Presentation on theme: "Components of Building Construction – Building 101 Basic knowledge of your buildings, how to maintain them and things to look for on your spring walkthrough."— Presentation transcript:
Components of Building Construction – Building 101 Basic knowledge of your buildings, how to maintain them and things to look for on your spring walkthrough. CAI-MN Managers Seminar
Introduction Welcome Who we are? Building Envelope: is the physical separator between the interior and the exterior environments of a building. It serves as the outer shell to help maintain the indoor environment (together with the mechanical conditioning systems) and facilitate its climate control.
Parking Garages Grounds, Grade, Parking Lots and Driveways Siding, Façade and Windows Decks Attic Roof HVAC/Pools/ Electric/Elevators Components of Building Construction – Building 101 Table of Contents
Parking Garages and Ramps Spancrete Precast planks set on concrete posts, block or poured walls. Poured Concrete Poured garage with reinforcement (i.e. Rebar/Steel) Tension/Compression
Water intrusion @ Perimeter Efflorescence Eroding Conduits Stalactites Bursting/leaking pipes from living spaces. Common Issues with Parking Garages Parking garages free of water, efflorescence and moisture should last forever. Eliminating water issues early is important for longevity
Yearly walkthrough to check and compare water intrusion. Ensure proper water management from the outside (Gutters, Grade, Drainage, Damp Proofing) Wash away road salt accumulation after winter months. Ensure the foundation is damp proofed. Maintenance and What to notice in your Garages.
Grounds, Parking Lots & Driveways Moving water away from your building is important in making it last. Compaction-Compaction-Compaction
Overusing the sprinkler system can add water around the foundation and cause problems Having proper grade sloped away from the building is important Watch for misdirected sprinkler heads that shoot towards the building In areas with grade issues, using drain tile may help move water. Gutters help move roof water away from the foundation Roof water should be directed away from the foundation, ensure that there is proper extensions on all downspouts. Rock beds near the foundation are often a source of water intrusion. (This will also cause issues in driveways/sidewalks) Grounds - Lawn Building Code: R401.3 Drainage- Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches within the first 10 feet. Things to look for on a walkthrough. Negative grade at the foundation Drip holes from roof water Soggy Grass or water accumulation Sprinklers shooting water at the foundation Rock beds near the foundation collecting water
Driveways, Walkways and Parking Lots Heaving can be caused by several things (Water mgmt, poor compaction, low grade materials, substrate) All asphalt and concrete must be sloped to move water from the building. Walkways and entry slabs should NOT be connected to the building. Check for damages after winter that may have been caused by snow melt, heaving or plow damage. Things to look for on a walkthrough Improper grade Cracks, heaving, dips, slab movement Ensure there is a proper maintenance plan in place to care for these areas. Have a plan for Inspection, sealing and replacement.
Siding, Façade, Windows Siding and exterior façades are only the first line of defense (and often not waterproof), a proper moisture barrier and water management system is important for the longevity of a building. Proper flashing in ALL areas is extremely important.
Siding and Exterior Façades Brick Veneer with Weeps Vinyl Siding EIFS/Stucco w/ WMS Hardie Siding
Maintenance of your Façade Keep your façade clean of dirt, mold and mildew. Monitor movement signs of moisture issues including homeowner complaints. Look for efflorescence in brick façades. Ensure proper caulking and maintenance of caulk. Keep up on painting/patching of siding. Consult a professional immediately if you notice hail damage. Flashings should properly pitch away from building. Ensure weeps are above ground. Life Expectancy with proper installation and maintenance EIFS/Stucco 50+ years. Vinyl 25+ years Hardie 50 years Brick 100+ years Things to look for on a walkthrough Movement in siding Cracks/chips/hail damage Paint peeling Façade below grade Wavy siding Mold and mildew Mortar joint cracking
A slight grade away from building helps move water away. Flashing is important to keep water out of the building. If you are replacing decks most cities will require plans signed by an engineer. Wrapping wood with metal or siding can expedite the deterioration of deck members. Using improper paint can also expedite deterioration. All deck posts should sit on proper footings. Deck carpets and rugs often will keep water on the members and can cause premature rot/damage. Wood and Composite Decks Facts: Treated wood expands and contracts the greatest Treated decks can last 25-30 years Cedar Decks 10-15 What to look for on a walkthrough Peeling and chipping paint Mold, mildew and rot Standing water Loose railings or members Deck posts moving off footings. Movement of footings
Moving water off concrete is important Carpets and rugs will often hold water and increase deterioration of concrete. Proper maintenance is important as these decks can be cost prohibitive to replace. Using products such as Dektec can protect from deterioration. WMS is important under brick patios. Concrete Decks and Brick Patios Things to look for on a walkthrough Chipped and cracked concrete Standing water on decks Efflorescence