“the coquitlam experience” augg,ust 2, 2011 · pdf file“the coquitlam...

Westford, Ma.

“The Coquitlam Experience”August 2, 2011g ,

Mark GauvinMark Gauvin

BSC Fifteenth Westford Symposium

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A Building Enclosure Research Facility

Located at:1140 Austin Avenue Coquitlam B C1140 Austin Avenue, Coquitlam, B.C.(a suburb of the City of Vancouver)

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Some History About myself and Company About myself and Company About Vancouver’s Leaky Condo DisasterDisaster

Th C i l T HThe Coquitlam Test Hut Purpose Test Program Results

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Mark Gauvin, PresidentGauvin 2000 Construction Ltd.General Contractor

Building residential and commercial buildingsN 38 i b i Now 38 years in business.

About 4900 Residential Units ($ ½ billion) Numerous offices schools churches and retail Numerous offices, schools, churches and retail

buildings.

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Energy Efficiency is Important- Very Important!

Insulation is Important and Necessary!

V B i (R t d ) N ! Vapor Barriers (Retarders) are Necessary!

B tBut, We need to use them correctly.

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Problems started showing up inearly/mid 1990’s.

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Affected a lot of buildings

Cost a lot of money to remedy

Devastated so many homeowners

Devastated an industry

Still ongoing

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Units BUILT 1982 - 1999“ k C d d” C l Cl“Leaky Condo Period” Coastal Climate Region

85 627 Wood frame Apartment Condos 85,627 Wood-frame Apartment Condos 43,409 Concrete Apartment Condos 30,943 Row/Townhouse (99.7% Wood-frame), / ( )_____________________________________________ 159,979 Total Units Built (10,346 Buildings)

(of these, 79% in Greater Vancouver Region)

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Built: 85,627 Wood-frame Unitsl 3 09 C Built: 43,409 Concrete Units

________________________________________ Total Apartment Condos Built: 129 036 Total Apartment Condos Built: 129,036 Units Repaired to Dec. 2007: 30,664 Estimated Still to Repair 41,529p ,

________________________________________ Total ‘Failed’ Units 72,193

Failure rate = 56%

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900010000

6000700080009000

Total Built

3000400050006000

0100020003000 Repaired

S ill0 Still to Repair?

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Apartment Condos only HPO Loan Amounts: average $24,144 in 2000 up to $63,511 in 2007

‘C t t ’ E ti t ’‘Contractor’s Estimate’72,193 Failed Units at $45,000 per unit…

$3.25 Billion

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Apartment Condos Townhouses Single Family High-Rise Co-Op Housing Social Housing Private Rental Bldgs Institutional Bldgs Commercial Bldgs

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June 16, 1998 “The Barrett Inquiry” submitted it’s report to governmentg

Following recommendations of the Inquiry,

Homeowner Protection Act passed July 28 1998 Homeowner Protection Act passed July 28, 1998

Homeowner Protection Office opened October 1, 1998,

- Mandatory residential builder/developer licensing,

- Mandatory Warranty backed by 3rd party insurers

- And a “no-interest loan” and “Sales Tax Relief program to assist owners of leaky homes

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…and flashings

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DoTheyTheyWork ?

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Why Problems Now ?

Built 1996, Photo 2001

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Shoddy Construction. Inferior workmanship.N i t d◦ Non-union trades

◦ Building boom of the early 1990’s◦ Fly by Night contractors

I i d S i d T d◦ Inexperienced Supervisors and Trades

Greedy Developers◦ Cost cutting◦ Inferior materials

Faulty Design◦ Inappropriate California style design

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Mis-lapped building paper Inadequate head flashings Missing sill/pan flashings Pipe/vent penetrations not flashed Backsloped flashings, lapped connections

B k l d d k l d d i Backsloped decks, clogged drains

Handrails too short and any other code Handrails too short - and any other code violation attributable to any innocent bystander with an insurance policy.bystander with an insurance policy.

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Leaking windows OSB sheathing (instead of plywood) “New growth” lumber (vs. “old growth”) “deadly combination” Housewrap and Stucco Stucco too thin.

