: It is an upgrade required to meet the present needs; it implies sensitivity to
building features and a sympathetic matching of original construction. This can be understood
in a way that a structure or a part of the structure is in its verge of failure or increased stress due
to the present working condition of that building. In that condition, one has to identify the
causes of distress and conduct rehabilitation work without giving much changes to the previous
appearance of the structure.
 Retrofit: It is an upgradation of certain building systems, such as mechanical, electrical, or
structural, to improve performance, function or appearance. Here the, structural elements would
be working satisfactorily to the present situation of occupancy, but the site location of a
structure will be revised to the much severe zone condition than previous. In this condition the
structural elements may need strengthening work to increase its performance.
 Restoration: It is more restrictive term than rehabilitation; It suggests replicating the structure
as originally built. This term is most commonly applied to buildings of historical value. Here,
more than the meaning of the distress on an element, it gives an idea about fixing a structural
element of a building which requires regular maintenance otherwise it loses its charm/may
damage to environmental effects, here appearance of the building will not be changed to
protect its heritage values.
 Renovation: It is process of substantial repair or alteration that extends buildings useful life.
Here, one can understand that a building or a part of building is in good working condition and
the ability to transfer the load is also serving better, but to feel more satisfied one can enhance
the existing structural features to give more life. Sometimes the word renovation is used to refer
to inappropriate alterations to historic properties, as opposed to rehabilitation, which implies a
deferential approach to historic fabric. Renovation, as used here, is intended to encompass any
measures needed to make a building stronger and more appealing.
 Remodelling: It is essentially the same as renovation; the term is commonly applied to
residential construction.

2. When to Renovate any Structure:

Basically, the need of renovation of the structure will have converging of several factors. The relative
importance of each factors varies from project to project. Some of the most common ones are
discussed here. Whatever the reason for renovation, structural work is often needed to accomplish the
objective of the project.
2.1 Change in Use:
Functionally inadequate and underutilized buildings need to be converted into usable spaces. In
general, old buildings used as production units or storage units will be converted into modern
shopping markets, offices, apartments and residential units. Even when a building’s use stays
essentially the same, its interior may benefit from circulation improvements, new stairways and

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 Repair, and Rehabilitation of structures 2

