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The
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Maintenance
Maintenance of
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Building
Building Systems,
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Part II
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Technical Advisors:
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MI INSTITUTE BOMI INSTIT Howard (Mike) Day
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NSTITUTE BOMI INSTITUTE Richard Fanelli, AIA, CFM, IFMA Fellow
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TITUTE BOMI INSTITUTE Terence M. Watters, PE
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 Structural Systems
& Building Envelope

Michael Semenzin
MRSA architects and planners
A

2/15/2020 2
What’s a
structural
system??
 Chapter 4
Structural Systems

• Floor & Roof

• Beams & Girders
• Columns & Walls
• Foundation

• Together – they make the frame

2/15/2020 4
 Loads
• Dead Loads • Wind Loads
– Arch. Construction – Pressure on windward side
– Mech. Equipment – Suction on leeward side
– Utilities – More as you get higher
– Sprinkler Systems • Seismic Loads
• Live Loads – Earthquakes - shaking
– People • Vibration Loads
– Furnishings – Traffic, heavy trucks
– Machinery – Subway
– Moveable Walls – Airports
– Rain, Snow, Ice • Shock Loads
• Snow Loads – Suddenly applied
– 9/11
 Loads on Buildings

4-1 C 2005 BOMI INSTITUTE

 More Loads
• Load Transfer &
Lateral Resistance
– Whatever the force, the
goal is to get it into the
ground
• Stresses on Frames
– Tension – pull apart
– Compression – squish
like a grape
– Shear Stress - snap
 Stresses on Members

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 More on Stress
• Compressive stress compacts material,
decreasing the volume. More weight =
more compression. Ductile materials
(metal, soil, plastic) yield. Brittle materials
rupture.
• Aspect ratio (ratio between width & length)
– Ratios greater than 2:1 will buckle
– Due to “elastic instability”
• Column & Floor to Floor Spacing
– Typical column spacing is 20’-35’
– Typical floor to floor spacing = 12’-13’
– Hotel floor to floor as low as 9’-6”

– More steel = longer span

 Fire Resistance
• Hourly ratings (1-4)
• Rating = amount of time the element,
component or assembly can contain the fire
• Rated ceilings need clips

• Structural system and individual members

will need to comply with code required
ratings.
 Floor Systems
• Steel & Concrete Decks
– Cellular Steel
– Composite Steel
– Open Web Joist
– Concrete Slab
– Slab On-Grade

• Wood Floor
– Deck on Joists
– Solid Timber
 Building Walls
• Exterior Walls
• Curtain Walls
• Interior Walls
 A Curtain Wall

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 Steel Frame System
• Load-bearing Wall Construction
– Like a house
• Frame Construction
– Most highrises
• Long Span Steel Structures
– McCormick Place
– Bridges
• Combination Steel & Concrete Framing
 Advantages of Steel
• High Strength • Other advantages
• Uniformity – Prefabrication
• Elasticity – Speed
– Weldability
• Permanence
– Toughness
• Ductility – Reuse
• Additions to Existing – Recycle
Structures
 Disadvantages of Steel
• Fireproofing • Maintenance
– Encase in concrete or – Paint
fireproofing – Rust
– Enclose w/ fire rated – Connections
materials
– Intumescent paint
– Chemically treated
water
 Concrete Frame Systems
• Reinforced Concrete
– Add steel bars for tensile
strength
– Poured on-site
• More flexibility
• More tedious
– Weathers well
• Precast Concrete
– Mass production – less
expensive
– Reduced construction time
– Better quality control
– Take weather out of the
equation
– Hard to transport
– Connections more difficult
– Caulking/maintenance costs
– Heavier – needs larger
foundations
– Reduced continuity
between structural members
 Wood Frame Systems
• Materials • Systems
– Lumber – Balloon Framing
– Plywood – Platform Framing
– Laminated Timber – Post-&-Beam Framing
• Disadvantages – Stressed Skin
– Fungus Construction
– Termites
– Burns easily
– Moisture induced
movement
 Foundations & Soil
• It’s what EVERYTHING sits on
– Coarse-grained noncohesive soils
– Fine-grained cohesive soils
– Organic fibrous soils
• Anything in soil that is or once was alive
needs to come out
 Soil Concerns
• Moisture content • Moisture
• Permeability • Frost
• Shearing resistance • Shifting
• Particle size – Settlement
• Liquid limit – Upheaval
– Sliding
– Liquefaction
 Foundation Systems
• Deep Systems • Shallow Systems
– Concrete Piles – Spread footings
• On site – Mat and Raft systems
• Precast – Trench footings
• Augered-in-place
• Foundation Materials
• Tapered
• Caissons – Generally reinforced
concrete
– Steel Piles
• Sheet piles
– Wood Piles
• Always wet (tree roots)
• Always dry
 Pile Foundation

