building enclosure services wtf means weather-tight … · 2017-10-11 · orelies on past...
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BUILDING ENCLOSURE SERVICESWTF Means Weather-Tight FacadesEric A. Murrell, RA, CCS, CSISenior Consultant, SME
Agenda and Objectives
AGENDA• WTF means Weather-Tight Facades
o The Building Process has Changedo Weather-tightness – What is it?o Building Enclosure Commissioning BECx
• About SME
Agenda and Objectives
LEARNING OBJECTIVES• Understand that Building Enclosures Have Changed• Examine the Perceptions of Weather-Tightness• Understand Building Enclosure Commissioning• Understand ITR and its Benefits
WTF Means Weather-Tight Facades
The Building Process Has Changed
The Building Process Has Changed
Architect’s Role is Diminished• No longer “The Leader of the Builders”• Viewed by Owners as a Commodity
o Price is often more important than value• Effort is reduced to suit fee
o Fewer Detailso Delegated Designo Little or no Construction
Observation
The Building Process Has Changed
• Building Enclosures have changedo More and more complex o Typically less and less forgiving
Architects Detail 1929Architects Detail 2012
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The Building Process Has Changed
Pushing the Envelope• Sometimes the Envelope pushes back!
M.I.T. Sues Frank Gehry, Citing Flaws in Center He Designed New York Times: November 7, 2007
The Massachusetts Institute of Technology has sued the architect Frank Gehry and a construction company, claiming that “design and construction failures” in the institute’s $300 million Stata Center resulted in pervasive leaks, cracks and drainage problems that have required costly repairs.
“These things are complicated, and they involved a lot of people, and you never quite know where they went wrong. A building goes together with seven billion pieces of connective tissue. The chances of it getting done ever without something colliding or some misstep are small.”
- Frank Gehry – Architect
New York Times: November 7, 2007
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The Building Process Has Changed
The process is more compartmented.• More players for the same results
Owner
Consultants
General Contractoror CM
Architects and Engineers
Vendors
Sub Contractors
The Building Process Has Changed
Skills gaps in the construction industry.
The Building Process Has Changed
Increased Expectations• LEED• Energy Code• Air Leakage limitations
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The Building Process Has Changed
• Diminishing Role of the Architect • Building Enclosures have Changed• Pushing the Envelope• The Process is more Compartmented• Skills gaps in the Construction Industry• Increased Expectations
• We need to change the way we work
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Weather-Tightness – What is it?
Weather-Tightness – What is it?
What is Weather-Tight and what is a Leak?
Owner Says:“No leaks EVER! …Or at least until I sell the building.”o Weather Tightness often taken for grantedo Or unreasonable expectations
Weather-Tightness – What is it?
What is Weather-Tight and what is a Leak?
Architect Says: “The intent was for the building to be weather-tight.”o Relies on past experienceo Places onus on the Contractors
Weather-Tightness – What is it?
What is Weather-Tight and what is a Leak? Contractor Says:
“My work is weather-tight – THEIR’S isn’t.”o Interfaces between scopes are
often the problem areas.
What is Weather-Tight and what is a Leak?
Manufacturer Says: “That’s not a leak!”
Weather-Tightness – What is it?
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Weather-Tightness – What is it?
What is Weather-Tight and what is a Leak?
It depends on who you ask
Weather-Tightness – What is it?
Who “Owns” Weather-Tightness?
Weather-Tightness – What is it?
Who “Owns” Weather-tightness?
Owner?• Must have enough money. • Must make good decisions on how to spend it. • Must have reasonable expectations.
Weather-Tightness – What is it?
Who “Owns” Weather-tightness?
Architect?• Must conceive the weather-tightness of the building
enclosure during development. • Must follow through with documents that support this.
Weather-Tightness – What is it?
Who “Owns” Weather-tightness?
Contractor?• Must execute the Building Enclosure in a manner that
ensures the greatest likelihood of success.
Weather-Tightness – What is it?
Who “Owns” Weather-tightness?
Manufacturer?• Must provide products that anticipate the needs of
weather-tightness.
Weather-Tightness – What is it?
Who “Owns” Weather-tightness?
Weather-Tightness – What is it?
Who “Owns” Weather-tightness?
Everyone has a Role to Play… but no one is in charge
Building Enclosure Commissioning(BECx)
Building Enclosure Commissioning (BECx)
Building Enclosure Commissioning:
…is a process to validate that the design and performance of the materials, components, assemblies and systems of the building enclosure achieve the objectives and requirements of the Owner.
Building Enclosure Commissioning (BECx)
• “Are we building what the Owner Expects?”• “Is the building enclosure likely to perform as
intended?”
