Liberty Property Trust

Liberty Property Trust
You Cannot Manage What You Have Not Measured.
Liberty Property Trust

Hurricane Damage Evaluation, Design & Assist with Insurance Claim Settlement

Client’s Objective:

Evaluate roof & exterior wall conditions of multiple buildings of varying types after damage sustained from exposure to multiple hurricanes.
Supply temporary solutions to remedy the current damage conditions.
Prepare Bid/Construction Documents for permanent repair/replacement of problematic building conditions for all buildings.
Assist Client in reaching appropriate settlements with the insurer.
Monitor repair/installation of remedial work to insure Code Compliance and fulfillment of applicable Contract Documents.
Services Provided:

Evaluation & Assessment
Moisture Testing
Material Analysis
On-Site Testing
Construction Documents
Project Monitoring


Overview of Damaged Roof Area



Installation of Temporary Repair

Solutions:

ART performed comprehensive analysis and demonstrative testing on all effected properties, in some cases after each occurrence of multiple hurricanes, documenting the related damage. Prior to final repairs, ART provided Liberty Property Trust with means for temporary remedies to mitigate continuing damage to the subject properties, and enable facilities without fatal structural damage to continue to operate.

On the effected properties, ART provided design work addressing permanent remedial repairs or replacement of assemblies damaged by hurricanes on a building by building basis. Included in the designs were complete systems that met or exceeded the geographic building code requirements for wind-uplift and in accordance with ASCE-7 (wind -uplift calculation criteria). The Construction Documents enabled our Client to receive unprecedented 20 year NDL complete system (underlayment, flashing and cladding) warranties from the respective roofing manufacturers for each property.

ART then continued through the design process by publishing individual sets of Specifications, Detail Drawings, Contract Documents for each affected property and provided each with assistance for other related issues including Pre-Bid activities.

During the design process, ART assisted the Client with preparation of insurance claims and other supporting documents as well as assisting the Client during the insurance claim process, to facilitate appropriate settlements.

To complete the associated projects, ART provided the Client with Bid Award, project start-up, and on-site monitoring assistance of roof replacement or specified remedial repairs.



Demonstrative testing was performed to investigate moisture infiltration and assembly attachment mode of failure.



Project monitoring to ensure proper installation in accordance with Contract Documents.

Kimco

Kimco
You Cannot Manage What You Have Not Measured.


Design Review, Preliminary Evaluation Services, and Demonstrative Testing

Cranberry, PA

Client’s Objective:

Conduct a review of construction documents, shop drawings and As-Built Drawings.
Address immediate issue regarding ongoing moisture infiltration problems in shopping center
Develop budgetary considerations for remedial repair/replacement of roof, windows and awnings to resolve moisture infiltration problems.
Services Provided:

Construction Document Review Services
Preliminary Evaluation and Assessment
Demonstrative Testing
Prioritized Budgetary Analysis


Overview of Project Staging



Site investigation of an isolated location revealed that 1” of wood fiberboard was actually installed for an approximate R-value of 2.6.

Solutions:

During the preliminary evaluation and assessment, ART identified a number of design and construction deficiencies contributing to water damage within the building and long-term deterioration of the structure; including moisture damage at the exterior walls of the building and corrosion of the interior roof deck.

ART then performed a comprehensive review of available construction documents, submittals, shop drawings, and as-built drawings for discrepancies and to verify for the Client that the roof system and related cladding and components specified met applicable code requirements and acceptable construction practices.

Based on the preliminary evaluation and the design review, demonstrative testing was performed to verify design and construction deficiencies and problematic conditions concerning the coping, awning, flashing and vertical wall construction; as well as a cross sectional analysis of the building’s roof assemblies.

ART then provided the Client with a prioritized 2 phase budget to remediate the immediate moisture infiltration problem as well as budgetary considerations to address the building’s other interrelated issues.



Significant metal deck corrosion was observed at build out locations utilizing an open return plenum for the HVAC system.



Installed cleat fasteners were observed to be improper and were noted to be withdrawing from the wood nailer, compromising the attachment of the coping cap.

Institute for Scientific Research

Institute for Scientific Research
You Cannot Manage What You Have Not Measured.