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 Structural Systems Maintenance
• Locate the deterioration • Maintaining Steel
• Determine the cause – Corrosion
– Neutralize – Abrasion
– Eliminate – Connections
• Evaluate the existing strength – Fatigue
• Evaluate need for repair – Impact
• Select & implement repair • Maintaining Concrete
– Cracking
• Maintaining Foundations
– Spalling
– Look for “tell”
– Disintegration
– Water is the enemy
• Maintaining Wood
– Water, yes water is still the
enemy
– Insects are the other enemy
 Structural Considerations for
Sustainability
• Maximum Solar Access
• Maximize Daylighting
• Reuse of Materials or Structures
• Salvaging Materials
• Recycling Content
• Use Certified Lumber
 Chapter 5
The Building Envelope
• What is blocks: • What it let’s in:
– Rain, snow, hail, wind, – Sunlight
humidity – Views
– Heat & cold – Good people
– Dirt, soot, pollen, etc. – Natural ventilation
– Bugs and coyotes
– Noise
– Fire
– UV
– Bad people
 Climate
• Types of Climates • Basic Elements
– Cold Climates – Temperature
– Temperate Climates – Humidity
– Hot/Dry/Arid Climates – Air Movement
– Warm Humid Climates – Precipitation
– Cloud Cover
– Solar Radiation
 Design Criteria
• Water Infiltration • Heat Transfer
• Air Infiltration • Moisture Migration
• Loads • Sound Attenuation
• Thermal • Building Maintenance
Expansion/Contraction • Building Codes
 Factors Contributing to Premature
Building Decay
• Design deficiencies • Pollution
• Poor material selection • Vandalism
• Improper construction • Air (Oxygen)
• Deferred maintenance • Temperature –
• Applied forces extremes
• Weight • Wind pressure
• Vibrations • Water

• Mostly pilot error

 WATER IS THE ENEMY
• Gravity • Capillary Action
– Sloped joints – Tiny joints
• Kinetic Energy • Air Currents
– Wind driven rain – Most buildings suck
• Surface Tension • Pressure Drops
– Water moves – Mind your weeps
horizontally
 Six Causes of Water
Intrusion and Damage

5-1 C 2005 BOMI INSTITUTE

 Air Infiltration
• Sash • Air Infiltration Tests
– “…tore open the – ASTM E-283
shutter and threw up – 0.06 cf/m or less
the sash.”
• Weatherstripping
– Gaskets
• Stack Effect
– Warm air rises and
rises
 Loads
• Wind Loads
– Positive pressure windward
– Negative pressure leeward
– Movement in taller buildings
• Hancock Boston
• Seismic Loads
– Shake Rattle and Roll
• Connections & anchors
 Heat
• Thermal Expansion & Contraction
– Aluminum twice masonry
• Heat Transfer
– U-value
• Ability of a system to transmit heat
• Inverse of R-value
– Thermal breaks
• Curtain connects to structure
• Panels connect to framing
• Wall assemblies
• Within panels themselves
• If everything else is sealed
 Solar Energy Transmission
Through Clear Glass

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 Solar Energy Transmission
Through Heat-Absorbing Glass

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 Solar Energy Transmission Through
Heat-Absorbing Insulated Glass