Building Enclosure Commissioning (BECx)
HOW IT ALL STARTED• Commissioning (Cx) History
• 1977 - Public Works Canada begins to use Cx for building systems (MEP)• 1984 - University of Wisconsin, Madison offers Cx courses• 1994 - Federal agencies required to institute Cx• 1998 - MasterSpec begins to integrate Cx specifications• 2000 - LEED includes requirement for fundamental Commissioning• 2005 - ASHRAE publishes Guideline 0-2005: The Commissioning Process
• Building Enclosure Commissioning• 2006 – NIBS Guideline 3: Exterior Enclosure Technical Requirements for the
Commissioning Process• 2012 - ASTM E2813 – Standard Practice for Building Enclosure Commissioning• 2012 – NIBS Guideline 3 Update
Building Enclosure Commissioning (BECx)
Previously Two Process standards• NIBS Guideline 3 – 2012• ASTM E2813 – 2012
Building Enclosure Commissioning (BECx)
NIBS Guideline 3 – 2012 and ASTM E2813 – 2012• Both very similar• ASTM has two levels of BECx
o Fundamental or Enhanced BECx• NIBS GL-3 is FREE on line
o http://www.wbdg.org/FFC/NIBS/nibs_gl3.pdf
Building Enclosure Commissioning (BECx)
New Joint StandardASTM E2947 - 16a
Building Enclosure Commissioning (BECx)
BECx – Is a Process!
Building Enclosure Commissioning (BECx)
BECx – Is a Process!
Building Enclosure Commissioning (BECx)
Process Participants• Owner • Architects and Engineers • Contractor and Subs • Manufacturers
• Commissioning Team (BECxA)o Building Enclosure Commissioning Agent
(BECxA)• Process Administrator• Building Enclosure Specialist(s)
Building Enclosure Commissioning (BECx)
PIECES OF THE BECx PROCESS• OPR – Owner's Project Requirements• The Commissioning Plan• BOD - Basis of Design• Construction Documents• Independent Technical Review• Testing and Verification
Building Enclosure Commissioning (BECx)
OPR - OWNERS PROJECT REQUIREMENTS• Written document describes owner expectations• Compiled with the assistance of the BECxA • May include many Performance Factors
o control of moisture o condensation o heat flow o air flow o water vapor flow o durability o constructability o sustainability o value o fire o vibrations o noise
OPR
o ultraviolet radiation o structural performance o infrared radiation o resiliency o security o reliability o aesthetics o maintainability o energy migration o light
Building Enclosure Commissioning (BECx)
THE COMMISSIONING PLAN (BECx Plan)• Establishes Procedures and Processes
o Communication Protocolso Reporting Requirements o Construction Checklists o Non-conformance Procedures
• Updated periodically during the project• Administered by the BECxA
OPR
BECx Plan
Building Enclosure Commissioning (BECx)
BOD – Basis of Design• Written by the Architect• Responds to OPR• Roadmap for completion of the documents• Describes materials and systems which will be used
to accomplish the OPR
OPR
BECx Plan
BOD
Building Enclosure Commissioning (BECx)
CONSTRUCTION DOCUMENTS• Specifications o Includes BECx specification in front end (01 91 25)o Incorporates BECx requirements into technical sectionso Coordination, Submittals, Testing, etc.
• Drawingso Includes BECx requirements for Mock-ups and testing
• Basis of Independent Technical Review
OPR
BECx Plan
BOD
CDs
Building Enclosure Commissioning (BECx)
INDEPENDENT TECHNICAL REVIEW (ITR)• Peer Review of Plans and Specification with specific
focus on the Building Enclosure .• One or more reviews as established by BECx Plan• Conducted by BECxA team
• One or more Building Enclosure Specialists
• ITR report with recommendations issued to Project Team
OPR
BECx Plan
BOD
CDs
ITR
Building Enclosure Commissioning (BECx)
VALIDATION TESTING AND VERIFICATION• Scope defined in the BECx Plan.• Described in the Specifications.• Includes BECxA submittal review. • Testing May Include:
o Preconstruction testing of Materials and Systemso Testing during Constructiono Third Party Construction Observation
OPR
BECx Plan
BOD
CDs
ITR
T&V
Building Enclosure Commissioning (BECx)
• BECx Does not address Design• BECxA has no authority to direct
the work. o Advocates for the Owners Project Requirements (OPR) and
Basis of Design (BOD) as they relate to the Building Enclosure.• Best Practices • Highest Performance
• BECxA is not the Professional of Recordo Makes recommendations to the project team o Works with the team to achieve consensus.
