the process of building envelope restoration · building envelope restoration •so how did the...

The Process of Building Envelope Restoration A case study by Wade Engineering,

Presented by Ted Barnes P. Eng. Oct 2015

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The Process Flow • Reserve Fund Study (may or may not start the process)

• Service Proposal

• Initial site review of building concerns and history.

• Investigation approach and tasks to be performed, report format.

• Specification & tender.

• Inspection of work in progress, invoicing.

• Investigation (Technical Audit) and Report

• Site investigation to determine the type and extent of deterioration.

• Collect a statistically significant sample of likely areas of deterioration.

• Report supporting recommendations and estimated project cost.

• Specification, Tender, and Field Review

• Specification development based on report and Board direction.

• Tender to approved contractors

• Board and selected contractor sign CCDC 2 contract

• Wade Engineering reviews work in progress & approves invoices

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The Investigation

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Heritage Sherwood Park West, Built 1998, 61 units. Overview the Building, Identify Problem Areas, Allocate Data Collection

The Investigation

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The Usual Suspects

Checklists Help Investigators Collect The Necessary Data

The Investigation

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Good location for EMC (Equilibrium Moisture Content )

The Investigation

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The Investigation

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Invasive Tests Provide A Look

Behind The Surfaces

The Investigation

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The Investigation

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Loose Vent Ducts

Vapour Barrier What’s Hiding in the Attic?

The Report

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Report includes data, photos, observations, summary and recommendations: Recommendations and Opinion of Cost The following scope of work outlines the recommended repairs to the entire building envelope. In the event that the restoration work needs to be phased over time, ……………………….. Scope of Work: • Remove stucco and deck railings and membranes. • Remove and re-install windows with proper weather barrier. • Re-install deck membranes with proper detailing, slope, and blocking for

railings • Before stucco replacement apply wood preservative to a height of 12” to the

base of ground level columns. • Re-install stucco with window band details to allow future replacement of

windows. • Re-install railings with proper length bolts Opinion of Costs………………………………….. $1,750,000.00 to $2,000,000.00

Then comes the five stages of Grief: Denial, Anger, Bargaining, Depression, Acceptance

Building Envelope Restoration

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Facing Reality: Board - Manage Expectations of Unit Owners Contractor - Manage Schedule & Cost Wade - Review work, Mediate the Differences

DEMOLITION

Building Envelope Restoration

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Careful Stucco Demolition Avoids Saw Cut Damage to Sheathing……

Building Envelope Restoration

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Building Envelope Restoration

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Balcony Structural Damage

Building Envelope Restoration • So How Did the Investigation Results Compare to Actual?

• As expected the West and North elevations had a large percentage of the deterioration.

• Investigation points were plotted on the Contractor’s drawing of where materials were used. (An excellent record!)

• Of 26 moisture readings over 14% on the West and North elevations:

• 6 had no significant deterioration in the surrounding area.

• 20 had anywhere from deteriorated OSB up to complete failure of the OSB and framing behind.

• Our investigation assessment of overall damage used for cost estimating was good overall, this time…………………..

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Building Envelope Restoration

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Balcony Slope Verification

Restoration

Building Envelope Restoration

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Balcony Rebuild

Building Envelope Restoration

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Window Flashing Mock-up

EFIS Installation

Scaffolding Progressive Assembly

Building Envelope Restoration

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Siding Follows the Other

Trades Around the Building.

Building Envelope Restoration

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Finally Railings and A/C Units Return – and Then The Trouble Starts…..

Building Envelope Restoration

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Final Inspection and Resolution of Deficiencies Before The Scaffolding Comes Down South and West Side……

Building Envelope Restoration

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While Work Continues on the East Side.

Building Envelope Restoration

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Building Envelope Restoration

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The Finished Product.

Building Envelope Restoration

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Questions?

Final Cost $1.6M < Estimated $1.7-2.0M 44,580 sq. ft. of siding

Completed 5 weeks ahead of schedule Some residents are still complaining about AC units….