Margaret Batts Tobin Laboratory

Size: px

Start display at page:

Download "Margaret Batts Tobin Laboratory"

Silvester Mills
6 years ago
Views:

1 Roof Evaluation of Margaret Batts Tobin Laboratory The University of Texas At San Antonio Performed for UTSA Zero/Six Consulting, LLC 8423 Stewart Road Galveston, Texas voice

Table of Contents Tab 1 Table of Contents Page 2 Tab 2 Project Data Page 3 Tab 3 Project Synopsis Page 4 Tab 4 Executive Summary Page 5 Tab 5 Recommended Next Steps Page 6 Tab 6

2 Table of Contents Tab 1 Table of Contents Page 2 Tab 2 Project Data Page 3 Tab 3 Project Synopsis Page 4 Tab 4 Executive Summary Page 5 Tab 5 Recommended Next Steps Page 6 Tab 6 Photographs Pages 7 16 Tab 7 Exhibits Begin Page 17 Exhibit 1: Infrared Photos Pages Exhibit 2: Roof Key Plan Page 20 Exhibit 3: Concept Detail Pages 21 Tab 1 UTSA Tobin Laboratory Page 2

Project Data Project: Owner: Client: Project Location: Architect: Construction Manager: Margaret Batts Tobin Laboratory The University of Texas at San Antonio The University of Texas at San Antonio

3 Project Data Project: Owner: Client: Project Location: Architect: Construction Manager: Margaret Batts Tobin Laboratory The University of Texas at San Antonio The University of Texas at San Antonio San Antonio, Texas FKP Architects, Inc. Vaughn Construction Date of Report: August 12, 2011 Report Author: Services Performed: Bill Coltzer, Jr, AIA, Principal Texas Architect #14298 Visual Inspections Water Infiltration Testing per AAMA Infrared Thermography Tab 2 UTSA Tobin Laboratory Page 3

4 Project Synopsis The project is a single story laboratory building located on the campus of The University of Texas at San Antonio. Exterior building envelope specifics include: Building structure is comprised of a steel frame on a concrete foundation. Exterior walls are constructed of light gauge metal framing, sheathing, vapor barrier, masonry veneer and stucco. See photo number 1. Fenestrations are primarily aluminum framed punched windows. See photo number 1. Roof systems include a modified bitumen low slope roof surrounded by a standing seam metal panel roof installed over a solid deck. Low slope has numerous blisters and there is evidence of numerous patches. See photos number 10, 13 and 16 as well as IR photo number 3 on page 19.Standing seam metal roof is generally in a good state of repairs, with minor deterioration at low, leading edge conditions. See photos number 1, 2, 3 & 4. User representatives report that while water infiltration has been observed during rain events, water infiltration has also been observed during periods when there has been no rainfall. At the time of our visit, there were three obvious areas of water infiltration that were identifiable by stained ceiling tiles. All three were in the corridor that runs east west under the low slope built up roof. There were also areas along the rise wall that separates the low slope roof from the metal standing seam roof (cat walk areas) where remedial efforts related to water infiltration were observed. See Photos 7, 8, 9 &11. End of Project Synopsis Tab 3 UTSA Tobin Laboratory Page 4

5 Executive Summary In July of 2011, Zero/Six Consulting, LLC (ZSC) was commissioned to determine the sources of water infiltration experienced through the horizontal envelope of the Margaret Batts Tobin Laboratory on the campus of The University of Texas at San Antonio. Processes utilized by ZSC to assist in the determination of water infiltration included: Interviewing users Review of original construction documentation Visual inspection of project site Water infiltration testing consistent with AAMA Thermal Imaging via infrared equipment Although our study was not exhaustive, we can state with confidence that water infiltration experienced at the Tobin lab is the result of at least two separate issues. The first issue is related to the maintenance of the Air Handling Units. Certain maintenance procedures require the use of water inside the unit as part of the cleaning process. Although the interior of these units include a floor drain, the floor does not slope to the drains and there are various penetrations through the floor. On July 26, 2011, ZSC was able to observe this process, and the results, first hand. Water from this process cannot only travel down penetrations into occupied space, but it can also travel on the concrete deck, below the roof system, damaging the roof system and causing blisters in the roofing membrane. See photos number 13 through 24. The second issue has to do with penetrations through the rise wall that separates the low slope roof from the cat walk areas under the metal standing seam roof. The design of the rise wall is such that all penetrations (ducts, pipe, conduit, etc.) through the rise wall must be sealed behind the metal panel siding at the drainage plane, not the metal panels. Minimal water testing was conducted, but what was tested did produce water infiltration. See photos number 4 through 12. Tab 4 A separate issue, but still related to the rise walls, is the manner in which the through wall flashing is terminated to the drainage plane behind the metal panel siding. Thermal imaging exposed possible breaches in the envelope (at the height of the through wall flashing). These breaches were later confirmed via the water testing process. See photo number 12 on page 11 and IR photo number 2 on page 18. In short, water infiltration at the Tobin lab is the result of uncontrolled water within Air Handling Units and breaches in the building envelope at rise walls. The recommended next steps for remediation are outlined on the next page. End of Executive Summary UTSA Tobin Laboratory Page 5

