1. Thank you to our Sponsors

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

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

4. RJC Service Offerings

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

6. 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

8. 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?...

9. 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

10. 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

11. 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

13. 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)

15. 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

16. 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

18. 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

19. 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

21. 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

24. 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

26. 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

29. 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

32. 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

34. Thank you to our Sponsors
Questions?
Thank you to our Sponsors