Wood’s Durable Heritage
There’s no reason a wood structure can’t last virtually forever – or, at least hundreds of years, far longer than we may actually need the building. With a good understanding of how to protect wood from decay and fire, we can expect today’s wood buildings to be around for as long as we wish. While wood does not have the historical longevity of stone, there nonetheless remain standing some very old wood buildings. In Europe, wood was long a dominant building material dating back to the beginning of civilisation. Most of these ancient buildings are long gone, lost to fire, decay, or deconstruction for another purpose. In the early days of wood construction, the primary structural components were placed directly in the ground, which eventually leads to decay. It was not until sometime in the 1100s that builders began to use stone footings – thus our still-standing examples of wood buildings generally date from no earlier than that time. Perhaps the most famous ancient European wood buildings still in evidence today are the Norwegian stave churches, hundreds of which were built in the 12th and 13th centuries and of which 25-30 still remain today. Their exterior claddings have typically been replaced, but the structural wood is original. In North America, the abundance of wood and the existing timber skills of early settlers led to widespread use of wood – wood has always been and still is the primary structural material for small buildings here. The oldest surviving wood homes in the US date to the early 1600s. Nearly 80 homes remain from this era in the New England states. Many other North American wood buildings survive from the 18th century. Even in the demanding climate of Louisiana, where hot and humid conditions present a challenge for wood durability, one can still find some of the original French settlements dating to the first half of the 1700s. And of course, there are countless standing wood buildings from the 1800s and early 1900s, most of which are probably still occupied. Japan has a well-known history of wood use and is the home of the oldest surviving wood structure in the world, a Buddhist temple near the ancient capital city of Nara. The Horyu-ji temple is believed to have been built at the beginning of the eighth century (c. 711) and possibly even earlier, as one of the hinoki (Japanese cypress) posts appears to have been felled in the year 594. This temple’s longevity is largely helped by careful maintenance and repair. This entire region of Japan has many other ancient wood buildings still standing. For modern buildings, we don’t normally require such exceptional longevity. The life of a typical North American house is no more than 100 years (the average is lower), and our non-residential buildings are usually demolished in 50 years or less. Wood is perfectly suitable for these lifetime expectations. Click here for survey data showing that wood buildings last as long, or longer than buildings made of other materials. Reference: Architecture in Wood: A History of Wood Building and Its Techniques in Europe and North America. Hans Jrgen Hansen, Ed., Faber and Faber, London, 1971.. Case Studies 1865 House, Vancouver BC Irving House is a large, one and one-half storey plus basement wood-frame residence, designed in the Gothic Revival style, located on its original site at the corner of Royal Avenue and Merivale Street in the New Westminster neighbourhood of Albert Crescent. Irving House is remarkable for the extent to which its original exterior and interior elements have been maintained. Operated as an historic house museum, it also includes a collection of many original furnishings from the Irving family. Irving House Location 302 Royal Avenue, New Westminster, B.C. Completion of Construction 1865 Other Information Original owner – Captain William and Elizabeth Jane Irving Current Status Heritage of New Westminster Construction Method Platform-Frame Style Gothic Revival style Framing 2-inch Douglas Fir lumber Cladding Wide lapped Redwood weatherboard siding and wooden trim Comdition No signs of decay on any framing members Major Repair 1880 By courtesy of New Westminster Museum and Archives, New Westminster, British Columbia Other link: http://www.flickr.com/photos/bobkh/297751638/in/set-72157594340707368/ 1912 House, Vancouver BC This classic turn-of-the-century home was slated for demolition in 1990. It was already stripped back to the bare framing when it was purchased by a new owner who wished to convert it into apartments. At the new owner’s request, the building was inspected by Dr. Paul Morris of Forintek in 1991 for signs of deterioration. After 80 years in service there were no signs of decay on any of the framing members nor the window frames, most of which were original. 1912 House Location Vancouver Date of Construction 1912 (estimated) Original Records Water service 1909 On City File 1915 Other Information Original owner – Henry B. Ford Current Status Vancouver Heritage Resource Inventory Construction Method Platform-Frame Style Heritage, with multiple pitched roofs & wide overhangs Framing Rough green full 2-inch Douglas Fir lumber Sheathing Rough green Douglas Fir boards Building Paper Asphalt-impregnated paper Cladding Western Red Cedar shakes Western Red Cedar siding Roofing Western Red Cedar shakes (new in 1991) Condition No signs of decay on any framing members Temple at Nara, Japan The Horyuji Buddhist temple at Nara is probably the oldest wooden structure in the world. Nara became the first permanent capital of Japan in 710. Horyuji Buddhist temple at Nara Location Nara, Japan Date of Construction 670 – 714 (Estimated) Original Records Built on site of original temple from 607 Other Information Original owner – Prince Shotoku Current Status World Cultural Heritage Building Construction Method Heavy Timber Style 2-inch Douglas-fir lumber Framing Hinoki (Durable – Japanese cypress) Roofing Multi-tiered roof with Clay tile Condition No signs of decay on any framing members Maintenance Schedule
