Evaluating Water Leakage of Buildings 11-11-09

Pete Fowler Construction Services, Inc.
Evaluating Water Leakage of Buildings

Using ASTM E2128-01a
Pete Fowler Construction Services, Inc. November 2011
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2011 Pete Fowler Construction Services, Inc.
P e t e F o w l e r CON STRUCTION
Services, Inc.
927 Calle Negocio #G San Clemente, CA 92673 T: 949-240-9971
9320 SW Barbur Blvd #170 Portland, OR 97219 T: 503-246-3744
75 Manhattan Dr #110 Boulder, CO 80303 T: 303-554-0381
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Evaluating Water Leakage of Buildings Program Outline

1. Introduction 2. ASTM E2128-01 Sections 3. Sample Documents 4. Maintenance and Repairs on a Limited Budget 5. Selecting and Evaluating Expert Consultants 6. Deep Thoughts and Hot Buttons 7. Conclusion & Recommendations
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1.INTRODUCTION
A. Who We Are: The Building Life-Cycle Experts

Pete Fowler Construction Services, Inc. (PFCS) is a team of consultants with expertise in all phases of building construction. Services: Construction Cost Estimating Construction Management Property Analysis Construction Claims Consulting Construction Defect Consulting Expert Witness Testimony Training & Education
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1.INTRODUCTION
A. Who We Are: The Building Life-Cycle Experts Property Analysis

Building Inspection and Property Condition Assessment (Conforming with ASTM E2018) Testing: Invasive / Intrusive / Destructive Investigations for building leaks, performance problem diagnosis, and cause & origin investigations using ASTM E2128. Maintenance Plans and Maintenance Manuals Scope of Work/Repair: Construction-ready documents Budgets and Schedules for Construction Request for Proposal / Tendering and Bid Analysis Construction Contracts and Management Documentation Quality Control Inspections Warranty and Maintenance Documentation
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Evaluating Water Leakage of Buildings B. Who You Are

Attorneys
1.INTRODUCTION
Property Owners Property Managers Construction Professionals Insurance Professionals Others interested in Building Life-Cycle Management
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1.INTRODUCTION
C. Learning Objectives and Why This Is Important

1. Summary of ASTM E2128-01a Standard Guide for Evaluating Water Leakage of Building Walls 2. Continue the Property Analysis Seminar Series so we can all have a big picture understanding of how professionals gather, analyze and use building performance data. 3. Learn best practices and the scientific approach to figuring out building performance problems. 4. Have something to contrast against, when you are faced with people who have drawn erroneous conclusions based on poor investigation techniques.
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Evaluating Water Leakage of Buildings 2. ASTM E2128-a Sections
2.ASTME212801a
Scope Referenced Documents Terminology Significance and Use Systematic Approach to an Evaluation: Overview 1. Review of Project Documents 2. Evaluation of Design Concept 3. Determination of Service History 4. Inspection 5. Investigative Testing 6. Analysis 6 A l i 7. Report Preparation F. Annex A1: Mandatory Information G. Appendixes (X1 through X8)
*Note: Above letter sections do not correspond with the actual ASTM E2128 sections
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A. B. C. D. E.
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Evaluating Water Leakage of Buildings A. Scope
2.ASTME212801a
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Evaluating Water Leakage of Buildings B. Referenced Documents
2.ASTME212801a
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Evaluating Water Leakage of Buildings C. Terminology
2.ASTME212801a
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Evaluating Water Leakage of Buildings D. Significance and Use
2.ASTME212801a
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Evaluating Water Leakage of Buildings E. Systematic Approach to an Evaluation

Overview
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.1. Review of Project Documents
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.2. Evaluation of Design Concept
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.3. Determination of Service History
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.4. Inspection
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.4. Inspection (continued)
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.5. Investigative Testing
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.5. Investigative Testing (continued)
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.6. Analysis
2.ASTME212801a
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Evaluating Water Leakage of Buildings E.7. Report Preparation
2.ASTME212801a
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Evaluating Water Leakage of Buildings F. Annex: A.1 Background (Mandatory Information)
2.ASTME212801a
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Evaluating Water Leakage of Buildings F. Annex: A.1 Background
2.ASTME212801a
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Evaluating Water Leakage of Buildings G. Appendixes

(Nonmandatory Information) X1: Sealants X2: Masonry X3: Windows and Glass /Metal Curtain Walls X4: Exterior Insulation and Finish Systems (EIFS) X5: Cement Stucco and Tile Systems X6: Wood and Manufactured Wood Based Siding Systems X7: Fiber Cement and Cement Bonded Particle Board Siding Systems X8: Precast Concrete Panels
2.ASTME212801a
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Evaluating Water Leakage of Buildings G. Appendixes
2.ASTME212801a
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Evaluating Water Leakage of Buildings 3. Sample Documents A. Investigation Recommendations
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings B. Testing Summary
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings C. Testing Map
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings C. Testing Map
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings D. Inspection Documentation
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings E. Issues-Location Matrix
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings F. Scope of Repair
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings G. Repair Map
3.SAMPLEDOCUMENTS
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Evaluating Water Leakage of Buildings H. Issues-Discussion Matrix
3.SAMPLEDOCUMENTS
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4.MAINTNENANCE&REPAIRS
4. Maintenance and Repairs on a Limited Budget A. Analyzing Construction Defects

