washington d.c. october 2008

8/14/2019 Washington D.C. October 2008

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Why Building Failures are Likely & How to Reduce Your

Lorman Educational Services

Washin ton DC

Speakers:

-- er y u ng orens cs roupJim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP

Copyright Liberty Building Forensics Group Duplication by Permission Only 1


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The High Risk of Green Buildings

The Hidden Risks of Green Buildings:Why Building Failures are Likely & How to Reduce Your

Risks

Lorman Educational ServicesWashington, DC


Speakers:David Odom & Richard Scott--Liberty Building Forensics GroupJim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP

Presentation OverviewThe great irony of building green is that the very concepts that

are intended to enhance a building's performance over itslifetime are many of the same things that also make it highlysusceptible to moisture & mold problems during the first few

.

Improved energy conservation, increased thermal insulation,and the use of innovative products are some of the thingsthat make buildings green and sustainable. Coincidentally,they are also some of the things that make buildingssusceptible to future failure.

While green buildings have many positive benefits there is also


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Premises of the Presentation Building green is a noble goal, but there is strong

evidence that green buildings are higher risk buildings

Risks Some are obvious but most are obscure.

Risks include:--Legal & contractual risks

--Insurance risks--Project risks

--Technical risks

Potential building problems can range from acute &catastrophic to chronic performance failures

Our observation: Good ractices in such ke areas as


IAQ, humidity control, waterproofing & regionally correctclimate design criteria have not being well integrated intogreen design practices--including many LEED credits.

The answer is to build low risk, regionally correct, greenbuildings

Definitions

Green BuildingDesign, develop, construct &

non-renewable resources. Sustainability-Includes green issues, but also is

interested in economic issues (financialpayback)

-


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Green Building Risks

Legal risks

Insurance risks

Project risks

Technical risks


Complex Building + Strong HVACDrivers = High Risk Buildings

Building

Complexity

II moderate

I l


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Post-Construction DeficienciesExperienced by Walt Disney World

Thermal &

Moisture

Mechanical

Finishes

Conveying

35%


ystems

General

Requirements

Site Work

Electrical

16%

Green BuildingsVersus

Lower Risk, Regionally-Correct Buildings

Green Buildings Low Risk Buildings

1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceed ASHRAE)

2. Stresses innovative materials 2. Stresses time-tested, proven materials3. Renewable/carbohydrate based matls 3. Hydrocarbon based materials

4. Emphases energy conservation 4. Emphases dehumidification

5. Stresses VOC reduction 5. Minimal VOC concern (only on matl selection)

-Increased exhaust (>5 Pa) -Very tight control of exhaust

-Building flush out -Rejects building flush out

- ow ma er a se e c on - grees w ow ma er a s


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Course Agenda

Morning Course Overview-David Odom

- Specific Higher Risk Green Building ConceptsRick Scott

Problem Prevention Approaches-David Odom

Lunch

Afternoon Managing Risks When Building Green-Jim Bidgood & Gene Heady


, Bidgood & Gene Heady

Insurance Issues for Green BuildingsJim Bidgood & Gene Heady

Final Tips for Successful Green Buildings -Everyone


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The Hidden Risks of Green Buildings October 2008

LEEDLeadership in Energy &Environmental Desi n

Copyright Liberty Building Forensics Group Duplication by Permission Only1

Many of LEED graphics and information are from USGBC website: usgbc.org


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USGBCUS Green Building Council

Founded 1993

Represents all segmentsof Building Industry

. .

C itt B d


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What is

greenbuilding?

Design andconstruction

practices thatmeet specified

standards,SitePlanning

resolvingmuch of the

negativeimpact of

buildings on

theiroccupants and

on the.

LEED is thecurrent Gold

StandardbyUSGBC


Leadership in Energy& Environmental Design

LEED

69 Potential Credits (Points)

PlatinumPlatinum

2 6 3 3 3 9 5 2 6 9

oo


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LEED Checklist


LEED-NC

Point Distribution

Indoor

Envi ronmenta l

Water

Ef f iciency

8%Energy &

Mater ia ls &

Resources

20 %

Susta inable

Si tes

22 %

Qual i t y

23 %

m os p er e


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Emory UniversityWhitehead Biomedical Research Building

First LEED

Certified Buildingin Southeast

Achieved Silver


a ng


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Additional Construction Costs for

LEED-certified buildings

Conventional Building Cost (100%)Average for offices and schools, based on 40 buildings

Additional Cost

(2 buildings)

GOLD (9 buildings)

.

