West Virginia University

West Virginia University
You Cannot Manage What You Have Not Measured.


Forensic Investigation of the Premature Failure of Exterior Envelope Historical Restoration

Stalnaker Hall • Morgantown, West Virginia

Client’s Objective:

Provide an assessment of the existing conditions.
Determine concise causes of multiple exterior system failures.
Determine the best course of action to resolve the current condition and minimize disruption to tenants.
Assist in the recovery process, to obtain fair and equitable settlement.
Services Provided:

Evaluation and Assessment
Laboratory Material Analysis
On Site Testing
Construction Document Audit
Assist in Selection of Qualified Legal Representation


Historic restoration of the Stalnaker Hall exterior, completed in 1995.

Solutions:

A thorough site evaluation of the roof and wall assemblies was conducted at Stalnaker Hall. The comprehensive evaluation revealed problematic conditions throughout the waterproofing envelope. Exterior brick, windows, cornice, coping cap and roofing systems were in various degrees of failure. Testing revealed evidence of moisture penetration of the walls and all roof elevations.

Test probes conducted to determine the existing composition of the seven year old synthetic slate roofing system revealed basic design and construction errors, resulting in detachment of the slate panels due to movement from wind and freeze-thaw. Low slope assemblies were noted to be moisture-laden, and the Hypalon® membrane appeared to be deteriorated. Review of construction documents revealed that the moisture entrained in the insulation layers was likely present since shortly after installation.

Microscopic evaluation of retained samples revealed premature deterioration of both the synthetic slate and the single ply membrane. Oven dry testing of the insulation below the low slope assemblies revealed moisture content well in excess of the maximum allowable standard set forth by industry standard, manufacturer requirements, and good roofing practice. Microscopic evaluation of the aforementioned insulation also revealed bio-growth within the insulation.

Wall and window findings included moisture infiltration resulting from improper construction practices, as they pertain to tuck pointing, flashing installation/maintenance and sealant installation.

A construction document audit revealed concise responsibility for each of these and other issues. Findings were submitted to the University with recommendations in anticipation of remedial design work.



Detached synthetic slate panels due to design error.



Visible moisture draining from Hypalon® membrane.



Improperly prepared mortar joints resulted in mortar loss.

West Passage Condominiums

West Passage Condominiums
You Cannot Manage What You Have Not Measured.
West Passage Condominiums

Hurricane Damage Evaluation, Design & Assist with Insurance Claim Settlement

Vero Beach, Florida

Client’s Objective:

Evaluate roof & exterior wall conditions of multiple buildings and document damage sustained from hurricane exposure.
Review temporary solutions to remedy the current damage conditions and make recommendations to curtail unaddressed leak conditions.
Prepare Bid/Construction Documents for permanent replacement of damaged roof assemblies in occupied condominium buildings.
Assist Client in reaching an appropriate settlement with the insurer.
Monitor installation to insure Code Compliance.
Services Provided:

Evaluation & Assessment
Moisture Testing
Construction Documents
Construction Monitoring
Insurance Claims Assistance
Project Monitoring


Solutions:

ART performed a thorough evaluation of the roofing, above roof walls, claddings and components of the affected building in the Association, and provided a detailed assessment report of damages and deficiencies. Temporary remedial solutions were provided to mitigate continuing damage at leak locations which were unresponsive to the emergency repairs.

Construction documents, specifications and design services were provided for the replacement of affected components damaged during recent hurricane events. The design considerations included specifications for a complete roof system (claddings, fasteners, underlayment, and flashings) that meets and exceeds geographic wind-uplift requirements to withstand up to category 3 force hurricane winds. The construction document design and details received a 20-year NDL complete system warranty from the manufacturer.

ART prepared the construction contract and conducted a pre-bid conference with contractors that were pre-approved by ART for the Client. ART reviewed the bids and negotiated with the contractors to provide the most cost effective solutions while maintaining the integrity of the design.

During this process, we assisted the Client with preparation of insurance claim and other supporting documents, and negotiated an insurance claim settlement to facilitate an fair compensation.

Versailles Co-Op

Versailles Co-Op
You Cannot Manage What You Have Not Measured.
Versailles Co-Op

Roofing & Waterproofing Evaluation and Design

Fort Lauderdale, Florida

Client’s Objective:

Replace 39 year old built-up roofing system, complying with logistical concerns and environmental regulations.
Replace penthouse terrace decks with new waterproofing and traffic surfaces.
Stop vertical wall leaking.
Remove roof top wall partitions and provide means of egress between penthouse units.
Update mechanical rooftop piping to comply with current building code requirements.
Improve existing roof drainage.
Services Provided:

Preliminary Design
Construction Documents
Project Management
Project Inspection
Asbestos Survey (by others)


Versailles Co-op Fort Lauderdale

Solutions:

Construction documents providing for removal of the original roof and the addition of tapered insulation to promote drainage of the new Hybrid built-up roofing system.

