Some water leaks can remain undiscovered for substantial amounts of time, leading to consistently high levels of moisture (moisture content >20%) and the consequential degradation of timber. This can occur in floor build-ups or behind plasterboard sheets forming encapsulation layers and may be due to the routing or dimensioning of pipework, installation, or material choice errors. Office buildings typically group and stack bathroom areas together, and can therefore be easily supplied through common risers, isolated, and monitored.
– Consider alternative materials for wet area floor structures, which are less sensitive to moisture. – Install leak detection systems and/or moisture sensors to monitor for potential water leaks.
These principles constitute timber specific preventive measures to avoid water pooling and moisture trapping.
Flooding Due to climate change, flooding is becoming more common in Europe and will likely be a major concern in the future. Buildings are at risk, especially when located at the bottom of slopes or on low terrain, and in areas with low infiltration rates. During a flood, basements, ground floors, and even entire buildings are at risk of serious damage. Flood risk assessments should account for the possibility of future flooding due to climate change. When necessary, appropriate flood protection measures should be implemented, based on the level and duration of potential flooding. These measures may include elevating the timber using a concrete upstand or, in higher risk situations, using reinforced concrete or steel for ground floors or podiums. Common Perception: Timber structures must be completely covered at all times during construction to prevent water damage. Reality: While covering timber during construction is beneficial, it is not always necessary to keep it fully covered. Protective measures like factory- applied membranes and sealants can safeguard timber components from moisture exposure. When combined with proper detailing, positioning of components, and effective site management practices, these strategies ensure the structure remains durable even without full coverage during construction.
The following measures must be taken to prevent damage from leaking water in heating and water-carrying systems:
– Apply design for disassembly principles to allow easy access, maintenance, and replacement in wet areas. – Keep water pipes away from the timber structure to reduce the risk of water damage. – Ensure pipework is easily accessible and inspectable, and position it in purpose-made ducts or chases – If pipes are hidden behind boards, choose materials that allow water stains to become visible (avoid tiles as surface finishes). – Utilise shared service risers for the vertical distribution of all water-carrying pipes. – Where possible, use ceiling distribution for routing water pipes horizontally. – Install leak detection sensors near components that might prevent water from draining, such as fire breaks or collars where fire compartments are bridged. Additional measures should be included in areas of the building where wet services are concentrated, such as WCs, kitchens, utility spaces etc. These include: – Tanking of wet areas to protect timber against water leaks. – Waterproof surfaces (entire floor and walls up to at least 150 mm, especially in areas exposed to water, such as showers) with careful attention to vertical and horizontal penetrations. – Slope floors towards floor drains to facilitate water drainage.
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DURABILITY
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