2.2%


SILVER (21 buildings)

CERTIFIED (8 buildings)

1.9%

.66%

Th Hidd Ri k f G B ildi O b 2008


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Th Hidd Ri k f G B ildi O t b 2008


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The Hidden Risks of Green Buildings


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Higher RiskGreen Building Concepts

Building

omplexity

II moderate

III high


C

Green DriversMild Intense

I low


Lower Risk, Regionally-Correct Buildings


1.More Outside Air

2.Stress Innovative Materials & Concepts

1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceed ASHRAE)

2. Stresses innovative materials 2. Stresses time-tested, proven materials

3. Renewable/carbohydrate based matls 3. Hydrocarbon based materials




-Buildin flush out -Re ects buildin flush out

3.Renewable/Carbohydrate Materials

4.Emphasis on Energy Conservation

5.Stress VOC ReductionL VOC i l l i A i h l VOC i l



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Risks Associated With New Materials& Concepts

.Like most experiments they tend to fail. If

the experiment is the whole exterior of thebuilding (or the entire HVAC system), theyfail big.


Quote from

How Buildings Learn: What happens after theyrebuilt by Stewart Brand

Challenge: Understanding performance of newmaterials and s stems in hi h risk areas of

Risks Associated With New Materials &Concepts

envelope assembly

Vapor retarder vs. air barrier vs. secondaryrainwater barrier

Dewpoint location



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Innovative Concepts:Vegetative Roof


Innovative Concepts:Vegetative Roof



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Innovative Materials & Increased Insulation:Hides Water Leaks & Reduce Wall Drying


Innovative Materials:Understand Performance Characteristics



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g

Innovative & Carbohydrate MaterialsUnderstand Performance Characteristics


Building Paper

Vapor Retarder

Innovative Concepts/Not Address Rainwater

Flashing (not called out)

Moisture Barrier

Sealant



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g

Innovative Concepts/Not Address RainwaterPhillip Merrill Environmental Center

Chesapeake Bay Foundation

First Platinum LEED Building-2001

Building envelope materials selected to achieveLEED status--the project experienced

substantial rainwater penetration


Innovative Materials & Concepts



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Cx DoesNot Address


Source: Terry

Brennan, EPAGuidelines

Cx Does Not Address:Building Envelope Air Tightness

Closed July 2002Cost to remediate-Initially $10M, then20M now 65M



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Cx Does Not Address:Envelope Air Tightness


Cx Does Not Address:Envelope Air TIghtnessAABAPerformance

Item Air Pressure ASTM TestPermeance

NTE

Differential

Materials 0.004 cfm/ft2 0.3 in. water E 2178

. . .



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Increase Thermal Insulation/Cx Does NotAddress

Increases in energy performance can reduce moisture


Hot Attic Air

Increase Thermal Insulation/Cx Does Not Address

Cold

SupplyAir



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PROJECT WallADL-2(WallsC andR)

SummerCondition

REFERENCE:ASHRAE,1989FUNDAMENTALS,CHAPTER22 = Input Fi el ds = Cal cul at ed Fi el ds

T HI CK NE SS R - VA LU E V ap o r Re s is t an c e

ASHRAEWALL DEWPONT ANALYS S

WALL DESCRPTION

HHVKaliaTower- ADLChangesHonolulu,HI

Increase Thermal Insulation/Cx Does Not Address:Wall Modeling


( IN CH ES ) ( F- SF -H /B TU ) ( RE P)

0.000 0.68 0.0000.625 0.56 0.0406.000 0.85 0.0000.625 0.56 0.0400.000 0.68 0.000

TOTALS: 3.33 0.080

U-VALUE(1/R): 0.30

OUTDOORCONDITIONS: 80.0 FDryBulb 82% RH

Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL

Vapor Pressure 0.8468 IN.Hg

INDOORCONDITIONS: 72.0 FDryBulb 50% RH

Dewpoint Temperat ure: 52. 4F

AIRSPACE

GYPSUMWALLBOARD

INTERIORAIRFILM

WALLSYSTEMCOMPONENT

DESGN CONDTIONS

INTERIORAIRFILM

GYPSUMWALLBOARD

Copyright Liberty Building Forensics Group Duplication by Permission Only 19Temperature Profile

Vapor Pressure: 0.3960 IN.Hg

::

REFERENCE: ASHRAE,1993FUNDAMENTALS,PAGE20.8& 20.14

T h ic k ne s s P l an e R -V al u e S u rf a ce T em p S at . V ap o r Pr e ss u re V ap o r Re s is t an c e V ap or P r es s ur e D ew po i nt T e mp R el a ti v e Hu mi d it y

