IIBEC 2020 Virtual Region V Meeting

Mock-Ups: Essential to Remedial Design

September 16, 2020 | Wednesday | 3:30 PM EDT

What appeared to be a simple reroofing job at a 51,000-square-foot institutional facility turned into four years of research and design to determine the best possible solution.

The existing roof on an institutional facility in California’s Central Valley had reached the limits of its existing useful service life and had several leaks. The roof contained thousands of penetrations, including façade access davits, guardrails, guard walks, solar hot water heaters, vents, communication lines, etc. The original roofing system consisted of liquid-applied roofing in an inverted roofing membrane assembly (IRMA). The inherent function and conditions of an institutional facility presented a long list of restraints. The facility was overcrowded and contained a laundry facility, health care units, kitchen, locker room, exercise facilities, and court room. Restraints included: odor, delays due to security clearances, number of penetrations, schedule, and costs.

Several performance mock-ups were done to test for removal of the existing membrane, adhesion, and odor. Different roofing systems were tested, including poly-methyl methacrylate (PMMA), polyurethane, and styrene-butadiene-styrene (SBS) modified-bitumen roofing. Several issues were discovered during the mock-ups, including vapor drive and dust control. Without performing these mock-ups, the project could have been mired in delays and change orders.

This presentation will present the case that mock-ups, surveys, and investigations are essential for any remedial work. With the increasing need to renovate and convert existing buildings, mock-ups become more and more necessary. Spending time and money upfront will help to save time and money in the future.

Learning Objectives:

1. Understand to identify and prioritize constraints on a project that are essential to design.
2. Understand various test methods for liquid-applied roofing application.
3. Understand how mock-ups can be utilized to verify or determine existing conditions for remedial projects.
4. Understand how mock-ups can help identify unknowns that can lead to costly change orders.

Erica Reynolds, PE

McGinnis Chen Associates, Inc. | Long Beach, CA

Ms. Reynolds is a registered professional engineer in the state of California and an associate at McGinnis Chen Associates. She heads MCA’s Southern California office, based out of Long Beach. Mr. Reynolds joined the firm in 2013 and has managed numerous design projects and performed investigation and evaluation on many building assembly systems, including roofing, plaza decks, exterior wall assemblies, and skylights. Erica earned a bachelor’s degree in civil engineering from Cal Poly San Luis Obispo and a master’s degree in structural engineering from the University of Southern California. She is also the official event coordinator and plans office get-togethers and parties

Trends in Roofing Sustainability and the Lessons Learned in Denver

September 17, 2020 | Thursday | 2:00 PM EDT

Since the early 2000s, the building industry has been evolving to include more stringent provisions relative to sustainable construction. In its infancy, most of this trend focused on energy-hogging MEP systems. However, as MEP systems have become more efficient, the “green” focus has expanded to include other methods of achieving “better” buildings, including green and cool roofs. The trend of cities adopting requirements for green and cool roofs (and all the associated provisions that come along) has a major effect on the way the industry designs, constructs, maintains, and replaces roofing systems. Understanding the general trends associated with these changes—including the spread of the adoption, the influence of the public on this process, and the incorporation of other technologies, such as solar and rainwater catchment—is imperative for proper maintenance and replacement of existing roofs. However, as these trends emerge, they also bring to light a serious question of whether our current strategies are truly sustainable at all, or if a more “back-to-basics” approach to roofing sustainability might serve buildings better. The lessons learned in the continuing evolution of Denver’s Green Buildings Ordinance provide numerous examples of how these trends affect our industry, and ways that well-intentioned “sustainability” provisions can have unintentional consequences. A clear understanding of these concepts will enable us to provide the best service to our communities, and to become proactively involved in shaping the future of our industry.

Learning Objectives:

1. Understand the basic history and general adoption trend of green and cool roof provisions.
2. Learn the current trends accompanying the adoption of green and cool roof requirements, such as the expansion of the adoption, the involvement of the public, and the incorporation of solar and rainwater catchment systems in these requirements.
3. Evaluate the true sustainable merits of green and cool roof requirements.
4. Learn some “back-to-basics” sustainability approaches which can be applied successfully in all climates to improve our built environment

Kade Gromowski, PE, RRC, RWC

Terracon | Wheat Ridge, CO

After graduating from Pennsylvania State University with a bachelor’s and master’s of architectural engineering, Ms. Gromowski began her career in Houston before relocating to the Denver area in 2014. She brings over eight years of experience in the fields of building enclosure and structural assessment and repair design to Terracon. She has worked on projects involving the assessment and repair of roofing systems (steep-slope and low-slope), wall claddings, waterproofing, plazas, and building enclosure testing and diagnostics. She has also performed structural assessments, analysis of existing structures for change-of-use or alteration, parking garage assessment and repair design, and design of structural alteration and repair to concrete, steel, masonry, and wood structures. She predominantly works with existing structures, where she focuses on assessing existing assemblies, designing repairs for deterioration and deficiencies, and performing construction administration and quality assurance during the implementation of the designed repairs.

