the building enclosure & becx: sustainability’s next realitydefects: lessons learned in...

Presenter: Christine Quigley, PE RRC BECxP LEED AP BD+C Christine.Quigley@Terracon.com (O) 704.594-8933 (M) 704.953-8308

Presented for: National Facilities Management & Technology Building Operating Management’s NFMTVEGAS November 1-2, 2016

the building enclosure & BECx: sustainability’s Next Reality

1.0 HSW Credits Provider Number: J884 Course Number: BEC003

Terracon is a Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to

CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.

The program is registered with the AIA/CES for continuing

professional education. As such, it does not include content that may be deemed or construed to be an

approval or endorsement by the AIA of any material of construction or any method or manner of handling, using,

distributing or dealing in any material or product.

Questions related to specific materials, methods and services will be addressed at the conclusion of this

presentation.

learning objectives

Understand how the building enclosure protects the

interior environment and the health and safety risks

of building enclosure design flaws and construction

defects: Lessons Learned in Building Enclosure

Construction.

Discuss the impacts to overall energy efficiency,

cost, performance, health, welfare and safety of

performing Building Enclosure Commissioning

(BECx) simultaneously.

Understand types of Building Enclosure

Performance Testing to reduce potential for indoor

environmental risks and costly repairs to a building.

audience poll

building enclosure basics&threats

Foundations

Concrete Floor Slabs

Exterior Below Grade Walls

Exterior Cladding

Exterior Curtain walls and Storefronts

Exterior Windows and Doors

Sealant, Control Joints and Flashings

Shading Devices

Plaza Decks and Planters

Roof Systems

Skylights, etc.

Air Barriers

Fall Protection Systems

building enclosure components

building enclosure function & performance

Thermal Performance

Air/Moisture

Light Control

Indoor Comfort

Security, Safety

Fire Resistance

Acoustical Performance

Structural Integrity

Maintainability/Sustainability

Economically Viable

Aesthetics

Image from Dancing House-Prague

consequences of design flaws & construction defects

Uncontrolled Air and Water Intrusion

Premature Deterioration

Biological Growth (Mold)

Poor Indoor Air Quality

Increased Energy Costs

Decreased Worker Productivity

Costly Investigations/Repairs

Phenomena related to water intrusion, dampness and excess moisture are not only harmful to the health of a building’s occupants, but they also seriously affect the condition of the building structure, which may diminish the indoor air quality of the building.

- WHO guidelines for indoor air quality: dampness and mold World Health Organization 2009

indoor air quality

Transitions between building enclosure components or assemblies generally total less than 1% of the building enclosure area but can account for 90% of enclosure failures and leakage. - NIBS Annex U

Uncontrolled air leakage in buildings increases the heating and cooling energy consumption by up to 40%. – ”Commissioning the Air Barrier System” ASHRAE Journal

Investigation of the impact of commercial building enclosure airtightness on HVAC energy use concludes that continuous air barrier systems can reduce air leakage by up to 83% and provide potential energy savings of greater than 40% for gas and 25% for electrical. - 2005 NIST Study

performance threats

Junctures

Interfaces

Penetrations

Most problems occur at intersections or transitions of different materials or systems

performance transitions

Building Enclosure - Photo #1 Building Enclosure - Photo #2

Building Enclosure - Photo #3 Building Enclosure - Photo #4

transitions

Building Enclosure - Photo #1 Building Enclosure - Photo #2

Building Enclosure - Photo #3 Building Enclosure - Photo #4

transitions

thermal continuity

thermal continuity

thermal bridge

According to a study performed by the National Roofing Contractors Association, roofing failures are attributable to:

• 50% to Poor Workmanship

• 20% to Poor Design

• 15% to Poor Maintenance

• 10% to Material Failures

performance threats

roof system attachment

roof membrane adhesion

through-wall flashings

mortar clutter

structural degradation

structural degradation

structural degradation

structural degradation

building enclosure commissioning (BECx)

? What is it

? Why does a building a need it

? What are the benefits of it

? What is the cost

Image: Courtesy of Balfour Beatty Construction

Complexity of Today’s Systems: Energy requirements Health and safety, Indoor environmental air

quality

Identifies issues & corrects deficiencies: Design errors spotted during design phases Improper installation observed and corrected Identifies poor construction sequences

Ensures maintainability of systems Increases occupant productivity

why BECx?

BECx commissioning

BECx = process of ensuring that building systems and subcomponents are designed, installed, tested, and operated at optimum efficiency. *

BECx will become the preferred method of ensuring that building systems are installed and operated to perform as intended. *

MEP system are designed based on the Building

Enclosure Systems being designed and installed correctly.