System was approved by a manufacturers for a 20 year, certified single source warranty.

Existing terrace paver blocks and waterproofing were removed. Reinforced monolithic waterproofing, with a 3” sloped-to-drain topping slab, was designed to facilitate traffic decks. System received a 15 year watertight warranty.

Construction documents provided the method of vertical wall preparation, repair of water-damaged surfaces, and a three coat high mileage waterproofing system. A 10 year warranty of this system was approved by a major manufacturer.

Demolition of existing partition walls was required to accommodate a means of egress between penthouse units. This design included an unobstructed pathway, fall protection and bridge to cross elevated mechanical piping.

Abatement of asbestos containing mechanical pipe wrap, raising, supporting and painting of piping to comply with building code requirements.

Design of seven new rooftop internal drains, to better facilitate drainage.



Tapered Insulation at Interior Drain



Mechanical Equipment Stands Redesign Prior to Re-roofing

Sacred Heart Chapel

Sacred Heart Chapel
You Cannot Manage What You Have Not Measured.
Sacred Heart University Chapel

Roofing & Waterproofing Evaluation and Remedial Design

San Juan, Puerto Rico



Overview of Chapel’s steep sloped roof areas.

Client’s Objective:

Address immediate deficiencies of steep and low slope roof areas.
Determine budgetary considerations for remedial repair/replacement options.
Determine remaining usable service life of roof sections.
Review facility roof systems for wind uplift compliance.
Evaluate current repair/replacement plan.
Remedial repair/replacement of roof assemblies.
Services Provided:

Preliminary Evaluation for Design
Plan/Uplift Compliance Review
Budgetary cost estimates by roof section
Value Engineering
Construction Document Services

Solutions:

A detailed evaluation and assessment of the facilities’ steep and low sloped roof and wall assemblies revealed numerous improper design and installation errors as well as overall exhaustion of the facility’s roof assemblies’ useful service life.

Budgetary considerations for replacement of the roof assemblies for each roof section were provided along with remedial repair estimates for exterior wall assemblies.

Value engineering, including wind uplift calculations to determine design pressures, review of approved FM system assemblies and emergency drainage calculations were undertaken to determine system design criteria.

ART, Inc. provided technical specifications and details for replacement of roof systems for each building to meet or exceed Factory Mutual Insurance requirements and remedial repair specifications for exterior wall assemblies.

A list of prequalified contractors was provided to the Client and invited to attend the Pre-bid Conference. ART, Inc. conducted a bid review with the Client along with recommendations.




Deterioration of wall finishes and grout were observed.



Isolated roof areas displayed a lack of a viable roof system.

Sacred Heart University

Sacred Heart University
You Cannot Manage What You Have Not Measured.
Sacred Heart University

Roofing & Waterproofing Evaluation and Remedial Design

San Juan, Puerto Rico

Client’s Objective:

Address immediate deficiencies of multiple buildings roofing and above roof walls.
Determine budgetary considerations for remedial repair/replacement options.
Review facility roof systems for wind uplift compliance.
Evaluate current repair/replacement plan.
Services Provided:

Preliminary Evaluation for Design
Plan/Uplift Compliance Review
Budgetary cost estimates by roof section
Value Engineering
Construction Document Services
Project Management
Project Observation Services


Plan View of Seared Heart University.

Solutions:

A detailed evaluation and assessment of the facilities’ roof and above roof wall assemblies revealed numerous improper design and installation errors as well as poor membrane adhesion and evidence of moisture infiltration through out the roof assembly.

Budgetary considerations for replacement of the roof assemblies for each roof section and facility were provided to the client, along with a prioritized schedule for completing the re-roofing of each section in the most cost and time effective manner.

Value engineering, including wind uplift calculations to determine design pressures, review of approved FM system assemblies and emergency drainage calculations were undertaken to determine system design criteria.

ART provided construction documents and technical specifications of roof assemblies for each building to meet or exceed Factory Mutual Insurance requirements.

A list of prequalified contractors was provided to the client and invited to attend the pre-bid conference. ART, Inc. conducted a bid review with the client along with recommendations.

ART scheduled and conducted the pre-construction conference, reviewed shop drawings and submittals from the contractor, reviewed applications for progress payments and monitored construction of the re-roof to insure contractor installed the roof in accordance with the specification, FM guidelines and proper installation practices.



Improper design/installation of transitions were observed.



The installed system was noted to be heavily oxidized and brittle.

ProLogis

ProLogis
You Cannot Manage What You Have Not Measured.

