Transcription
Roofing and WaterproofingConstruction Defects Decision ToolsBay Area FM ConferenceJune 9, 2004
Copyright MaterialsThis presentation is protected by US and International copyright laws.Reproduction, distribution, display and use of the presentation withoutwritten permission of the speaker is prohibited.Allana Buick & Bers, Inc. 2020Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools2
Best PracticeAllana Buick & Bers, Inc. (ABBAE) is a Registered Provider with the American Institute ofArchitects Continuing Education Systems. Credit earned on completion of this program willbe reported to CES Records for AIA members. Certificates of completion for non-AIAmembers are available on request.This program is registered with the AIA/CES for continuing professional education. Assuch, it does not include content that me be deemed or construed to be an approval orendorsement by the AIA of any material of construction or any method or manner ofhandling, using, distributing, or dealing in any material or product. Questions related tospecific materials, methods, and services will be addressed at the conclusion of thispresentation.Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools3
Karim P. Allana, PE, RRC, RWC Education:B.S., Civil Engineering, Santa Clara University Registration:P.E., Civil Engineering, California, Washington,Nevada, and Hawaii Certification:Registered Roof Consultant (RRC), Roof ConsultantsInstitute, and Registered Waterproofing Consultant (RWC) Overview: CEO and Senior Principal at Allana Buick & Bers. Former Turner Construction Employee (Project Engineering and Superintendent) Over 37 years experience providing superior technical standards in all aspects of building technology and energy efficiency. Principal consultant in forensic investigations of building assemblies, failure analysis, evaluation and design of buildinginfrastructure and building envelope evaluation and design. Expert in all aspects of building envelope technology. Completed numerous new construction, addition, rehabilitation, remodel and modernization projects for public and privatesector clients. Specialization in siding, roofing, cement plaster, wood, water intrusion damage, window assemblies, storefronts, below gradewaterproofing, energy efficiency, solar engineering and complex building envelope and mechanical assemblies.Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools4
ABBAE Firm Overview Allana Buick & Bers (ABBAE) is an Architectural Engineeringfirm specializing in Building Envelope Systems ABBAE is one of the 5 largest building envelope consultants inthe country ABBAE has over 33 years of experience & over 12,500 projects ABBAE is also a leading Forensic Defect firm with hundreds offorensic projects (litigation) Locations – 16 offices across California,Nevada, North Carolina, Oklahoma, Oregon,Texas, Virginia, Washington, Coloradoand HawaiiCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools5
Staff & In-House Expertise Licensed Professional Engineers –Civil, Structural, and Mechanical Registered Architects Building Enclosure CommissioningProcess Providers (BECxPs) Registered Building EnvelopeConsultant (RBEC) Registered Roofing Consultants(RRCs) Registered WaterproofingConsultants (RWCs) Registered Exterior WallConsultant (REWCs)Copyright 2020 Allana Buick & Bers, Inc. Registered Roof Observers(RROs) Certified Exterior Insulation andFinish System (EIFS) inspectors Curtain Wall Specialists ICC Certified Building Inspectors Quality Assurance Monitors Water Testing Experts Leak Investigation and DiagnosisExperts Infrared Imaging and NuclearMoisture Scanning ExpertsRoofing and Waterproofing ConstructionDefects Money Decision Tools6
ABBAE Building Expertise Building Envelope Systems Roofing Systems‾‾‾‾ Deck/Balcony/Lanai WaterproofingPodium WaterproofingPool/Spa Deck �� All types of low and steep slopedroofingExterior Wall SystemsWindows and Glazing Systems‾‾‾‾Punched WindowsCurtain Wall/Window Wall SystemsSliding Glass DoorsSkylightsCopyright 2020 Allana Buick & Bers, Inc.Roofing & Waterproofing Systems‾‾‾‾High-Slope/Low-Slope RoofsGreen/Garden RoofsDrainage SystemsPedestrian Plazas‾ Wall Cladding/Siding/GFRC/pre-cast‾ EIFS/cement plaster/stucco‾ Sheet Metal Flashings Building Envelope Systems (cont’d) Commissioning BECx‾ OPR/BOD/Commissioning Plan Mechanical/HVAC Systems HVAC designPlumbing systemsCommissioning and testingRoofing and Waterproofing ConstructionDefects Money Decision Tools7
ABBAE Core Services Consulting and third-party peer review services Engineer of record for building envelope systems Contract administration services Inspection services (usually direct with owner) Air and water performance testing Mock-up design, observation, and testing Building assessments and forensic investigations Litigation support and expert witness services Educational seminars with AIA creditsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools8
