To many, repainting an old building is merely the act of giving it a new colour. How hard can it be, right? Just pick up a brush and paint away. But do you know, a good paint job takes some preparation and is a more meticulous process than we think. The first and most important step is to get the surface area ready for the new paint. No matter how expensive or good quality the paint is, it will be a waste of the building management’s sinking fund if underlying issues with the surface area are not addressed. This was evident in some of the buildings visited by the judging panel carried out in conjunction with EdgeProp Malaysia’s Best Managed Property and Sustainable Property Awards 2020. Common faults and defects to the existing external masonry wall include peeling, cracks, dampness and paint failures to external walls as well as hollowness to wall plastering. For instance, if there are fine surface cracks or egg shell patterns or delaminating caused by incorrect plastering mix or excessive thickness resulting in shrinkage during curing, the appropriate surface preparation act would be to wash the surface with high pressure water jet and to cut out loose, hollow and delaminated wall plastering before re-plastering with a premixed non-shrink grouting wall plaster according to manufacturer’s specifications. The Repainting and Repairing Combo Repainting should also be done hand-in-hand with repairing. While preparing the external façade of the building for repainting, the management could take the opportunity to “spring-clean” other parts of the building as well such as cleaning the air-conditioning ledges, replacing the window seals and repairing window grills or hand rails that are not in good working condition. Water seepage or leakage in the common areas and car parks can be identified and fixed. Inevitably, the repainting works and “spring-cleaning” will not only prolong the life span of the property, it will also improve the image and livability of the property. This will drive a higher occupancy rate while improving the resale and rental value of the property as well. On top of that, building occupants can enjoy a healthier living environment. For instance, before repainting is carried out, dirt and dust on ledges or mould caused by water seepage on the walls will need to be removed which results in better indoor air quality of the building. Thus, it is important that besides setting a budget for repainting, funds for repairing and surface preparation must also be adequate. The estimated budget differs from building to building depending on its condition and building structure. Painters will usually need to have high level access and the site condition will determine the appropriate equipment to be used such as ladder, sky lifts, scaffoldings, gondolas and others. Depending on the building design, gondolas are a cheaper alternative to scaffoldings. Hence, two buildings that may look and “feel” the same, may each incur very different costs to repaint them. Benefits Of Regular Repainting Prolong the life span of a property Improve the indoor air quality Increase the appeal and liveability of the property Increase the resale and rental value of the property Give a good first impression and image (kerb appeal) Before Building Undergoes Repainting Prepare a one year timeline for the repainting project Set aside budget for repair and repainting works Engage a professional paint manufacturer Clean and repair (spring-clean) building Prepare the surface area When And Where To Start? A building would usually need to undergo repainting from year five onwards while those that used better quality paints can last up to seven or eight years. Management corporations (MCs) are advised to prepare a year in advance so that there is enough time to source for a paint manufacturer and applicator that can provide the most effective painting solutions for the building. MCs also have to get the approval of property owners via an Annual General Meeting and to have a certified building inspector conduct checks on what rectification works need to be done before the repainting is carried out. Planning should be done during the monsoon season so that painting of the building can be carried out during the drier months. It is important to engage a paint manufacturer who can provide a one-stop painting service and advise you on what is needed before, during and post repainting to ensure that the final result is of the highest quality. For example, Nippon Paint will be able to detect the common defects, determine the methodologies to prepare the surface for repainting, conduct a substrate moisture content testing and suggest the appropriate type of paint for the different types of building surface. With more than 50 years of experience in the market providing solutions to thousands of clients, it would also be equipped with the experience and be able to provide first-class technical and colour consultation. Its team will also be able to give a comprehensive method statement and performance warranty post repainting. Waterproofing your building Another important issue that often poses a challenge to building managers is waterproofing. When a proactive approach is not taken to address this issue early on, it will result in water leakages, structural breakdowns and mould which will eventually lead to high maintenance cost to rectify the problems. Water leakages can also cause issues such as ponding at ledges and sills leading to stains, delamination and growth of fungi. Not only that, it will eventually damage the external walls’ painting regardless how good a quality the paint is. In order to prevent these issues from happening in the later years of a building, it is best to enlist the help of a reputable professional manufacturer who can offer a onestop waterproofing solution such as Nippon Paint Malaysia. It has worked closely with their counterparts in China with a long standing presence in the waterproofing industry backed by knowledge and evolving technology. Over the years, Nippon Paint Malaysia has developed various systems of products including liquid applied membrane, cementitious and sheet type waterproofing membrane, as well as accessory items for applications that require special care. Their myriad selection of products offering waterproofing solutions for above ground, wet area and below ground structures bear testament to their efforts as a total coating solutions provider.
