the building enclosure & BECx: sustainability’s Next Realitydefects: Lessons Learned in Building...
Transcript of the building enclosure & BECx: sustainability’s Next Realitydefects: Lessons Learned in Building...
Presenter: Christine Quigley, PE RRC BECxP LEED AP BD+C [email protected] (O) 704.594-8933 (M) 704.953-8308
Presented for: National Facilities Management & Technology Building Operating Management’s NFMTVEGAS November 1-2, 2016
the building enclosure & BECx: sustainability’s Next Reality
1.0 HSW Credits Provider Number: J884 Course Number: BEC003
Terracon is a Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to
CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.
The program is registered with the AIA/CES for continuing
professional education. As such, it does not include content that may be deemed or construed to be an
approval or endorsement by the AIA of any material of construction or any method or manner of handling, using,
distributing or dealing in any material or product.
Questions related to specific materials, methods and services will be addressed at the conclusion of this
presentation.
learning objectives
Understand how the building enclosure protects the
interior environment and the health and safety risks
of building enclosure design flaws and construction
defects: Lessons Learned in Building Enclosure
Construction.
Discuss the impacts to overall energy efficiency,
cost, performance, health, welfare and safety of
performing Building Enclosure Commissioning
(BECx) simultaneously.
Understand types of Building Enclosure
Performance Testing to reduce potential for indoor
environmental risks and costly repairs to a building.
audience poll
building enclosure basics&threats
Foundations
Concrete Floor Slabs
Exterior Below Grade Walls
Exterior Cladding
Exterior Curtain walls and Storefronts
Exterior Windows and Doors
Sealant, Control Joints and Flashings
Shading Devices
Plaza Decks and Planters
Roof Systems
Skylights, etc.
Air Barriers
Fall Protection Systems
building enclosure components
building enclosure function & performance
Thermal Performance
Air/Moisture
Light Control
Indoor Comfort
Security, Safety
Fire Resistance
Acoustical Performance
Structural Integrity
Maintainability/Sustainability
Economically Viable
Aesthetics
Image from Dancing House-Prague
consequences of design flaws & construction defects
Uncontrolled Air and Water Intrusion
Premature Deterioration
Biological Growth (Mold)
Poor Indoor Air Quality
Increased Energy Costs
Decreased Worker Productivity
Costly Investigations/Repairs
Phenomena related to water intrusion, dampness and excess moisture are not only harmful to the health of a building’s occupants, but they also seriously affect the condition of the building structure, which may diminish the indoor air quality of the building.
- WHO guidelines for indoor air quality: dampness and mold World Health Organization 2009
indoor air quality
Transitions between building enclosure components or assemblies generally total less than 1% of the building enclosure area but can account for 90% of enclosure failures and leakage. - NIBS Annex U
Uncontrolled air leakage in buildings increases the heating and cooling energy consumption by up to 40%. – ”Commissioning the Air Barrier System” ASHRAE Journal
Investigation of the impact of commercial building enclosure airtightness on HVAC energy use concludes that continuous air barrier systems can reduce air leakage by up to 83% and provide potential energy savings of greater than 40% for gas and 25% for electrical. - 2005 NIST Study
performance threats
Junctures
Interfaces
Penetrations
Most problems occur at intersections or transitions of different materials or systems
performance transitions
Building Enclosure - Photo #1 Building Enclosure - Photo #2
Building Enclosure - Photo #3 Building Enclosure - Photo #4
transitions
Building Enclosure - Photo #1 Building Enclosure - Photo #2
Building Enclosure - Photo #3 Building Enclosure - Photo #4
transitions
thermal continuity
thermal continuity
thermal bridge
According to a study performed by the National Roofing Contractors Association, roofing failures are attributable to:
• 50% to Poor Workmanship
• 20% to Poor Design
• 15% to Poor Maintenance
• 10% to Material Failures
performance threats
roof system attachment
roof membrane adhesion
through-wall flashings
mortar clutter
structural degradation
structural degradation
structural degradation
structural degradation
building enclosure commissioning (BECx)
? What is it
? Why does a building a need it
? What are the benefits of it
? What is the cost
Image: Courtesy of Balfour Beatty Construction
Complexity of Today’s Systems: Energy requirements Health and safety, Indoor environmental air
quality
Identifies issues & corrects deficiencies: Design errors spotted during design phases Improper installation observed and corrected Identifies poor construction sequences
Ensures maintainability of systems Increases occupant productivity
why BECx?
BECx commissioning
BECx = process of ensuring that building systems and subcomponents are designed, installed, tested, and operated at optimum efficiency. *
BECx will become the preferred method of ensuring that building systems are installed and operated to perform as intended. *
MEP system are designed based on the Building
Enclosure Systems being designed and installed correctly.