Design-Build Review of New Construction

Fairmont, West Virginia

Client’s Objective:

Critique architectural design of the exterior building envelope.
Determine the best course of action to resolve the current deficiencies.
Review Construction Documents, submittals and Shop Drawings.


Building rendering illustrating the South and East elevations

Services Provided:

Design review of construction documents, shop drawings and submittals.
Evaluation and assessment of installed construction components.
Material testing and analysis.
On-site testing of installed materials.
Remedial design solution of both design and installed components.
Intermediate observation of installed materials through completed operations.


Southern Exposure



Southwest Exposure

Solutions:

The Institute for Scientific Research (ISR) retained our services to assist in determining solutions to the problematic design issues which had become apparent during the construction of the building exterior. As remarkable as the building exterior is, the zero tolerance for moisture infiltration required by a controlled environment laboratory facility, and the impracticalities of transitioning between normally incompatible materials and custom fabricated metal components, needed to be addressed in order to make the design work.

We conducted onsite evaluations of the previously installed components, then worked directly with the Architect, Construction Manager and Subcontractors in review of Shop Drawings, Details, Specifications and Project Submittals to identify design issues throughout the exterior envelope of the building. In meetings between the parties involved, changes in design were set to establish specific solutions resulting in compatible transitions between assemblies utilizing materials and designs which met the Client’s budgetary, aesthetic and moisture/air flow constraints.

Follow-up site visits were then conducted on a regular basis, and as requested by the General Contractor, to ensure accurate and consistent execution of the proposed changes in the construction.



Northern Exposure

Harbor Inn

Harbor Inn
You Cannot Manage What You Have Not Measured.
Harbor Inn at the Moorings

Hurricane Damage Evaluation, Design & Assist with Insurance Claim Settlement

Vero Beach, Florida



Harbor Inn Building III

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


Damaged/displaced tiles were observed during the evaluation process, enabling moisture infiltration into the assembly.



On-site monitoring was provided to ensure proper installation of designed roof.


Solutions:

Performed a comprehensive analysis on all affected buildings, documenting related damages for each. Temporary remedies were provided to mitigate continuing damage at leak locations which were unresponsive to the emergency repairs.

On necessary complexes, provided design work addressing replacement of assemblies damaged by the hurricane. Included in the design considerations were installation of a complete system (claddings, fasteners, underlayment, and flashings) that meets and exceeds geographic wind-uplift requirements to withstand up to category 3 force hurricane winds. Also provided documented details to the roofing manufacturer and received for our Client an unprecedented 20 year NDL complete system (underlayment, flashing and cladding) warranties for all associated designed facilities.

Also provided our Client with the Specifications, Detail Drawings, Contract Documents and assistance with other related issues including Pre-Bid activities.

During this process, we assisted the Client with preparation of insurance claim and other supporting documents, and supported the Client during the insurance claim process to facilitate an appropriate settlement.



Installation of Granular Cap Ply.

FIU Education Building

FIU Education Building

You Cannot Manage What You Have Not Measured.
FIU Education Building

Miami, Florida

Evaluation, Design & Expert Witness

Client’s Objective:

Determine the source of moisture intrusion causing sick building syndrome during the construction of the new facility.
Provide evaluation of existing conditions.
Supply solutions to remedy existing conditions.
Prepare bid/construction documents for repair of problematic building.
Services Provided:

Evaluation and Assessment
Moisture Testing
Material Testing Analysis
On Site Testing
Construction Documents
Project Observation


FIU Education Building

Solutions:

Comprehensive analysis and demonstrative testing revealed problematic conditions throughout the waterproofing envelope. Exterior stone veneer, windows and roofing system all required corrective design.

Stone veneer – Removal of the existing stone, waterproofing of the structural wall with trowel borne reinforced membrane and application of a new stone veneer.

Windows – Correction of the existing installation and replacement of the sealant at the window to wall location.

Roofing – Complete removal and replacement of the system was necessary due to lack of adhesion of the existing roofing system. A new Hybrid built-up roofing system was designed.

All corrective design specifications were accepted by major manufactures for extended warranty periods, resulting in a leak free building. We also provided the primary expert testimony during the litigation proceedings, resulting in a multi-million dollar settlement for the University.