(I nc hes ) Loc at io n (F -SF- H/B TU) ( F) ( in. Hg) ( Rep) Pr of il e ( F) ( %)

OUTDOOR 80.0 0.8468 82.0%INTERIORAIRFILM 0.000 0.000 0.680 78.4 0.9792 0.000 0.8468 74.0 86.5%GYPSUMWALLBOARD 0.625 0.625 0.560 77.0 0.9365 0.040 0.6214 64.9 66.4%AIRSPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%GYPSUMWALLBOARD 0.625 7.250 0.560 73.6 0.8366 0.040 0.3960 52.4 47.3%INTERIORAIRFILM 0.000 7.250 0.680 72.0 0.7916 0.000 0.3960 52.4 50.0%

0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%

0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%

INDOOR 72.0 0.3960 50.0%

VAPORPRESSUREPROFLE

Wall Component

Risks of Increased Outside AirVentilation

LEED credits for meeting or exceeding

ASHRAE 62.1-2004Requirements for Mechanically Ventilated

Spaces:Increase breathin zone ventilation rates to all

i d b t l t 30% b th



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In 1989 Ventilation Requirements Tripled andBuilding Failures Increased Dramatically

10

15

20

25ASHVE

Requirements

Flugge

Yaglou ASHVEASHRAEStandard

ASHRAEStandard

62-89


0

5

1825 1850 1875 1900 1925 1950 1975 1980 1985 1990

Tregold

RequirementsASHRAEStandard

62-73

62-81

VOC Reduction:Using Exhausts to Remove Odors & Control Pollutants

Most frequent source control is local exhaust Local exhaust can result in

Local depressurization can cause uncontrolledair flows, especially if exhaust amounts >5Pa



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VOC Reduction:Using Exhausts to Remove Odors & Control PollutantsCan Result in Mold and Moisture Problems

Exhaust on


-

Increasing Building Ventilation Can IncreasePressure Imbalances



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Infiltration and Exhaust Air ProblemsDamage caused by uncontrolled air flows

Copyright Liberty Building Forensics Group Duplication by Permission Only 25Mold Growth in Wall Cavities Due to Uncontrolled Air Flows

Infiltration and Exhaust Air ProblemsDamage caused by uncontrolled air flows



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Increasing Outdoor Air and Thermal Comfort


For operable windows consider sensors and

Increasing Outdoor Air and Thermal Comfort

au oma c overr es



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VOC Reduction:Flushout


High Moisture Levels in Outside AirMakes Building Flush Out Risky in theSE & Summertime in NE & Midwest

400

300

200

100

BTU

Days

Dehumidification

Cooling

0



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Moisture Impact of Building Flush-Out ina 100,000 Sq. Ft. Building

LEED Requirement 14,000 cf/sq ft

for Building Flush Out X100,000 sq ft1,400,000,000 cf

= 234,093 gallons of additional moisture


(Assuming an outside dew point of 75 degrees)

Deficiencies in Current Approach toBuilding Commissioning

Intent of EA 1: Verify that the buildings energy

related systems are installed, calibrated, and performaccording to the owners project requirements, basisof design & construction documents

LEED Enhanced CommissioningEA Credit 3

Intent of EA 3: Begin the Cx process early during the



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Concerns About Fundamental &Enhanced Commissioning (Cx)

Cx focuses on energy performance and NOT onmoisture control

Cx focuses more on individual systems and lesson the interaction between systems

Cx does not evaluate the envelope performance

Basic Cx focuses more on end-of-constructionactivities


Cx does not identify design flawsCx document review focuses on ability ofbuilding systems to be commissioned, not howsystems will perform in hot, humid climates

Cx Does Not Address Interaction BetweenEnvelope & HVAC System

HVAC Pressurization

UnlikelyUnlikely ProbableProbable



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Envelope Construction Phase CommissioningDiffers from HVAC Commissioning

HVAC Envelope

Many components can betested individually, before

system is complete

Difficult to perform partialtestsnot watertight until

almost completeTesting well developed& widely recognized (TAB);ASHRAE guidelines ~10

Testing less developed,more difficult to implement,& less recognized;


years no comprehensive guidelines

One Main Sub--familiar withCx/TAB

Many Subs--unfamiliar withCx--which one is responsible

for testing failures?

Innovation & Design Process

Most new products are experiments and mostexperiments fail.

---Stewart Brand

Everytime one of our buildings wins an award we geta lawsuit

--Anonymous (Engineering Firm)

If the roof doesnt leak then the architect hasnt been



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EDITORIAL

By Dave Barista, Managing EditorLEEDwashingthe new wave in greenwashing

.