Trade Port Industrial Park

Atlanta, Georgia

Phenolic Induced Corrosion of the Metal Substrate

Client’s Objective:

Provide expert technical assistance regarding claim for compensation.
Develop construction document addressing the Phenolic condition.
Maintain a dust free environment with respect to a bonded warehouse operated by a tenant.
Services Provided:

Evaluation and Assessment
On Site Testing
Construction Documents
Full Time Project Observation
Assistance in Claims Settlement



Phenolic induced corrosion resulting in the degradation of the existing metal deck substrate.

Solutions:

During our initial evaluation it was discovered that Phenolic insulation was utilized within the existing roofing assembly. Further evaluation displayed moderate corrosion of the existing metal deck. Development of a comprehensive report, substantiated through on-site testing, was utilized to file a claim for compensation.

Design considerations included complete removal of the existing roofing system, claddings, flashing and related components; preparation of the existing substrate, including the removal of existing rust scale, debris and metal decking at locations where deterioration effected the structural integrity. Criteria were then developed to include the painting restoration and/or replacement of the existing substrate depending on the amount of corrosion present at the time of repair process. Due to the nature of the structure’s current usage, (a bonded warehouse) traditional means of interior protection were not considered to be adequate at various locations throughout the interior of the building. Additional precautions were implemented, including a full time interior crew, coordinating all operations with the building owner and the tenant management. Design and project management was performed by assembling a task force, including the owner and tenant, to facilitate the needs and requirements of the building’s intended use. Additional compensation was acquired to accommodate the special requirements of this facility.



Metal Decking prior to the preparation of the substrate



Properly prepared metal substrate



Overview of the metal decking after restoration

Phillips Point Towers

Phillips Point Towers
You Cannot Manage What You Have Not Measured.
Phillips Point East and West Towers

Palm Beach, Florida

Redesign of Roofing, Waterproofing & Window Systems



Phillips Point East and West Towers

Client’s Objective:

Evaluation of the roofing and waterproofing systems (East and West Towers)
Provide solutions to stop a 13 year leak history.
Develop design with aesthetically pleasing results.
The roofing system must be repairable by facility personnel.
Provide proper slope to drain at dead level roof elevations.
Noise related tasks must be performed between the hours of 12 A.M. and 7 A.M., without interruption to the facilities schedules.
Services Provided:

Evaluation and Assessment
Moisture Testing
Material Testing Analysis
On Site Testing
Structural and Mechanical Evaluation (for roof related components only.)
Preliminary Design
Construction Documents
Project Management (as assistance to the owner’s management.)
Full Time Project Observation


Glass Curtain Wall Evaluation

Solutions:

Roofing – East Tower: Through comprehensive evaluation and testing, it was determined necessary to remove the existing ballasted EPDM roofing system. A white (PIB) synthetic rubber roofing system, over lightweight concrete, was designed for replacement areas visible from the adjacent west tower and received color matched, pink Hypalon coating.

Roofing – West Tower: Specifications were developed to repair damaged roof areas and provide an ongoing annual maintenance program for the existing Hypalon roof system. Maintenance of this roofing system provided over a half million dollar savings to our client.

Waterproofing – East and West Towers: Testing and analysis of the existing conditions revealed improperly installed and deteriorated waterproofing components. Moisture infiltration was discovered at several locations including, concrete panel joints, glass curtain walls, planters expansion joints and traffic decks. Construction documents included concise detailing for the complete removal of existing materials, preparation of surfaces, repair of damaged locations and the installation of new sealant.

For the first time since original construction, this facility has remained leak free since the completion of the project.

PENNDOT

PENNDOT
You Cannot Manage What You Have Not Measured.
New Castle Area Transit Authority

Design Review, Evaluation and Assessment, Humidistat Testing, Moisture Survey, Expert Witness Testimony, Design, Project Management and Full Time Construction Observation Services



Overview

Client’s Objective:

Evaluate roof and building mechanical units for ongoing moisture infiltration issues.
Determine concise causes of multiple system failures.
Review construction documents, shop drawings, submittals, as-built drawings and other project documentation for design/construction errors.
Provide expert witness testimony for litigation.
Supply temporary solutions to mitigate the ongoing damage conditions.
Prepare Bid/Construction Documents for permanent repair of problematic building conditions for all buildings systems.
Monitor repair/installation of remedial work to insure fulfillment of applicable Contract Documents.
Services Provided:

Evaluation & Assessment
Forensic Evaluation
Design Review
Humidistat Testing
Expert Witness
Remediation Construction Documents
Project Monitoring


Openings into the roof assembly at structural panel seams of the bus garage, coupled with the lack of a vapor barrier, permits unfettered access of moisture into the roof assembly.



Humidistat test results.

Solutions:

ART performed a comprehensive forensic investigation on all involved building components to determine the source and causes of ongoing moisture infiltration issues for the facility’s office, garage and bus wash areas. The analysis included a comprehensive evaluation, demonstrative testing of building components and on-site air humidistat testing of the building.

