why buildings leak uva
TRANSCRIPT
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Rex A. Cyphers, P.E.
ssoc ate
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Overview• Flashing
• Weather Resistive Barrier Continuity• Sealant Reliant Designs
• Fenestration Systems
• Material Considerations
• Masonry Compatibility
• Mocku s and ualit Assurance
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What are ou tr in to avoid?
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Ke Elements of Good FlashinRedundancy
Keep in mind thateveryone has a bad day
Your building should be
mind
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Flashin RedundancTypical Section at WallBase
Improved Detail with
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Flashin Redundanc
Flexible Flashing
Two –Piece Metal
Flashing with Upturned
Back Leg
Clean & Dry Substrate
Flashing Installation
Hemmed Drip Edge
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Flashin Redundanc
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Ke Elements of Good Flashin
End Dams
.
Without end dams, that path is lateral.
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Ke Elements of Good Flashin
Drip Edges
,
but they are more attractive than mold and efflorescence.
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Ke Elements of Good Flashin
ap er
requires the use of
drip edges formasonry flashings
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Ke Elements of Good FlashinMissing Drip Edges
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Ke Elements of Good Flashin
Free Drainage
from the cavity.
,
and weeps wherever possible.
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Ke Elements of Good Flashin
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Ke Elements of Good Flashin
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Ke Elements of Good Flashin
Construction Durability and Sequencing
have to endure during construction as well as what
materials have to be installed first to properly shingleor attach flashings.
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Ke Elements of Good Flashin
and Sequencing
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Key Elements of Good Flashing
Construction Durability
and Se uencin
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Key Elements of Good Flashing
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Key Elements of Good Flashing
Construction Durability
and Se uencin
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Sill Flashing Details
Sill details often include a
pan flashing system tocapture water from thew n ow sys em an recit to either the exterior or
into the cavity.
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• Multiple lines ofdefense in case oneproduct fails.
• Products deteriorateover time.
• Products are notalways installed asrequired by themanufacturer and Deterioration of Wood Framing
Due to No Backup Flashing Pan
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Beware of blind seals on
flashing panning system.Whenever possible, use
cli s amb fasteners orother methods of sealinganchors to prevent waterleakage through pan.
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Jamb Flashin Details• Often amb flashin s are not considered in barrier wall
applications. This often leads to leakage andcondensation issues. Jamb flashings:
epara e e cav y space rom w n ow sys ems,
curtain wall systems, doors, and potentially precast
concrete or l imestone surrounds;
• Prevent lateral flow of air and water penetrating through
permeable claddings by creating a barrier; and
• Can be designed to serve as cavity air barrier tocompartmentalize claddings between window stacks.
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Section 1405.3 Flashing
Flashing shall be
of exterior door and
window assemblies,
terminations of exterior
wall assemblies, exterior
wall intersections withroofs, chimneys,…….
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Missin Jamb Flashin
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Wh Buildin s Leak
Roof-to-Wall Interface Conditions
The intersection between a roof and a cavity wall is
critically important because often even a minor leak
.
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Roof-to-Wall Interface
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A single defect leads to water in the building.
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Wh Buildin s Leak
Air, Water and Vapor Barrier Mistakes
Most air, water, and vapor barrier mistakes are made
around penetrations and openings.
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Weather Barrier Continuit
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Weather Barrier Continuit• Transition flashings
–barrier continuous at openings in
exterior wall.
• Recommend requiring enlarged Critical Detail
details at jambs of followinglocations:
– Storefronts,
Potential for
Air and Water – Curtain Walls,
– Windows,
– Doors.
Travel
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Weather Barrier Continuit• Product Selection
Considerations
– Overall Effectiveness,
– Compatibility with interfacingmaterials,
Termination Bar
Air Barrier
– Redundancy of design,
– Constructability,
– Life expectancy of building,
Flexible Flashing
– Cost.
Multiple Products may beneeded to keep air/water/vapor
. . e e n
Sealant
arr er con nuous.
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Mechanical Pi in Penetrations•Holes often created in airbarrier where i es ductwork, and electricalconduit penetrate exteriorwalls
•Sealants or tapes canoften be used around
•Larger penetrationstypically require transition
as ngs•Method used to sealenetrations de endent
upon air barrier material
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Structural Members• Structural elements often
interru t exterior walls (Steel beams, columns,
and angles)
• required to transitionweather barrier materials
prevent air and waterleakage around
• Flashings must becompatible with the
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Structural Members
Transition Flashing
Needed
Transition Flashing
Needed
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Reasons Wh Buildin s LeakSealant Reliant
ea an s o no asforever. If a design
relies solel on asingle line ofsealant, it will leak
.
