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This topic was initially presented at the 2020 BES.  This presentation will provide a case study of a medical research/office facility that, at nearly 35 years old, needed major exterior repairs. This mid-1980s building was constructed with thought given to energy conservation and durability by using continuous thermal insulation in the wall assembly and a durable masonry cladding system. Unfortunately, defects in the original design and construction created an exterior wall assembly that developed cracks in the exterior masonry and deterioration of the supporting steel members, and the building lacked an air barrier and leaked air badly, defeating the original energy conservation considerations. The lack of vertical masonry control joints led to widespread cracking and corrosion of supporting steel relief angles. The assessment of the masonry defects discovered that the wall assemblies lacked a weather barrier and an air barrier. Large air leaks were discovered during the cladding assessment, creating another challenge in developing restoration concepts. The assessment resulted in three options. All steps—from the initial assessment of the building through the various design concepts and options—will review the construction challenges for the new lightweight metal panel over-cladding system, designed with a modern appearance to align with the owner’s corporate image and to coordinate with other research facilities. Timothy A. Mills, PE, LEED AP, CIT II TAM Consultants, Inc. | Newport News, VA Timothy Mills graduated with a bachelor of science degree in engineering from Brooklyn Polytechnic Institute of New York in 1983. Prior to forming TAM Consultants in 2002, Mills worked at a number of multidiscipline design and inspection firms. He has published numerous articles, presented at conferences and symposia, and completed nearly 1,500 residential home and commercial building inspections and 300 energy audits. He is an instructor for ABAA training courses that educate and certify contractors in the proper installation of air barriers, and is a certified ABAA Auditor for their quality assurance program, as well as a Certified Level II Infrared Thermographer. Read More

In BC by 2032 all new residential buildings will need to meet levels of performance that are currently associated with Passive House and Net Zero projects. Similar targets are being set by jurisdictions across North America to combat greenhouse gas emissions. To help the industry prepare for these changes and to lead the way for years to come, a number of progressive high-rise projects in Vancouver are being designed and constructed to meet these goals now. As the Façade Engineer and Passive House Consultant for these projects, RDH has observed that many of the conventional assumptions about facade design and building form are going to change as these buildings become more prevalent. Understanding this shift, the redefined goal posts that they represent, and the Pattern Language for Passive House Façades early in the design process is important so that the building form and attributes can meet the design intent, while also meeting the budget and project schedule. This paper will outline the lessons learned to date and will provide a roadmap for high-performance low-emission buildings and their facades moving into the future. This will be an invaluable resource to design architects building high-rise buildings of all kinds, façade and specifically curtain-wall and window suppliers and manufacturers, façade and building envelope consultants and contractors for years to come. Brian Hubbs, PEng RDH Building Sciences, Inc., Burnaby, BC, Canada With over 25 years’ experience as a consultant practicing exclusively in the field of façade engineering and building science, Brian is recognized by his peers as being a practical engineer and researcher who consistently delivers innovative solutions. He has a unique blend of theoretical and hands-on knowledge gained from completing hundreds of building enclosure investigations and rehabilitation projects as well as from façade engineering and construction review of building enclosures for new buildings. Brian has extensive experience designing, testing and constructing unique high- rise building facades with unitized curtain wall, skylights, and window-wall systems manufactured offshore in Asia and Europe. Read More

The presenters will offer a case study of a wellness building in Iowa that, during its first winter, had icicles on the roof eaves, and interior water leakage during its first spring. . A repair was performed that included replacing the existing insulation and vapor barrier with new SPF as a thermal and air barrier. Whole-building air testing was used before and after repairs to prove the improvement in air-tightness. Bruce Kaskel has expertise in exterior wall systems related to glass, glazing, water infiltration, corrosion, structural adequacy, energy performance, anchorage devices, and durability. His projects include aluminum and glass curtainwalls, masonry, exterior windows and doors, and precast concrete and stone panels. Kaskel has provided exterior wall consulting services during design and construction of new buildings, including serving as a building envelope commissioning agent (BECx). Jennifer Schneider has been involved with numerous projects related to the inspection, investigation, and repair of distressed conditions in existing buildings. Her experience also includes building enclosure commissioning (BECx) and peer design review for new construction, applying her experience in modes of leakage, condensation, and distress to proposed detailing. Schneider applies thermal and hygrothermal modeling to her evaluations of exterior wall systems. Read More