Computer aided roof plan view drawing of the FIU Education Building

Confidential Pharmaceutical

Confidential Pharmaceutical
You Cannot Manage What You Have Not Measured.
Confidential Puerto Rican Pharmaceuticals Manufacturing Company

Project Description:

Design review for insurance mandated wind rated roof & mechanical assemblies and above roof wall claddings and components for 425,000 sq. ft facility
Low and steep slope roof assemblies required for insurance compliance.
Above roof walls, claddings and components, to meet negotiated insurance upgrades.
Upgrade mechanical equipment for improved energy utilization and conformance to meet wind load attachment criteria.
Clients Objective:

Negotiate wind load conformance to appropriate existing structures capacity.
Obtain a long term commitment from the insurer for wind load conformance.
Maintain plant productivity throughout the construction process. (If air particulate and/or moisture levels deviated it would result in an FDA mandated (3) three day shutdown.)
Provide interior protection and air quality monitors throughout the construction process.
Provide remedial solutions that include long term remedies with applicable maintenance schedules and requirements.
Maintain watertight integrity throughout the project in spite of the fact that the project was located in a rain forest.


Installation of Granular Surfaced Cap Sheet
Services Provided:

Design Review Services
Negotiations with the insurer based on our assessment and our findings.
Engineering review including: Structural, electrical and mechanical.
Project management assistance
Full-time observation and reporting.

Overview of cap board fastener pattern and base ply installation

Solutions:

ART provided an engineering assessment and negotiated reduction of wind velocity uplift requirements from 175 mph to 145 mph 3 second bursts with insurer. Some of the many obstacles ART and their contracting partner had to overcome were such as FDA monitored zero tolerance of dust/moisture contaminates infiltration, the need to have continued operations of $35 million in product production and packaging daily during the remedial work, and the relocation of mechanical equipment while maintaining operations.

Daily and periodic reports were provided, detailing the work completed for the day, the weather conditions, any deviations from the Specification and directives given to the contractor and Client for resolution of problems and complimented by photographic documentation. ART assigned a Project Manager and Project Lead to monitor the installation of the new system, attend project meetings as required by the Client, prepare daily and periodic reports, and provide directives for problem resolution. A Project Liaison was assigned to the Project to ensure timely and accurate delivery of all applicable daily, weekly and periodic reports, as well as obtain weather data for inclusion in reports, and track the quantity of materials used. Prior to substantial completion of the Project, a Project Condition Analysis Report was prepared documenting outstanding issues and items required to be completed by the contractor for the Client’s review. The report consisted of a summary of work to the completed and photo documentation, listed by roof section, of the observations made during the review.

Upon substantial completion, ART performed a final inspection of the roof, and provided a report detailing any outstanding items that necessitated completion. Periodic monitoring of the installation of metal coating on mechanical penthouse walls was performed to inspect for proper thickness and workmanship.



Monitoring of metal roof panel installation.

Confidential Pharmaceutical

Confidential Pharmaceutical
You Cannot Manage What You Have Not Measured.
Confidential Puerto Rican Pharmaceutical Manufacturing Facility

Preliminary Evaluation Services, Moisture Survey Testing, 5 Year Roof Upgrade Plan, and Construction Documents for 398,000 sq. ft Facility



Client’s Objectives:

Conduct a review of construction documents, shop drawings and As-Built Drawings.
Address immediate issue regarding ongoing moisture infiltration problems.
Plan/Uplift Compliance Review
Develop budgetary considerations for remedial repair/replacement of roof sections to resolve moisture infiltration problems.
Services Provided:

Construction Document Review Services
Preliminary Evaluation and Assessment
Moisture Survey Testing
Demonstrative Testing
Prioritized Budgetary Analysis
Engineering
Construction Documents
Full-time Project Observation and Management


Evaluation and Assessment of each roof section was accomplished to determine if installed roof assemblies were maintainable.



Infrared testing was performed prior to demonstrative testing, to help determine areas of wet insulation.