Water is an essential source of life and prosperity and plays a vital role in maintaining our health, grow our food or in managing the various aspects of life.For the construction industry, water is a vital component as it is required in the production process for many building materials such as concrete, steel and paint. However, water is also considered as a major threat during construction projects. Water seepage and leakage – due to environment condition or internal piping system – can lead to many arising issues ranging from wood warping, metal fabrication turning to rust, mould growth, bubbles forming under the paint and in worst cases buildings failures, all of which affect the structural integrity, as well as jeopardizing the safety and health of the building occupants.The phrase “prevention is better than cure” says it best; buildings – from private homes to commercial properties, both new and old – need to be protected against water ingress to avoid expensive and irreversible damages. Building owners, developers and architects are now paying closer attention when designing the project masterplan, going through every detail including fixtures and fittings with a fine-tooth comb to eliminate any possibility of water-related issues during and after construction. Even so, this could not guarantee long-lasting protection throughout the lifespan of the building. Importance Of Waterproofing When it comes to safeguarding a building against water ingress, there are two possible solutions – damp proofing and waterproofing.Damp proofing is a coating, usually asphalt-based, that is either sprayed on or hand applied to the outside of the wall to keep out soil moisture, whereas waterproofing is designed to specifically keep out both moisture and liquid water. While both are commonly used solutions, waterproofing is the preferred choice as it provides complete protection from unwanted breach of water in both interior and exterior areas of the building. There are three types of waterproofing materials including liquid applied, cementitious and sheet type waterproofing membranes. Amongst these, the most common and widely used solutions are the liquid applied and sheet type waterproofing membrane. Some owners and contractors often seek a bargain when comparing waterproofing materials without fully understanding that different membranes can produce different results and may not be suitable for their site conditions. This eventually results in inadequate protection against water ingress, not to mention incurring further costs to hire contractors to assess for water leakage, and buying exorbitantly-priced building materials to repair any water damaged area. In recent years, expensive remedial work to correct failures in below-grade waterproofing systems has motivated owners and designers to seek high-performance and reliable waterproofing solutions. Riding on the current market trend and driven by technology and innovation, Malaysia’s No. 1 coating solutions provider Nippon Paint, has been developing new waterproofing solutions to enhance the durability of buildings, and homes - suitable for different types of surface from floors, walls, roof to ceilings, amongst others. Selecting quality, durable waterproofing solutions prevent breach of water and at the same time, protect the building’s structure by keeping interior and exterior areas dry and safe. It is important to ensure that the right waterproofing solution is applied for the specific surface to ensure an effective system for the building. Nippon Paint’s waterproofing solutions are backed by industry market research and technology, having worked with its counterparts in China, further driving innovative solutions for various surfaces. Nippon Paint has contributed to various projects such as iconic landmarks across the globe including the Hong Kong-Zhuhai-Macau Bridge, the Beijing-Shanghai high-speed train, the Shanghai Tower and the Three Gorges Dam. Protect Your Building With Nippon Paint's Proven Solutions NIPPON LM PUSIL This solution provides excellent waterproofing performance with high resistance to both positive and negative water pressure. Non-hazardous, solvent-free and isocynate-free with extremely low volatile organic compounds (VOC), Nippon LM PUSIL reacts fast with the moisture in the atmosphere to form an elastomeric seamless waterproof membrane, with a 1-hour early rain resistant performance. Ideal for the unpredictable Malaysian thunderstorms and frequent monsoon seasons, Nippon LM PUSIL can be applied on various substrates and under conditions such as cold days and on damp surfaces. Suitable Applications: RC flat roofs (new and old) Metal roof Roof terraces Balconies and walkways Cool roofs Podium decks and pool Fountains and water features decks Exterior walls Interior walls Advantages: Excellent waterproofing performance with high resistance to both positive and negative water pressure Wet-on-wet application, fast through cure and save time Excellent workability – independent of environment conditions Resistant to standing water Excellent adhesion on most substrates High solar reflectivity index Excellent elasticity and tensile strength Excellent weathering and UV stable Low VOC and odourless Non-shrinkage 100% reactive and high build NIPPON LM POLYUREA SA-7102/SA-7103 This solution is one that provides rapid results, with 100% solids, elastomeric, spray-applied pure polyurea system designed as a seamless and highly durable waterproofing and protective coating. Nippon LM Polyurea SA-7102/SA-7103 is also formulated to spray with plural spray machine, which prevents human application errors. Due to its high mechanical and durable characteristics, it is suitable for various heavy-duty applications. Suitable Applications: RC roof Railways and viaducts Power plant Podium deck and driveway Water theme park and pool Sewage and waste water treatment plants Tanks and pipe lining Advantages: 100% solid, zero VOC, environmentally-friendly Immediate thickness build-up and waterproofing