Wood Advantages
Wood is resistant to some of the chemicals destructive to steel and concrete. For example, wood is often the material of choice when exposed to: organic compounds, hot or cold solutions of acids or neutral salts, dilute acids, industrial stack gases, sea air and high relative humidity. Because of its resistance to chemicals wood is often used in the following applications: Potash storage buildings Salt storage domes Cooling towers Industrial tanks for various types of chemicals With thoughtful design and careful workmanship wood bridges prove to be remarkably durable. Throughout the world, there are numerous examples of long lasting wooden bridges – both historic and modern. Modern bridge decks are subjected to relentless attack of de-icing chemicals, and wood is gaining acceptance as a viable option for these applications. Pilings that are constantly submerged in fresh water have been known to last for centuries. Foundation piles under structures will not decay if the water table remains higher than the pile tops. Many of the world’s important structures are built on wood piles including much of the city of Venice and the Empire State Building in New York.
Assessing and Restoration of Decay
Sometimes it happens – wood in service suffers from decay. How can you identify decayed wood and what are the recommended actions to take? First, be sure you actually have decay. The wood may only be harmlessly discoloured, for any number of reasons. See the publication in the side bar for help if your wood is stained but you’re not sure why. If wood is badly decayed, this will be quite obvious. The wood will be softer than normal and perhaps even be breakable by hand. Decayed wood often has a colour change, either darker or lighter than normal, although this could be due to weathering or could just be a stain. The wood may display an unexpected cracking pattern, or may look stringy- this is a sign of fairly advanced decay. If fungal growth is visible on the surface, the wood has quite likely already suffered strength loss even if this isn’t visibly obvious. However, do not rely on visual cues alone. Wood can appear stained and yet be sound, or can appear normal yet have already suffered significant strength loss due to decay. Some researchers or engineers use the pick test to determine if the wood is sound. They insert the point of a knife at a shallow angle to the surface and attempt to lever up a thin splinter. If the wood splinters with longer fragments, it is likely sound. If instead it breaks or crumbles in small pieces over the blade, it could be decayed. Decayed wood breaks somewhat like a carrot snapping in half, at one section, versus the splintering along the length of sound wood. See our Biodeterioration page to learn more about the science of decay. If you are still unsure whether or not you have decayed wood, you are advised to seek help from a wood restoration specialist. How urgent is a decay problem? By the time you notice decay, the wood typically has lost substantial strength already. In cases where the decayed wood is supporting load you are strongly advised to contact a structural engineer or other appropriate expert to more thoroughly assess the problem and proceed with a repair. A small, localized and non-critical case of decay may be a do-it-yourself project under some conditions. All decayed wood should be removed. If you are unable to remove the entire affected piece, remove the decayed portion plus an additional portion of adjacent wood beyond the visible decay. A rule of thumb is to remove an additional two feet (60 cm) of adjacent wood from each side, although this will of course depend on the extent of the decay. The removal of adjacent wood is because the fungus may have extended deep into the wood beyond the area of decay and may be ready to cause more damage in adjacent sound wood. Then apply a field treatment to the remaining adjacent wood, such as a borate solution in roll-on, rod or paste form, before replacing the removed pieces. Use treated or naturally durable wood to replace the removed pieces. If damaged wood must be left in place, a penetrating epoxy can sometimes be applied as a stabilizer. In those cases and for best results in all wood repair projects we recommend you consult with a wood restoration expert. Indoors, it is extremely important that you find the source(s) of the moisture that allowed wood decay fungi to grow. If you had wood decay in a location that is supposed to be dry, then you have a leak or a condensation problem that needs fixing to prevent any future problems. Look for primary and secondary sources of moisture. A short term leak may have allowed decay to start, for example, and condensation may be sustaining the decay. If the location of the decayed wood was outdoors or in a wet location, you need to use treated or naturally durable wood. If you have building moisture problems on a large scale, you need to hire some experts and be prepared for a potentially substantial remediation project. Seek out a qualified consultant, who will begin by using a variety of techniques and tools to determine the extent of the damage. This will include a visual examination for staining, bulging, cracking, presence of water, and warping. Subsurface moisture penetration will be tested with probes and/or thermography. In a building with wood structural members, the consultant will probably use a moisture meter to sample wetness of structural wood components in several locations. Based on the results of this investigation, the consultant will recommend a course of action for repair and future prevention. Canada Mortgage and Housing Corporation has developed a guide for building envelope rehabilitation, in two volumes: one for owners, one for consultants. More Information Click Here for a fact sheet Discolourations on wood products: Causes and Implications for help if your wood is stained and you’re not sure why. Click here for more information on biodeterioration and the science of decay. Click here for more information on remedial treatments. Click here for links on decay assessment and other durability topics
