evaluating water leakage of buildings 11-11-09

Pete Fowler Construction Services, Inc.

www.petefowler.com

Evaluating Water Leakage of Buildings

Evaluating Water Leakage of BuildingsEvaluating Water Leakage of Buildings Using ASTM E2128-01a

Pete Fowler Construction Services, Inc.November 2011

1© 2011 Pete Fowler Construction Services, Inc.www.petefowler.com


CON STR U CTIONP e t e F o w l e r CON STR U CTIONS e r v i c e s , I n c .


927 Calle Negocio #GSan Clemente, CA 92673

T: 949-240-9971

9320 SW Barbur Blvd #170Portland, OR 97219

T: 503-246-3744

75 Manhattan Dr #110Boulder, CO 80303

T: 303-554-0381


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Program Outline1. Introduction

2. ASTM E2128-01 Sections

3. Sample Documents

4. Maintenance and Repairs on a Limited Budget

5. Selecting and Evaluating Expert Consultants

6. Deep Thoughts and Hot Buttons

7. Conclusion & Recommendations



Pete Fowler Construction Services, Inc. (PFCS) is a team of consultants with expertise in all phases of building construction.

A. Who We Are: The Building Life-Cycle Experts

1. INTRODUCTION

Services:

• Construction Cost Estimating• Construction Management • Property Analysis• Construction Claims Consulting• Construction Defect Consulting


• Expert Witness Testimony • Training & Education


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A. Who We Are: The Building Life-Cycle Experts

• Building Inspection and Property Condition Assessment

Property Analysis

1. INTRODUCTION

(Conforming with ASTM E2018)• Testing: Invasive / Intrusive / Destructive Investigations for

building leaks, performance problem diagnosis, and cause & origin investigations using ASTM E2128.

• Maintenance Plans and Maintenance Manuals• Scope of Work/Repair: Construction-ready documents• Budgets and Schedules for Construction• Request for Proposal / Tendering and Bid Analysis


• Request for Proposal / Tendering and Bid Analysis• Construction Contracts and Management Documentation• Quality Control Inspections• Warranty and Maintenance Documentation


B. Who You Are

• Attorneys

• Property Owners

1. INTRODUCTION

• Property Managers

• Construction Professionals

• Insurance Professionals

• Others interested in Building Life-Cycle Management



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C. Learning Objectives and Why This Is Important

1. Summary of ASTM E2128-01a Standard Guide for Evaluating

Water Leakage of Building Walls

1. INTRODUCTION

2. Continue the Property Analysis Seminar Series so we can all

have a “big picture” understanding of how professionals

gather, analyze and use building performance data.

3. Learn best practices and “the scientific approach” to figuring

out building performance problems.


4. Have something to contrast against, when you are faced with

people who have drawn erroneous conclusions based on poor

investigation techniques.


2. ASTM E2128-a SectionsA. ScopeB. Referenced DocumentsC. Terminology

2. ASTM E2128‐01a

C. TerminologyD. Significance and UseE. Systematic Approach to an Evaluation: Overview

1. Review of Project Documents2. Evaluation of Design Concept3. Determination of Service History4. Inspection5. Investigative Testing6 A l i


6. Analysis7. Report Preparation

F. Annex A1: Mandatory InformationG. Appendixes (X1 through X8)

*Note: Above letter sections do not correspond with the actual ASTM E2128 sections


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A. Scope

2. ASTM E2128‐01a



B. Referenced Documents

2. ASTM E2128‐01a



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C. Terminology

2. ASTM E2128‐01a



D. Significance and Use

2. ASTM E2128‐01a



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E. Systematic Approach to an Evaluation

2. ASTM E2128‐01a

Overview



E.1. Review of Project Documents

2. ASTM E2128‐01a



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E.2. Evaluation of Design Concept

2. ASTM E2128‐01a



E.3. Determination of Service History

2. ASTM E2128‐01a



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E.4. Inspection

2. ASTM E2128‐01a



E.4. Inspection (continued)

2. ASTM E2128‐01a



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E.5. Investigative Testing

2. ASTM E2128‐01a



E.5. Investigative Testing (continued)

2. ASTM E2128‐01a



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E.6. Analysis

2. ASTM E2128‐01a



E.7. Report Preparation

2. ASTM E2128‐01a



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F. Annex: A.1 Background(Mandatory Information)

2. ASTM E2128‐01a



F. Annex: A.1 Background

2. ASTM E2128‐01a



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G. Appendixes(Nonmandatory Information)

X1: SealantsX2: Masonry

2. ASTM E2128‐01a

X2: Masonry X3: Windows and Glass /Metal

Curtain WallsX4: Exterior Insulation and Finish

Systems (EIFS)X5: Cement Stucco and Tile SystemsX6: Wood and Manufactured Wood

Based Siding Systems


X7: Fiber Cement and Cement Bonded Particle Board Siding Systems

X8: Precast Concrete Panels


G. Appendixes

2. ASTM E2128‐01a



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3. Sample DocumentsA. Investigation