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Sealant Reliant Desi ns
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Sealant Reliant Desi nsTypical Sealant Reliant Designs:
arr er recas oncre e ng e y e
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Sealant Reliant Desi ns
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Two Sta e SealantsTwo sta e sealants rovide a method of incorporating
redundancy into an otherwise“ sin le line of defense”approach to barrier walls.
Detailing of joint continuity andterminations is crit ical and mustincorporate a method ofweep ng space e weensealants.
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Maintaining continuity and providing drainage of
screen sea an s ecomes cu w e a on
of intersecting cladding joints or expansion joints.
Wh B ildi L k
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Wh Buildin s Leak
Compatibility and Adhesion Issues
Review all materials which ma come into contact with one
another to verify that they will function as intended over the
life of the building.
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Material Considerations
a er a pro ems are an ncreas ng ren w regar
to building envelopes because of the rapidly changingtrends in waterproofing and the constant arrival of new.
Three primary considerations for evaluating materials
used for building envelopes are:• Adhesion
• Compatibility
• Exposure
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Material Considerations
Adhesion:
• Adhesion must be adequate for all materials used.
• Field adhesion testing should be performed at the-
used on the building.
• Always determine cleaning and priming requirements.• Manufacturers should always be consulted in regard to
adhesion to substrates/products.
M t i l C id ti
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Material Considerations
Compatibility:
• Some materials are not chemically compatible with
each other which can jeopardize performance.
• ,degradation, or reactivity.
• Some materials flash off VOC’s or solvents.
M t i l C id ti
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Material Considerations
Compatibility
M t i l C id ti
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Material Considerations
M t i l C id ti
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Material Considerations
Exposure:
Many weather barriers and flashings are not meant for
prolonged exposure to the environment.
with regard to sequencing and protecting the work.
• Exposure to sunlight and heat• Dust and dirt accumulation
• Water damage
• Embrittlement
Reasons Wh Buildin s Leak
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Reasons Wh Buildin s Leak
Window Leakage Problems
n ows an enestrat ons are comp ex assem es o
extrusions, gaskets and seals. Careful coordination ofthe s stem, the substrate, anchors and closures is
necessary to prevent leaks.
S ecif in Windows
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S ecif in Windows
• AAMA 101 “North American Fenestration, ,
Skylights” specifies the following performancerequirements:
• Design pressure, Structural test pressure, waterpenetration resistance, life cycle testing and air
leaka e rates.• Requirements are based on the windows
performance class and performance grade.
• Performance classes: R, LC, CW and AW
S ecif in Windows
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S ecif in Windows
• 2006 International Energy Conservation Code,
• Prescriptive requirements for a window’s U-factorand SHGC (except in northern climates);
• Mandatory requirements for air leakage rates
• National Fenestration Ratin Council testslabels, and certifies windows for energy relatedperformance requirements such as U-factor,
, ,
resistance• An additional ro ect s ecific LEED or buildin
energy model requirements should be
considered as well
S ecif in Windows
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S ecif in Windows
• Typically, fenestration meeting performance
recommended for 50-100 year institutionalbuildings.
• No water penetration when tested at 12 psf,
• Maximum air leakage rate of 0.1 cfm/ft2 when. ,
• U-factor of less than 0.30 BTU/(ft2 hr °F)
• .
factor is less than 0.25 (very small overhang oreave)
• Condensation resistance factor no less than 53
Window Leakage From
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Window may be underdesigned for expected
.
Standards for Construction
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Standards for Construction
ASTM E2112
an ar rac ce or
Installation of ExteriorWindows, Doors,
The standard assumes that the basic designof the building’s water-shedding system isadequate, that is, that either (1) there is a high
probability that the outermost buildingsurface will dependably prevent all water
,incorporates an effective concealed barrier
that will dependably prevent further intrusionof incidental water that breaches the
outermost surface.”
Window Leakage From
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Leakage occurringfrom open seams in
from missing internalseals can discharge
sealants are placedtoo far forward on theassembl .
Window Leakage From
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Deficiencies in window joinery can lead to water
.
Extrusion Ca s and Closures
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Extrusion Ca s and Closures
Window perimeter sealants and jamb flashings cannot.
Reasons Wh Buildin s Leak
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Reasons Wh Buildin s Leak
Section and Detail Conflicts
Sometimes two adjoining section details can look
adequate until you project them together into three.
Transitional Conditions
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Transitional Conditions
What happens when sections transition
Transitional Conditions
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a s t o a Co d t o s
Unless WRB is put in alignment in
o e or zon a an ver ca
planes, leakage may ensue.
Transitional Conditions
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Transitional Conditions
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Storefront vs. Curtain Wall
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Storefront vs. Curtain Wall
Location of perimeter sealants can prevent waterpene ra on o e n er or ue o a e ec n a w n ow.