Choosing and Applying Exterior Wood Coatings
Choosing a coating depends on what appearance is desired and what level of maintenance would be tolerable. For many people, the basic choice is paint versus stain. The trade-off is often between maintenance frequency and appearance. For many people, additional criteria include VOC emissions, ease of clean up, and cost. See our Links page for web sites and books with detailed information on choosing and applying wood finishes. Read our About exterior wood coatings page for an understanding of the differences between paints and stains, pigmented versus clear coatings, and so forth. Because exterior wood shrinks and swells with moisture changes, the coating needs to be flexible. Flexibility varies by product – some products may be clearly identified as suitably flexible for wood’s dimensional changes. Water-borne coatings are generally more flexible than alkyds. Coatings containing urethanes tend to be more flexible than coatings containing acrylics. For factory finishing with transparent coatings, with special considerations for UV and mildew control, please see our fact sheet Factory Finishing with Transparent Coatings: Requirements for Maximizing Longevity. Special Considerations If a coating is desired for a wear surface such as a deck or stairs, consult carefully with the coating manufacturer to choose the right product for this demanding application. All coatings will be challenged by foot traffic and increased exposure to weather in a horizontal application. High traffic routes will show wear faster than other areas. Paints and other thick film-formers may fail quickly in this situation, and a time-consuming refinishing process will be necessary each time the coating fails. Hence many people will find a stain the more convenient choice for decks and stairs. Knots may require a bit of extra care as some wood extractives or resin may leach out or bleed. Extractive bleeding can cause discolouration, but this can usually be prevented by applying special stain-blocking primers. In some species, especially the pines and Douglas-fir, knots and pitch pockets contain resin. The resin can bleed and may discolour the finish, leave hard beads of resin on the surface, or may otherwise interfere with the coating bond. The best way to prevent this is to purchase kiln-dried wood where the resin should be set (hardened and fixed in place). If painting is desired, choose higher grades of lumber as these will have fewer knots, and choose kiln-dried lumber if using a resinous species. If siding or sidewall shingles are to be painted, the US Forest Products Laboratory (USFPL) recommends they be backprimed. This application of a coating to the back side will plug the wood pores, preventing extractive bleed without blocking water vapour transmission and also preventing liquid water uptake. If possible, round out any sharp corners for best coating adhesion on these edges – for example, a square-edged stair tread will show coating degradation quickly, but bullnosed stair tread edges will retain a coating much longer. This is because a coating applied to a corner tends to pull away from the corner, leaving a much thinner layer there than elsewhere. Surface Preparation Durability of any finish is highly dependent on proper application, which includes good preparation of the surface to be coated. Specific details on surface preparation depend on what condition the wood is to begin with – read on for tips that apply to various scenarios. Surface Preparation for Fresh Wood While fresh, clean wood can be coated without surface preparation, a light sanding with 100 grit sandpaper (and dust removal) can double the service life of some water-based coatings. For best results apply a coating to a fresh wood surface as soon as possible after planing or sanding. If exposed to rain and sun for more than two weeks, adhesion of coatings will not be as good. The surface must also be free of anything that will interfere with coating adhesion, such as dirt, damaged wood fibres and moisture. Grade stamps on wood should also be removed before applying a semitransparent stain, preferably by sanding. Cleaning If there are discolourations caused by dirt, iron stains or other discolourations on the wood surface, cleaning may be desired. It is always preferable to achieve cleaning with sanding when possible. Another safe way to clean wood without damaging the surface is to simply use a garden hose, with or without a pressure nozzle. Use pressure-washing only with extreme care as it can damage wood, especially low-density species such as western red cedar. The pressure should be kept at a minimum, and never hold the nozzle in one place for a long time. If necessary, use a little bit of dish detergent, and lightly scrub (not with steel wool, as this will leave iron stains) in the direction of the grain for any stubborn discolourations. For discolourations that resist soap-and-water cleaning, chemical cleaners will be effective. The chemicals in commercial wood cleaners can be caustic soda (sodium hydroxide), sodium metasilicate, oxalic acid, citric acid, phosphoric acid, borax