evaluating water leakage of buildings 11-11-09
TRANSCRIPT
Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
Evaluating Water Leakage of BuildingsEvaluating Water Leakage of Buildings Using ASTM E2128-01a
Pete Fowler Construction Services, Inc.November 2011
1© 2011 Pete Fowler Construction Services, Inc.www.petefowler.com
Evaluating Water Leakage of Buildings
CON STR U CTIONP e t e F o w l e r CON STR U CTIONS e r v i c e s , I n c .
2© 2011 Pete Fowler Construction Services, Inc.www.petefowler.com
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
Program Outline1. Introduction
2. ASTM E2128-01 Sections
3. Sample Documents
4. Maintenance and Repairs on a Limited Budget
5. Selecting and Evaluating Expert Consultants
6. Deep Thoughts and Hot Buttons
7. Conclusion & Recommendations
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Evaluating Water Leakage of Buildings
Pete Fowler Construction Services, Inc. (PFCS) is a team of consultants with expertise in all phases of building construction.
A. Who We Are: The Building Life-Cycle Experts
1. INTRODUCTION
Services:
• Construction Cost Estimating• Construction Management • Property Analysis• Construction Claims Consulting• Construction Defect Consulting
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• Expert Witness Testimony • Training & Education
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Evaluating Water Leakage of Buildings
A. Who We Are: The Building Life-Cycle Experts
• Building Inspection and Property Condition Assessment
Property Analysis
1. INTRODUCTION
(Conforming with ASTM E2018)• Testing: Invasive / Intrusive / Destructive Investigations for
building leaks, performance problem diagnosis, and cause & origin investigations using ASTM E2128.
• Maintenance Plans and Maintenance Manuals• Scope of Work/Repair: Construction-ready documents• Budgets and Schedules for Construction• Request for Proposal / Tendering and Bid Analysis
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• Request for Proposal / Tendering and Bid Analysis• Construction Contracts and Management Documentation• Quality Control Inspections• Warranty and Maintenance Documentation
Evaluating Water Leakage of Buildings
B. Who You Are
• Attorneys
• Property Owners
1. INTRODUCTION
• Property Managers
• Construction Professionals
• Insurance Professionals
• Others interested in Building Life-Cycle Management
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
C. Learning Objectives and Why This Is Important
1. Summary of ASTM E2128-01a Standard Guide for Evaluating
Water Leakage of Building Walls
1. INTRODUCTION
2. Continue the Property Analysis Seminar Series so we can all
have a “big picture” understanding of how professionals
gather, analyze and use building performance data.
3. Learn best practices and “the scientific approach” to figuring
out building performance problems.
7© 2011 Pete Fowler Construction Services, Inc.www.petefowler.com
4. Have something to contrast against, when you are faced with
people who have drawn erroneous conclusions based on poor
investigation techniques.
Evaluating Water Leakage of Buildings
2. ASTM E2128-a SectionsA. ScopeB. Referenced DocumentsC. Terminology
2. ASTM E2128‐01a
C. TerminologyD. Significance and UseE. Systematic Approach to an Evaluation: Overview
1. Review of Project Documents2. Evaluation of Design Concept3. Determination of Service History4. Inspection5. Investigative Testing6 A l i
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6. Analysis7. Report Preparation
F. Annex A1: Mandatory InformationG. Appendixes (X1 through X8)
*Note: Above letter sections do not correspond with the actual ASTM E2128 sections
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Evaluating Water Leakage of Buildings
A. Scope
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
B. Referenced Documents
2. ASTM E2128‐01a
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
C. Terminology
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
D. Significance and Use
2. ASTM E2128‐01a
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
E. Systematic Approach to an Evaluation
2. ASTM E2128‐01a
Overview
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Evaluating Water Leakage of Buildings
E.1. Review of Project Documents
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.2. Evaluation of Design Concept
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.3. Determination of Service History
2. ASTM E2128‐01a
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
E.4. Inspection
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.4. Inspection (continued)
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.5. Investigative Testing
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.5. Investigative Testing (continued)
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.6. Analysis
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
E.7. Report Preparation
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
F. Annex: A.1 Background(Mandatory Information)
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
F. Annex: A.1 Background
2. ASTM E2128‐01a
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
G. Appendixes(Nonmandatory Information)
X1: SealantsX2: Masonry
2. ASTM E2128‐01a
X2: Masonry X3: Windows and Glass /Metal
Curtain WallsX4: Exterior Insulation and Finish
Systems (EIFS)X5: Cement Stucco and Tile SystemsX6: Wood and Manufactured Wood
Based Siding Systems
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X7: Fiber Cement and Cement Bonded Particle Board Siding Systems
X8: Precast Concrete Panels
Evaluating Water Leakage of Buildings
G. Appendixes
2. ASTM E2128‐01a
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Evaluating Water Leakage of Buildings
3. Sample DocumentsA. Investigation
Recommendations
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
B. Testing Summary
3. SAMPLE DOCUMENTS
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Pete Fowler Construction Services, Inc.