You Will Learn Common construction defects in roofing, waterproofing and thebuilding envelope Your legal protections How this means for your company – if caught early enough Early recognition of symptoms and problems The difference between owner maintenance and contractorrepairs Added plus: evaluation tool for future workCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools9
Our Objective Today: Introduce you to common construction defects Describe early detection techniques Give pointers on how to work with the contractor/builder What to do if you have waited too longCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools10
Common Construction Defects Roofs, building envelope and waterproofing issues are complex– every facility is different We have selected these systems to review: RoofsWallsWindowsChilled water linesExterior concrete surfacesCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools11
In built up roofs, bitumenis more than just adhesive – itshould flow through pores infelt, to form a system.Roof DefectsLack of brooming results in pooradhesion.Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools12
Improper application ofroofing coursesRoof DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools13
Is this a Roof Defect?Copyright 2020 Allana Buick & Bers, Inc.Equipment storage on roofis especially problematicalon single plyRoofing and Waterproofing ConstructionDefects Money Decision Tools14
Impact damage from droppedequipment.Roof Defects – whose responsibility?Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools15
Equipment supports not integratedinto roofRoof Defects – whose responsibility?Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools16
Crickets are undersized in somelocations, or not provided at all.Need to be deeper andredesigned. Note deterioration.Roof Defects –whose responsibility?Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools17
Two examples of conduits installation s that werenot designed – installed without proper flashing.Roof Defects –whose responsibility?Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools18
Roof DefectsAn example of a pipe penetrationsystem that was not designedproperly.Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools19
Improper design leads tofailuresRoof Defects – whose responsibility?Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools20
Base flashings were not surfaced with a protective layeror cap sheet. Granules on the cap sheet protect themembrane from UV rays. Base flashings are alsoexhibiting signs of deterioration. See photo below.aRoof DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools21
FOAM ROOFSCongested foam roofCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools22
Large seam splitRoof DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools23
Roof DefectsRoofDefectsAn example of a serious seam splitCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools24
Roof DefectsAn example of a premature coating failure – apersistent problem with foam.Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools25
Coating has delaminated after only a few years,exposing the foam to water intrusion.Roof DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools26
Foam must be properly flashedRoof DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools27
Hidden MoldFew visible signs of distressWallsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools28
Evidence of rusted corner beadWallsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools29
Hidden evidence of moldWallsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools30
On-sitemaintenancepersonnelrecognizedwater stainsWindow DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools31
Water pooledon thehorizontalmullion ofwindow anddripped below.Window DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools32
Chilled Water Line LeaksMechanical DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools33
Mold caused by wet conditionsMechanical DefectsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools34
Concrete SpallingBuilding EnvelopeCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools35
Building EnvelopeCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools36
Rebar rust led to concrete spallingCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools37
Repair processBuilding EnvelopeCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools38
Legal Protection Against ConstructionDefects California law holds contractors responsible for constructiondefects, for 10 years after completion of construction Includes: new buildings and major capital projects such asroofing and waterproofing Once a defect is known, the statue of limitation runs for 3 yearsmore, NOT 10!! After either time runs out, the contractor can not be heldresponsible!!!Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools39
Roofing and waterproofing repair is expensive Avoid problems by evaluation and knowing the life expectancyof materials Know who/what caused damages The Contractor is responsible for construction defects, NOTYOU!!!!Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools40