or some mixture. Wood cleaners containing caustic soda at a 1% – 2% solution will remove nearly all discolourations with the least damage to wood. Some acid cleaners are especially effective for removing extractive stains and iron stain. Bleach is commonly used for cleaning wood, but we do not recommend this, since a poor wood substrate will usually be left behind for subsequent coating. Resin (pine pitch) can be generally removed with mineral spirits. Please note that all acidic or alkaline chemicals need to be thoroughly rinsed off before coating. Chemicals can be toxic, corrosive and harmful, so handle all these chemicals with care and follow all manufacturer’s instructions. Surface Preparation for Aged Wood Wood coatings need a fresh surface or the coating simply won’t last. The longer wood has been allowed to weather, the poorer the coating adhesion. If a fresh surface is allowed to weather or age outdoors for more than two weeks, coating adhesion will deteriorate. This is mainly due to wood damage from sunlight. Weathered wood surfaces usually have a higher acidity, higher contact angle, and lower surface energy. Restoring an aged wood surface is necessary before applying a coating. The damaged (aged/weathered) wood fibres must be removed, exposing fresh wood. Also,
Mid-Rise Buildings
In the early 1900s, light-frame wood construction and heavy timber, up to ten-storeys in height, was commonplace in major cities throughout Canada. The longevity and continued appeal of these buildings types is apparent in the fact that many of them are still in use today. Over the past decade, there has been a revival in the use of wood for taller buildings in Canada, including mid-rise light-frame wood construction up to six-storeys in height. Mid-rise light-frame wood construction is more than basic 2×4 framing and wood sheathing panels. Advances in wood science and building technology have resulted in stronger, safer, more sophisticated engineered building products and systems that are expanding the options for wood construction, and providing more choices for builders and designers. Modern mid-rise light-frame wood construction in incorporates well researched and safe solutions. The engineering design and technology that has been developed and brought to market is positioning Canada as a leader in the mid-rise wood-frame construction industry. In 2009, via its provincial building codes, British Columbia became the first province in Canada to allow mid-rise buildings to be made from wood. Since this change to the British Columbia Building Code (BCBC), which increased the permissible height for wood frame residential buildings from four- to six-storeys, more than 300 of these structures have been completed or are underway with BC. In 2013 and 2015, Québec, Ontario, and Alberta, respectively, also moved to permit mid-rise wood-frame construction up to six-storeys in height. These regulatory changes indicate that there is clear market confidence in this type of construction. Scientific evidence and independent research has shown that mid-rise wood-frame buildings can meet performance requirements in regard to structural integrity, fire safety, and life safety. That evidence has now also contributed to the addition of new prescriptive provisions for wood construction, as well as paved the way for future changes that will include more permissible uses and ultimately greater permissible heights for wood buildings. As a result of this research, and the successful implementation of many mid-rise wood-frame residential buildings, primarily in British Columbia and Ontario, the Canadian Commission on Building and Fire Codes (CCBFC) approved similar changes to the National Model Construction Codes. The 2015 edition of the National Building Code of Canada (NBC) permits the construction of six-storey residential, business, and personal services buildings using traditional combustible construction materials. The NBC changes recognize the advancements in wood products and building systems, as well as in fire detection, suppression, and containment systems. In relation to mid-rise wood-frame buildings, several changes to the 2015 NBC are designed to further reduce the risks posed by fire, including: increased use of automatic sprinklers in concealed areas in residential buildings; increased use of sprinklers on balconies; greater water supply for firefighting purposes; and 90 percent noncombustible or limited-combustible exterior cladding on all storeys. Most mid-rise wood-frame buildings are located in the core of smaller municipalities and in the inner suburbs of larger ones, offering economic and sustainability advantages. Mid-rise wood-frame construction supports the goals of many municipalities; densification, affordable housing to accommodate a growing population, sustainability in the built environment and resilient communities. Many of these buildings have employed light-frame wood construction from the ground up, with a five- or six-storey wood-frame structure being constructed on a concrete slab-on-grade, or on top of a concrete basement parking garage; others have been constructed above one- or two-storeys of noncombustible commercial occupancy. Mid-rise wood buildings are inherently more complex and involve the adaptation of structural and architectural details that address considerations related to structural, acoustic, thermal and fire performance design criteria. Several key aspects of design and construction that become more critical in this new generation of mid-rise wood buildings include: increased potential for cumulative shrinkage and differential movement between different types of materials, as a result of the increased building height; increased, dead, live, wind and seismic loads that are