Maintaining the Exterior of a Building

Transcription

1 Maintaining the Exterior of a Building Presented by Keith Moore This presentation will cover Identifying different types of facades How to review the building Maintaining the exterior façade through proper maintenance Specification for RFP s Quiz Different Types of Exterior Claddings 1

2 Stucco Should have control joints Beads around windows and doors When you tap it should sound like your tapping concrete Hard feel of concrete Man made Stone/Brick Sub Category of Stucco Stone Brick EIFS/Dryvit No metal accessories Hollow sounding when tapped By removing the face of an electrical outlet maybe able to see the foam. May see foam at damaged section 2

3 Cement Board Siding Generally has wood trim accessories About an 1/8 or greater in thick Brick Masonry / CMU 3

4 Metal Panels or Accessories Reviewing a building for maintenance needs Maintaining a Facade 4

5 Stucco Blistering Finish: Identify the cause of the blister, it is caused from water behind the finish coat. Once the source of the water is fixed scrape off the blistered finish and apply new finish colored and textured to match Stucco continued Cracks Cracks greater than an credit card width need to be treated with an Elastomeric Crack Filler Spider cracks are best treated with two coats 0f an Elastomeric coating with a perm rating greater then 12. Stucco Cracks greater the 1/8 will need to have a fiberglass mesh applied over the surface with a cement basecoat and a new finish coat applied 5

6 Stucco continued Cleaning Stucco Efflorescence Verify there is not underlying cause for the Efflorescence Can be cleaned with a mild acidic cleaner and a soft bristle brush EIFS Contractor needs to be insured to work on EIFS/Dryvit. 6

7 EIFS Cracks Clean loose finish Apply Elastomeric Crack Filler Apply either finish coat or apply Acrylic paint EIFS Damage EIFS Before and After 7

8 EIFS RE/Coating Airborne grime, splash up from roadways and pedestrian traffic buildings get dirty, especially in urban areas. And when they get soiled, they look old and uncared for. This is not the image building tenants want to project. The clean and recoat process combines a thorough pressure washing and surface finishing with a high performance specialty coating. Specialty coatings deliver far more than paint; they actually resist accumulation of dirt, mold and pollutants, preserving a building s value while enhancing its appearance and reducing maintenance needs. Specialty coatings are integrally colored with high quality pigments to complement building additions or to totally transform a structure s appearance. 1. Repair and damaged areas 2. Clean the building 3. Apply Primer 4. Apply coating per manufacturers instructions 5. Re-caulk building after Re/Coating EIFS Sealants In most EIFS systems this the first and last line of defense Not a good use of sealant EIFS Remove old sealant Brush clean joint Install either backer rod or bond breaker tape Tape both sides of joint Install sealant Tool sealant in both directions Remove tape 8

9 Cement Siding Low Maintenance if properly taken of Sealants at trim Painting should be done every months. Or as needed. Warped boards should be replaced Damaged boards should be replaced Brick/Masonry Trouble Shooting Guide Symptom Significance Possible Causes Typical Remedies Cracking of Brick units Aesthetics Corrosion of Metal components If Corrosion related, Will allow water and chloride penetration Absence of expansion joints expose steel and treat to metal components Thermally induced movement If non moving maybe Failed mortar joints pinned or stitched Structural Movement If moving crack install Seismic new expansion joint Repoint Face Spalling Aesthetics Corrosion of brick ties If Corrosion related, expose Will allow water and chloride penetration Thermally Induced steel and treat to metal components Improper Mortar Mix Replace units May lead to Spalling of other units Settling and seismic Repoint Trapped Moisture Building Modifications Efflorescence Can cause Spalling of brick face Water intrusion Wash with low pressure Aesthetics Brick Selection Use Cleaners May lead to mortar failure Installing Brick in wet conditions Clear Water repellants Composition of back up materials Inspect and repair other Failure of other components causes Repoint Install a water managed system Failed Mortar Joints Aesthetics Water intrusion Cut out deteriorated Mortar Allows water penetration Improper pointing and report Weakens brick structure Wrong Mortar Repoint Movement Exposure to elements like acid rain Brick/Masonry Tuck pointing I. Preparation: I. Protect surrounding areas II. Add temporary protection from the elements if necessary II. Mortar Mixing: I. Typical Prehydrated Type N each batch should be used within 2 hours of mixing II. DO NOT use any materials that have frozen III. Tuck pointing: I. Tuck point any area to be deficient as evident by shear cracks, shrinkage cracks, separation cracks, dislodge mortar, unfilled joints, erosion and holes II. Grind out old mortar to a uniform depth of ¾ or until sound mortar is reached. DO NOT damage brick edge III. Bow Dust and loose particles out of joint IV. Lightly dampen edges V. Use Prehydrated Type N VI. Pack mortar tightly in thin layers until joint is completely filled. Tool to match existing VII. Clean surface of extra mortar A Crack of 1/100 of an inch at the mortar joint will generate a leak. 9

10 Brick/Masonry Cracked Bricks/CMU should be replaced: The cause of the cracked bricks should be determined: 1. Building Movement 2. Lack of expansion joints 3. Lack of lintelsl 4. Missing Flashing Brick/Masonry Efflorescence Verify if there are leaks causing the Efflorescence Clean with Mild Muriatic Acid and a wire brush Metal Basic Types Structural Steel Steel High Heat (Heat exchangers, Pipes, Flues and Stacks) Galvanized Aluminum 10