Enhances MEP Cx * Continuous Commissioning Guide Book U.S. Department of Energy

incorporating commissioning

EARLY input in the design phase

Requires detailed documentation of all building components throughout the project phases and beyond

Has its own: specifications functional performance checklists performance tests training for operations and maintenance

Team working together for a common goal: Owner Designer Construction Manager General Contractor Subcontractors Consultants

LEED Certified Buildings

2009 Systems Phases

EA Pre-Requisite HVAC & Controls Domestic Hot Water System Lighting & Controls Renewable Energy Systems

Construction Acceptance

EA Enhanced: (2 Points)

No additional systems, only additional services

Design Post Acceptance

V4 Systems Phases

EA Pre-Requisite

HVAC & Controls Domestic Hot Water System Lighting & Controls Renewable Energy Systems Plumbing Pumps & Controls Electrical Service &

Distribution Envelope

Design Construction Acceptance

EA Enhanced: Option 1 (3-4 Points)

No additional systems, only additional services

Post Acceptance

EA Enhanced: Option 2 (2 Points)

Building Envelope Design thru Post Acceptance

LEED Certified Buildings

The “Aha” Moment at the East Carolina Heart Institute

Irene and the East Carolina Heart Institute

2nd Floor

North

Corridor

2nd Floor

North

Corridor Interior Office

East Carolina Heart Institute

3rd Floor

North

Corridor

4th Floor

North

Corridor

East Carolina Heart Institute

East Carolina Heart Institute

School of Dental Medicine (SODM)

The “Aha” Moment

Are we commissioning the SODM Envelope?

Later found, NO. Cost was believed to be too high @ $27,000.

Following week, BECx was added to the SODM.

Cost of BECx

~0.25% of Total Construction Cost

$1,000’s in design & construction

$1,000,000’s in forensics and repairs

Just bricks and sticks…

Do you have swing space for building

occupants during repairs???

Impact Costs

Cost of BECx

Building / Project Name

Total Project

Cost

MEP Cx Costs

BECx Costs

Envelope Issues?

Forensic Testing

Health Sciences Building $ 61 M INA Not Done Yes $300k +

Heart Institute $ 60 M $ 243 k Not Done Yes $58k

School of Dental Medicine

$ 60 M $ 370 k $ 32 k No $0

Clement Residence Hall $ 20 M $ 30 k $ 60 k No $0

Gateway Residence Hall $ 58 M $ 323 k $ 64 k No $0

Student Union $ 122 M $ 537 k $ 181 k Construction

Phase

mockups and tes t i ng mockups and testing

why?

Quality control during construction

Complements building commissioning process

Changes in building façade technology

Long-term performance – Energy Efficiency

Increased comfort

Increased awareness of damaging effects of water

(mold, structural damage, loss of insulation value)

Savings on Forensic Assessment

mock ups

test methods AAMA AAMA 501 – “The Big Picture” AAMA 502 – Fenestration Products AAMA 503 – Storefronts / Curtain Walls

/ Sloped Glazing AAMA 511 – Forensic Testing AAMA 501.2 – Hand-Held Spray Test

test methods ASTM ASTM E 783 Field Air Infiltration

ASTM E 1105 Field Water Penetration

ASTM E 1186 Field Air Leakage Testing

ASTM C 1153 Thermographic Imaging

ASTM F1869 Concrete Vapor Emission Testing

ASTM C 1521 Exterior Joint Sealant Adhesion

Testing

ASTM D4541 Air Barrier Adhesion Testing

ASTM C1601 Masonry Penetration Testing

ASTM F2170 Concrete Relative Humidity

Testing

other testing methods

Electronic Field Vector Mapping (EFVM)

ANSI / SCTE FX-1 Deck Strength Roofing Fastener Pull Test

Roof Uplift Testing (FM 1-52)

after the testing . . .

Results are reported in a written report

Construction continues

EVERYONE is Happy!

Remove and reinstall assemblies

Adjust design or method of installation

Consult with project waterproofing

consultant or manufacturer’s technical

representative

Adjust performance criteria (only

recommended if original criteria deemed to

be not appropriate for product application)

Retest after adjustments are made

FACILITIES 2020 E Starita Road, Charlotte, NC

This concludes the American Institute of Architects Continuing Education Systems Programs

thank you for your time!

FACILITIES 2020 E Starita Road, Charlotte, NC

This concludes the American Institute of Architects Continuing Education Systems Programs

thank you for your time!

Contact Christine Quigley, PE, RRC BECxP LEED AP BD+C Christine.Quigley@Terracon.com (O) 704.594-8933 (M) 704.953-8308