Enhances MEP Cx * Continuous Commissioning Guide Book U.S. Department of Energy
incorporating commissioning
EARLY input in the design phase
Requires detailed documentation of all building components throughout the project phases and beyond
Has its own: specifications functional performance checklists performance tests training for operations and maintenance
Team working together for a common goal: Owner Designer Construction Manager General Contractor Subcontractors Consultants
LEED Certified Buildings
2009 Systems Phases
EA Pre-Requisite HVAC & Controls Domestic Hot Water System Lighting & Controls Renewable Energy Systems
Construction Acceptance
EA Enhanced: (2 Points)
No additional systems, only additional services
Design Post Acceptance
V4 Systems Phases
EA Pre-Requisite
HVAC & Controls Domestic Hot Water System Lighting & Controls Renewable Energy Systems Plumbing Pumps & Controls Electrical Service &
Distribution Envelope
Design Construction Acceptance
EA Enhanced: Option 1 (3-4 Points)
No additional systems, only additional services
Post Acceptance
EA Enhanced: Option 2 (2 Points)
Building Envelope Design thru Post Acceptance
LEED Certified Buildings
The “Aha” Moment at the East Carolina Heart Institute
Irene and the East Carolina Heart Institute
2nd Floor
North
Corridor
2nd Floor
North
Corridor Interior Office
East Carolina Heart Institute
3rd Floor
North
Corridor
4th Floor
North
Corridor
East Carolina Heart Institute
East Carolina Heart Institute
School of Dental Medicine (SODM)
The “Aha” Moment
Are we commissioning the SODM Envelope?
Later found, NO. Cost was believed to be too high @ $27,000.
Following week, BECx was added to the SODM.
Cost of BECx
~0.25% of Total Construction Cost
$1,000’s in design & construction
$1,000,000’s in forensics and repairs
Just bricks and sticks…
Do you have swing space for building
occupants during repairs???
Impact Costs
Cost of BECx
Building / Project Name
Total Project
Cost
MEP Cx Costs
BECx Costs
Envelope Issues?
Forensic Testing
Health Sciences Building $ 61 M INA Not Done Yes $300k +
Heart Institute $ 60 M $ 243 k Not Done Yes $58k
School of Dental Medicine
$ 60 M $ 370 k $ 32 k No $0
Clement Residence Hall $ 20 M $ 30 k $ 60 k No $0
Gateway Residence Hall $ 58 M $ 323 k $ 64 k No $0
Student Union $ 122 M $ 537 k $ 181 k Construction
Phase
mockups and tes t i ng mockups and testing
why?
Quality control during construction
Complements building commissioning process
Changes in building façade technology
Long-term performance – Energy Efficiency
Increased comfort
Increased awareness of damaging effects of water
(mold, structural damage, loss of insulation value)
Savings on Forensic Assessment
mock ups
test methods AAMA AAMA 501 – “The Big Picture” AAMA 502 – Fenestration Products AAMA 503 – Storefronts / Curtain Walls
/ Sloped Glazing AAMA 511 – Forensic Testing AAMA 501.2 – Hand-Held Spray Test
test methods ASTM ASTM E 783 Field Air Infiltration
ASTM E 1105 Field Water Penetration
ASTM E 1186 Field Air Leakage Testing
ASTM C 1153 Thermographic Imaging
ASTM F1869 Concrete Vapor Emission Testing
ASTM C 1521 Exterior Joint Sealant Adhesion
Testing
ASTM D4541 Air Barrier Adhesion Testing
ASTM C1601 Masonry Penetration Testing
ASTM F2170 Concrete Relative Humidity
Testing
other testing methods
Electronic Field Vector Mapping (EFVM)
ANSI / SCTE FX-1 Deck Strength Roofing Fastener Pull Test
Roof Uplift Testing (FM 1-52)
after the testing . . .
Results are reported in a written report
Construction continues
EVERYONE is Happy!
Remove and reinstall assemblies
Adjust design or method of installation
Consult with project waterproofing
consultant or manufacturer’s technical
representative
Adjust performance criteria (only
recommended if original criteria deemed to
be not appropriate for product application)
Retest after adjustments are made
FACILITIES 2020 E Starita Road, Charlotte, NC
This concludes the American Institute of Architects Continuing Education Systems Programs
thank you for your time!
FACILITIES 2020 E Starita Road, Charlotte, NC
This concludes the American Institute of Architects Continuing Education Systems Programs
thank you for your time!
Contact Christine Quigley, PE, RRC BECxP LEED AP BD+C [email protected] (O) 704.594-8933 (M) 704.953-8308