Condo Media - September 2011 - 23

Structural Systems. Structural failure in a building is often readily seen. Diagnosing whether failure is caused by foundation settling; under-structuring; overloading of the building frame or by structural degradation due to rot, insects or alteration is more difficult. Often structural issues have not yet revealed themselves in building failures and can be addressed before they do — such as in missing truss bracing and improper joining of trusses or splits in the timber truss of older buildings. Energy Inefficiencies. Heating, cooling and lighting a building all require an input of energy. All buildings, old ones in particular, require a great deal of energy to operate. There are almost always things that can be done to improve a building’s energy efficiency. These include air sealing, adding or correcting insulation, improving mechanical systems and improving operation of existing systems. Determining which improvements are most energy and cost efficient is a part of a building assessment.

against wind washing also can have serious consequences to the buildings performance. Identify Inefficient Heating and Cooling. The mechanical systems in a building consume significant energy. If the system is not efficient in its design, installation or condition, much energy is lost. This energy loss is wasteful and very expensive. During the forensic/ diagnostic phase, the mechanical systems are examined and analyzed for condition, appropriateness of design and efficiency. Identify Inefficient Lighting and Equipment. Lighting and control technology has changed in recent years. It is possible to significantly reduce power costs by upgrading fixture and lamping efficiencies and improving control regimens. Improving day lighting, though often beyond the scope of a building evaluation, also may reduce the lighting power requirements. Identify Moisture Infiltration. The most significant and most damaging type of building performance problem is related to moisture infiltration. The moisture can come from snow, rain or condensation, and it is most often made worse by wind and air pressure differences. In many cases, the problems can be traced to poor workmanship during construction. Deferred maintenance and design errors also contribute. Moisture in the structure can lead to mold, rot, material deterioration and delamination as well as persistent failure of finishes. Rain and snow water as well as ground water must be managed at all components of the building envelope. These include the roof and walls, but also the individual components of the envelope and the site surrounding the building. Identify Flashing Defects. Missing, mis-installed and mis-specified flashings are often the culprit in leaks at

Maintenance
No building is maintenance free. Proper maintenance of HVAC systems is required for efficient operation. Proper maintenance of the building envelope — painting, replacing worn or damaged components, and addressing infiltration (air, water or insect) in a timely manner are all required if a building is to be cost effective to operate and is to last many years. The assessment of maintenance problems is the first step toward developing maintenance regimens or getting existing ones back on track. A building assessment can identify potential problems and identify ways to improve or preserve the property.

openings and trim. The damage caused by flashing errors often can be undetected until significant damage has been done. Mold. Mold spores require water and food to grow. It’s impossible to eliminate the spores. Eliminating food also is often impossible. Most often, the approach is to eliminate the source of water. Mold can be cleaned off surfaces, but if the source of water or the source of food is not eliminated, it will return. Identify Site Problems. Sites that do not provide drainage away from structures can cause wet basements and rotted sills. Muddy and hard to maintain sites often can be cured through correcting drainage. Proper grading away from the building and proper integration of water-proofing membranes must channel all moisture away from the building. Hardscape. Assessment of the paving and other “hardscape” surrounding a building is part of the forensic phase. Broken curbs, heaving pavement, cracked finishes may all be signs of movement due to freeze-thaw cycles,

Forensics & Diagnostics
Forensics and diagnostics are research and investigation to identify the causes of the problems discovered during the assessment to uncover the extent of the problems. Identify Air Leakage. Air getting into a building through cracks and unsealed construction joints can lead to heating difficulties, occupant comfort complaints and pipe freeze-ups. Excessive or uncontrolled exfiltration can cause increased energy cost, heating difficulties, as well as ice damming. Identify Improper Insulation. Proper installation of insulation is essential if it is to perform as designed. Gaps, compacted or missing insulation in a wall allows excessive convective and conductive heat transfer. Poor ventilation and protection of insulation

CONDO MEDIA • SEPTEMBER 2011

Condo Media - September 2011

Table of Contents for the Digital Edition of Condo Media - September 2011