in seconds, and fast return to foot traffic service in minutes (up to 30 minutes) High elasticity Excellent crack bridging for both static and dynamic cracks Excellent chemicals (water, oils, alkali, diluted acids) resistance Good corrosion resistance Skid resistance Easy and fast apply on complicated surface (>1000m2/day) Seamless and water-tightness Anti-root Elastic sound absorption and noise reduction NIPPON LM POLYASPARTIC HA7205 This solution is a two component, user-friendly, weather and UV resistant, liquid-applied pure polyaspartic seamless waterproofing membrane. Nippon LM Polyaspartic HA7205 provides an elastic and at the same time hard surface for applications, subject to the stress of wear and tear, impact and chemical exposure. It is also 100% en vironmentally friendly. Suitable Applications: RC roof slabs Power stations Water theme park Car park decks Swimming pools Ponds and water tanks Sewage treatment plants The service life of a structure – as well as the occupants’ comfort and peace of mind – depends on its integrity. Therefore, it is vital to choose high-performance and reliable waterproofing solutions for your building. Advantages: High elasticity Crack bridging Extremely good weathering resistance Good chemicals (water, oils, alkali, acid) resistance Non-yellowing; promotes good colour retention, gloss retention and stable Good corrosion resistance Easy application by brush, roller, trowel and air-less spray Seamless application Elastic sound absorption and noise reduction NIPPON PAINT (M) SDN. BHD. (196701000578) Lot I-17, Taman Perindustrian Subang Utama, Jalan SU4, 40300 Shah Alam, Selangor, Malaysia. CUSTOMER CARELINE: 1-800-88-2663 E-MAIL: firstname.lastname@example.org WEBSITE: https://professional.nipponpaint.com.my
Do not be penny wise and pound foolish when it comes to waterproofing your building. It may sound like an unnecessary and negligible task but reports have shown that waterproofing accounts for only 1% of a building’s construction cost but when ignored, can be responsible for up to 90% of the cost of damages due to leaks! When a proactive approach is not taken to address this issue early on, it will result in structural breakdowns, leaks and mould leading to expensive rectification works. This was one of the observations during site visits for the recently concluded EdgeProp Malaysia Best Managed and Sustainable Property Awards 2020 organised by EdgeProp Malaysia in partnership with Nippon Paint Malaysia. So what happens when leaks are left unchecked over time? Besides damaging the paint on the walls and the wall itself, it will also cause ponding on ledges and sills leading to stains, delamination and fungi growth, thus creating health hazards for building occupants. Malaysia’s hot and humid climate encourages the growth of microorganisms where there is trapped moisture. Fungi and other invisible enemies in the air can affect the health of those residing in the building as they can cause respiratory illnesses such as asthma attacks and other irritations and infections, especially for those who are more vulnerable like young children and the elderly. Furthermore, stagnant water from water leaks is also the perfect breeding ground for mosquitoes leading to illnesses such as dengue fever. On top of that, ponding or pooling of water is especially dangerous when you have young children and the elderly moving about as the slippery surface can result in unwanted falls. Challenges In Waterproofing Waterproofing is a technical task that requires experts to make sure the solutions are applied in a correct manner. Without the correct surface preparation and application method, the waterproofing process might be jeopardised and cause further damage to the building. For instance, to waterproof concrete walls or floors you must first ensure that the surface is clean and dry. Old paint must be removed from the surface and the area needs to be cleaned to ensure no dirt is left behind. If necessary, a warm water and soap mix can also be used to scrub off dirt from the walls and floors. Holes must be patched using hydraulic expanding concrete mix and a minimum of 24 hours of drying is needed before any waterproofing work is done. It is also important to distinguish the difference between damp-proofing and waterproofing. Damp-proofing keeps moisture out of the surface while waterproofing keeps both liquid and moisture at bay. When in doubt, get professional help. Waterproofing solutions provider such as Nippon Paint strives to help by providing its expertiseand advice in the pre, during and post-waterproofing process. Solutions Having worked closely with their counterparts in China with a long standing presence in the waterproofing industry backed by knowledge and evolving technology, Nippon Paint has contributed to the completion of several iconic projects such as the Hong Kong-Zuhai-Macau Bridge and the Beijing-Shanghai High Speed Train. Over the years, Nippon Paint has developed systems and products ranging from liquid applied, cementitious and sheet type of waterproofing membranes as well as accessory items for applications that require special care. Its myriad selection of waterproofing solutions for above ground wet areas and below ground structures bears testament to its efforts as the total coating solutions provider. To specifically tackle leaks from complicated roofs that have lots of detailing, Nippon Paint offers several solutions. One is the Nippon LM ACR -- a breathable liquid applied waterproofing membrane which is air cured to form a seamless UV-durable, protective waterproof and decorative membrane. The Nippon LM ACR can also be used to prevent blistering issues. Another solution for complicated roofs is the Nippon LM PUSIL which is also a liquid applied waterproofing membrane with an additional feature to treat rising damp in walls. It is resistant to rain wash-out and possesses excellent weather durability. Nippon LM PUSIL can be applied on various substrates and under conditions such as cold