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 Moisture Migration
• To Prevent Condensation
– Provide a vapor retarder on the interior of the
wall to prevent humid air from entering the
wall system
– Insulate internal surfaces
– Provide venting for water vapor
– Weep system
• Condensation – function of temp & RH
 Maintenance & Codes
• Mainly to Maintain • Codes for glazing
– Windows – Daylight
– Curtain walls – Natural ventilation
– Sealant systems – Safety
– Roof – Thermal performance
– Exiting
– Zero clearance lot lines
 Curtain Walls
• Metal
• Masonry Veneer
• EIFS
• Stucco
• Wall Panels
 Aluminum Curtain Wall:
Top of Vision Light

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 Aluminum Curtain Wall:
Base of Vision Light

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 Metal Assemblies
• Selected to • Mullion Selection:
Accommodate: – Size/shape
– Thermal movement • Appearance
– Rain/Air penetration • strength

– Structural frame – Inside or outside

movement glazing
– Thermal breaks
 Masonry Veneer
• Attached directly to masonry back up
– Masonry ties or mortar
• Cavity wall
– Relieving angles
• At spandrel or floor beam
– Common type of masonry curtain
• Masonry panels
– Anchored to studs and sheathing
• Soft joint
– For movement and weeps
– Flashing Flashing Flashing
 EIFS, Stucco & Panels
• EIFS
– “Dryvit”
• Stucco
– If you can find a large scale example of it call me.
• Wall Panels
– Many materials
– 1 story high
– Able to support own weight and transfer loads
 Curtain Walls – Vision Area
• Sheet glass
– Ordinary glass
• Plate, Annealed or
Float
• Heat strengthened glass
– Sharp breaks
• Tempered glass
– Breaks into little pieces
• Chemically strengthened
glass
– Tempered with
chemicals
• Laminated glass
– Like your car’s
windshield
• Plastic glazing
– BR glass
 Glass Applications
• Monolithic Glass
– Ordinary glass
• Plate, Annealed or Float
• “Single glazing”
• Insulating Glass
– ¼” to ½” between 2 pieces of ordinary glass
– Argon or Krypton
• Double Glazing
– 1” to 4” between glass
– Good for retrofits
 Coatings and Tintings
• Reflective
– Reduces U/V
– Protects against heat gain
and solar glare
– Reduces natural light
• Tinted (Heat absorbing)
– Reduces solar glare
– Protects against solar heat
gain
– No cold weather protection
– Reduces natural light
• Low-E Coatings
– No tinting
– Reduces heat transfer
– Reflects long wave infrared
• Solar Control Films
– Retrofits
– Can scratch or peal
• Security Films
 Curtain Walls – Nonvision Area
• Stone
• Metal
• Spandrel Glass

• Beware of differences in thermal expansion

 Potential Envelope Problems
• Lots of parts & pieces – need regular maintenance
• Excess moisture penetration @ joints
• Successive freeze/thaw cycles
• Exposure to severe weather & pollution
• Uneven settlement
• Thermal movement of masonry
• Unequal expansion/contraction of face materials
and back up
 Examples
• Brick veneer on studs
– Doesn’t handle heavy winds very well
– Mortar cracks / soggy sagging insulation
• Water under the relieving angle
– Brick bulges
– Must reset the brick
• Joint failure
– Flashing
– Weeps
 Most Common Causes of Glazing
Failures
• Failure to properly seal mitre/butt joints
• Sash rabbet not clean
• Lateral shifting of glass
• Failure to properly bed/cushion/center glass
• Improper or unsuitable systems
• Setting blocks
• Out of square
• Improper position of spacers or edge blocks
• Damage to sash/rabbets/stops
• Damage to glass edges
• Sealant incompatability
 Curtain Wall Fasteners
• Limestone Panels
– Stainless steel dowels & anchors
– Cushioned w/ sealant
– Bolted or welded to the structure
– Slotted connections for thermal expansion
• Prefabricated Wall Panels
– Continuous supports
– Spring metal clips
– Weld plates for precast
• Aluminum & Glass Curtain Walls
– Stiffness rather than strength governs
– Weld anchors to frame
 Windows
• Window structure
– Jambs, sash, stops, sill & head
– Minimize sash movement
– Casement/Hopper/Awning – better than Sliding
• Wind Loads
• Heat Transfer
• Pressure and Infiltration
 More Windows
• Heat Transfer
– Aluminum is a great heat conductor
– Must thermal break with synthetic material
– Aluminum must take the wind/gravity loads
– Replacing single glazing w/ insulated reduces heat loss by 34%
– Double glazing where necessary w/ 1” air gap reduces heat loss by
40%
• Wind Pressure and Infiltration
– Air leakage
– Balance internal and external pressure
– Air infiltration can cause condensation
 Windows Materials
• Nonvision Area – Wood
– Aluminum & vinyl • Residential
• Residential • Light commercial
• Commercial • Heavy commercial
• Heavy commercial
– Steel
• Residential
• Standard
intermediate
• Heavy intermediate
• Heavy custom
 Aluminum Windows
• Used in all types of construction
• Corrosion / hard to refinish / poor heat transfer
• Need to be insulated from incompatible materials
– Painting
– Caulking
– Gasketing
• Anodization
– Makes it harder / nonporous
– Won’t chip, crack or peel
 Vinyl Windows
• PVC (polyvinyl chloride)
– Hard, strong & durable
– Low thermal transfer
– Inexpensive
• Hardware attachment can be a problem
• Difficult to refinish
• Can be damaged by cold and U/V
• Don’t always age well
• Vulnerable to fire
 Steel Windows

