pro-tec building maintenance tips
Upload: pro-tec-commercial-waterproofing-and-building-restoration-services
Post on 23-Dec-2014
113 views
DESCRIPTION
Building Maintenance 101: What to look for and what to do.TRANSCRIPT
©2013 Pro-Tec
Building Maintenance 101:What to look for and what to do
50 Williams Parkway | Unit N | East Hanover, NJ 07936 | 973-428-8868
©2013 Pro-Tec
An Introduction to theBuilding Envelope
Definition of “Building Envelope”
©2013 Pro-Tec
An Introduction to theBuilding Envelope
Definition of “Building Envelope”
The Building Envelope is that part of the building that is exposed to the “outside world”.
The Building Envelope is the “skin” of the building.
This “skin” includes the foundation walls, exterior walls, balconies, and roofs of the building.
The Building Envelope is responsible to protect the interior of the building from:
Exterior Intruders
Water Infiltration
©2013 Pro-Tec
What are the “exterior intruders”?
Air Infiltration:
Whistling Noises
©2013 Pro-Tec
What are the “exterior intruders”?
Air Infiltration: Cold Air
©2013 Pro-Tec
What are the “exterior intruders”?
Loss of Air Conditioning
©2013 Pro-Tec
What are the “exterior intruders”?
Bugs
©2013 Pro-Tec
What are the “exterior intruders”?
©2013 Pro-Tec
Birds
What are the “exterior intruders”?
©2013 Pro-Tec
What are the “exterior intruders”?Others
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What do I need to know?
Do I have any problems with the Building Envelope?
Do I have any current water infiltration issues/leaks?
How do I document water infiltration issues/leaks?
Does my property have a water infiltration/leak history? If so, is there a history of repairs?
©2013 Pro-Tec
Understanding the water sources likely to be encountered.
These can be from external or outside forces, or from internal or interior sources.
An Introduction to theBuilding Envelope
What do I need to understand?
©2013 Pro-Tec
External or Exterior Sources
Water that is likely to penetrate the building envelope is most commonly from rainwater on above-grade components and groundwater intrusion into below grade components.
Other sources should also be considered as appropriate, such as melting snow, overspray from cooling towers, landscaping sprinklers and redirected water from such sources as downspouts and gutters.
An Introduction to theBuilding Envelope
©2013 Pro-Tec
Internal or Interior Sources
Interior sources for water in the building include:
Leaking Drain Pipes or Drain Heads
Condensation from Piping
Condensation fro Interior Temperature Variations
Leaking Plumbing Fixtures or Pipes
An Introduction to theBuilding Envelope
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What do I need to understand?
The Building Envelope is an “Engineered System”
Real Life Forensic Test Cut
©2013 Pro-Tec
©2013 Pro-Tec
The Building Envelope is an “Engineered System”
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What do I need to understand?
The Building Envelope is an “Engineered System”
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What tools do I need?
Patience – Dealing with the TenantsA Camera – To Document Conditions
Tape – To Mark Location of IssuesCell Phone – To Call a Professional
ORA Smart Phone with the Pro-Tec App
More about the App Later
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What do I need to look for?
Inside
©2013 Pro-Tec
Stained Ceiling Tiles or Ceiling
©2013 Pro-Tec
Leakage around Windows and Doors
©2013 Pro-Tec
Interior Damage – Mold and/or Mildew
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What do I need to look for?
Outside
Window Glazing Gasket Shrinkage
©2013 Pro-Tec
©2013 Pro-Tec
Existence of Flashing Membrane
©2013 Pro-Tec
Existence of Flashing Membrane/Wall Construction
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
An Introduction to theBuilding Envelope
What do I need to do about it?
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
An Introduction to theBuilding Envelope
How can I maintain it?
©2013 Pro-Tec
Where do I find a “Problem Solver”?
An Introduction to theBuilding Envelope
What Types of Building Envelopes do we typically see in our market?