6 Recommended Next Steps Review AHU operation and maintenance with maintenance staff and envelope consultant. It is important for the envelope consultant to understand how the unit works and how it is to be maintained so that the proper remedial plan with regard to water infiltration can be prepared. Remove enough metal siding to expose duct to drainage plane transitions and through wall flashing to drainage plane transitions. Approximately ten lineal feet in the correct location would suffice. Perform a nuclear study of roof to determine the existence or extent of moisture under the roof system. If roof proves to be dry, then uplift testing should be performed to ensure that the roof has not been damaged by previous water infiltration to the point that it would affect uplift. Thermal imaging results combined with the numerous blisters observed, suggest that water is present under roof system. Develop a remedial plan to repair roof, more completely seal the floors of AHU s, seal penetrations through the floors of AHU s and repair breaches in the envelope at rise walls. End of Recommended Next Steps Tab 5 UTSA Tobin Laboratory Page 6

7 Photographs Tab 6 UTSA Tobin Laboratory Page 7

8 Rooftop mechanical equipment is screened by metal roofing. Metal roofing Exterior Entry 1 Metal panels are deteriorating at panel edge. Condensation was observed at joints. Metal Roof Eave 2 Baffle is set in seal tape and roof pitch is such that water infiltration below is not associated with this detail. Metal Roof Rake 3 UTSA Tobin Laboratory Page 8

Ducts through Rise Wall 4 Jacket around ductwork has been notched at steel support. See photo no. 6.

9 Seal between ductwork and drainage plane behind metal panels is typically a concern. Water testing at similar conditions produced water infiltration. Ducts through Rise Wall 4 Jacket around ductwork has been notched at steel support. See photo no. 6. Steel Duct 5 Water infiltration was observed in cat walk when water was applied to this area. Steel Duct 6 UTSA Tobin Laboratory Page 9

Wall 8 Duct through Rise Wall 9 UTSA Tobin

10 Water infiltration from water test. Drywall removed prior to Zero/Six involvement. Duct through Rise Wall 7 Water infiltration from water test. Duct through Rise Wall 8 Water infiltration from water test. Duct through Rise Wall 9 UTSA Tobin Laboratory Page 10

11 Area of water infiltration Previously noted blister. West Rise Wall 10 Area of previous water infiltration noted in photo no. 10 West Cat Walk 11 Water infiltration observed during water testing of through wall/ counter flashing. Walk Door (south) 12 UTSA Tobin Laboratory Page 11

12 Area of roof leak below (water testing of roof drain did not produce water infiltration). Roof blister Roof Drain 13 Drain noted in photo no. 13. Water damaged insulation on roof drain leader. Roof Drain 14 Water damaged insulation on piping. Water damaged ceiling tiles. Ceiling Below Roof Drain 15 UTSA Tobin Laboratory Page 12

13 Ductwork shown in photo no. 14 is concealed within this unit. Roof blister Rooftop AHU (east) 16 Wet and rusty metal from water infiltration related to unit above. Ductwork at AHU 17 Water damaged ceiling tile. Ceiling Below AHU 18 UTSA Tobin Laboratory Page 13

14 Piping shown in photo no. 20 is concealed within this unit. Rooftop AHU (west) 19 Water damaged insulation at piping. Water stained piping related to unit above. Piping at AHU 20 Water damaged ceiling tile. Ceiling Below AHU 21 UTSA Tobin Laboratory Page 14

Penetration pocket is not sealed to floor, it is just

15 Penetration pocket is not sealed to floor, it is just tack welded. Water standing on floor from maintenance activities. AHU Interior (west) 22 Floor drain serves as a sink for condensate lines and emergency drains. Floor does not slope to drain. AHU Interior (west) 23 Hole in floor of AHU. AHU Interior (west) 24 UTSA Tobin Laboratory Page 15

16 Dampers have been (typically) closed off at cat walks. Conditioned Air Outlet 25 UTSA Tobin Laboratory Page 16

17 Exhibits Tab 7 UTSA Tobin Laboratory Page 17

18 Piping shown in photo no. 20 is concealed within this unit. North of AHU (east) 1 Thermal shorts at through wall flashing Through Wall Flashing 2 UTSA Tobin Laboratory Page 18 EXHIBIT 1

19 Assumed patch at roof core. Roof Patch 3 Thermal shorts through AHU walls Through Wall Flashing 4 UTSA Tobin Laboratory Page 19 EXHIBIT 1

Roof Drain AC Duct through Rise Wall Exhaust

20 J J J Skylight New blister..typ Ladder over duct Duct through sidewall...typ Old blister...typ LEGEND Walk Door Light Pack on Rise Wall Roof Drain AC Duct through Rise Wall Exhaust Duct through Rise Wall Pipe Through Rise Wall Previously Marked Roof Blister New Blister Marked by Zero/Six

21 CONCEPT ONLY NOT FOR CONSTRUCTION William H. Coltzer, Jr., AIA Texas Architect #14298 SECTION DETAIL DUCT THROUGH RISE WALL UTSA Tobin Laboratory Page 21 EXHIBIT 3

22 End of Report Electronic Copy

Quality Inspection 8618 London Heights San Antonio, TX Phone: (210)

Quality Inspection 8618 London Heights San Antonio, TX 78254 Phone: (210) 240-0476 PRE DRYWALL INSPECTION REPORT Prepared For: DELETED (Name of Client) Concerning: DELETED, San Antonio, TX 78258 (Address