a consequence of taller building height; requirements for continuous stacked shearwall layouts; increased fire-resistance ratings for fire separations, as required for buildings of greater height and area; ratings for sound transmission, as required for buildings of multi-family residential occupancy, as well as other uses; potential for longer exposure to the elements during construction; mitigation of risk related to fire during construction; and modified construction sequencing and coordination, resulting from the employment of prefabrication technologies and processes. There are many alternative approaches and solutions to these new design and construction considerations that are associated with mid-rise wood construction systems. Reference publications produced by the Canadian Wood Council provide more detailed discussion, case studies and details for mid-rise design and construction techniques. For further information, refer to the following resources: Mid-Rise Best Practice Guide (Canadian Wood Council) 2015 Reference Guide: Mid-Rise Wood Construction in the Ontario Building Code (Canadian Wood Council) Mid-Rise 2.0 – Innovative Approaches to Mid-Rise Wood Frame Construction (Canadian Wood Council) Mid-Rise Construction in British Columbia (Canadian Wood Council) National Building Code of Canada Wood Design Manual (Canadian Wood Council) CSA O86 Engineering design in wood Wood for Mid-Rise Construction (Wood WORKS! Atlantic) Fire Safety and Security: A Technical Note on Fire Safety and Security on Construction Sites in British Columbia/Ontario (Canadian Wood Council)
Mid-Rise FAQs
What do the experts have to say about wood-frame mid-rise construction? Graham Finch, Building Science Research Engineer Michael Green, Principal, Michael Green Architecture Mid-rise Wood Construction – a detailed look at a changing landscape (Part 1) Mid-rise Wood Construction – a detailed look at a changing landscape (Part 2) Seven-storey wood-frame earthquake test BC Housing is supporting wood-frame construction for seniors’ rental housing Is mid-rise and tall wood building construction a new phenomenon: Wood-frame and heavy timber construction (up to ten storeys) was the norm in the early 1900’s, and many of these buildings still exist and are in use in many Canadian cities. Check them out here: http://www.flickr.com/photos/bobkh/337920532/. Over the past 10 years, there is a revival in the use of wood for both mid-rise (up to six-storeys) and tall buildings. In British Columbia alone, as of December 2013, there were over 250 five- and six-storey wood product based mid-rise buildings either in the design or construction phase. Why have code change proposals? This 2015 building code change is not about favoring wood over other building materials; it’s about acknowledging, via the highly thorough code process, that science-based innovation in wood products and building systems can and will lead to more choices for builders and occupants. Are these buildings safe? Regardless of the building material in question, nothing gets built unless it meets code. Mid-rise wood-frame buildings reflect a new standard of engineering in that structural, fire and seismic concerns have all been addressed by the expert committees of the Canadian Commission on Building and Fire Codes. As an example, when it comes to concerns from firefighters, there is increased sprinkler protection for concealed spaces and balconies, greater water supply for fire protection, restrictions on types of building claddings used and increased consideration for access by firefighters . In the end, when occupied, these buildings fully meet the same requirements of the Building Code as any other type of construction from the perspective of health, safety and accessibility. What are some of the new safety provisions being proposed? Fire safety: Increased level of sprinkler / water protection: More concealed spaces sprinklered Balconies must be sprinklered Greater water supply for fire protection Non-combustible or limited combustible exterior wall cladding on 5th and 6th storey 25% of perimeter must face one street (within 15m of street) for firefighter access Seismic and wind provisions: Similar to BC Building Code Guidance (Appendix) on impact of increased rain and wind loads for 5- and 6-storey Acoustics: Requirements for Apparent Sound Transmission Class (ASTC) Supported by science from FPInnovations, NRC and many others. Doesn’t wood burn? No building material is impervious to the effects of fire. The proposed code changes go above and beyond the minimum requirements outlined in the NBCC. Health, safety, accessibility, fire and structural protection of buildings remain the core objectives of the NBCC and wood industry at large. What about construction site safety? The Canadian Wood Council has developed construction site fire safety guides which outline best practices and safety precautions to take during the construction phase of a building. Are mid-rise wood-frame buildings cost effective? For the most part, yes. Mid-rise wood-frame buildings are often a less expensive construction option for builders. This is good news for main-street Canada where land is so expensive. The recommended changes to the National Building Code of Canada (NBCC) would give the opportunity to erect safe, code compliant buildings that would otherwise not be possible. The net benefit of reduced construction costs is increased affordability for home buyers. In terms of new economic opportunity, the ability to move forward “now” creates new construction jobs in cities and supports employment in forestry communities. This also offers increased export opportunities for current and innovative wood products, where adoption in Canada provides the example for other countries.