Recommendations

3. SAMPLE DOCUMENTS



B. Testing Summary

3. SAMPLE DOCUMENTS



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C. Testing Map

3. SAMPLE DOCUMENTS



C. Testing Map

3. SAMPLE DOCUMENTS



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D. Inspection Documentation

3. SAMPLE DOCUMENTS



E. Issues-Location Matrix

3. SAMPLE DOCUMENTS



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F. Scope of Repair

3. SAMPLE DOCUMENTS



G. Repair Map

3. SAMPLE DOCUMENTS



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H. Issues-Discussion Matrix

3. SAMPLE DOCUMENTS



Collect

A. Analyzing Construction Defects4. Maintenance and Repairs on a Limited Budget

4. MAINTNENANCE & REPAIRS

CollectOrganize

UnderstandPlan

Scope Issues Locations Costs

1 2

3 4 5 6

HYPOTHES

PRESEN


Issues‐Locations Issue by Issue

7 8 9 10

SIZE

NT


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1. What is the allegation?2 H d it l t t th t ki ith?



A. Analyzing Construction Defects

2. How does it relate to the party we are working with?3. Where and how many times is it alleged to be an issue?4. What do all the parties say about the issue, including costs?5. Did we see the issue?6. Is the assembly performing as the owner might hope?7. Is the assembly performing as we should expect?8. Is it a defect?9. Is it causing damage?


g g10. Is a repair required?11. What are the applicable standards?12. What is a reasonable repair?13. How much will the repair cost?14. Who is responsible?




1. Don’t get married to a contractor.

2. Prioritize Repairs DefineA. Must be done immediatelyB. Should be done ASAPC. Would be great

3. Then, use D&B of DBSKCV4. Consider the “life-cycle costs”

associated with the decisions. 5. Cycle through D&B and

Prioritize as necessary, until the best decisions have been made

Budget

ScheduleCoordinate

Verify

DBSKCV CM Method


best decisions have been made, before moving into the SKCV (physical work) phases.

6. For the lowest price, competitive bidding in the open market must take place.

Contract


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Our company’s highest and best use, and what we have worked on for the last decade, is to figure out how we make the “Total

5. SELECTING & EVALUATING EXPERTS

Cost of Consulting” valuable to our clients.

“Most value” is sometimes the lowest cost, but often not. “Value” is a function of how the fruit of the consulting work is going to be used. If someone pays for a report but does not read it, ignores the information in making decisions, or does not execute the recommendations, then the consulting work has no value, no matter how excellent the analysis


matter how excellent the analysis.


Creating the most value for consulting services, regardless of whether the “total cost of consulting” is modest or extravagant,

i

6. DEEP THOUGHTS


requires:

1. Case-by-case application of professional judgment by awesome, experienced and well trained consultants;

2. A well defined and fine-tuned system to maintain consistency and quality control;

3. A mechanism to get the price right and be able to compare the ultimate cost of the solution to the original plan, and;


g p , ;4. Communication, information and feed-back by the purchaser of

the consulting services.


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Plan

6. Deep Thoughts and Hot ButtonsA. Construction Defect Life-Cycle

6. DEEP THOUGHTS

A. Plan

B. Build

C. Use

D. Dispute

Plan

BuildLearn

Construction Defect

Life-Cycle


E. Repair

F. Learn

Use

Dispute

Repair


Define

6. Deep Thoughts and Hot ButtonsB. Managing Construction Quality

6. DEEP THOUGHTS

Define

BudgetVerify

DBSKCV CM Method

DBSKCV Construction Management Method (A PFCS Original)


Schedule

Contract

Coordinate


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7. Conclusions and Recommendations

7. CONCLUSIONS

A. Learning Objectives1. Summary of ASTM E2128-01a Standard Guide for Evaluating

Water Leakage of Building Walls.

2. Continue the Property Analysis Seminar Series so we can all have a “big picture” understanding of how professionals. gather, analyze and use building performance data.

3. Learn best practices and “the scientific approach” to figuring out building performance problems.


4. Have something to contrast against, when you are faced with people who have drawn erroneous conclusions based on poor investigation techniques.



B. What To Do Next

7. CONCLUSIONS

1. The proper order is: Examination. Diagnosis. Prescription. p p g p

2. Stay tuned for the next programs in this series: (A.) Prioritizing

Maintenance and Repairs on a Limited Budget (B.) Contracts

for Property Maintenance, Repair and Improvement. (C.)

Managing Property Maintenance, Repair and Improvement.

3. Exercise professional judgment in the best interests of your


p j g y

clients (sometimes this is hard).


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C. Extra Credit Homework and Further Reading

7. CONCLUSIONS

1. ASTM E2018-08 Standard Guide for Property Condition1. ASTM E2018 08 Standard Guide for Property Condition

Assessments

2. ASTM E2128-01a Standard Guide for Evaluating Water

Leakage of Building Walls

3. PFCS Managing Property Maintenance and Improvement

4. PFCS Managing Construction Quality


4. PFCS Managing Construction Quality

5. Life-Cycle Cost Analysis (LCCA) Whole Building Design

Guide 2011-04-13


CON STR U CTIONP e t e F o w l e r CON STR U CTIONS e r v i c e s , I n c .


The End

evaluating water leakage of buildings 11-11-09

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