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WATER DAMAGE REMEDIATION GU I DANCE
Timber can withstand getting wet providing it dries out quickly. However, prolonged exposure to water causes it to absorb moisture, leading to problems such as staining, mould growth, warping, and decay. The severity of these issues depends on how long the timber is exposed to water and the amount of moisture it absorbs. Minor damage, like superficial staining and minor decay, can be addressed locally with minimal impact on the building’s functionality whereas more severe damage may require replacing entire timber components. Therefore, detecting and addressing water exposure promptly is crucial to minimising damage 12 . The orientation and position of components within a structure affect their durability. Vertically orientated elements, like wall panels and columns, are generally more durable but can be damaged through capillary action. Horizontal elements, such as floor panels and beams, are more susceptible to damage from ponding and trapped water. Due to their location, roof panels are more vulnerable to damage than floor panels. If the moisture content of timber exceeds 20%, there is a risk of fungal decay developing. This risk increases if high moisture levels persist for over a year. If decay is found, a professional assessment is needed to determine its extent. Minor decay may not require replacement if the timber is still structurally sound and does not affect building performance. Prompt action is essential, as delays between detecting high moisture levels and starting repairs can allow damage to progress.
deflection points. For roof panels these readings can be taken from within the building, from the underside of panels up to the top lamella. A qualified professional must conduct the moisture content survey, and a remediation strategy should be developed with an experienced structural engineer, ideally in collaboration with the panel manufacturer and installer. Surveys should be supported by BIM data, calculations, construction information, O&M manuals and H&S files, all of which should be included in a digital manual. Once high moisture levels are detected, all surface finishes must be locally removed to expose the timber structure. This includes any internal or external finishes, cladding, covering membranes, insulation, raised access floor systems, and acoustic build-ups on floor slabs. Concrete toppings or screeds should be removed in key areas, such as deflection low points and column to beam connections, to check if water has penetrated to the timber substrate. For external areas, the affected site should be temporarily covered with an enclosure, and upstands should be installed around the cutout to prevent further wetting. The remediation strategy for timber components depends on the length of water exposure that the timber has endured and the extent and depth of damage.
Common Perception: Timber structures are impossible to repair effectively after water damage. Reality: Timber buildings are highly repairable. If water damage occurs, timely detection and appropriate remediation strategies can restore the structural integrity without requiring complete replacement.
REMEDIATION PROCESS
When trapped water is suspected, a moisture content survey should be conducted to identify affected areas and assess the damage. Moisture readings should focus on high risk areas such as the lower edges of pitched roof panels, the perimeter of panels and at their lowest
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DURABILITY
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