Dustin T. Smoot, RRC, RRO, CDT, Legacy LEED

Terracon | Wheat Ridge, CO

Mr. Smoot’s background includes over 20 years of building enclosure experience. He has performed assessments on over 16 million square feet of roofing. He has been involved in projects in various capacities, including roofing systems, wall claddings, glazed assemblies, waterproofing, and building enclosure diagnostics. Mr. Smoot has performed a wide variety of building diagnostic assessments and has prepared and reviewed design documents related to roofing replacement, building enclosure refurbishment, and associated building enclosure remediation work. He has provided peer review of construction documents associated with building design and remedial repair/restoration. He has also provided full consulting, project design for bidding, contract administration, and quality assurance on a wide variety of projects across nearly all market sectors.

Repair or Reroof? Case Study Reroofing Concha Townhome Project

September 17, 2020 | Thursday | 3:30 PM EDT

The Concha Townhomes were built in 1987, and concrete roofing tiles were installed. After 32 years of exposure to harsh climate conditions, there were numerous leaks. In addition, the roof tiles had been discontinued. The homeowners’ association (HOA) needed to decide if to continue repairing or if it was time to replace the roofs. Multiple units were inspected to determine the overall condition of the roofs. The tile was good, but the sub-system was at the end of its life cycle. Reroofing was the best option. New roofing materials and color options were reviewed, and the HOA decided on Class IV hail-impact-rated concrete roofing tile, and a scope of work was created. The emphasis was in understanding the failures and in adopting changes for better long-term performance. Four roofing contractors were selected and sent requests for quotes (RFQs) and a scope of work. A contractor was chosen, and the project was started. The project took six months, and final punch items were completed.

Learning Objectives:

1. Understand the existing conditions repair history, roof tile / system components, and current issues with the system to assess repairability or replacement options.
2. Understand system evolution and presentation of options to a HOA with respect to life cycle expectations.
3. Understand project administration of roof replacement projects, including third-party inspections and field issue resolution.
4. Understand the project close-out process and closing document packet containing warranties, permits, etc.

Gary Manlove, RRO, CSRP, HCI

JBA Consulting, Larkspur, CO

Mr. Manlove has over 35 years of experience in the construction field, and specifically the roofing tile sector. He has a wide range of practical, project, and educational experience and credentials relating to steep-slope clay and concrete tile roofing, asphalt shingles, and rooftop solar, gained by working as a general contractor, manufacturer, and consultant. Gary has in-depth experience in many aspects of the roof tile industry including sales, technical aspects, training, code compliance, and installation fostered through various roles with Monier, Westile, Eagle Roofing Products, and Lifetile, the major roof tile manufacturers. He has also managed two manufacturing facilities.

Window Replacement and Retrofit Strategies – Options and Best Practices

September 18, 2020 | Friday | 2:00 PM EDT

Window replacements and retrofits represent a significant investment, and, therefore, it is key to decide on the right strategy and to provide the owner with accurate information on performance and options. Before you replace or retrofit windows, many factors need to be carefully evaluated. The most important first step is understanding the owner’s reason for wanting to replace or retrofit windows. For example, if improving sound control is the primary reason, then glass selection for the new window or a retrofit storm sash are the critical factors to consider. If water intrusion is the main complaint, then it is critical to understand whether the water intrusion is related to the window only or the surrounding wall claddings or flashing. The second most important step is evaluating the existing conditions of the windows and its integration and flashing with the surrounding wall claddings. These first two critical steps will then help you advise the owner on appropriate replacement and retrofit strategies and options, which include window types and installation options. This presentation will cover this evaluation, design, and installation process and explain several key energy efficiency upgrades that can be considered at the time of window replacements for low incremental cost. This presentation will also show example case studies of what can go wrong when these steps are not followed.

Learning Objectives:

1. Identify the owner’s reasons for window replacement or retrofit, including whether to address water intrusion, condensation, air leakage, thermal comfort, energy performance, functionality of window sizes, aesthetics, acoustics, or security.
2. Describe the steps in a condition assessment to determine performance of existing windows and the integration with surrounding wall claddings and flashings.
3. Summarize window replacement and retrofit options, including punched windows, ribbon windows, reglazing options, and installation options.
4. Explore with the owner energy efficiency retrofit options for both windows and surrounding claddings that can be performed at the time of window replacement for low incremental cost

Joe Piñon, PE

RDH Building Science Inc., Oakland, CA

Mr. Piñon has an advanced degree in building science and has accumulated extensive experience on how buildings and façades perform, both from his practical research and testing on how walls get wet and dry, and from his design and investigation experience. He works with architects, contractors, developers, and owners to help achieve cost-effective, durable, watertight, and energy-efficient building enclosures. Joe has presented many of his published works and best practices at conferences all over the country and at client and manufacturer training sessions.

Megan Cross-Wilkinson

Megan Cross-Wilkinson is an associate, building science engineer in the San Francisco Bay Area with 8+ years of experience. She works on new construction, existing building rehabilitation, and forensics/litigation projects. Her experience ranges from façade design for high-rise unitized curtainwalls to large re-cladding projects for existing wood-framed structures. She has worked on construction projects in a variety of geographic locations, including California, British Columbia, and Ontario, Canada. She is a member of the Association of Professional Engineers and Geoscientists in British Columbia, and is the president of the IIBEC Northern California Chapter. She holds at BASc in Honours Environmental Engineering from the University of Waterloo.