,making misleading or unsubstantiated claims about the environmentalbenefits of materials, finishes, or systems.

manufacturers will take a product that is on some level green and spendmuch more money promoting it than they spent on the effort to make it greenin the first place. To me, that is greenwash as well

LEEDwashingthe practice of making the claim that a paritcular product


can earn a certain number of credits through the U.S. Green BuildingCouncils Leadership in Energy and Environmental Design rating program

Despite the widespread concern over greenwashing, Nlicolow argues thatthe practice may actually provide some benefit to the green buildingmovement. I see greenwash as the gateway drug for institutional change




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Innovation in

Design Credit




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Preventing Green Building FailuresSpecific Techniques to Implement

Summarize of the Risks

How to Prevent Problems

Copyright Liberty Building Forensics Group Duplication by Permission Only

Look Like

idea:Sue it to death.



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Project Risks for GreenBuildings

Schedule overruns due to delivery problems with newproducts or the construction impacts of greenrequirements

Cost impacts of sole source products

High expectations of a green building Not clearly defining what is meant by green

Contractors, subcontractors, and designers who areunfamiliar with green products and innovative approaches


Specifying green products that have minimal in-fieldtesting and poor warranties

Problems that are not covered by insuranceE&O or GCL


Low Risk, Regionally Correct Buildings


1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceeding ASHRAE)

2. Stresses innovative materials 2. Stresses time-tested, proven materials3. Renewable/carbohydrate based matls 3. Hydrocarbon based materials




-Buildin flush out -Re ects buildin flush out

L VOC i l l i A i h l VOC i l



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1991 - Omni HotelCharleston, SC

Massive Moisture Problems

Occurred ImmediatelyAfter

Opening

The building was de-brickedand the waterproofing was

repaired, costing >$10M


The next summer (after

repairs) the problem re-

occurred.

Predicting Building Failures in theSchematic Design Phase



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Predicting Future BuildingFailures During Early Design


Elements of a ComprehensivePeer Review Plan

Decreasing Options for SolutionsDecreasing Options for Solutions

Cost ofAction/

SolutionfInfluence

100%

HVACReview

EnvelopeReviews

VE

Input Contractor

Submittals

T&B Input Post

ConstructionPerformance

o

Verification



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Predicting Wall SystemPerformance--Condensation

PotentialPerms - 5 37.5 34.3 1.6 0.7 2.5 2.5

terior

1. Location of the

primary vaporretarder

2. Location of thefirst plane ofcondensation80 F

95 F

Airfilm

1/2GWB

Paint

Plywood-E

Clapboard

Airfilm

31/2Air

space

3/4Poly-

styrene

95 F

80 F


75 F

Primary VaporRetarder

Dew Point

75 F50% RH

95 F70% RH

Comparing Wall MoisturePerformance With +2 Pa & -2

Pa Pressures(FL Solar Energy Center Photo)



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Materials & ResourcesWall ModelingPROJECT WallADL-2(WallsCandR)

SummerCondition

REFERENCE: ASHRAE,1989 FUNDAMENTALS,CHAPTER 22 = Input Fi el ds = Calculat ed Fi elds


ASHRAEWALL DEWPONT ANALYS S

WALL DESCRPTION

HHVKaliaTower-ADLChanges

Honolulu,HI


( IN CH ES ) ( F- SF -H /B TU ) ( RE P)

0.000 0.68 0.000

0.625 0.56 0.040

6.000 0.85 0.000

0.625 0.56 0.040

0.000 0.68 0.000

TOTALS: 3.33 0.080

U-VALUE(1/R): 0.30

OUTDOORCONDITIONS: 80.0 FDry Bulb 82% RH

Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL

Vapor Pressure 0.8468 IN.Hg

INDOORCONDITIONS: 72.0 FDry Bulb 50% RH

Dewpoint Temperat ure: 52. 4F

AIRSPACE

GYPSUMWALLBOARD

INTERIORAIRFILM

WALLSYSTEMCOMPONENT

DESGN CONDTIONS

INTERIORAIRFILM

GYPSUMWALLBOARD

Copyright Liberty Building Forensics Group Duplication by Permission OnlyTemperature Profile

Vapor Pressure: 0.3960 IN.Hg

::

REFERENCE:ASHRAE,1993FUNDAMENTALS,PAGE20.8&20.14

T h ic k ne s s P l an e R -V al u e S u rf a ce T em p S at . V ap o r Pr e ss u re V ap o r Re s is t an c e V ap or P r es s ur e D ew po i nt T e mp R el a ti v e Hu mi d it y