St i (l t?) Stucco mix (less soap, more cement?) No overhangs Complicated design corners decks etc Complicated design - corners, decks etc. Inadequate or no design details

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By 1995 -1996l d ld d Vinyl windows, welded corners

Extended head flashings with end dams Peel & stick sill pans + sheet metal w/end Peel & stick sill pans + sheet metal w/end

dams Really good stucco Really good caulking Sloped flashings, w/standing seam joints

B k t l d h thi Back to plywood sheathing Two layers 30 minute rated building paper

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Problems still showing up, some worse than ever.

Th l i CONSTRUCTION MOISTURE The culprit: CONSTRUCTION MOISTURE

The solution: Delmhorst Moisture Meters for The solution: Delmhorst Moisture Meters for all:◦ Consultants,Consultants, ◦ Superintendents ◦ Framers

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27Poly VB intact…

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31Problem: Rainwater Penetration

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Built 1977Why older buildings not affected?• Vancouver always had rain

Built 1977

• Vancouver always had rain• Workmanship/materials ???

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33Built early 1950’s

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Water Test Windows

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Aluminum Window Frame

Corners not welded/sealed

Wall opening not papered

No head flashing

No sill pan or membrane

No air seal aro nd frame35

No air seal around frame

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Single layer

Reverse lapped

d lNo window lap

Holes all overHoles all over

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37Water stains below window

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Fl hi L kFlashing Leak

Built 1950

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d l Increased R-Values Increased Air-Tightness

◦ 1970’s - R8 Paper Backed Batts

◦ 1980’s - R12/R14 Batts w/2 mil Poly

◦ 1990’s - R14/R20 Batts w/6 mil Poly, …caulked and sealed

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Higher Insulation Values

Greater risk of interior condensation due to colder outer surfaces

Therefore: better vapor barriers

And: Better airtightness

Polyethylene solved vapor barrier and airtightness problemairtightness problem

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Burnaby Coquitlam

41Built 1996 R20

Built 1992 R14

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Dr Joseph LstiburekDr. Joseph Lstiburek

Principal of Building Science Corporationg Located at Boston , Ma.

For Building Science information/research:

Go to: http://www.buildingscience.com/

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Dr. John Straube, PhDDr. Joseph Lstiburek, PhD

May 17, 2004 First Discussion of Test Hut

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Gauvin 2000 Construction Ltd.C i d M iConstruction and Maintenance

Building Science Corporation Building Science CorporationExpertise, Guidance, Analysis

f Balanced Solutions Inc./University of WaterlooInstrumentation, Monitoring, Analysis

And Dupont, Icynene and James Hardiesome “hands off” Funding & Materials

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University of Waterloo, Building Engineering GroupBuilding Engineering Group

Natural Exposure & Test FacilityIn operation since 1990

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Charleston, South Carolina

June 2004

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Accessible

Secure

Internet

FREE RENT

Roof Top at 1140 Austin Avenue

FREE RENT

Roof Top at 1140 Austin Avenue,Coquitlam

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Phoenix Structural Designs Ltd.Port Coquitlam B C

Port Coquitlam, B.C.

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49October, 2005

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Installing S iSensors inTest Panel

ChrisSchumacher

David Hill

SchumacherHill

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The beginnings of building science?

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Weather

Wind drivenWind-drivenRain

7 Wall assemblies each orientation (x4) 3 Roof assemblies each orientation (x2) Full weather station

Full weather station

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Observation Port

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T i l W ll A blTypical Wall Assembly

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70’s 90’s 90’s USA Rain/Screen Foam1 2 3 4 5 6 71 2 3 4 5 6 7

2x4 2x6 2x6 2x6 2x6 2x6 2x6paper Poly Paint Paint Poly Paint Paintpaper Poly Paint Paint Poly Paint Paint

R8 R20 R20 R20 R20 R20 R20+5

3/8 ply ½ OSB ½ OSB ½ OSB ½ OSB ½ OSB *½ OSB

1 paper 1paper 1paper Drain-™

House™

Drain-™wrap™ wrap™ wrap™ wrap™

Stucco Stucco Stucco Stucco *Stucco *Stucco Stucco

57* Variation on N. & S. Walls

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Sensors – Walls and Roof TemperatureWood moisture content – EMC Relative Humidity

L t dLocated; Bottom and mid-height each wall Inside middle outside each wall Inside, middle, outside each wall

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R H & TempR.H. & Temp.