11 Structural Steel Exposed structure steel requires careful selection of an appropriate repainting system. The degree of protection is directly related to the environment. Harsh sea salt exposure or excessive exposure to road salt will require greater protection. Basic application apply an anticorrosive primer to CLEAN steel. Any contaminants will prevent primer from adhering and cause delaminating. Structural Steel Paint Options: Quick Dry Enamel (limited to spraying only) W.B.Light Industrial Coating (not for hand railings) Over Zinc primer Ornamental, moderate traffic advantage non yellowing Over Alkyd Primer Ornamental, moderate traffic Alkyds areas of exposed to repeated water contact and should be limited to semi gloss and gloss Epoxy and high build Epoxy Works good in areas where chemicals and cleaning are required may chalk or yellow Polyurethane needs proper primer, solvent based good for areas prone to graffiti High Heat Requires a high degree of preparation to maximize adhesion. Generally requires complete removal of existing coating Paint s: Heat Resistant Enamel hot water piping (steel) heater casing, boilers max service temp to 400 o F Heat Resistant Enamel Used on steam pipes, tanks max service temp to 800 o F 11

12 Galvanized Metal Galvanized metals produce zinc oxides and hydroxides (white rust) they will break down Alkyd and oil type of coatings. Paints: Latex Flat or Matte Smooth large smooth surfaces Low Sheen large smooth areas but need greater dirt resistance Semi Gloss washability Gloss washability Alkyd Flat used on non contact areas Gloss used on high contact areas Epoxy Chemical and abrasion resistant Aluminum Aluminum will corrode in humid environments, particularly in the presence of salts. The surface will form white oxide, effectively reducing the corrosion. Abrasion and natural erosion can remove this oxide layer. How do you tell if it Aluminum or Galvanized? Paints: Alkyd Flat or Matte easy to touch up Semi Gloss Resistant to stains Gloss washability and abrasion resistant Aluminum Paints Polyurethane used in extremely harsh marine environments. Resists graffiti. VERY DIFFICULT TO REPAINT.. Aluminum Paint finish not resistant to abrasion or impact Epoxy great for high traffic areas. Can yellow or Chalk 12

13 Specifications and RFP Should always be based on the products manufacturers maintenance requirements There are multiple Associations dedicated to building components They should always state Contractor Requirements Complete description of scope Complete list of approved products A detailed list of means Hours that work can completed Some Resources Specification Example Site Specific Scope of Work Requirements: (This section identifies requirements that are specific to a restaurant location(s). The vendor/contractor shall verify all requirements with Facility Manager before bidding and/or work commences. N/A any lines not used below.) The extent of the work is to. Contractor/vendor shall obtain access to each restaurant by notifying the private security company (contracted by GM) and discussing appropriate entry protocol OR by obtaining a key/alarm code from General Manager. The warranty shall be one year labor from contractor, 5 years minimum/up to ten years materials form Manufacturer General: Contractor/vendor shall adhere to recognized industry standards in workmanship and construction for EIFS, Stucco, and Coatings/Paints. At the discretion of Facility Manager, a Sto Corp Representative may be scheduled (minimum two weeks notice) to perform an onsite assessment to determine best repair methods. For contact information, see #16 below. Contractor/vendor is responsible for providing all tools and equipment necessary to perform work in a professional manner. Contractor/vendor shall meet all federal, state and local codes and if required, American with Disabilities Act (ADA) guidelines. If permits are required, Contractor/vendor is responsible for obtaining. Copy shall be made available to Facility Manager. Contractor shall provide list of any subcontractors used to Facility Manager prior to work commencement. All installations shall be completed in compliance with manufacturer s printed instructions. Substitutions in specified materials and/or procedures must be approved by Facility Manager. At the discretion of the Facility Manager, an on site pre construction meeting with Operations, Contractor, Subcontractor, and Sto Corp Representative may be held to review objectives and work completion. Discussion of customer access and security will be addressed. Tables in this specification delineate brand specific requirements. Not all specified materials may be used on each project. If existing materials used in a restaurant and Table specification do not match, notify Facility Manager to gain clarification on what Specification to use. A zero tolerance policy in regards to your employee s behavior. Professional practices and behavior shall be required. If multiple days are needed to complete work, contractor/vendor shall provide Facility Manager a detailed schedule outlining each day s activities and what restaurant areas will be affected. 13

14 Specification Example (continued) If unanticipated issues arise during work performance, contact Facility Manager immediately to discuss appropriate remedies. No additional work shall be completed that is outside of the original bid specification without the written consent of the Facility Manager. Sto Corp. contact info: Primary: Chuck Duffin- Strategic Accounts Manager Ph: Secondary: Tim Salerno Ph: Specifications: Repaint: EIFS, Stucco (no cracks), Hardie Siding, Pre-Primed Wood surfaces: ref: Sto Coat Lotusan-216-recoat specification Cracked (hairline) stucco surfaces: ref: StoSilco Lastic-222-recoat specification Re-Surfacing EIFS: ref: Sto Therm Essence F-300 specification EIFS Re-Clad: ref: Sto Therm Essence NExT E-100G specification ref: Longhorn EIFS Installation Booklet (as guideline) attached Stucco Repair: ref: Sto Stucco Repair and Maintenance Guide 2.01 Scope of Work: Contractor/vendor shall protect the restaurant from demolition dust and debris prior to work start. Cleaning EIFS ref: StoTherm EIFS Reference Guide: Repair & Maintenance booklet No. 1.01, page 3 Color Specifications Excellent Color Specifications Your Test What is the product 14

15 Your Test Stucco wall, what s wrong and how do you repair? Your Test How do you fix? Should you clean? Or Paint? Your Test Stucco Wall. What s the Wrong? What s the repair 15

16 Your Test Questions.. Thank You 16