(I nc hes ) Loc at io n (F -SF- H/B TU) ( F) ( in. Hg) ( Rep) Pr of il e ( F) ( %)

OUTDOOR 80.0 0.8468 82.0%

INTERIORAIRFILM 0.000 0.000 0.680 78.4 0.9792 0.000 0.8468 74.0 86.5%

GYPSUMWALLBOARD 0.625 0.625 0.560 77.0 0.9365 0.040 0.6214 64.9 66.4%

AIRSPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%

GYPSUMWALLBOARD 0.625 7.250 0.560 73.6 0.8366 0.040 0.3960 52.4 47.3%

INTERIORAIRFILM 0.000 7.250 0.680 72.0 0.7916 0.000 0.3960 52.4 50.0%

0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%

0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%

0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%INDOOR 72.0 0.3960 50.0%

VAPORPRESSUREPROFLE

Wall Component

Use of Innovative & Energy SavingProducts Can Have Unintended

Consequences



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Materials & Resources


VIDEO



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Summarize the Risks in GreenBuildings

Increased OSA ventilation-Is counter to energy conservation-Substantially increases the chance of uncontrolled air flows (pressure imbalances)- -, ,-Increases problems related to humidity control

Use of new & untested materials-Warranties that are worthless or misleading-Product data sheets that dont address the major failure points (absorption of water)

-Products that are less than 5 years old but will be used buildings that are intended to last 100+years

Enhanced ceiling & wall insulation-Lower drying potential for wall & ceiling cavities-New products that will act in unknown ways (air, vapor, thermal, and water barriers)

LEED-Driven Construction-Phase Activities in Hot Humid Climates


-Building flush-out during construction

Emphasis on Energy Verification & Under-Emphasis on MoistureVerification

-EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability ofbuilding energy consumption over time.

Successful Green Buildings on the EastCoast:

Minimizing uncontrolled air flows will be a requirement to controlmoisture and energy. Requirements will be pressure mapping ofu ngs a er cons ruc on an m n m z ng uc wor ea age.

Plenum air supply and return systems will not be used.

Air tightness of building enclosures will be come a requirement andthere will be standards promoted by ASHRAE and others. Dedicated airbarriers MUST be designed into the wall assemblies. Traditionalproducts such as commercial house-wraps and15# paper may becomeextinct in green buildings---too many penetrations & are usuallyincorrectly installed



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Successful Green Buildings on the East

Coast:Enhanced water testing of the building envelope; especially windows& doors prior to installing the insulation

Expandable foam insulation systems may become more common inwalls and ceilin s since the are air barrier va or retarder some

materials) and a high performance thermal barrier. Caution will berequired to avoid moisture problems with foam insulation!

Improving the ventilation effectiveness is more appropriate than justadding more ventilation. This means designing better air distribution and

verifying it! CO2 monitors will likely become common, but with minimumlevels to maintain building pressurization.


u ng per ormance w e ex ens ve y mon ore or mo s ure nojust energy) for at least 1 year

An Improved Modelof building commissioning is required that willincorporate enhanced design reviews, more involvement by the CA

during construction for waterproofing, and a much enhanced warrantyperiod verification that includes moisture/humidity concerns.

Conclusions1. Building Commissioning (QA) must incorporate:-Enhanced technical peer reviews: HVAC + Envelope + Green Products-Through evaluation of new, innovative materials-Development of a green building design checklist

-Water testing of the envelope is more important during construction-Building verification must include moisture monitoring, not just energy monitoring

.--Predicting interaction of the various building systems--Predicting the buildings post-construction performance--Analyzing the envelope performance--Design team must incorporate the best practices in the fields of waterproofing, humidity control, and

building envelope performance.

3. Designers & contractors must place regionally-specific climate criteriaahead of LEED credits

4. Closely analyze new products touted as green or innovative, especiallyproducts used in the HVAC and building envelope systems. Carefully


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This presentation attempts to provide accurate and authoritativeinformation on the subject matter covered. It is not intended torovide s ecific le al or technical advice, but rather serves as a

general source of information on moisture and mold problems.

or warranty, expressed or implied, concerning the completeness,accuracy, or applicability of any information contained in this

resentation. No liabilit of an kind shall be assumed b LBFGas a result of reliance on any information contained in thispublication.

All rights reserved. No part of this publication may be reproduced inany form or by any means without the prior expressed writtenermission of LBFG.


washington d.c. october 2008

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