surveying modern methods of façade construction

© 2018 RICS

Surveying ModernMethods of FaçadeConstruction

The seminar will start at 13:00

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Surveying Modern Methods of Façade Construction

RICS CPD Foundation

4th May 2020

Tudor PopHead of CBRE Façade Consultancy

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CBRE

PERSPECTIVES We build advantage through actionable

perspectives, aligning knowledge and experience with commercial and cultural insight. This means:

SCALE We build advantage by mobilizing our scale and

reach, solving clients’ most demanding real estate challenges. This means:

CONNECTIONS We build advantage through powerful connections,

bringing together the right people and the right skills, with relentless focus on every opportunity. This means:

OUTCOMES We build advantage through outcomes, superior

service and flawless execution, put to practice. This means:

We have a presence in more than

• 100 countries

• 80,000 employees

• 450 global offices.

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'Façade engineering is the art of resolving aesthetic, environmental and structural issues to achieve the enclosure of habitable space.‘ (Society of Façade Engineers www.facadeengineeringsociety.org )

Façade engineers concern themselves with everything to do with a building’s external envelope above ground level.

Modern Methods of Construction

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How does this translate in reality?


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The modern façade


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Modern façade?


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Modern façade?


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The Façade can represent more than 20% of the construction cost and up to 35% It has to keep out the elements in all weather

conditions It has to perform its function throughout its life without

detriment and impairment It has to withstand high wind forces and even seismic

activity Above all, it has to keep the occupants safe in the

event of a fire


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Brand new building – what can go wrong?


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Materials

WorkmanshipExperience

Design


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On site / off site assembly criteria


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Vision Modular Systems, Apex House, Wembley - http://www.visionmodular.com/portfolio-item/apex-house-wembley-student-accommodation/ accessed 17.02.2018


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Severe leaks Badly fitted gaskets Incorrect sized glass Broken window stays Broken/loose window and door handles Corroded fixings Unsealed parapet panel joints Ineffective interface joints Defective door hinges

GENERAL DEFECTS


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Each façade type will have it’s own typical defects which may be specific to that particular façade system or more general

Typical defects include:

• Water ingress• Air leakage • Structural failure• Finish defects• Glazing defects

Specific defects include:

• Design error leading to systemic failure• Manufacturing defects in the factory• Workmanship issues relating to the specific façade system


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CASE STUDY 1


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CASE STUDY 2


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CASE STUDY 3


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CASE STUDY 4


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MSc Façade Engineering

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CASE STUDY 5


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CASE STUDY 6


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CASE STUDY 7


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Too numerous, but each component has to perform its function without failure, dislodgement or degradation for all of is design life.

Key materials are:

Glass Aluminium Ceramic tiles Gaskets Brackets Fixings Hardware and ironmongery…and the finishes to each of the above

www.zumtobel.com

DEFECTS WITH MATERIALS


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Inadequate design and joint protection (glass coating, air leakage, sun shading, building location and orientation)

Lack of maintenance and cleaning leading to increased reliance on the air conditioning

Inadequate provision of access equipment

Costly upgrades to improve energy efficiency

OTHER ISSUES


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ITEM WARRANTY/ GUARANTEE

PREDICTED SERVICE LIFE

0 The Cladding System 12 years 30 years 1 Structural Steel Components 12 years 30 years

2 Aluminium frames / profiles (subject to Item 4 and 5)

12 years 30 years

3 a Glass units* 12 years from supply (Nickel sulphide breakage excluded)

30 years (Nickel sulphide breakage excluded)

3 b Laminated Glass 12 years from supply 20 years* 4 Paint Coatings: PPC 12 years 25 years 5 Anodising 12 years 30 years 6 Gaskets 12 years 30 years (internal)

20 years (external)

7 a Silicone Seals 12 years 30 years (internal) 20 years (external)

7 b Silicone wet applied 5 years 10 years 8 Insulating Materials and Slab Fire

Stopping 12 years 30 years

9 Ironmongery and other items excluding item 10

5 years 10 years

10 Doors, Mechanisms, Pivots and Moving Parts

2 years 5 years

11 Venetian blinds excluding motors and moving parts

5 years ** 15 years

12 Motors and other electrical components 1 year 5 years**

13 Other materials such as Brackets, Fixings etc.

12 years 30 years

Manufacturer’s Warranties

*serviceability of laminated glass allows the occurrence of clouding and delamination within the edge zone during the service life and shall not be considered a defect

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Use existing guidance on inspecting the façade.

Primary sources are:

• Centre for Window and Cladding Technology – CWCT• Glass and Glazing Federation - GGF• National House-Building Council – NHBC• Royal Institution of Chartered Surveyors - RICS• British Standards • European Standards


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Product LimitationsAll products have their limitations. . .

. . . you must work within those limitations

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CBRE Façade Consultancy

PPMs and budgeting Statutory Regulations compliance Energy efficiency improvements Maintenance and repairs advice Defect investigation Contractor selection Project monitoring Testing & sign-off

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Thank you for your attentionand interest

Tudor [email protected]: 0207 182 3816M: 0781735069

CBRE Façade Consultancy

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surveying modern methods of façade construction

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