Building Enclosure Commissioning (BECx)
PRE-DESIGN PHASE • Establish BECx team• BECx Kick-off meeting• Develop OPR • Develop BECx Plan
o Including scope and budget
OPR
BECx Plan
Building Enclosure Commissioning (BECx)
DESIGN PHASES • Develop and Refine BOD• Conduct Independent Technical Reviews
o One or more based on Commissioning Plan
• Develop BECx Checklistso Based on BOD and Construction Documents
• Review Project Against OPR o One or more based on Commissioning Plan
OPR
BECx Plan
BOD
CDs
ITR
Building Enclosure Commissioning (BECx)
CONSTRUCTION PHASE • BECxA
o Attends preconstruction and pre-Installation meetings
o Reviews building enclosure-related submittals.o Performs on-site construction observation
relative to Building Enclosureo Conducts Enclosure Performance
Testing o Provides Close-out Documents
• Test Results• Guidance for maintenance, etc.
OPR
BECx Plan
BOD
CDs
ITR
T&V
Building Enclosure Commissioning (BECx)
OPERATIONS PHASE • 10 month (80% of warranty period)
Walk-thru• Final Commissioning Report
Building Enclosure Commissioning (BECx)
Owner
Contractor Architect
Owners Project
Requirements
Independent Technical Review
3rd Party Testing and Verification
The Traditional Model
Building Enclosure Commissioning (BECx)
• Each piece is an important part pf the BECx process.
• BUT! Each piece can be applied independentlyo And still achieve results!
Owners Project
Requirements
Independent Technical Review
3rd Party Testing and Verification
Building Enclosure Commissioning (BECx)
BECx Adds Value $1 : $10 : $100 rule
o An issue which costs $1 dollar to fix in the documentso Will cost $10 to fix during constructiono or $100 to fix after the project is in operation.
• Most litigation (80%) involves Building Enclosure related issues.
Building Enclosure Commissioning (BECx)
Owner’s Benefit• More predictable outcome• Expectations met• Improved Facility Performance• Better Cost Control• Peace of Mind
Building Enclosure Commissioning (BECx)
Architect’s Benefit• Improved Quality Control• Smoother Construction Process• Fewer RFIs • Enhanced realization of design intent• Likelihood of litigation is reduced
Building Enclosure Commissioning (BECx)
Contractor’s Benefit• More complete Construction Documents• Better Coordination • Tighter work scopes• Smoother Construction Process• Likelihood of litigation is reduced
If the Question is Weather-Tight Facades?
The Answer is Building Enclosure Commissioning.
Building Enclosure Commissioning (BECx)
• The Big Question – What does it cost?• The Answer: It depends.• Somewhat indeterminate up front.
o May be preferable to price OPR separately• As project size goes down, cost (%) goes up• Location? Materials? Project Size?
Building Enclosure Commissioning (BECx)
Example Project: Outpatient Surgery Center
42,900 sq.ft.Two-storiesMasonry VeneerMetal PanelCFMF Back-upDesign-Build
Building Enclosure Commissioning (BECx)
Example Project: Outpatient Surgery Center
42,900 sq.ft.Two-storiesMasonry VeneerMetal PanelCFMF Back-upDesign-Build
Building Enclosure Commissioning (BECx)
Example Project: Outpatient Surgery Center
42,900 sq.ft.Two-storiesMasonry VeneerMetal PanelCFMF Back-upDesign-Build
Building Enclosure Commissioning (BECx)
Example Project: Outpatient Surgery Center
BECx (reduced scope)
• Post-bid ITR, Walls Only
• Documents Review• Submittal Review• Enhanced Site Visits
Building Enclosure Commissioning (BECx)
Example Project: Outpatient Surgery Center
BECx (reduced scope)
• Post-bid ITR, Walls Only
• Documents Review• Submittal Review• Enhanced Site Visits
Building Enclosure Commissioning (BECx)
Example Project: Outpatient Surgery Center
ITR issued as mark-ups and in list form
Building Enclosure Commissioning (BECx)
Example project: Outpatient Surgery Center • Two stories totaling 42,900 sq.ft.• $12,000,000 Construction Cost ($280 psf)• BECx (reduced scope)
o Post-bid ITR, Walls Only o Documents Reviewo Submittal Reviewo Enhanced Site Visits
• Total cost $23,100o Square foot cost: $0.54/sq.ft.o 0.19%
Building Enclosure Commissioning (BECx)
Example project: Outpatient Surgery Center • Two stories totaling 42,900 sq.ft.• $12,000,000 Construction Cost ($280 psf)• BECx (full scope)
o OPR, BECxP, ITR, T&Vo Estimate $55,000 o $1.28/psfo Or 0.46%
Seven Things to Take With You
1. Weather-tightness is everyone’s problem and everyone has a role to play in its success.
2. The BECx Process validates weather-tightness as the Owner sees it.
3. OPR sets the expectations; ITR validates the intent; T&V qualifies the Construction.
4. OPR, ITR, and T&V can be used independently5. $1: $10: $100 6. BECx Cost is Dependent on Multiple Factors7. Everyone Benefits from BECx
Questions?