National Model Codes in Canada
On behalf of the Canadian Commission on Building and Fire Codes (CCBFC) the National Research Council (NRC) Codes Canada publishes national model codes documents that set out minimum requirements relating to their scope and objectives. These include the National Building Code (NBC), the National Fire Code (NFC), the National Energy Code for Buildings (NECB), the National Plumbing Code (NPC) and other documents. The Canadian Standards Association (CSA) publishes other model codes that address electrical, gas and elevator systems. The NBC is the model building code in Canada that forms the basis of most building design in the country. The NBC is a highly regarded model building code because it is a consensus-based process for producing a model set of requirements which provide for the health and safety of the public in buildings. Its origins are deeply entrenched within Canadian history and culture and a need to house the growing population of Canada safely and economically. Historical events have shaped many of the health and safety requirements of the NBC. Model codes such as the NBC and NECB have no force in law until they are adopted by a government authority having jurisdiction. In Canada, that responsibility resides within the provinces, territories and in some cases, municipalities. Most regions choose to adopt the NBC, or adapt their own version derived from the NBC to suit regional needs. The model codes in Canada are developed by experts, for experts, through a collaborative and consensus-based process that includes input from all segments of the building community. The Canadian model codes build on the best expertise from across Canada and around the world to provide effective building and safety regulations that are harmonized across Canada. The Codes Canada publications are developed by the Canadian Commission on Building and Fire Codes (CCBFC). The CCBFC oversees the work of a number of technical standing committees. Representing all major facets of the construction industry, commission members include building and fire officials, architects, engineers, contractors and building owners, as well as members of the public. Canadian Wood Council representatives hold membership status on several of the standing committees and task groups acting under the CCBFC and participate actively in the technical updates and revisions related to aspects of the Canadian model codes that apply to wood building products and systems. During any five-year code-revision cycle, there are many opportunities for the Canadian public to contribute to the process. At least twice during the five-year cycle, proposed changes to the Code are published and the public is invited to comment. This procedure is crucial as it allows input from all those concerned and broadens the scope of expertise of the Committees. Thousands of comments are received and examined by the Committees during each cycle. A proposed change may be approved as written, modified and resubmitted for public review at a later date, or rejected entirely.
Wood design in the National Building Code of Canada
The current edition of the National Building Code of Canada (NBC) is published in an objective-based format intended to allow more flexibility when evaluating non-traditional or alternative solutions. The objective-based format currently in use provides additional information that helps proponents and regulators determine what minimum performance level must be achieved to facilitate evaluation of new alternatives. Although the NBC helps users understand the intent of the requirements, it is understood that proponents and regulators will still have a challenge in terms of demonstrating compliance. In any case, objective-based codes are expected to foster a spirit of innovation and create new opportunities for Canadian manufacturers. Requirements related to the specification of structural wood products and wood building systems that relates to health, safety, accessibility and the protection of buildings from fire or structural damage is set forth in the NBC. The NBC applies mainly to new construction, but also aspects of demolition, relocation, renovation and change of building use. The current NBC was published in 2015, and is usually updated on a five-year cycle. The next update is expected in 2020. In terms of structural design, the NBC specifies loads, while material resistance is referenced through the use of material standards. In the case of engineering design in wood, CSA O86 provides the designer with the means of calculating the resistance values of structural wood products to resist gravity and lateral loads. Additional design information is found in the companion documents to the NBC; Structural Commentaries (User’s Guide – NBC 2015: Part 4 of Division B) and the Illustrated User’s Guide – NBC 2015: Part 9 of Division B, Housing and Small Buildings. In Canada, structural wood products are specified prescriptively or through engineered design, depending on the application and occupancy. Design professionals, such as architects and engineers, are generally required for structures that exceed three-storeys in height or are greater than 600 m2 or if occupancies are not covered by Part 9 ‘Housing and Small Buildings’ of the NBC. Housing and small buildings can be built without a full structural design using prescriptive requirements found in Part 9 of the Code. Some Part 9 requirements are based on calculations, others are based on construction practices that have a proven performance history. Generally prescriptive use is allowed if the following conditions are met: three-stories or less 600m2 or less uses repetitive wood members spaced within 600 mm spans are less than 12.2 meters floor live loads do not exceed 2.4 kPa residential, office, mercantile or medium-to low-hazard industrial occupancy The rationale for not basing all Part 9 requirements on calculations comes from the fact that there has been historical performance and experience with small wood-frame buildings in Canada, in addition to the notion that many of the non-structural elements actually contribute to the structural performance of a wood-frame system. Quantifying the ‘system’ effects on overall behaviour of a wood-frame building cannot be done adequately using typical design assumptions, such as two-dimensional load paths and single member engineering mechanics. In these instances, the requirements for houses and small buildings is based on alternative criteria of a prescriptive nature. These prescriptive criteria are based on an extensive performance history of wood-frame housing and small buildings that meet current day code objectives and requirements. Buildings that fall outside of prescriptive boundaries or are intended for major occupancy or post disaster situations must be designed by design professionals in accordance with Part 4 of the NBC. Structural resistance of wood products and building systems are engineered according to the requirements of CSA O86 in order to resist the loadings described in Part 4 of the NBC.
