Download - Pro-Tec Building Maintenance Tips
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Building Maintenance 101:What to look for and what to do
50 Williams Parkway | Unit N | East Hanover, NJ 07936 | 973-428-8868
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An Introduction to theBuilding Envelope
Definition of “Building Envelope”
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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
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Water Infiltration
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What are the “exterior intruders”?
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Air Infiltration:
Whistling Noises
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What are the “exterior intruders”?
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Air Infiltration: Cold Air
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What are the “exterior intruders”?
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Loss of Air Conditioning
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What are the “exterior intruders”?
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Bugs
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What are the “exterior intruders”?
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Birds
What are the “exterior intruders”?
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What are the “exterior intruders”?Others
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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?
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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?
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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
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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
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An Introduction to theBuilding Envelope
What do I need to understand?
The Building Envelope is an “Engineered System”
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Real Life Forensic Test Cut
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The Building Envelope is an “Engineered System”
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An Introduction to theBuilding Envelope
What do I need to understand?
The Building Envelope is an “Engineered System”
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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
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An Introduction to theBuilding Envelope
What do I need to look for?
Inside
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Stained Ceiling Tiles or Ceiling
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Leakage around Windows and Doors
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Interior Damage – Mold and/or Mildew
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An Introduction to theBuilding Envelope
What do I need to look for?
Outside
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Window Glazing Gasket Shrinkage
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Existence of Flashing Membrane
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Existence of Flashing Membrane/Wall Construction
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An Introduction to theBuilding Envelope
What do I need to do about it?
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An Introduction to theBuilding Envelope
How can I maintain it?
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Where do I find a “Problem Solver”?
An Introduction to theBuilding Envelope
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What Types of Building Envelopes do we typically see in our market?
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Natural Stone Panels & “Punch Out” Windows Building Envelope, Including Curtain Wall Sections
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The Building Envelope is an “Engineered System”
Remember
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Natural Stone Panels & Horizontal Strip Windows
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Typical Curtain Wall
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Typical Concrete Block Facade
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Typical Stucco Facade
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Typical Precast Concrete with Strip Windows
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Typical Precast Concrete with Strip Windows and Curtain Wall
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Typical EIFS Facade
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Typical Tilt-Up Concrete Panel Facade
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Atypical “Tilt-Up” Concrete Facade
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Typical Brick and Horizontal Strip Window
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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
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The Forces
• Gravity
• Surface Tension
• Hydrostatic Pressure
• Environmental Conditions
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Gravity
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Gravity - Free Standing Water
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Surface Tension
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Surface Tension
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Hydrostatic Pressure
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Environmental Conditions
Wind
Rain
Lightning
The Weather
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Causes of Deterioration of Office Structures
Lack of Maintenance
Material Fatigue
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Interior Damage
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Cause
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What is a Weep Hole?
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Workmanship Flaws – Weep Hole Caulked Shut
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Open Masonry Joints
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Causes of Deterioration of Office Structures
Lack of Maintenance
Material Fatigue
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Lack of Maintenance
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Material Fatigue©2013 Pro-Tec
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Sealant
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Adhesive vs. Cohesive
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Gaskets and “Shrinkage”
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Gaskets and “Shrinkage”
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Gaskets and “Shrinkage” and Movement
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Material Fatigue
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Typical Water Infiltration Testing Report
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Typical Water Infiltration Testing Report
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Typical Water Infiltration Testing Report
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Typical Water Infiltration Testing Report
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Typical Water Infiltration Testing Proposal
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Structural Cracking
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Movement
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Efflorescence
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Open Walls
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Open Masonry Joints
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Concrete Walkway Damage
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Window Staining Run-Off
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Window Staining Run-Off
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Prototype Drip Edge Installation
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Window Staining Run-Off
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Before
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After
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Before
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After
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Claridge House One – Verona, NJ
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Tower West – West New York, NJ
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Harmon Cove Tower – Secaucus, NJ
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Thank You
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The theory of the relationship between waterproofing and building envelope requires the understanding of three
things to ensure a watertight and environmentally sound interior:
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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”?