Solutions:

During the preliminary evaluation and assessment, ART identified a number of design and construction deficiencies contributing to water damage within the building and long-term deterioration of the structure; including moisture damage at the exterior walls of the building and corrosion of the interior roof deck.

ART then performed a comprehensive review of available construction documents, submittals, shop drawings, and as-built drawings for discrepancies and to verify for the Client that the roof system and related cladding and components specified met applicable code requirements and acceptable construction practices.

Based on the preliminary evaluation and the design review, demonstrative testing was performed to verify design and construction deficiencies and problematic conditions concerning the coping, awning, flashing and vertical wall construction; as well as a cross sectional analysis of the building’s roof assemblies.

ART then provided the Client with a prioritized 2 phase budget to remediate the immediate moisture infiltration problem as well as budgetary considerations to address the building’s other interrelated issues.

ART design addressing replacement of assemblies in a high velocity hurricane zone. Included in the design considerations were installation of a complete system (claddings, fasteners, underlayment, and flashings) that meets or exceeds geographic and insurer wind-uplift requirements.



Prioritization of reroof-repair work was provided to the Client, along with budgetary considerations for each section.

Confidential FDA Manufacturer

Confidential FDA Manufacturer

You Cannot Manage What You Have Not Measured.
Confidential Puerto Rican FDA Controlled Manufacturer

Design For Roofing and Mechanical Units



Client’s Objective:

Negotiate wind load conformance to appropriate existing structures capacity.
Obtain a long term commitment from the insurer for wind load conformance.
Maintain plant productivity throughout the construction process.
Provide interior protection and air quality monitors throughout the construction process.
Provide remedial solutions that include long term remedies with applicable maintenance schedules and requirements.
Maintain watertight integrity throughout the project.
Services Provided:

Forensic review of the existing facility and as-built drawings.
Negotiations with the insurer based on our assessment and our findings.
Preliminary design and engineering.
Engineering including: Rooftop structural, electrical and mechanical to resist wind velocity speeds of 175 mph
Design
Project management
Construction components.
Material testing and analysis.
On-site testing of installed materials.
Remedial design solution of both design and installed components.
Full-time project observation of installed materials through completed operations.


Core Sample Revealing Oxidized Membrane



Corroded Decking was Observed

Solutions:

ART provided comprehensive analysis of the facility’s roof and related rooftop mechanical unit components, and design addressing replacement of assemblies in a high velocity hurricane zone. Included in the design considerations were installation of a complete system (claddings, fasteners, underlayment, and flashings) that meets or exceeds geographic and insurer wind-uplift requirements. Some of the obstacles that had to be overcome were as follows: An architectural substrate that did not meet wind uplift compliance, inappropriate drainage, lack of mechanical unit wind uplift prevention rating and the continued operations of the plant under construction operations. ART’s attachment design saved the Client over $1 million in construction costs.



Completed Project

Capadvisors

Capadvisors

You Cannot Manage What You Have Not Measured.

Due Diligence Services for Roof and Above Roof Walls

Las Vegas, Nevada

Client’s Objective:

Assess the general overall condition of current roof assemblies.
Evaluate the feasibility of returning the roof assemblies to a maintainable condition.
Recommendations to address the deficient conditions identified through the course of the evaluation.
Recommendations for repairs or replacement of the roofing system.
Guideline budgets associated with the recommended course of action.
Services Provided:

Roof Evaluation and Assessment
Due Diligence Services
Budgetary Assessment

Overview



Overview

Solutions:

ART provided an assessment of the roof and above roof vertical walls for each property, including taking core samples of each roof to verify the underlying membrane conditions and determine type and condition of the deck. Interior surveys of the roof deck underside were also provided.
Roof systems on both properties were noted to have been in overall poor condition. The inter-ply asphalt was observed to be oxidized to a powder and the granular surface cap sheet was deteriorated.
Upon the assessment, ART determined the remaining usable service life on both facilities’ roofs to be minimal. Budgetary numbers were provided to the Client for the capital expense of re-roofing of the buildings and providing upgrades to the buildings’ mechanical systems.
Additionally, yearly inspection and maintenance budgets for both properties were provided by ART.


Membrane Bridging was Observed



Inter-ply asphalt was observed to be oxidized