Remedial Treatment
Since remedial treatment is intended to solve a known insect or decay problem, the first thing to do is investigate the extent of the problem and, if necessary, provide temporary structural support. The investigation phase should also identify the causal factors so that these can be eliminated, where possible. Also during the investigation, the parts of the wood that have lost strength may be removed. Be aware that a wood decay fungus may have penetrated well beyond the boundaries of the visibly rotted wood. Since deterioration is underway, a rapid response is normally required. This means that where the deteriorated and infected wood cannot be removed and replaced with sound wood, the remedial treatment must be capable of rapidly penetrating the wood and killing the fungi or insects. Solids Since solids take time to dissolve and move, they are commonly supplemented by liquid treatments for more rapid eradication of the decay fungus or insect. Borate and copper/borate rods are the only solid remedial treatment method available to the homeowner. Liquids, Pastes and Gels Liquids, pastes and gels work rapidly as they do not have to rehydrate or dissolve to start moving and working. Since all visibly decayed wood should be removed wherever possible, these treatments are often used primarily to kill and contain any residual infection inadvertently left behind. Brush or spray applications are quite appropriate for this use. Gels are commonly applied to paint cracks in window joints and to the bottom of door frames, locations where moisture may get into the wood. Where decayed wood is present inside poles and timbers and cannot be removed, liquids, pastes or gels must be inserted deep into the wood for rapid action. Fumigants Gases move the most rapidly and therefore have a faster eradicant action.
Surface Pre-treatment
Liquid application: Dip diffusion treatment of green (wet) lumber Dip-diffusion treatment involves immersion of freshly cut lumber, still wet from the tree, in a concentrated solution of preservative. The preservative may be thickened to increase the amount of solution retained on the surface. The lumber is stacked, covered and stored for periods of weeks to allow the preservative to diffuse deep into the wood. In New Zealand, framing lumber has been treated with borates using this process since the 1950s. Dip-diffusion works well with wood species that are mostly sapwood or have wet heartwood. The ratio of the surface area to the volume, the amount of solution retained on the surface, and the solubility of the preservative limit the amount of chemical that can be delivered deep into the wood using this process. For example, a boric acid loading of 0.5% by weight of the wood, sufficient to prevent decay and beetle attack, can be applied to nominal 2 inch lumber using this process. However, a boric acid loading of 2.0% by weight, sufficient to prevent attack by Formosan termites, cannot be achieved without multiple dips and months of storage. Liquid application: Spray treatment of framing Since this type of treatment is typically done during the construction phase, it can be applied to the whole structure or to selected parts of the structure that are anticipated to be at risk from fungal decay or insect attack. Solids and fumigants are not appropriate for these applications, and the only widely used formulations are based on borates. Because the wood is dry at this stage, and because borates require moisture for diffusion, it helps if such treatments are formulated to improve penetration in dry wood. This is usually achieved by adding glycols. Nevertheless, the initial preservative penetration cannot be expected to be as good as that provided by a pressure treatment process. Spray applications of borate are becoming popular in certain regions of the USA as part of termite management systems. Typically, whole house superficial treatments are used to protect against drywood termites and wood boring beetles. This replaces regular fumigation. For subterranean termite protection, concentrated glycol borates may be applied to the bottom two feet of all wood in contact with the slab or, for crawl space construction, two feet up and inwards from the foundation. This replaces a soil barrier. Brush Application Brush applications for surface pre-treatment are basically limited to field-cut preservatives for pressure treated wood and homeowner treatment of structures, presumably with limited life expectancy. Copper naphthenate works well above ground or in ground contact, but its dark green colour (fading to brown after a year or so) is not very appealing. Zinc naphthenate is colourless and can be tinted to suit, but does not work as well in ground contact. Borates are typically used for field cuts on interior sill plates. In addition, borate/glycol mixtures are available for domestic use.