escalators, and the development of new lobby and atrium spaces. Such work requires rearrangement
of structural members.
2.2 Upgrading Mechanical and Electrical systems:
Improvements to heating, ventilation and air conditioning (HVAC) systems are among the most
common reasons for building renovation. The climate control requirements in today’s code is different
from that of two or three decades old code.
The HVAC retrofit involves installation of cooling towers, chillers, fans, air shafts and duct work,
all of which typically require at least some structural work. Upgrading of mechanical systems causes
substantial changes to the building envelope and appearance. Sometimes upgrading of mechanical
and electrical systems are not allowed in historic buildings.
2.3 Deterioration of building envelopes:
The common problem in most of the buildings is leaking walls and roofs. Hence, such common
problems were identified collectively and addressed for the renovation of the buildings. Other building
envelope problems include buckled or deteriorated wall structure, failing sealants and cracking.
Prolonged exposure to the elements and deferred maintenance all contribute to the gradual
disintegration of building facades and roofing.
Masonry facades are susceptible to mortar deterioration, cracking caused by settlement or lack
of movement joints, efflorescence and other troubles.
The intricate stone and masonry details of many century old buildings often suffer from the
effects of pollution. If their soft mortar is not repointed in regular manner, erosion of that causes
intrusion of water which may freeze within the wall, expand in the process and further may cause
crumbling and deterioration.
Many of the building roofs deteriorated due to the lack of proper maintenance and
channelizing of water to escape from the roof. An unnoticed collection of water at terrace/slabs may
lead to saturated condition of the element leading to corrode the steel and this may lead to cut and
replace the corroded part of the slab or replacement of entire slab.
2.4 Structural damage or Failure:
Damage to the structural elements can be contributed to various causes. Out-of-which
corrosion and weather-related deterioration are the most common. A typical example is corrosion of
reinforcing bars in concrete, which leads to the concrete’s cracking and spalling. Steel structures can
suffer from the effects of oxidation (rusting), while lump wood is sensitive to moisture and can be
attacked by fungi and insects. Structures may damage even to the overloading.
Other sources of structural distress include hurricanes and earthquakes, which leave buildings
cracked, crumbled and distorted. The most unfortunate causes of structural damage or failure is
sabotage which means deliberately destroy.
2.5 Upgrading the buildings for lateral loads:
To prevent the damage from hurricanes and earthquakes, many local building codes require
renovation to be accompanied by improved resistance to the lateral loads. Lateral load upgrading
involves more than installation of the shear walls and braced frames. Seismic upgrading involves
bracing and anchoring non-structural elements, such as partitions lights, HVAC equipment, exterior
parapets and ornamentation and even file cabinets and bookshelves.
2.6 Reducing Serviceability problems:
A building suffering from serviceability problems may require renovation even though its
strength is adequate. Inoperable window, binding doors and buckled floors and partitions can be the
result of earthquake damages. A building is termed as unsafe even if a beam bends and window breaks.
A building having horizontal drift for strong wind is excessive also a failure. Annoying floor vibration,
where the walking and movement of furniture or usage for physical activity causes vibration in the
floor causing a distress in the occupants. The causes of these vibration could be, some sophisticated
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structural design methods, the use of string materials and composite design construction all contribute
to the lighter elements which will have very low natural frequency which will coincide with the harmonic
frequency induced by the building’s occupants.
2.7 Government mandates:
Sometimes the building renovation is guided by the government regulations. Such as
installation of handicapped accessible ramps, removal of asbestos and other modifications. Multi story
public buildings requires installation of elevators in the system. Installation of fire protection systems,
such as sprinklers, fire alarms and smoke containment devices.
3. Beginning of renovation project:
Each renovation project is unique in one respect or another, but there are many common issues that
have to be tackled at the beginning of most renovations.
3.1 Assessing economic feasibility and political factors:
 An economic viability with actual cost estimate must be made to renovate a structure. In residential
projects increase in the cost of renovation varies depending upon the spending limits of the
property owner.
 For building restoration projects, adequate funds must be available. If the project relies on rental
income or involves a condo conversion, pro-forma financial statements are prepared prior to any
brick-and-mortar work.
 The budgets for renovations of historic structures should include the cost of complying with
requirements for historic preservation. Even if the building is just a familiar landmark in the
neighbourhood, any change to its appearance is likely to be fought by local conservation groups,
who might prefer restoration instead.
 Whether or not the building exterior stays the same, some public opposition to any change in
occupancy, based on changes in traffic patterns, sewage usage, and similar factors, may be
encountered. The project budgets and schedules must reflect these realities. The owners and
designers of renovation projects are well advised to keep community representatives informed of
the renovation plans and to form working relationship with them.
3.2 Condition assessment:
Before investing more on detailed design, a survey of building condition is typically conducted
by a multidisciplinary team that includes architects and structural, mechanical, and electrical engineers.
During the survey, the participants verify whether the building is generally constructed in conformance
with the original construction documents, if these are available, or sketch out some of the observed
building elements and note their condition.
An architectural survey might include verifying or generating a building layout and checking
the overall condition of the roof, windows, doors, elevators, and finishes. The inspecting architect
typically evaluates the existing building hardware for functionality and for compliance with
development authority and other regulations, checks the egress routes for compliance with the present
codes, and examines the condition and weather tightness of doors and windows.
Mechanical and electrical surveys include general verification or investigation of installed
systems. Whether the existing mechanical system can be reused depends on many factors. Even a
relatively inefficient system is often retained if it works well and if its removal would entail asbestos -
abatement work. The condition of an existing mechanical system is of some interest to structural
engineers, because a new system generally requires new equipment supports and a fair number of
floor openings.
The structural survey, is intended to evaluate the general condition of the building structure
and identify any areas of deficiency. This work requires a certain level of curiosity, knowledge of old
structural systems, and alertness. A structural survey is generally conducted starting from the roof and
proceeding down to the foundations; it includes all visible roof, floor, and wall framing.
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3.3 The multidisciplinary design effect:

