top signs of façade problems – how to see the invisible signs of façade problems – how to see...
TRANSCRIPT
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www.sgh.com
Top Signs of Façade Problems – How to See the Invisible “Vision is the art of seeing things invisible” – Jonathan Swift – NAREIM Home Page Carolyn L. Searls
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Outline – How and Where to Look for the Invisible
• I. Top ten signs to look for to detect façade problems • II. The prepurchase survey (and NDT methods) • III. Current problems we’re seeing in building materials
and systems • IV. Current problems we’re seeing in the building
process
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I. Top 10 Signs of Façade Problems Water Leaks
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10. Deteriorating Sky-facing Surfaces
• Look for – Concrete or masonry parapets without metal copings – Horizontal ledges without waterproofing – Any horizontal surface with deteriorated joints,
waterproofing or paint
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9. Efflorescence and Water Stains
• Look for…
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8. Rust Stains
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8. Rust Stains
• Look for – Orange rust stains – The source of the stains (the steel) – The source of the water
• Expansion of rust product can cause spalls
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7. Cracks
• Look for these normal shrinkage cracks
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7. Cracks
• Look for these cracks indicative of problems
Thermal and moisture expansion; lack of support
Marble expansion Corrosion
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7. Cracks
• Look for these cracks indicative of problems
Corrosion of window lintels
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7. Cracks
• Look for these cracks indicative of problems
Seismic
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7. Cracks • Cause of the cracks
– The material wants to move but can’t – The material can’t take the stress – Moving or non-moving cracks?
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6. Paint Failures
• Look for
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5. Deteriorated Mortar Joints
• Look for – Missing mortar, holes in mortar joints – Cracks in mortar joints – Separations between mortar and masonry units – Underlying causes
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4. Deteriorated Sealant Joints
• Look for
Cohesion Failure
Reversion
Adhesion Failure
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3. Deterioration of Window Systems
• Look for – Gaps at gasket corners – Hardened or failed
sealants or gaskets – Water streaks down
interior vertical mullions – Wet finishes below
window sill – Wet finishes above
window (from floor above)
– Weep holes caulked over
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2. Mold
• Look for – Red, black or green mold – Pink spots visible through vinyl wallpaper
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1. Pieces Falling Off
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• Look for subtle cracks can indicate delaminated pieces, ready to fall off
• Displaced elements • Out-of-plane elements
1. Pieces Falling Off
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The Biggest Problems Occur…
• Where components of a building intersect
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II. The Pre-purchase Survey Hoping to Uncover the Invisible
• Review drawings and specs, maintenance records, leak records
• Speak with building managers/engineers, occupants • Visual survey from ground • $$$ - Maintenance and repair costs • Close-up visual survey • NDT • Investigative openings • Water testing or other testing, as required
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Pre-purchase survey – Interview
• People who are familiar with the everyday behavior of the building
• Gather data on leaks, cracks, previous repairs or alterations
• Are any drawings available? • Does the building leak every time it rains? Or only when
it is windy? • How long after the rain starts do leaks appear?
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After the Visual Survey - Next Steps
• More detailed survey – Larger sample size – Close up inspection – Selective disassembly
• Field and laboratory testing – Appropriate water testing
• Analysis – structural, hygrothermal
• Repair design & budgeting
• Options analysis
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Pre-purchase survey
• Benefits of close up inspection
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Southwest Museum – Rope Access Condition Survey, Sounding, Petrographic Analysis of Plaster
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Pre-purchase survey
• Benefits of inspection openings
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Nondestructive Testing
• The value of inspection openings
– Open an area to visually or physically confirm the nondestructive test results (say, from GPR, pachometer, etc.)
• The value of a 2nd nondestructive test method
– If openings are not possible or not valuable, it’s good to have a 2nd method to confirm the results of the 1st
• Test results need to be interpreted (and may take some time)
– Data may be immediately available, but the significance may not
– With any test, understand what the test is really measuring
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Your Most Important High Tech Tools
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Borescope
Photo credit: Michael Schuller
Photo credit: Michael Schuller
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Metal Detectors
• Eddy current induction • Run over surface of masonry to identify metal
reinforcement, anchors • Many versions: pachometer, Ferroscan, Profometer
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Ground-Penetrating Radar (GPR)
• Next best thing to physically seeing • Produces a “virtual” picture through data on a screen • Data requires interpretation by a trained operator • Excellent for identifying:
– Location and depth of metal reinforcement – Voids in masonry construction – Presence of grout in CMU cells
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Ground-Penetrating Radar
• Generally speaking, GPR can locate position and depth of objects within a medium
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RILEM Tubes (or Karsten Tubes, or Stormdry Gauges)
• Compare absorption of different types of masonry or before/after treatment
• Correlation with wind-driven rain
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RILEM Tubes
• RILEM Test Method II.4: – Affix tube to substrate with putty – Fill tube with water from top; ensure no leaks through putty – Read water level at regular time intervals (e.g. 5, 10, 15, 20, 30,
60 minutes, depending on material and absorption rate) – Report results on a graph of water volume absorbed vs. time
• How many tests? Where? – Up to the judgment of the design professional
• Test standard describes how to do the test, but not how to interpret the results
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Infrared Thermography
• Shows differences in temperature not the location of water
• Requires experienced operator (certified thermographer) • Very fast, can cover large areas easily • Time of day can be important in effectiveness of testing
– Early morning – building surfaces relatively cool – Mid-day – building surfaces are warmest
• Useful for diagnosing: – Voids in masonry (including ungrouted cells) – Changes in construction (window infills, etc.) – Wet areas during water testing – Rising damp