• Great strength allows larger openings

• Thin material = little depth or shadow
• Thermal expansion ½ of aluminum
• Susceptible to oxidation
• Maintenance, maintenance, maintenance
 Potential Problems
• Oil based glazing compounds turn brittle over
time
– Water can get in
• Dirt build up can trap water in weep system
• Old weather stripping lets air in
• Corrosion
– Fasteners in metal windows need to be made of
compatible materials
– Follow the manufacturers directions
 Joints
• Joint Structure
– Joint size matters
– Cold temperatures stiffen most sealants
• Reduces resiliency and ability to absorb stress
– U/V can age some compounds
– Moisture (freeze/thaw) can degrade sealants
– Extreme heat
– Extreme weight
– Zipper gaskets
 Joint Materials
• One-part and Two-part Polysulfides
• One-part and Two-part Polyurethanes
– One-part (common in building envelopes)
• One-part and Two-part Silicones
– One-part (common in building envelopes)
– Work horse of construction
• Good adhesions
• Good performance in elongation/compression
• Attracts and hold dirt
• Acrylics
• Acrylic Latexes
• Butyls
• Oil-based Caulks
 Weatherstripping
• Sealing operable sashes and doors
• Metal, neoprene tube, brushes
• Vinyl and aluminum windows can have in molded in
• Selection based on:
– Resistance to air, airborn particles and water
– Ability to withstand weather
– Compatibility w/ frame and sash materials
– Mechanical and physical properties
– Resistance to U/V
– Ease and continuity of application
– Resistance to thermal degradation
 Problems with Joints
• Adhesive Failure
– Failure to bond with substrate
– Substrate was dirty, wet, etc.
– Most common
• Cohesive Failure
– Failure to bond with self
– Movement too great
– Add material (bandaid)

• Don’t seal your weeps!!!

 Retrofit Projects
• Window Replacement
– Appearance
– Insulation value
– Maintenance costs
– Design loads
– Building code compliance
– Overall energy use
– Function changes
– Desired installation quality
– Day lighting requirements
• Brick Façade Rehab.
– Get qualified inspection
– Need full set of drawings
– Don’t repoint in extreme
weather
– Determine when to clean
– May need to cover glass
– Newer “greener” cleaners
available
• Metal Curtain Wall Reseal
– Get qualified inspection
– Need full set of drawings
– May need to cut out and
recaulk
 Envelope Maintenance Program
• 3-Keys
– Follow manufacturer’s recommendations
– Schedule regular inspections, cleaning, repairs (repairs need to be
done by someone who knows what they are doing)
– Keep records
• Window Washing
– Typical inside and out
• Scaffolding or automatic
– Wash entire exterior surface automatically
– Special installations may allow for removal and machine washing
of some parts
– Window washers are spot inspectors too
 Envelope Simulation
• Heating/cooling load calculations
– Peak energy demand and profile
• Alternative systems selection
• Energy performance analysis
• Energy management and control system design
• Regulations/codes/standards compliance checking
• Life cycle cost analysis
• Quality assurance (commissioning)
 Chapter 8
Ceilings & Flooring
• Key components in rehabilitating and
remodeling, also in new interior build-outs.
• The two largest surfaces you will deal with
inside your buildings.
 Ceilings

• Generally the upper limit for a space.