days and on damp or wet surfaces. For simple roofs without much detailing, the Nippon SM BITUMEN S3000/S4000 – a sheet formed waterproofing membrane, exhibits excellent mechanical strength, elasticity and durability. It is designed to be placed on top of concrete slabs, providing an economical efficient waterproofing solution to basements and concealed roofs. These waterproofing solutions do not need complicated and expensive machinery to execute and are recognised for their good weather durability, attractive colours and chemical resistance. They can be applied to obtain the desired specified thickness in a single trowel application. Depending on the type of surface and condition of the area, getting an expert to advice on the suitable waterproofing methods and surface preparation is vital so that the process can be done in the right way from the very start. Some Waterproofing Methods Liquid-Applied Membrane Method This liquid-based and fully bonded, monolithic coating is suitable for many roofing and waterproofing applications. It cures to form a rubberlike elastomeric waterproof membrane and can be applied on various substrates such as concrete and asphalt. Cementitious Coating Method This cement-based modified with acrylic polymers method makes use of the polymers to improve elastic and adhesion properties while the cementitious materials provide the tensile strength. The coating prevents water ingress and makes the coating elastic. Sheet-Type Based Membrane Method One of the most common types of sheet-based membranes is the bituminous waterproofing membrane. Arriving in the form of rolls, it has to be unfurled and laid on a firm surface before it is stuck to the substrate with a hot tar-based adhesive using blowtorches. Consequences Of Not Waterproofing Your Building Structural breakdown Ponding at ledges and sills Stains, delamination and fungi growth Damages external wall painting Respiratory illness Slippery surfaces which can cause falls NIPPON PAINT (M) SDN. BHD. (196701000578) Lot I-17, Taman Perindustrian Subang Utama, Jalan SU4, 40300 Shah Alam, Selangor, Malaysia. CUSTOMER CARELINE: 1-800-88-2663 E-MAIL: email@example.com WEBSITE: https://professional.nipponpaint.com.my
Waterproofing is often on the lower priority or excluded when planning for the pre-construction process, focusing on other factors such as design specifications and site preparation. To add on, waterproofing is also one element that increases the overall construction budget more often than not due to the complexities of the process. But living in a country that is susceptible to constant thunderstorms, rainy weather and frequent monsoon seasons increases the risk of damage to surfaces in the long run, deteriorating the building’s aesthetics as well as the quality of the interior and exterior surfaces of the building. Waterproofing is an investment that is surely worthwhile, benefitting property developers and owners in the long run. Why Is Waterproofing Necessary? The use of proper products and Coatings systems will build a strong waterproofing foundation for buildings, regardless of building typography, protecting surfaces from risk of long-term damage. Waterproofing is essential to help reduce moisture levels in the interior surfaces, preventing water damage and structural breakdown across common surfaces such as walls, ceilings, basements, floors, rooftops and, bathrooms. Insufficient waterproofing systems often lead to recurring problems caused by water leakage including cracks, blisters and mould – which produces mildew and spores that may potentially lead to respiratory problems in individuals. In the long term, repairing and regular maintenance for such problems will be more costly and ineffective than preventing these issues in the first place. A Waterproofing Checklist Waterproofing system and coatings varies for different buildings typologies, depending on the conditions and areas the buildings are situated during the pre-construction phase. Whether restoring older buildings, or working on new projects, it remains critical to take into account these considerations to protect structures for the long run: Assess the current underlying conditions and issues of the buildings prior to the development and construction process Before starting work on implementing waterproofing systems, a thorough assessment is required to ensure the correct waterproofing solutions are applied according to the nature of the premises. There are various types of waterproofing membranes (i.e cementitious membrane, liquid membrane sheet membrane amongst others) to be considered according to building specifications, complemented with an effective design which ensures optimum feasibility of the solutions. For existing structures which require certain waterproofing solutions to be applied, prior repair or maintenance work may be necessary to ensure that the waterproofing system when applied, is effective. Identify areas that require waterproofing systems While areas such as the bathroom, rooftop, kitchen and swimming pools typically require waterproofing, other areas such as balconies and basements also require end-to-end waterproofing systems to adequately protect these structures from water damage. Waterproofing areas that are made out of concrete such as balconies and basements creates an added level of protection, preventing cracks from forming and protects the space from direct UV rays which are detrimental to the longevity of the area. Waterproofing also prevents the growth of mould and mildew, which consequently leads up to other recurring structural issues. Durable solution is key Waterproofing solutions are a long-term commitment for any structure, providing a strong and sturdy foundation, and thus it is important to ensure that the selected waterproofing system is durable. Weigh the pros and cons upon thorough assessment of the premise to ensure that the solution chosen is long-lasting, cost-effective, but also minimises the need for maintenance or repair works over time.