A program of establishing code compliance includes determination of code requirements for
structural work. Some discussions and negotiations with building officials might be involved, sometimes
quite prolonged and requiring variances from the local building and zoning regulations. A preliminary
design, at least, has to be completed to assist in these efforts and to illustrate the proposed renovation
solutions. To save time, some owners may elect to proceed with the final design, hoping that the building
permit will be eventually granted.
In a successful building renovation project, the contributions of various team members are
coordinated by bringing the team together for periodic project meetings. Some examples of common
coordination problems include the HVAC designer’s neglecting to inform the structural engineer of the
need for floor openings for mechanical ducts; the structural engineer’s failure to inform the architect of
the need for new wall cross bracing; and the architect’s failure to alert the structural engineer of the
proposed openings in shear walls. The earlier these and many other potential coordination conflicts are
resolved, the better the chances of completing the project within budget and on schedule.
4.0 Typical structural challenges;
Certain structural design issues are repeated in one renovation project after another, and it is
worthwhile to review some of them. In this section, we take a broad overview of some common structural
challenges; additional information on many of them is provided in other chapters.
4.1 Dealing with archaic and proprietary structural systems:
Many old buildings, utilize proprietary structural systems that are no longer in use. Design data for
many of these systems is difficult to find. Even if available, the information may be of little use, because
some of the systems were empirically designed and therefore do not readily lend themselves to analysis.
When a proprietary system involving structural steel, open web steel joists, or engineered wood is
discovered in the field, the sizes and spacing of the framing members can be measured and
documented. Based on the field measurements of the framing, it might be possible to determine its
design designation and load carrying capacity. The capacities of open web steel joists can be found if
their sizes and series are established and relevant design load tables are available. Structural steel beams
of unknown sizes can be readily measured and an approximate designation determined from the steel
tables. Properties of engineered wood systems can be estimated based on the information contained in
the manufacturers’ literature.
For concrete framing, the situation is more complicated. In some case it might be possible to
determine the bar sizes, slab thicknesses, and concrete strengths using some of the Non-Destructive
testing methods, and then to analyse the framing. Otherwise, making a full-scale load test —an
expensive and somewhat dangerous procedure—may be the only practical solution to determine the
loadbearing capacity of the structure.

4.2 Reinforcing floor and roof framing:

If analysis or load tests indicate that the structure is inadequate for the proposed loading, the framing
needs to be strengthened. Structural steel members can be reinforced by adding new members between
the existing members, by field welding new sections, by introducing composite action with a concrete
floor. Reinforced concrete members can be strengthened and methods of upgrading concrete framing
include, adding members or reinforcing beam and column sections, reducing the span, and external
posttensioning. Wood structures can be strengthened by adding new members or by reinforcing.

4.3 Finding analytical ways to increase design loading on structures

Strengthening is the most direct way of upgrading the load carrying capacity of the structure.
However, efforts should be made to determine whether the existing framing has some additional

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structural capacity and can support an increased load without reinforcing. In a structure, existing floors
indeed have some extra capacity—it is the roofs that tend to present problems.
The investigation may be difficult and time-consuming, requiring a lot of design and testing efforts,
but it is still usually less expensive than actually strengthening the members. Unfortunately, sometimes
owners resist paying for extensive analysis, and the design fees could be insufficient to permit detailed
investigation.
The problem is particularly serious when renovations of small but complex structures are
considered by public-sector owners. The proposed work could have a rather small construction cost but
require extensive design and investigative efforts. Ironically, if engineers are diligent and actually
succeed in unlocking the hidden capacity of the structure—justifying the status quo without a need for
any physical strengthening—there would be no construction work relating to structure at all, and the
ratio of the structural design fee to the construction cost would be negligible.

4.4 Upgrading lateral lateral-load-resisting systems:

Buildings serving from centuries, may lack logically designed structural systems to resist lateral
loads. Even if such systems are present, the levels of loading for which they were designed are likely to
be considered inadequate for the current scenario’s. Hence, upgrading any structure to resist this type
of load will be most difficult and expensive part of structural renovations.
1. A typical lateral load–upgrading project could include
 Installation of new shear walls or braced frames,
 Strengthening of floor and roof diaphragms, and
 Provision of new connections between the building floors and walls.
2. Complex buildings could require more sophisticated solutions, such as base isolation and
installation of tuned mass dampers.
3. A program of seismic retrofit could also include seismic bracing of non-structural elements—
partitions, parapets, lights, bookshelves.