Depot Treatment
Since depot treatment is localized, it is critical that it be placed in the right location, which requires an understanding of how moisture may get into the structure. This can only be done when construction is complete or very near completion. At that point the degree of protection by design can be assessed and any water traps can be identified and, where possible, eliminated. The treatment can then be applied in the right location to intercept moisture close to its point of entry. Depot treatments are an excellent choice for a few common design applications such as partially exposed beams. When a beam penetrates the building envelope, only a portion is exposed to moisture and it makes sense to just treat that part. Depot treatments are especially useful for products that are not well-suited to pressure treatment with waterborne preservatives, like glulam. Similarly, depot treatments are appropriate for exposed log ends in log homes – logs that extend beyond the protective roof overhang are at risk of decay. Solids Depot treatments most commonly use a solid form of preservative. Borate, copper/borate and fluoride rods are highly suited to this end use since they are easy to install and the active ingredients only become mobile if moisture entry occurs. Other formats Pastes can be packed into drilled holes or routed grooves – log home grooves are an appropriate application. Liquid injection is less common, as this involves drilling small holes, inserting a pin nozzle injector connected to a 70 -120 psi tank/pump, and forcing preservative along the grain under pressure. A series of such holes is required, particularly for large dimensions, to increase loading. Less suited to depot treatments, fumigants have not, to our knowledge, been used in these applications.
Supplemental Treatment
Supplementary treatment may be added wherever on-site cutting or drilling of wood is unavoidable, or where it is suspected the original protection measures may be inadequate. This is most commonly done in applications such as wood foundations, agricultural buildings, or non-residential long-life applications such as utility poles and bridge timbers. For wood foundations and agricultural buildings, it is normal to expect some end cutting and boring for bolts, pipes or electrical wiring. Typically copper naphthenate is brushed on the cut ends or holes in the treated wood to protect the exposed surfaces. Experience has shown that this is adequate for the limited exposure resulting from such cases. For cases such as poles or bridge timbers, the original preservative protection can be lost over time due to degradation or depletion of the active ingredients. A need for supplementary treatment may be indicated by damage to similar structures in the same area. Or there may be evidence that the risk of damage has increased, for example, if new termites move into the area. In cases like utility poles, where these are part of the physical infrastructure of an organization, inspection, maintenance and remediation are regularly practiced to ensure continued safety in use and to schedule replacement. Often the cost of supplementary treatment is relatively small compared to the cost of inspection, and is a very small fraction of the cost of premature failure. Supplementary treatment may also be prudent in terms of due diligence (reducing legal liability). During inspection of these structures, drills or increment borers may be used to determine the condition of the interior of the wood members. It is advised to treat these holes, to avoid infection from non-sterilized drills and borers. In addition, as holes are typically drilled where decay is suspected or anticipated, treating the holes is wise to supplement protection at that site. Solids Borate, copper/borate and fluoride rods have seen increasingly widespread use as supplementary treatments for internal decay due to their convenience in handling and very low toxicity. Copper moves more slowly in the wood than borate, providing protection to the zone around the rod if the borate is removed over time through mass flow of water. This is mainly of concern for utility poles in wet climates, where moisture moves into the pole from the soil, wicks up the pole and evaporates above ground, moving the borate up the pole with it – this leaves the borate in a part of the pole not especially at risk for decay. The rate of water flow may be relatively slow in Douglas fir (an impermeable wood species) treated with an oil-borne preservative having some water repellency. It may be more rapid in southern pine (a very permeable wood species) treated with a waterborne preservative. Liquids, Pastes and Gels Spray and foam application of liquids and gels are increasingly used for supplementary treatment of wood frame buildings against termites and wood boring beetles. Holes are drilled into each stud space and the liquids or gels are pumped in under pressure. Coverage cannot be expected to be as effective as that achieved by spray treatment during construction. Liquids can be poured or pumped into drilled holes to treat internal decay in utility poles or timbers. Typically the loading of preservative that can be achieved is limited in the first case by the size and location of the holes and the solubility of the chemical, and in the second case by the permeability of the wood. Another approach is to leave a pressurized device attached to the pole below ground, which pushes a larger amount of liquid into the pole over a longer time period. Care must be taken to ensure that drilled holes do not intersect voids or checks leading to the surface of the wood; otherwise, the liquids can flow out. Pastes can be packed into drilled holes to treat internal decay. Alternatively, they can be brushed or trowelled on or applied on bandages to treat external decay. Fumigants Fumigant treatments have been used successfully for decades on utility poles and timber structures. The gas moves rapidly through the wood, adsorbing to the lignocellulose and providing several years of residual protection.
