Case 1
- Introduction
- Causes of Defects
- Good Practices
- Standards
- Maintenance and Diagnostics
- Remedial
- Similar Cases
- References
Maintenance and Diagnostics
Annual inspection and maintenance in accordance with BS 5427.
To ensure that the decorative and protective properties of the coated material are maintained, it is recommended that a regular cleaning program is undertaken. The timing of such a program will be dependent upon a number of variables. Some of these include:
- the geographic location and surrounding environment: e.g. cleaning work of twice a year for normal environment and 4 times a year for polluted or marine environment, humidity, prevailing wind.
- Atmospheric pollution (industrial/ rain)
- Protection by other buildings and / or surrounding vegetation.
The best method of care is regular washing of the coated surface using a solution of warm water and a mild detergent (non-alkaline detergent), washed with a soft cloth or sponge, particularly for aluminium which has been anodised. In no circumstances should abrasive cleaners contain ketones. ethers or alcohols, or harsh materials such as steel wool, be used. For stubborn stains use minerals turps or methylated spirits on a soft cloth.
Coated surfaces can be cleaned at the same time as glazing for convenience. Depending on the environment, the care and maintenance program could vary between once per annum in a rural situation, to monthly intervals in industrial high pollution instances.
The cleaning specifications should be followed closely with respect to the frequency and method of cleaning and a PSB approved. applicator should be engaged. .
Coatings may require re-decoration after 10-15 years.
As the smaller the panel, the side area of panel will be more (more joints at each panels as compared to bigger panel for the same vertical surface area). Hence, the cleaning work & cost of cleaning the smaller panel will be about 15% more compared to bigger panel.
Maintenance
Consider availability of adequate water supply, drainage provisions and electrical power supply to choose a façade cleaning method. Records of cleaning operations (including photographs before and after cleaning, and drawings of nature of deposits, thickness and patterns) should be kept for buildings of significance in accordance with BS 8221-1, SS 509-1 or equivalent. Maintain the façade in a state as near as possible to its new condition. Ease of façade maintenance can be expressed by the frequency of necessary maintenance operations, labour and supplies necessary for each maintenance operation, and number of possible ways of removing stains, graffiti, etc., or ISO 7361 or equivalent.
Detect/determine staining of porous substrates by joint sealants (ISO/NP 16938-1). Adopt the recommendations for treatments for controlling organic growth in accordance with BS 8221-2, SS509-2 or equivalent. Repair painted surfaces damaged by wear and tear; wash down; remove defective paint film; apply sealer/primer (if necessary); and repaint in accordance with BS 6150, SS 542 or equivalent. TiO2 only works where there is sunlight. Conventional cleanings are still needed for non-coated areas. For areas coated with TiO2, conduct neutral cleaning annually.
Periodic cleaning is necessary to maintain the aesthetics of tiled façades. A neutral cleaning agent should be adequate if a periodic maintenance schedule is performed.
Diagnostics of Defect (see also NDT)
See also Staining of Facades