Concrete building wall repair

[rmmiller]

The building where I work is a concrete tilt up and we have some issues with it. What we have are cracks, some substantial and others just cosmetic. We need to find someone to repair it but I also thought I would fish for info on how to properly repair this. I figure it's better to be somewhat educated on it before talking to a contractor. So here are some of the bad areas.

This door is in the back of the building, it has reached a point where you need to pull the top away from the wall to open it.

This is what it looks like on both sides of the door.

All along the back the joints where the all sections of wall come together looks like this. None of this shows up on the inside of the wall, just outside.

This side of the building sees the brunt of the incoming weather which I'm sure has helped the deterioration along. Compounding the problem is the lack of maintenance over the past couple of decades. We are now under new ownership so I am hopeful we can get this addressed.

So...any good suggestions or info on proper repair?

 

[DekeT]

Is there any actually deflection in the wall or header?

 

[willymakeit]

It seems strange that it is only on the outside. If this is the case could the wall have been parged[similar added coating] sometime in the past? It seems strange the large crack is running straight across ,most cracks out of a reentrant corner go at 45 degrees.
Have a local prestress or tilt up contractor look at it.
Proper repair may involve some structural work.

 

[Krodad]

I've been in the tilt industry for many years, and can tell you that the only appropriate fix is high pressure epoxy injection. This is not a DIY process and it's pretty labor intensive.

As for the spalling areas, those will need to be popped out, ground, and grouted.

The area above the door at the bottom of the header is especially bad and troubling, and is going to be something of a bear to remedy. The problem here is that it is a header area, and internal reinforcement is likely affected. A forensic engineer is called for here to protect the building owner and to come up with a suitable fix. I have a couple things in mind but only a structural/forensic guy should make that call.

I'm also guessing the panel joints need replacement, so suggest a bid for strip/caulking of those joints. There is likely some accelerated corrosion of the reinforcing steel going on here as well. the good news is that entire panels are not as difficult to replace as you might think...but it is going to be expensive.

Good luck!

 

[Krodad]

Are these insulated panels? Single wythe or sandwich panels?

 

[rmmiller]

Thanks for the replies! I don't know much about the history of the building, I have only worked here for the past four years. I know some of the long term people have brought this up in the past but were dismissed. With the buyout we just went through the original owners kept the building and we are on a 5 year lease with option to buy. My hopes are that I can put together a convincing proposal to move to another location. We have great freeway access but we are not in the area we should be. In the mean time I am concerned about liability and the potential something fails and someone gets hurt

I've been in the tilt industry for many years, and can tell you that the only appropriate fix is high pressure epoxy injection. This is not a DIY process and it's pretty labor intensive.

As for the spalling areas, those will need to be popped out, ground, and grouted.

The area above the door at the bottom of the header is especially bad and troubling, and is going to be something of a bear to remedy. The problem here is that it is a header area, and internal reinforcement is likely affected. A forensic engineer is called for here to protect the building owner and to come up with a suitable fix. I have a couple things in mind but only a structural/forensic guy should make that call.

I'm also guessing the panel joints need replacement, so suggest a bid for strip/caulking of those joints. There is likely some accelerated corrosion of the reinforcing steel going on here as well. the good news is that entire panels are not as difficult to replace as you might think...but it is going to be expensive.

Good luck!

Thanks, that is the kind of info I am looking for!

Are these insulated panels? Single wythe or sandwich panels?

I grew up in construction but it was all wood so I have no idea.