The rehabilitation of distressed timber domestic structures - A South African case study

Timber frame buildings represent a very small fraction of the housing provision in South Africa, where, with the exception of indigenous and informal structures, masonry construction is the predominant and preferred structural form. Hence the structural failure of a significant number of timber frame buildings reinforces consumer prejudice against timber frame housing. This case study demonstrates how inadequate specification, together with poor execution in the absence of professional supervision resulted in the early structural failure of the substructures of fifteen double-storey timber residential units at a holiday resort in Port Alfred, Eastern Cape, South Africa. Remedial work had to be carried out while the resort remained fully functional and involved inter alia : Retaining unstable dunes, Piling beneath existing buildings, Replacing timber posts and bearers, Installing new floor joists and decking. The remedial work was complicated by inherent shortcomings in the original conception and execution of the entire project in respect of : Inadequate access provision, Lack of landscaping and protection against storm water and wind erosion, Ad hoc provision of services. This case study demonstrates the relative ease with which timber building structures can be restored despite severe structural distress and despite an adverse construction environment. It also illustrates the need for inter-disciplinary professional involvement in successful residential developments.