WettingApparatusApparatus

M C pins & Temp

M.C. pins & Temp.

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by Chris Schumacher

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Indoor Temperature constant at 20° C.

Indoor R.H. not controlled.(Indoor Relative Humidity allowed to fluctuate

t ll l i i t hi h i )naturally – lower in winter, higher in summer)

Leak Simulation Controlled wetting at Leak Simulation - Controlled wetting at interior face of sheathing.

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Indoor temperature constant at 20° C.

Indoor R.H. constant at 50%

k l ll d f h Leak Simulation - Controlled wetting of the interior face of the sheathing.

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Indoor Temperature constant at 20° C.

Indoor R.H. constant at 40%

Controlled wetting of the Exterior and Interiorface of the sheathing.

Underway now - started November 2009

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There is a lot going on inside a building There is a lot going on inside a building enclosure.

The la s of ph sics appl to Enclos res The laws of physics apply to Enclosures.

Observation is a very useful tool. To understand, you must Measure what you

can’t see.

Everything affects something else!

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East Wall 1 Sheathing Mid MCEast Wall 2 Sheathing Mid MCEast Wall 3 Sheathing Mid MCEast Wall 4 Sheathing Mid MCEast Wall 5 Sheathing Mid MCEast Wall 6 Sheathing Mid MC

gEast Wall 7 Sheathing Mid MC

25-Sep-05 3-Jan-06 13-Apr-06 22-Jul-06 30-Oct-06 7-Feb-07 18-May-07 26-Aug-07

30West Wall 1 Sheathing Mid MCWest Wall 2 Sheathing Mid MCWest Wall 3 Sheathing Mid MCWest Wall 4 Sheathing Mid MC

West Wall 4 Sheathing Mid MCWest Wall 5 Sheathing Mid MCWest Wall 6 Sheathing Mid MCWest Wall 7 Sheathing Mid MC

There is a lot going on inside a building 10

enclosure660

25-Sep-05 3-Jan-06 13-Apr-06 22-Jul-06 30-Oct-06 7-Feb-07 18-May-07 26-Aug-07

What’s going on here ?

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Observation is a very useful toolNorth Side - No Sun

Photo of test hut walls exterior showing graduated drying

Which wall looks to be the driest?

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68Which wall looks to be the wettest?

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To understand, measure what you can’t see.

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Everything affects something else

Let’s look at: OUTDOOR CLIMATE and

Wood Moisture Content (EMC)…

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Accum RainNormal Precip 1971-2000Coquitlam Hut ~1600 mm/yr

Recall Levelton Report, 2004:Port Moody – 1767 mm/yrBurnaby Mtn 1858 mm/yr

Climate Normals for UBC

Burnaby Mtn – 1858 mm/yr

0Nov-05 Dec-05 Feb-06 Apr-06 Jun-06 Aug-06 Oct-06 Nov-06 Jan-07 Mar-07 May-07

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Outdoor Temperature & Relative Humidity - Coquitlam Test Hut

Tamb RHambMax Daily Avg Temp 1971 2000 Normal Daily Avg Temp 1971 2000

-101-Oct-05 24-Dec-05 18-Mar-06 10-Jun-06 2-Sep-06 25-Nov-06 17-Feb-07 12-May-07 4-Aug-07 27-Oct-07 19-Jan-08 12-Apr-08

Max Daily Avg Temp 1971-2000 Normal Daily Avg Temp 1971-2000Min Daily Avg Temp 1971-2000

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Average sorption isotherm for wood as a function ofas a function of temperature.

