pro-tec building maintenance tips

Building Maintenance 101:What to look for and what to do

50 Williams Parkway | Unit N | East Hanover, NJ 07936 | 973-428-8868

An Introduction to theBuilding Envelope

Definition of “Building Envelope”

The Building Envelope is that part of the building that is exposed to the “outside world”.

The Building Envelope is the “skin” of the building.

This “skin” includes the foundation walls, exterior walls, balconies, and roofs of the building.

The Building Envelope is responsible to protect the interior of the building from:

Exterior Intruders

Water Infiltration

What are the “exterior intruders”?

Air Infiltration:

Whistling Noises

Air Infiltration: Cold Air

Loss of Air Conditioning

What are the “exterior intruders”?Others

What do I need to know?

Do I have any problems with the Building Envelope?

Do I have any current water infiltration issues/leaks?

How do I document water infiltration issues/leaks?

Does my property have a water infiltration/leak history? If so, is there a history of repairs?

Understanding the water sources likely to be encountered.

These can be from external or outside forces, or from internal or interior sources.

What do I need to understand?

External or Exterior Sources

Water that is likely to penetrate the building envelope is most commonly from rainwater on above-grade components and groundwater intrusion into below grade components.

Other sources should also be considered as appropriate, such as melting snow, overspray from cooling towers, landscaping sprinklers and redirected water from such sources as downspouts and gutters.

Internal or Interior Sources

Interior sources for water in the building include:

Leaking Drain Pipes or Drain Heads

Condensation from Piping

Condensation fro Interior Temperature Variations

Leaking Plumbing Fixtures or Pipes

The Building Envelope is an “Engineered System”

Real Life Forensic Test Cut

What tools do I need?

Patience – Dealing with the TenantsA Camera – To Document Conditions

Tape – To Mark Location of IssuesCell Phone – To Call a Professional

ORA Smart Phone with the Pro-Tec App

More about the App Later

What do I need to look for?

Inside

Stained Ceiling Tiles or Ceiling

Leakage around Windows and Doors

Interior Damage – Mold and/or Mildew

What do I need to look for?

Outside

Window Glazing Gasket Shrinkage

Existence of Flashing Membrane

Existence of Flashing Membrane/Wall Construction

What do I need to do about it?

How can I maintain it?

Where do I find a “Problem Solver”?

What Types of Building Envelopes do we typically see in our market?

Natural Stone Panels & “Punch Out” Windows Building Envelope, Including Curtain Wall Sections

Remember

Natural Stone Panels & Horizontal Strip Windows

Typical Curtain Wall

Typical Concrete Block Facade

Typical Stucco Facade

Typical Precast Concrete with Strip Windows

Typical Precast Concrete with Strip Windows and Curtain Wall

Typical EIFS Facade

Typical Tilt-Up Concrete Panel Facade

Atypical “Tilt-Up” Concrete Facade

Typical Brick and Horizontal Strip Window

The mere presence of any sources alone, though, will not cause leakage. For leakage to occur, three

conditions must be present:

1. First - Water must be present.

2. Second – The water must be moved by forces

3. Third – Most importantly, there must be a breach (hole, break, or some type of opening) in the envelope to facilitate the entry of water into the protected spaces.

The Three Requirements for Water Infiltration

The Forces

• Gravity

• Surface Tension

• Hydrostatic Pressure

• Environmental Conditions

Gravity

Gravity - Free Standing Water

Surface Tension

Hydrostatic Pressure

Environmental Conditions

Lightning

The Weather

Causes of Deterioration of Office Structures

Lack of Maintenance

Material Fatigue

Interior Damage

What is a Weep Hole?

Workmanship Flaws – Weep Hole Caulked Shut

Open Masonry Joints

Causes of Deterioration of Office Structures

Lack of Maintenance

Material Fatigue

Lack of Maintenance

Sealant

Adhesive vs. Cohesive

Gaskets and “Shrinkage”

Gaskets and “Shrinkage” and Movement

Material Fatigue

Typical Water Infiltration Testing Report

Typical Water Infiltration Testing Proposal

Structural Cracking

Movement

Efflorescence

Open Walls

Open Masonry Joints

Concrete Walkway Damage

Window Staining Run-Off

Prototype Drip Edge Installation

Before

Claridge House One – Verona, NJ

Tower West – West New York, NJ

Harmon Cove Tower – Secaucus, NJ

Thank You

The theory of the relationship between waterproofing and building envelope requires the understanding of three

things to ensure a watertight and environmentally sound interior:

What do I need to know about it?

What do I need to look at?

What do I need to do about it?

What tools do I need?

How can I maintain it?

Where do I find a “Problem Solver”?

pro-tec building maintenance tips

protec app

tec building maintenance

tec leakage

tec internal

tec external

tec birds

windows building envelope

tec typical tilt

Business

sitecore maintenance tips

hss 9 tips home maintenance

heavy vehicle maintenance tips

gis maintenance & tips

5 useful ac maintenance tips

home maintenance tips slideshare

easy diy furnace maintenance tips

top car maintenance tips for

maintenance tips 101

10 car maintenance tips

plumbing maintenance tips

home fall maintenance tips exterior

pool maintenance tips

tec b472 maintenance

domestic hvac maintenance tips

mosaic maintenance k tec spanish

exchange server maintenance tips

car maintenance tips

tec 472 maintenance

easy septic tank maintenance tips