Maintenance Vs. Repairs Inherent construction defects, requiring repairs, are not regularmaintenance! Construction defects are the responsibility of thebuilder/contractor Know what falls outside of regular maintenanceCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools41
In Order To Define What is Maintenanceand What Is A Defect:1. Define life expectancy of roofing, sealants, windows, walls,waterproofing, painting, etc.2. Define what is maintenance and what is contractor repair3. Repair, required of roofing, sealants, waterproofing, buildingexteriors, windows, within ten years of completion construction defectCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools42
Life Expectancies Sealants: 10 to 25 years Roofs: 20 to 30 years Below grade waterproofing: Life of the building Windows: Life of the building Window gaskets: 15 to 20 years Stucco: Life of the building Painting: 5 to 7 years Hardboard siding: 25 yearsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools43
Owner Responsibility forOngoing Maintenance Frequently Occurring Items Like Gutter cleaningDebris cleaningAnnual inspection of roofs, sealants, windows, walls and exteriorfaçadeTree trimmingLow pressure power washing exteriors of buildingCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools44
Owner Responsibility For One TimeRepairs Damage from trees and roots Damage from cars and foot traffic Damage from vandalism or abuse Severe storm, earthquake, hail, hurricane, and other naturalphenomena Damage from oil and chemicalsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools45
Contractor Responsibility for DefectiveConstruction If a 20 year type roofing system needs “repairs” other thanitems on two previous slides, within the first ten years If 10 year sealant types need replacement or fail in less thantheir life expectancy If windows leak in fewer than 10 years If other materials that do not last their normally expected lives,and fail within the first ten yearsCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools46
Evaluation Study historic leak and repair patterns Record when seen Visual observation by a trained eye Leak testing, non-destructive moisture testing Destructive testingCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools47
Recognizing Leaks and Distress Water stains Where to look What to look for Signs of leaks Signs of distressCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools48
Thank you!!Copyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools49
EvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools50
Look for Stains, No Matter How Minor orSmallEvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools51
Investigate: Roof leak or HVACCondensation?EvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools52
Leak Detection Carpet Tack Strip Tellsthe StoryEvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools53
Non-Destructive Testing Water testing, various protocols Nuclear troxler gauge Tramex non-penetrating capacitance gauge Delmhorst pin based capacitance gaugeCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools54
Testing started atthe sill and workedup. Interior leaksbegan to developCopyright 2020 Allana Buick & Bers, Inc.EvaluationRoofing and Waterproofing ConstructionDefects Money Decision Tools55
Waterinfiltrationoccurredbetween theexterior jointsat vertical andhorizontalmullionsEvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools56
During one test,water appearedon carpet, butwas not visibleon wall.EvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools57
However,wallboard wassoakedthrough underthe surface.Testing wasperformed witha capacitancebased devicewith pinsEvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools58
Nuclear Troxler Testing EquipmentLeft: Taking MeasurementsRight: Test cuts to corroborateresult of saturated insulationEvaluationCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools59
If You Identify DefectiveConstruction . Immediately notify a supervisor or principal of the company For re-roofing, re-painting, replacement sealants, etc., 10 Yearconstruction statues may apply Approach the contractor and Work with them for repairs/replacementUse the services of a consultantHave your attorney become involved if necessaryCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools60
Design Rules of Thumb Use appropriate details Specify and install flexible flashings and underlayments. Properly select trim materials Provide constructability reviews Specify sealants that are appropriate for the useCopyright 2020 Allana Buick & Bers, Inc.Roofing and Waterproofing ConstructionDefects Money Decision Tools61
Certification: Registered Roof Consultant (RRC), Roof Consultants Institute, and Registered Waterproofing Consultant (RWC) Overview: CEO and Senior Principal at Allana Buick & Bers. Former Turner Construction Employee (Project Engineering and Superintendent)