• Area between ceiling and deck is the
plenum.
• Be careful attaching walls to your ceiling.
• Ceiling panels.
• Ceiling maintenance.
– Always follow manufacturer’s
recommendations. Painting reduces acoustics.
 Types of Ceiling Systems
• Exposed Grid System
• Concealed Grid or Spline
• Access Tile System
• Snap-in Metal Pan System
• Special Linear Ceiling System
• Integrated Modular System
• Plaster or Drywall System
• Fire Rated System
• Open or Exposed System
 Flooring

• Function & Cost

• Appearance & Style
• Durability & Noise
• Comfort & Safety
• Installation & Maintenance
• Weight & Measurement
 Types of Flooring

• Resilient • A Word About Base

• Wood • Coved at Hard Floor
• Hard • Straight at Carpet
• Textile Floor
• Usually Rubber/Vinyl
– Can be Wood
– Can be Tile
– Can be Carpet
 Resilient Flooring

• Linoleum • VCT
• Cork – Vinyl Composition
– Natural Cork Tile
– Waxed Cork • Vinyl Tile
– Resin Reinforced Cork – Backed (Laminated)
– Vinyl Cork – Homogeneous
• Rubber • Sheet Flooring
 Wood Flooring

• Strip Flooring • Installation

– Typically 2 ¼” wide – Face Nailing
– Vinyl can now – Hidden Nailing
replicate for much less – Glue Down
$$$
• Finishing Wood
• Plank Flooring Flooring
– Wider, more rugged – Sanding
looking
– Polyurethane Varnish
• Block Flooring – Careful w/ Laminated
Wood
 Hard Flooring
• Concrete • Ceramic
– Finish for sheen – Ceramic Mosaic
– Acid etch – Quarry Tile
– Epoxy – Pavers
• Terrazzo – Manufactured Tiles
– 2 parts aggregate, 1 • Brick
part cement
• Marble & Stone
• Magnesite – Polished
– Misc fillers w/ – Honed
Magnesium
Oxychloride Cement – Travertine
• Laminates
– Anything you like.
 Textile Flooring
• Natural Fibers • Synthetic Fibers
– Acrylic
– Wool
• Long wearing
• Great feel
• Stains – Nylon
• Good Stain Resistance
– Cotton
• Not very durable – Olefin (polypropylene)
• Suitable for Outdoors

• Solution Dyed – Polyester

• Abrasion Resistance
– Carrot • Hard to keep clean
• Piece Dyed – Rayon
– Radish • Only in cheapest
 Carpet Construction
• Woven • Tufted Carpet
– Axminster – Originally jute backed
– Knitting – More often synthetic
– Velvet – Urethane backing
– Wilton • Prevents delamination

• Very Durable • Cut Pile

• Will Unravel at Cut • Loop Pile
• Tip-Sheared
 Carpet Durability

• Face Weight • Fiber Type

– Amount of yarn oz/sq – Nylon
yd – Olefin
• Face Density – Polyester
– # strands/sq yd – Acrylic
• Texture – Wool
– Can effect durability
 Carpet Installation

• Stretched • Recycling
– Over pad • Carpet Cushion
– Direct • Carpet Tile
• Glue Down – More $$
– Direct – More flexible
– Double Glue Down – Retrofits
– Low VOC adhesives
• Loose Laid
– Area Rugs
 Access Floors

• aka - Raised Floors

• Historically Computer Rooms
– Chicago Plenums
• 3” – 18”
– ADA Considerations
• 24” or 30” Modules
– Laminate
– Carpet Tiles