74US FPL Wood Handbook [1999]

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Better Insulation in stud space

Sh thi l t td ( ld ) t t Sheathing closer to outdoor (colder) temperature

Colder sheathing sees (high) outdoor RH

Therefore sheathing Moisture Content raised

L i d di ib Less capacity to store and redistribute moisture

Sheathing more susceptible to damage with anyadditional moisture - such as rain water

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Drying water requires change of state Drying water requires change of state◦ Liquid water to water vapor

Change of state requires energy Change of state requires energy◦ Latent Heat of Vaporization

Does not require change in temperature Does not require change in temperature

More insulation means less heat (energy) flow

Less energy = Less drying

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More Insulation gives us:More Insulation gives us:

Lower sheathing temperatures, Higher EMC Lower sheathing temperatures, Higher EMC

Higher EMC, reduced storage capacityg , g p y

Less energy for drying

Did we know this 20 years ago?

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Poly very effective for intended purpose:

Stops diffusion - of moist indoor air thru wall

Stops air leakage:To prevent moist indoor air reaching cold surfacesp gTo control heat (energy) loss to exterior

Protects wall from condensation on cold outer surfaces

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Poly wins! …but?

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Stucco, 2x4, R10 Paper Back Batt

What Happened??Paper Back Batt, Plywood gasket

Thick frost inside plywood(melting as wall opened up

OAT minus 8° C.

Photo taken 9:00 AMDecember 20, 2008

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Indoor (RH) matters - ventilation

Surface Temperatures matter

Diffusion matters

All h i i l iAll these increasingly important as we move away from poly vapor barriers

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83East Walls

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Off to the lab for testing…

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Changes:All New WallsAll New WallsAll New Instrumentation

Plus:Walls will be wetted Exterior and InteriorWalls will be wetted Exterior and Interior Interior R.H. will run at 40% (was 50%) Top of walls instrumented (to monitor p (

convective looping and condensation)

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Does poly vapor barrier inhibit drying (to interior)?

O id W i h d i “l k ” Outside Wetting - how do rain water “leaks” affect performance?

Is solar drive a factor - wetting, drying or both?both?

Effect of lower (controlled) indoor RH( )

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Do They Work? Yes!Do They Work? Yes!

C ill B k Capillary Break Drainage Space Drainage Space Pressure Equalization

l AND Ventilation

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1. Surface EvaporationVentilation

2. Vapor movement byi) Diffusionii) Convectionii) Convection

3. Drainage by gravity4 Ventilation4. Ventilation

(Intentional convection)

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Static Light

Cylindrical

Static LightSheet

yPrism

Right AnglePrism

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18TambWE1-TENMWE2-TENMWE3-TENMWE7-TENME t i F

14 WE7 TENMExterior Foam

re (°

East Walls: Sheathing Temp & Outdoor Temp (red)

Jan-21 00:00 Jan-22 00:00 Jan-23 00:00 Jan-24 00:00 Jan-25 00:00 Jan-26 00:00 Jan-27 00:00 Jan-28 00:00

East Walls: Sheathing Temp. & Outdoor Temp. (red)

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Keeps wood warm Keeps wood dry

R d d i Reduces condensation potential

Reduce thermal Reduce thermal bridging

Reduces heat (energy) Reduces heat (energy) loss

BUT…

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High Energy Performance is compatible with Durability

R h d T i i G d Research and Testing is Good

Institutionalized Thinking is Bad Institutionalized Thinking is Bad

Building Science needs to Reach Industry Building Science needs to Reach Industry

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Gauvin Construction Ltd.

#200 1140 Austin Avenue• #200 - 1140 Austin Avenue• Coquitlam, B. C. C q , C

• (across from McDonalds)

• Email: mgauvin@gauvin2000.com

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The Coquitlam Test Hut The Coquitlam Test Hut http://vancouver.buildingscience.com/

Building Science Corporation http://www.buildingscience.com/ http://www.buildingscience.com/

Building and Safety Standards - Gov’t of B.C.g y http://www.housing.gov.bc.ca/building/

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“the coquitlam experience” augg,ust 2, 2011 · pdf file“the coquitlam...

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