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Non-destructive Testing to Locate Internal Conditions
• Infrared Thermography
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Infrared Thermography
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Measuring Moisture in Building Materials
Impedance Measurement
Pin-type Resistance Meters
Temperature/RH Probes
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Wood Condition Assessment - Shangri La
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Common Signs of Wood Deterioration
• Signs of Decay – Fruiting bodies – Surface depressions – Staining – Insect Activity
– Checks and splits – Cubical checking – “Spongy” feeling
– Mycelium mats – Rhizomorphs
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Wood Condition Assessment - Shangri La
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• Signs of Insect Activity – Frass – Earthen tubes – Tunnels in wood – Swarming in spring/fall – Shed wings – Chewing or knocking
sounds
Wood Condition Assessment - Shangri La
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Wood Condition Assessment - Shangri La
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Species Identification: Shangri La
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Wood Condition Assessment - Shangri La Resistograph
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Water Testing - Shangri La
• Determine leak paths to diagnose problems and design repairs
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Water Testing Spray Rack and Pressure Chamber
• We simulate rain with a calibrated spray rack • We simulate wind using a pressure chamber on interior
and sucking the air out
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Water Testing Calibrated Nozzle
• Used to isolate leak paths • As a quick check during construction
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III. Current Problems in Existing Building Systems or Where to Look for the Invisible
• Window leaks • Non-drainage EIFS • Cement plaster (stucco) • Thin brick and thin stone veneer • Hardipanel • Flooring failures • Balcony decks • Early 20th century buildings deteriorating
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Common Causes of Window Leakage Not Following Manufacturer’s Installation Instructions
• Open head-jamb corner
Confidential material protected pursuant to Evidence Code Sections 1115 et. seq.
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Common Causes of Window Leakage Sill/jamb Corners
• Sill/jamb corner is not watertight; jamb drains into wall cavity
• Reason for using sill pan flashing
Confidential material protected pursuant to Evidence Code Sections 1115 et. seq.
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Common Causes of Window Leakage Missing or Torn Heel Bead or Inadequate Sill Height
• Leads to overtopping of sill
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Common Causes of Window Leakage Gaskets Shrink Away From Window Corners
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Common Causes of Window Leakage Discontinuous Gaskets and Sealant at Mulled Windows
• Mulled windows are often problematic
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Common Causes of Window Leakage Lack of Flashing or Reverse-lapped Flashing
– Incomplete integration of Tyvek with window assemblies
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Common Causes of Window Leakage Improper Perimeter Sealant Joints
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Non-drainage EIFS
• Relies on 1/8” thick lamina and perfect sealant joints for waterproofing
• No secondary flashings to redirect incidental water to exterior
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Non-drainage EIFS Problems
• Cracks, especially at re-entrant corners • EIFS finish coat wraps into sealant joint
(sealant should be bonded to base coat) • Open cell backer rod • No sealant joints at penetrations
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Cement Plaster
• When installed properly, cement plaster works well
• All plaster cracks and absorbs moisture – there must be a complete WRB w/flashings to handle incidental water that penetrates the plaster
• Flashings at penetrations are critical
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Cement plaster
• Window flashing is critical – see ASTM E 2112
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Cement Plaster
• Tears and holes in the WRB caused by overdriven lath fasteners
• Water enters through lath fasteners not engaged with studs or other framing (i.e. “spinners”)
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Thin Brick Veneer
• 3/8” to 3/4” thick bricks • Three basic installation systems:
– Embedded in precast concrete panels – Adhered to sheet metal or insulation
panels – Field-applied to exterior cement plaster
or concrete walls
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Thin Brick Veneer Adhesion Failures
• Detection methods – Tapping – Prying
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Thin Brick Veneer Panelized Wall Systems: Brick Adhered to Metal Panels
• Thin brick glued to aluminum panels
• Over rigid insulation • Nailed to plywood
sheathing • Bricks falling off
aluminum • Entire system
separating from building
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Hardiplank
– Incomplete integration of Tyvek with window assemblies
– No flashing between Hardiplank and adjacent barrier EIFS or cornice ledger beam
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Flooring Failures - Vinyl
• Newer low-VOC adhesives less tolerant of moisture in concrete slabs
• Shorter construction schedules lead to installing flooring before slabs are dry
• Lightweight concrete
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Flooring Failures - Stone
• Use of thinner stones, low-quality stone, mortar bed shrinkage
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Flooring Failures - Tile
• Shrinkage of underlying concrete slab
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Balcony Deck Assemblies Observations – Cantilevered Balconies
How they fail and why you need saddle flashings
Membrane stops short of deck edge – no termination
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Balcony Deck Assemblies
Building Wall (Plaster and WRB removed)
Wood Corbel
Balcony Deck (concrete and membrane removed)
Water runs off deck, remains behind plaster
Observations – Cantilevered Balconies
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Balcony Deck Assemblies
Sealant joint between plaster and wood, but WRB unsealed
Water continues to run behind plaster, runs behind WRB edge
Observations – Cantilevered Balconies
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Balcony Deck Assemblies
Unsealed WRB at bottom and side of wood corbel
Water bypasses WRB at edges
Observations – Cantilevered Balconies Water accesses and deteriorates OSB sheathing
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Ageing of Early 20th Century Buildings
• Now being rehabilitated in urban areas
• Steel windows • Concrete or masonry
cladding
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IV: Current Problems in the Building Process Why are there so many failures?
• New products being used without track record or testing
• Bidding with incomplete construction documents – usually schedule driven
• Low-bid contractors • Inadequate construction observation • Poor decisions during construction due to schedule
or budget
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Thank you