Pro-Tec Building Maintenance Tips

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Building Maintenance 101:What to look for and what to do

50 Williams Parkway | Unit N | East Hanover, NJ 07936 | 973-428-8868

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An Introduction to theBuilding Envelope

Definition of “Building Envelope”

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The Building Envelope is that part of the building that is exposed to the “outside world”.

The Building Envelope is the “skin” of the building.

This “skin” includes the foundation walls, exterior walls, balconies, and roofs of the building.

The Building Envelope is responsible to protect the interior of the building from:

Exterior Intruders

Water Infiltration

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What are the “exterior intruders”?

Air Infiltration:

Whistling Noises

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Air Infiltration: Cold Air

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Loss of Air Conditioning

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Bugs

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Birds


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What are the “exterior intruders”?Others

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What do I need to know?

Do I have any problems with the Building Envelope?

Do I have any current water infiltration issues/leaks?

How do I document water infiltration issues/leaks?

Does my property have a water infiltration/leak history? If so, is there a history of repairs?

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Understanding the water sources likely to be encountered.

These can be from external or outside forces, or from internal or interior sources.


What do I need to understand?

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External or Exterior Sources

Water that is likely to penetrate the building envelope is most commonly from rainwater on above-grade components and groundwater intrusion into below grade components.

Other sources should also be considered as appropriate, such as melting snow, overspray from cooling towers, landscaping sprinklers and redirected water from such sources as downspouts and gutters.


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Internal or Interior Sources

Interior sources for water in the building include:

Leaking Drain Pipes or Drain Heads

Condensation from Piping

Condensation fro Interior Temperature Variations

Leaking Plumbing Fixtures or Pipes


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The Building Envelope is an “Engineered System”

Real Life Forensic Test Cut

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What tools do I need?

Patience – Dealing with the TenantsA Camera – To Document Conditions

Tape – To Mark Location of IssuesCell Phone – To Call a Professional

ORA Smart Phone with the Pro-Tec App

More about the App Later

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What do I need to look for?

Inside

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Stained Ceiling Tiles or Ceiling

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Leakage around Windows and Doors

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Interior Damage – Mold and/or Mildew

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What do I need to look for?

Outside

Window Glazing Gasket Shrinkage

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Existence of Flashing Membrane

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Existence of Flashing Membrane/Wall Construction

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What do I need to do about it?

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How can I maintain it?

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Where do I find a “Problem Solver”?


What Types of Building Envelopes do we typically see in our market?

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Natural Stone Panels & “Punch Out” Windows Building Envelope, Including Curtain Wall Sections

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Remember

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Natural Stone Panels & Horizontal Strip Windows

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Typical Curtain Wall

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Typical Concrete Block Facade

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Typical Stucco Facade

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Typical Precast Concrete with Strip Windows

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Typical Precast Concrete with Strip Windows and Curtain Wall

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Typical EIFS Facade

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Typical Tilt-Up Concrete Panel Facade

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Atypical “Tilt-Up” Concrete Facade

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Typical Brick and Horizontal Strip Window

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The mere presence of any sources alone, though, will not cause leakage. For leakage to occur, three

conditions must be present:

1. First - Water must be present.

2. Second – The water must be moved by forces

3. Third – Most importantly, there must be a breach (hole, break, or some type of opening) in the envelope to facilitate the entry of water into the protected spaces.

The Three Requirements for Water Infiltration

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The Forces

• Gravity

• Surface Tension

• Hydrostatic Pressure

• Environmental Conditions

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Gravity

Gravity - Free Standing Water

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Surface Tension

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Surface Tension

Hydrostatic Pressure

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Environmental Conditions

Wind

Rain

Lightning

The Weather

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Causes of Deterioration of Office Structures

Lack of Maintenance

Material Fatigue

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Interior Damage

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Cause

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What is a Weep Hole?

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Workmanship Flaws – Weep Hole Caulked Shut

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Open Masonry Joints

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Causes of Deterioration of Office Structures

Lack of Maintenance

Material Fatigue

Lack of Maintenance

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Sealant

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The theory of the relationship between waterproofing and building envelope requires the understanding of three

things to ensure a watertight and environmentally sound interior:

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What do I need to know about it?

What do I need to look at?

What do I need to do about it?

What tools do I need?

How can I maintain it?

Where do I find a “Problem Solver”?

Pro-Tec Building Maintenance Tips

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