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Evaluating Water Leakage of Buildings
C. Testing Map
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
C. Testing Map
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
D. Inspection Documentation
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
E. Issues-Location Matrix
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
F. Scope of Repair
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
G. Repair Map
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
H. Issues-Discussion Matrix
3. SAMPLE DOCUMENTS
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Evaluating Water Leakage of Buildings
Collect
A. Analyzing Construction Defects4. Maintenance and Repairs on a Limited Budget
4. MAINTNENANCE & REPAIRS
CollectOrganize
UnderstandPlan
Scope Issues Locations Costs
1 2
3 4 5 6
HYPOTHES
PRESEN
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Issues‐Locations Issue by Issue
7 8 9 10
SIZE
NT
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Evaluating Water Leakage of Buildings
1. What is the allegation?2 H d it l t t th t ki ith?
4. Maintenance and Repairs on a Limited Budget
4. MAINTNENANCE & REPAIRS
A. Analyzing Construction Defects
2. How does it relate to the party we are working with?3. Where and how many times is it alleged to be an issue?4. What do all the parties say about the issue, including costs?5. Did we see the issue?6. Is the assembly performing as the owner might hope?7. Is the assembly performing as we should expect?8. Is it a defect?9. Is it causing damage?
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g g10. Is a repair required?11. What are the applicable standards?12. What is a reasonable repair?13. How much will the repair cost?14. Who is responsible?
Evaluating Water Leakage of Buildings
4. Maintenance and Repairs on a Limited Budget
4. MAINTNENANCE & REPAIRS
1. Don’t get married to a contractor.
2. Prioritize Repairs DefineA. Must be done immediatelyB. Should be done ASAPC. Would be great
3. Then, use D&B of DBSKCV4. Consider the “life-cycle costs”
associated with the decisions. 5. Cycle through D&B and
Prioritize as necessary, until the best decisions have been made
Budget
ScheduleCoordinate
Verify
DBSKCV CM Method
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best decisions have been made, before moving into the SKCV (physical work) phases.
6. For the lowest price, competitive bidding in the open market must take place.
Contract
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Evaluating Water Leakage of Buildings
5. Selecting and Evaluating Expert Consultants
Our company’s highest and best use, and what we have worked on for the last decade, is to figure out how we make the “Total
5. SELECTING & EVALUATING EXPERTS
Cost of Consulting” valuable to our clients.
“Most value” is sometimes the lowest cost, but often not. “Value” is a function of how the fruit of the consulting work is going to be used. If someone pays for a report but does not read it, ignores the information in making decisions, or does not execute the recommendations, then the consulting work has no value, no matter how excellent the analysis
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matter how excellent the analysis.
Evaluating Water Leakage of Buildings
Creating the most value for consulting services, regardless of whether the “total cost of consulting” is modest or extravagant,
i
6. DEEP THOUGHTS
5. Selecting and Evaluating Expert Consultants
requires:
1. Case-by-case application of professional judgment by awesome, experienced and well trained consultants;
2. A well defined and fine-tuned system to maintain consistency and quality control;
3. A mechanism to get the price right and be able to compare the ultimate cost of the solution to the original plan, and;
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g p , ;4. Communication, information and feed-back by the purchaser of
the consulting services.
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Evaluating Water Leakage of Buildings
Plan
6. Deep Thoughts and Hot ButtonsA. Construction Defect Life-Cycle
6. DEEP THOUGHTS
A. Plan
B. Build
C. Use
D. Dispute
Plan
BuildLearn
Construction Defect
Life-Cycle
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E. Repair
F. Learn
Use
Dispute
Repair
Evaluating Water Leakage of Buildings
Define
6. Deep Thoughts and Hot ButtonsB. Managing Construction Quality
6. DEEP THOUGHTS
Define
BudgetVerify
DBSKCV CM Method
DBSKCV Construction Management Method (A PFCS Original)
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Schedule
Contract
Coordinate
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Evaluating Water Leakage of Buildings
7. Conclusions and Recommendations
7. CONCLUSIONS
A. Learning Objectives1. Summary of ASTM E2128-01a Standard Guide for Evaluating
Water Leakage of Building Walls.
2. Continue the Property Analysis Seminar Series so we can all have a “big picture” understanding of how professionals. gather, analyze and use building performance data.
3. Learn best practices and “the scientific approach” to figuring out building performance problems.
43© 2011 Pete Fowler Construction Services, Inc.www.petefowler.com
4. Have something to contrast against, when you are faced with people who have drawn erroneous conclusions based on poor investigation techniques.
Evaluating Water Leakage of Buildings
7. Conclusions and Recommendations
B. What To Do Next
7. CONCLUSIONS
1. The proper order is: Examination. Diagnosis. Prescription. p p g p
2. Stay tuned for the next programs in this series: (A.) Prioritizing
Maintenance and Repairs on a Limited Budget (B.) Contracts
for Property Maintenance, Repair and Improvement. (C.)
Managing Property Maintenance, Repair and Improvement.
3. Exercise professional judgment in the best interests of your
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p j g y
clients (sometimes this is hard).
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Evaluating Water Leakage of Buildings
7. Conclusions and Recommendations
C. Extra Credit Homework and Further Reading
7. CONCLUSIONS
1. ASTM E2018-08 Standard Guide for Property Condition1. ASTM E2018 08 Standard Guide for Property Condition
Assessments
2. ASTM E2128-01a Standard Guide for Evaluating Water
Leakage of Building Walls
3. PFCS Managing Property Maintenance and Improvement
4. PFCS Managing Construction Quality
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4. PFCS Managing Construction Quality
5. Life-Cycle Cost Analysis (LCCA) Whole Building Design
Guide 2011-04-13
Evaluating Water Leakage of Buildings
CON STR U CTIONP e t e F o w l e r CON STR U CTIONS e r v i c e s , I n c .
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The End