Storefront Curtain Wall
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• By design, brick veneercavity walls will allow water
• Excessive water
penetration can lead tolong term problems such
,efflorescence, decreasedthermal performance anddamage to flashings, wallties and other materialsw n e cav y
• Both material propertiesand installation proceduresinfluence the amount of
Masonr Com atibilit
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• Bond between mortar and brick influenced by
brick.
• The Initial Rate of Absor tion is the brick’s initialsuction of water from fresh mortar.
• Water retention is the mortar’s ability to hold onto water.
Masonr Com atibilit
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• Universit desi n uidelines re uire wood moldbrick, which typically have a higher IRA
Initial Rate of Absorption Range of Brick Portland or Blended Cement: LimeMortar
Mortar CementMortar
Masonry CementMortar
Up to 10 g/min/30 in.2
(Up to 0.0005 g/min/mm2 ) (Type N) (Type N) (Type N)
10 to 30 g/min/30 in.2Type N or S Type N or S Type N or S
(0.0005 to 0.0016 g/min/mm2 )
Above 30 g/min/30 in.2
Type N
(Type S)(Above 0.0016 g/min/mm2 ) __2 __2
Dry when laid
2 .Type N
(Type S)
Type N
(Type S)
Type N
(Type S)(Above 0.0016 g/min/mm2 )
Wetted prior to laying
1 Alternate Types listed in parentheses
2 Not recommended unless verified with testing
Masonr Com atibilit
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Mortar Average Compressive
Strength at 28 days, min, psi
Water
Retention, min,
Air Content,
max, %
Type N Cement-
Lime
750 75 14
Cement
Type N Masonry
Cement
750 75 20
Masonr Com atibilit
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Low Water Retention
High IRA
Mortar stiffens rapidly
resulting in bond line
separa ons
Masonr Com atibilit
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High Water Retention
Low IRA
Little water is absorbed
into brick resulting in
on ne separa on
Masonr Com atibilit
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Water Retention
Com atible with IRA
IRA Compatible with
Good Mechanical Bond
Achieved
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Brick IRA:
oTested in accordance with
ASTM C 67 and BIA FieldProcedure
20 drops in quarter sizedcircle, if absorbed in
oIf too high preconditioningwill be required
un er secon s, s
over 30 g/min/sq in.
Left figure from:http://www.masonrysociety.org/Masonry%20Lab/Lab%201/Lab-1-IRA.html
Right Figure from BIA Technical Note7B “Water Penetration Resistance – Construction and Workmanship”
Masonr Com atibilit
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Mortar Water Retention
• Tested in accordance with ASTM C1506 and C
270•
gradation
• Increased fines will increase water retention,
rovided that the radation is still within ASTM C
144• However, excessive fines can lead to shrinkage
cracks and higher water penetration rates
Masonr Com atibilit
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• Installation proceduresa ec wa er pene ra onrates
•Preconditioning should bemonitored
• Head and bed jointsshould be full
• Retempering of mortar isacceptable provided mortaris used within 2.5 hours•Figure from BIA Technical Note 7B“Water Penetration Resistance – Construction and Workmanship”
Masonr Com atibilit
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• Once materials andinstallation procedures have
,should be constructed
• ASTM C 1601 testing shouldbe conducted to verify waterpenetration is not excessive
Masonr Com atibilit
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Mocku s and Qualit Assurance
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•Mockups should includerepresentative samples of all building
.
•Exterior Cladding
•Back-up Wall,•Fenestration
•Roofing,
•Weather Resistive Barrier
•Flashings,
• er ea er es s veComponents.
•Requiring performance testing onmockups sets standard for expectedworkmanshi and allows time tocorrect problems before componentsare installed in building.
•QA testing ensures expectedperformance is met on components
Wh is A Testin Im ortant?
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• It is ALWAYS easier to fix awaterproofing problem
on a building.
find out about a problembefore the cladding goeson a building.
• It is ALWAYS better tohave the Contractor f indhis own roblem beforethe Univeristy does.
Mocku s and Qualit Assurance
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Masonry and Flashing
• ASTM C 1601 – Determines how much
masonry veneers
• ASTM C 1715 – Evaluatesperformance of masonryflashing systems
• –
Evaluates performance offlashing laps
Mocku s and Qualit Assurance
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Fenestration Testing
– .Specification for Field
Testing of Windows and
• ASTM E1105 – Evaluateswater penetration
• ASTM E783 – Determinesair leaka e throu hwindows
• AAMA 501.2 – Evaluates
resistance of curtain wallsand storefronts
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• ASTM C 1193, AppendixX1 – Field test to adhesion
Mockups and Quality Assurance
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-
• Pond Testing
• Interface Testin
• Hose Testing
uestions ?