This presentation was initially provided at the 2021 Annual Convention in Phoenix, AZ. Façade rehabilitation projects require design professionals to manage and balance a combination of many varied and sometimes opposing factors, including historic preservation issues and considerations, code requirements, and client expectations. This presentation will focus on the terms of preservation, restoration, rehabilitation, and the differences between each process as it relates to historic building façades and how they are interpreted relative to the other influences on a rehabilitation project. Unnecessary repairs and beautification in the name of restoration are often some of the most difficult challenges the preservation industry faces. Historic preservation is a constant balancing act of appropriate scope of repairs, justification of replacement of undamaged original fabric, when is it okay not to repair, and managing the client’s expectations with regard to a historic building not looking shiny and new. These conversations become even more challenging when incentives—including tax benefits or other financial means—are at stake.     Read More

This presentation initially took place at the 2020 Building Enclosure Symposium. Visual assessment of building enclosures can be repetitive and time-consuming. The industry has also faced numerous challenges in recent years due to shortages in skilled labor, inefficiencies in process, and an increasing focus on worker safety. AI on drone-captured imagery is emerging as an answer for these problems. Although this seems like a straightforward process (capture drone imagery, train machine-learning models, and predict objects and deficiencies), we have discovered, through extensive research and onsite tests, this generic approach often fails to provide reliable outcome in a practical setting. This presentation explores in detail several factors which significantly affect the results—including distance and angle of drone camera to each surface, practicality of a capture plan in terms of time, accessibility, obstacle avoidance, differences in surface materials, large number of assets and deficiencies, and necessity for large training datasets—especially for less-common inventory and conditions. Case studies will be presented showing significant achievements in automation and efficiency when these challenges are overcome. For example, a drone-based data capture of a large hospital facility, coupled with a novel 3-D AI solution, led to more than 84% savings in worker hours compared to the manual assessment scenario. Bill Wilkins SeekNow | Atlanta, GA Bill Wilkins’ current role is vice president of innovation at Pointivo (PV). At PV, he is responsible for sales and business development to propel PV’s unique drone-enabled 3-D artificial intelligence (AI) services across the roofing and facility management industries. He has experience running a drone startup company that capitalized on powerful analytics using drone-based imagery and has worked with advanced computer vision and AI analytics in roofing for over 10 years. Wilkins has a passion for changing industries for the better and regularly speaks at trade shows across the country, including IRE, GARCA, RT3, IIBEC, AIA, SRWA, and Metalcon. Read More

Structural engineers consider movement joints as a separator or physical break between adjacent buildings (or portions of buildings), while building enclosure designers require movement joints to connect the thermal, moisture, air, and water control layers. Often architectural drawings include a premanufactured movement joint sized to accommodate the anticipated structural movement of the joint. A common challenge is understanding how the movement joint system, which often includes complex geometry, interfaces with the adjacent building enclosure systems that are being connected. The speakers will address how to detail, develop, and construct movement joint systems to maintain enclosure continuity and prevent leakage. The presented approach is based on the speakers’ combined experience investigating failed movement joints, and applying lessons learned to the design and construction of movement joints in new design projects. In this presentation, the speakers will review how movement joints fail from a building enclosure perspective and identify key details and requirements for movement joint systems that are required to maintain a continuous envelope across multiple enclosure systems. Luke Niezelski, PE Simpson Gumpertz & Heger, Inc. | Waltham, MA Luke Niezelski joined the building technology division of Simpson Gumpertz & Heger Inc. (SGH) in 2014. He is licensed in Massachusetts as a professional engineer and is experienced in the investigation/assessment, design, construction administration, monitoring/inspection, and field-testing of historical and contemporary building enclosure systems. Niezelski has been involved in various Boston high-rise construction projects and is routinely collaborating with architects, owners, and contractors on complex building enclosure designs. Sophia B. Salah Simpson Gumpertz & Heger, Inc. | Waltham, MA Sophia Salah is a professional engineer licensed in Massachusetts and California and has practiced building enclosure engineering for over ten years with Simpson Gumpertz & Heger. Through her work, ranging from hospitals and health care facilities to commercial and residential buildings, Salah has extensive experience in both the investigation and design of complex enclosure systems, including below-grade waterproofing, plaza waterproofing, roofing, opaque cladding, curtainwall, and fenestration systems. As more buildings are being constructed in complex geometries and adjacent to existing buildings, Salah works with architects and contractors to provide a continuous building enclosure across movement joints. Read More

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