©2013 Pro-Tec
©2013 Pro-Tec
Natural Stone Panels & “Punch Out” Windows Building Envelope, Including Curtain Wall Sections
©2013 Pro-Tec
The Building Envelope is an “Engineered System”
Remember
©2013 Pro-Tec
Natural Stone Panels & Horizontal Strip Windows
©2013 Pro-Tec
Typical Curtain Wall
©2013 Pro-Tec
©2013 Pro-Tec
Typical Concrete Block Facade
©2013 Pro-Tec
Typical Stucco Facade
©2013 Pro-Tec
Typical Precast Concrete with Strip Windows
©2013 Pro-Tec
Typical Precast Concrete with Strip Windows and Curtain Wall
©2013 Pro-Tec
Typical EIFS Facade
©2013 Pro-Tec
Typical Tilt-Up Concrete Panel Facade
©2013 Pro-Tec
Atypical “Tilt-Up” Concrete Facade
©2013 Pro-Tec
Typical Brick and Horizontal Strip Window
©2013 Pro-Tec
The mere presence of any sources alone, though, will not cause leakage. For leakage to occur, three
conditions must be present:
1. First - Water must be present.
2. Second – The water must be moved by forces
3. Third – Most importantly, there must be a breach (hole, break, or some type of opening) in the envelope to facilitate the entry of water into the protected spaces.
The Three Requirements for Water Infiltration
©2013 Pro-Tec
The Forces
• Gravity
• Surface Tension
• Hydrostatic Pressure
• Environmental Conditions
©2013 Pro-Tec
Gravity
Gravity - Free Standing Water
©2013 Pro-Tec
Surface Tension
©2013 Pro-Tec
©2013 Pro-Tec
Surface Tension
Hydrostatic Pressure
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Environmental Conditions
Wind
Rain
Lightning
The Weather
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Causes of Deterioration of Office Structures
Lack of Maintenance
Material Fatigue
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Interior Damage
©2013 Pro-Tec
Cause
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
What is a Weep Hole?
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Workmanship Flaws – Weep Hole Caulked Shut
©2013 Pro-Tec
Open Masonry Joints
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Causes of Deterioration of Office Structures
Lack of Maintenance
Material Fatigue
Lack of Maintenance
©2013 Pro-Tec
Material Fatigue©2013 Pro-Tec
Sealant
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Adhesive vs. Cohesive
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Gaskets and “Shrinkage”
©2013 Pro-Tec
©2013 Pro-Tec
Gaskets and “Shrinkage”
Gaskets and “Shrinkage” and Movement
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Material Fatigue
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Typical Water Infiltration Testing Report
Typical Water Infiltration Testing Report
©2013 Pro-Tec
©2013 Pro-Tec
Typical Water Infiltration Testing Report
©2013 Pro-Tec
Typical Water Infiltration Testing Report
Typical Water Infiltration Testing Proposal
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Structural Cracking
©2013 Pro-Tec
Movement
©2013 Pro-Tec
©2013 Pro-Tec
Efflorescence
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Open Walls
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Open Masonry Joints
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Concrete Walkway Damage
©2013 Pro-Tec
©2013 Pro-Tec
Window Staining Run-Off
©2013 Pro-Tec
Window Staining Run-Off
Prototype Drip Edge Installation
©2013 Pro-Tec
©2013 Pro-Tec
Window Staining Run-Off
©2013 Pro-Tec
Before
©2013 Pro-Tec
After
©2013 Pro-Tec
Before
©2013 Pro-Tec
After
©2013 Pro-Tec
©2013 Pro-Tec
Claridge House One – Verona, NJ
©2013 Pro-Tec
Tower West – West New York, NJ
©2013 Pro-Tec
Harmon Cove Tower – Secaucus, NJ
©2013 Pro-Tec
©2013 Pro-Tec
©2013 Pro-Tec
Thank You
©2013 Pro-Tec
©2013 Pro-Tec
The theory of the relationship between waterproofing and building envelope requires the understanding of three
things to ensure a watertight and environmentally sound interior:
©2013 Pro-Tec
An Introduction to theBuilding Envelope
Definition of “Building Envelope”
What do I need to know about it?
What do I need to look at?
What do I need to do about it?
What tools do I need?
How can I maintain it?
Where do I find a “Problem Solver”?