4.5 Making floor, roof, and wall openings and filling existing openings:
Most building renovation projects include upgrading of HVAC systems. More often than not, this
work entails making new floor, roof, and wall openings for ducts, conduits, and pipes. Making floor
openings between the beams in one-way concrete slabs or in metal deck is relatively straightforward;
the situation becomes more complicated in two-way concrete slabs.
In many circumstances, running a large heating duct through a major floor beam cannot be
avoided. The existing building might offer insufficient headroom to install new mechanical pipes or ducts
under the beams, and making web openings in existing beams might be the only alternative. The
solution becomes easy or tortured depending on the relative sizes of the beams and the openings.
Making openings of moderate size in loadbearing walls is relatively easy if the walls are in good
structural condition. In general, a lintel will be installed over the new opening; However, making a very
large opening sometimes requires rebuilding the entire wall.

4.6 Adding framing for rooftop HVAC equipment

Whenever new HVAC equipment is installed on the roof of an existing building, structural engineering
works are typically required. These efforts include providing equipment supports, and checking the
capacity of existing framing to support the load. Depending on the type and weight of the unit and on
the recommendations of its manufacturer, the unit can be supported either on a curb or on a frame on
legs.

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In some cases, either the existing roof structure is not strong enough to support the weight of the
new equipment or the old framing is too deteriorated to carry the load. In these cases, one common
solution is to bypass the roof deck and beams altogether, erecting a structural steel framework on top
of the existing columns and supported only by them.

4.7 Removing loadbearing walls:

Removal of load bearing wall is a part of almost every renovation project that requires
rearrangement of interior partitions. When only a small part of the wall needs to be removed (for a
wide door opening, for example), the solution is relatively straightforward. It involves the obvious
installation of a lintel bearing on the remaining parts of the wall or on new posts.
Total removal of walls brings other challenges. It normally requires installation of new support
framing, such as steel beams and columns, in place of the walls. Provision of new steel/RCC columns
requires provision of foundation or proper support at the bottom. Further, installation of steel beam
demands proper support system to avoid any collapse of roof or unwanted large deflection.

4.8 Installing elevators:

Government mandates relating to accessibility often require installation of elevators in renovated
buildings. This invites all sorts of structural complications, from making holes in the floors to adding
new elevator pits and protecting them from water intrusion. The pits can be installed without incident if
the elevators are deliberately kept away from the existing foundations. Otherwise, some of the existing
foundations would have to be partly removed and lowered, a complicated and potentially dangerous
operation.
In any case, soil excavation in the middle of an existing building requires experience to protect the
adjoining construction from caving in. A knowledgeable contractor should be responsible for the design
and construction of the soil excavation support system, for protection of the existing construction, and
for determination of the exact limits of excavation. If circumstances make excavation of the pit too
difficult, it is possible to specify a so-called holeless elevator that requires only a minimum depression
rather than a deep pit.

4.9 Dealing with foundation problems:

Addition of new floors and mezzanines automatically requires checking the existing building
foundations. Similarly, attempts to increase the design live load on the structure should include
verification of the foundation’s load carrying capacity. Foundations designed “to the limit”—or, worse,
under designed even for the existing loading—are common obstacles to the most optimistic plans.
Foundations could require attention even if no change of occupancy is contemplated, if there are
signs of foundation distress, such as diagonal wall cracking in the characteristic “stair” fashion, building
settlement or heaving, and water leakage. The remedial actions required to undo the effects of
settlement might include jacking up the building, which can further damage the finishes and expand
the scope of repairs. Foundation problems also include tilting, cracking, settling, and otherwise failing
retaining walls.

5.0 Role of Building Codes in Renovation

The governing building code many in sight on the subject of building renovations. The building
standards will have guidelines about the strength and serviceability of the existing structure and by
considering its limits we can able to judge whether the existing building be kept in service, even though
it was designed to a set of standards different from those used today. Also, if any sort of alterations be
made to existing building or need of floor openings for HVAC ducts and stairs. Further, a set of similar

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analysis leads us to conclude whether undertaking a successful renovation program required or

demolishing the building is better.
A set of minimum standards is required to prevent gross errors of judgment from harming the
public. But these standards constantly change, for every two or three decades and buildings
serviceability might no longer be accepted. The building code requirements for snow-drift, wind, and
earthquake loading have all been drastically revised from time to time and are continuing to evolve.

DEPARTMENT OF CIVIL ENGINEERING NIE, MYSURU SACHIN VIJAYAKUMAR