Collect Organize Understand
1
Plan
2
Scope
3
Issues
4
Locations
5
Costs
6
IssuesLocations
7
IssuebyIssue
8
H Y P O T H E S I Z E
9
P R E S E N T
10
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4. Maintenance and Repairs on a Limited Budget A. Analyzing Construction Defects

1. Whatistheallegation? 2 H d it l t t th t ki ith? 2. Howdoesitrelatetothepartyweareworkingwith? 3. Whereandhowmanytimesisitallegedtobeanissue? 4. Whatdoallthepartiessayabouttheissue,includingcosts? 5. Didweseetheissue? 6. Istheassemblyperformingastheownermighthope? 7. Istheassemblyperformingasweshouldexpect? 8. Isitadefect? g g 9. Isitcausingdamage? 10. Isarepairrequired? 11. Whataretheapplicablestandards? 12. Whatisareasonablerepair? 13. Howmuchwilltherepaircost? 14. Whoisresponsible?
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4. Maintenance and Repairs on a Limited Budget

1. Dont get married to a contractor. 2. Prioritize Repairs A. Must be done immediately B. Should be done ASAP C. Would be great 3. Then, use D&B of DBSKCV 4. Consider the life-cycle costs associated with the decisions. 5. Cycle through D&B and Prioritize as necessary, until the made, best decisions have been made before moving into the SKCV (physical work) phases. 6. For the lowest price, competitive bidding in the open market must take place.
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Define Verify
DBSKCV CM Method
Budget
Coordinate Contract
Schedule
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5.SELECTING&EVALUATINGEXPERTS
5. Selecting and Evaluating Expert Consultants

Our companys highest and best use, and what we have worked on for the last decade, is to figure out how we make the Total Cost of Consulting valuable to our clients. Most value is sometimes the lowest cost, but often not. Value is a function of how the fruit of the consulting work is going to be used. If someone pays for a report but does not read it, ignores the information in making decisions, or does not execute the recommendations, then the consulting work has no value, no matter how excellent the analysis. analysis
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Evaluating Water Leakage of Buildings 5. Selecting and Evaluating Expert Consultants
6.DEEPTHOUGHTS
Creating the most value for consulting services, regardless of whether the total cost of consulting is modest or extravagant, requires: i 1. Case-by-case application of professional judgment by awesome, experienced and well trained consultants; 2. A well defined and fine-tuned system to maintain consistency and quality control; 3. A mechanism to get the price right and be able to compare the ultimate cost of the solution to the original p , and; g plan, ; 4. Communication, information and feed-back by the purchaser of the consulting services.
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Evaluating Water Leakage of Buildings 6. Deep Thoughts and Hot Buttons A. Construction Defect Life-Cycle A. B. C. D. E. F. Plan Build Use Dispute Repair Learn
Dispute
6.DEEPTHOUGHTS
Plan
Learn
Construction Defect Life-Cycle
Build
Repair
Use
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Evaluating Water Leakage of Buildings 6. Deep Thoughts and Hot Buttons B. Managing Construction Quality Define DBSKCV Construction Management Method
(A PFCS Original)
6.DEEPTHOUGHTS
Verify
DBSKCV CM Method
Budget
Coordinate Contract
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Schedule
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Evaluating Water Leakage of Buildings 7. Conclusions and Recommendations A. Learning Objectives
7.CONCLUSIONS
1. Summary of ASTM E2128-01a Standard Guide for Evaluating Water Leakage of Building Walls. 2. Continue the Property Analysis Seminar Series so we can all have a big picture understanding of how professionals. gather, analyze and use building performance data. 3. Learn best practices and the scientific approach to figuring out building performance problems. 4. Have something to contrast against, when you are faced with people who have drawn erroneous conclusions based on poor investigation techniques.
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Evaluating Water Leakage of Buildings 7. Conclusions and Recommendations B. What To Do Next
7.CONCLUSIONS
1. The proper order is: Examination. Diagnosis. Prescription. p p g p 2. Stay tuned for the next programs in this series: (A.) Prioritizing Maintenance and Repairs on a Limited Budget (B.) Contracts for Property Maintenance, Repair and Improvement. (C.) Managing Property Maintenance, Repair and Improvement. 3. Exercise professional j g p judgment in the best interests of y your clients (sometimes this is hard).
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Evaluating Water Leakage of Buildings 7. Conclusions and Recommendations
7.CONCLUSIONS
C. Extra Credit Homework and Further Reading

1. ASTM E2018 08 Standard Guide for Property Condition E2018-08 Assessments 2. ASTM E2128-01a Standard Guide for Evaluating Water Leakage of Building Walls 3. PFCS Managing Property Maintenance and Improvement 4. PFCS Managing Construction Quality 5. Life-Cycle Cost Analysis (LCCA) Whole Building Design Guide 2011-04-13
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P e t e F o w l e r CON STRUCTION
Services, Inc.
The End
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