Thank you to our Sponsors Low Rise Building

Thank you to our Sponsors

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

RJC Service Offerings

Today’s Presentation • Keys to Successful Building Envelope Rehabilitation Projects • Best Practices o Windows o Roofs o 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 WHY? . . . To obtain true understanding of the condition of the structure, repair options available, and associated costs of maintaining in a good state of repair

Preparation of Project Documents • Drawings need to be well detailed o Experienced staff required o Showing hidden conditions allows better pricing by contractors • Don’t forget about Contractor’s use of site o Each unit may be accessed separately and require dedicated protection at interior and exterior o 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 o Consider site visits at least every second day (2 -3/week) o Make sure you get what you pay for o Finding problems during construction reduces re-work o Finding problems during construction reduces litigation o Regular communication keeps owners informed • Particularly important for low rise construction o Smaller project sizes attract less experienced contractors o 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 o Drained (Rainscreen) Vs Un-drained (face sealed) o Frame Material (PVC, Wood, Aluminum, Fibreglass) o Insulated Glazing Unit Construction • Surrounding wall components require moisture protection and are less durable than high rise walls o Tie-ins, through-wall flashings, and end dams a necessity o Existing deterioration needs to be repaired (hidden conditions)

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

Best Practices: Cladding Systems • Performance vs. Cost o Consider opportunities for insulation upgrades o Consider durability: material longevity and maintenance o Existing deterioration needs to be repaired (hidden conditions) • Aesthetic Considerations o Is a colour or aesthetic change desired by the board o 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? o Easily installed over existing cladding such as masonry or in lieu or vinyl/aluminum siding o Low initial cost, fast installation, various aesthetic options o 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

Questions? Thank you to our Sponsors