A review of the building’s construction documents, shop drawings, submittals, as-built drawings and other project documentation revealed numerous design/construction errors, which were verified through the demonstrative testing.

ART then provided expert witness testimony, detailing the errors and omissions in both the design and installation of the building components.

ART prepared a multifaceted moisture mitigation design and specification, conducted a pre-bid meeting for each general contract and provided bid reviews and recommendations for our Client.

ART also provided construction management for all phases the Work, including electrical, mechanical, general and roof construction contracts. Project management included scheduling and coordination of the multiple trades, review of shop drawings and submittals and assisting the Client in review of each trade’s applications for payment.

During the remediation process, full time construction observation for each discipline was provided. Additionally, during the construction phase, ART provided litigation support services, including the removal and storage of evidence from the previous construction and documentation photos and video of the removal of the previously installed roof system.



Construction Observation was provided.

Notre Dame College

Notre Dame College
You Cannot Manage What You Have Not Measured.
    The Keller Center

Rejected Claim for Phenolic Induced Corrosion of the Metal Substrate

Client’s Objective:

Provide an accurate assessment of the existing exterior envelope conditions.
Determine the best course of action to resolve the current deficiencies.
Obtain a fair and equitable settlement from the insulation manufacturer after being rejected from the phenolic foam class action lawsuit.
Services Provided:

Evaluation and Assessment
Material Testing Analysis
On Site Testing
Photography as needed for clarification/verification of conditions.
Laboratory Evaluation of retained samples.
Assist in selection of qualified legal representation.


Microscopic examination of retained samples revealed “pitch float”, settling of coal tar to the base of the assembly resulting from the use of porous fiberglass reinforcement plies.



Phenolic induced corrosion in the form of white oxidation.

Solutions:

A thorough site evaluation of the roof and wall assemblies was conducted at Keller Center. The comprehensive evaluation revealed problematic conditions throughout the waterproofing envelope. Exterior brick veneers, coping cap and roofing systems were in various degrees of failure. Testing revealed evidence of moisture penetration of all roof elevations.

Test probes were used to determine the existing composition of the currently installed coal tar roofing system and revealed fiberglass reinforcement felts and phenolic foam insulation installed as part of the assembly at all elevations. Fiberglass reinforcement plies are not recommended for installation as part of a coal tar assembly due to a condition known as “Pitch Float”; the low viscosity coal tar settles through the porous fiberglass plies, destroying the waterproofing integrity of the system.

Due to the corrosive tendencies associated with Phenolic Foam Insulation, further investigative measures were necessary. The metal decking became the emphasis of the evaluation process and white oxidation, observed at all test core sites, was found to cause heavy corrosion of the metal substrate. In a meeting with the physical plant department, it was revealed that a phenolic foam claim had been previously submitted to the manufacturer for settlement and was summarily rejected.

Concise documentation and photographic verification of the onsite conditions, coupled with extensive laboratory testing, including Microscopic Photography, Energy Dispersive X-ray Spectroscopy, Scanning Electron Microscope (SEM) investigation, Thermal Reaction Testing and Solubility Studies, revealed and substantiated damage to the metal deck and formation of a byproduct of acidic destruction of the substrate at the microscopic level.



Energy Dispersive Spectroscopy verified the damaged substrate.



Electron microscopy revealed damaged substrate.

Nassau Bay Condo

Nassau Bay Condo

You Cannot Manage What You Have Not Measured.
Nassau Bay II Condominium Association

Construction Document Review Services, Third Party Intermediate Project Monitoring Services For Roofing and Insurance Claim Negotiation Services



Overview of Project Staging

Client’s Objective:

Conduct a review of construction documents, submittals, shop drawings and project correspondence.
Assist Client in reaching appropriate settlement with the insurer and to obtain compensation for installation of siding system that was previously declined by the insurer.
Monitor repair/installation of remedial work to insure Code Compliance and fulfillment of applicable Contract Documents.
Services Provided:

Third Party Construction Document Review Services
Third Party Project Monitoring Services
Insurance Claim Negotiation Services


Installation of Tiles

Solutions:

TeamART performed comprehensive project document review of available construction documents, submittals, shop drawings, project correspondence, payment applications and site photography. The review was done with the specific intention to review documentation for discrepancies, and to assure the Client the design of the roof system and materials specified met applicable code requirements.

Intermediate Third Party Monitoring of the installation of the new roofing assembly was performed to inspect for proper workmanship, practices, materials used and for compliance with the previously reviewed construction documents, shop drawings and submittals.

TeamART was able to negotiate a settlement for the design and installation of a new exterior wall siding system with the Client’s insurer.



Installation of Roof Tiles