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Low Rise Building Envelope Best Practices CCI – Grand River Chapter February 9, 2018

Today’s Presenter Jordan Swail BESc, P.Eng., BSSO Project Engineer, Kitchener Building Science and Restoration

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Today’s Presentation Keys to Successful Building Envelope Rehabilitation Projects Best Practices Windows Roofs Cladding (EIFS, Brick Masonry, Siding) Case Studies and Examples Questions?

Keys to Successful Building Envelope Rehab Projects Detailed condition assessment (with access to hidden areas such as attics or openings into walls) Preparation of detailed drawings and specifications (project documents) outlining the project, access and protection Experienced project team with regular site visits Effective communication during construction

Detailed Condition Survey Assessment Detailed condition assessment required to determine the repair scope with the Board Establish a plan and prioritizing schedule based on its actual condition – what is the effective remaining service life of related components Establish short, medium and long term goals with financial and operational needs of the building To obtain true understanding of the condition of the structure, repair options available, and associated costs of maintaining in a good state of repair WHY?...

Preparation of Project Documents Drawings need to be well detailed Experienced staff required Showing hidden conditions allows better pricing by contractors Don’t forget about Contractor’s use of site Each unit may be accessed separately and require dedicated protection at interior and exterior Consider security/supervision: pets, theft, damage WHY?... To obtain true competitive pricing and avoid extras in construction

Communication Plan Ask your consultant for their communication plan Our goal is to keep the condominium manager up to date during the project If any resident inquires the manager can confidently answer and be/appear well informed

Construction Site Review Regular Site Visits are Critical to Project Success Consider site visits at least every second day (2-3/week) Make sure you get what you pay for Finding problems during construction reduces re-work Finding problems during construction reduces litigation Regular communication keeps owners informed Particularly important for low rise construction Smaller project sizes attract less experienced contractors Problems and re-work can be difficult for smaller condominiums to finance

Best Practices: Window Systems Product quality varies significantly. Talk to your engineer about durability and price Drained (Rainscreen) Vs Un-drained (face sealed) Frame Material (PVC, Wood, Aluminum, Fibreglass) Insulated Glazing Unit Construction Surrounding wall components require moisture protection and are less durable than high rise walls Tie-ins, through-wall flashings, and end dams a necessity Existing deterioration needs to be repaired (hidden conditions)

Best Practices: Roof Systems Material longevity varies significantly. Talk to your engineer about durability and price High Slope: - Asphalt Shingles, Metal Sheet, Metal Tiles - Consider ventilation, insulation, eave protection Low Slope: - Materials: 2-Ply MBM, BUR, TPO, EPDM, PVC - Consider traffic, insulation thickness, drainage Prequalify contractors who are experienced Contractor workmanship varies significantly Have your engineer suggest local contractors

Best Practices: Cladding Systems Performance vs. Cost Consider opportunities for insulation upgrades Consider durability: material longevity and maintenance Existing deterioration needs to be repaired (hidden conditions) Aesthetic Considerations Is a colour or aesthetic change desired by the board Will a change be desired in the future

Considering/Repairing Exterior Insulated Finish Systems (EIFS) EIFS is not stucco (the finish is installed over a continuous layer of insulation ) Why is EIFS a hot topic? Easily installed over existing cladding such as masonry or in lieu or vinyl/aluminum siding Low initial cost, fast installation, various aesthetic options High effective insulation value; suitable for energy retrofits Proper design is critical to durability and moisture management

Case Study: Window & Door Replacement Problem: Existing windows and doors have drafts and leak No awnings or overhangs to deflect rainwater Exterior wall construction suspect

Case Study: Window & Door Replacement Solution: New windows and doors with rated water penetration resistance Both windows and doors are drained construction Large through wall flashings and rough opening flashings to deflect water Double perimeter sealants and spray foam insulation Performance verification testing

Case Study: Low Slope Roof Replacement Problem: Poorly drained inverted roofs flooded regularly Poorly designed/terminated membranes allowed water to enter units and door sills OSB used in lieu of plywood, holding construction moisture

Case Study: Low Slope Roof Replacement Solution: Replace damaged roof sheathing boards and blocking Increase roof drainage by installing drainage board Correct flashing termination heights and seals Install new membranes with correct techniques

Case Study: Cladding Repairs Problems: EIFS Cracks and sealant failure leading to water infiltration EIFS finish staining EIFS Impact damage Brick masonry and flashing deterioration from deicing salts Vinyl siding damage from barbecues

Case Study: Cladding Repairs Solutions: Development of a prioritization schedule Gradual implementation of repairs to meet budget Material selection and design for durability and reduced maintenance

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