Condo Media - September 2011 - 24

MAINTENANCE
A moisture meter measures the moisture content of materials. High moisture levels in siding can lead to paint failure.

improper drainage or under structured or mis-installed materials. Landscape. Often landscape design — grading, planting, etc., can contribute to more significant building problems. For example, plantings too close to buildings may lead to surface mildew on siding. Lawn maintenance too close to walls may result in damage to finishes or waterproofing membranes. Site Lighting. Evaluations can include the review of the quality, energy efficiency and code compliance of the site lighting and control. Older or poorly functioning fixtures may produce poor quality light, may not be code compliant and may waste energy. Energy Standards. States have adopted energy standards for building envelopes, mechanical systems and lighting that regulate energy consumption of buildings. Lowering energy use reduces operating cost. The assessment will determine if a building meets energy guidelines.

Tools
Diagnosing the problems often requires specialized tools. There are a number of tools in addition to visual observation that can help pinpoint the problems. Infrared Photography Infrared cameras measure the temperature of materials and identify air infiltration and thermal bridging, as well as moisture intrusion in certain materials. In addition, heat loss/air loss through poorly insulated walls and at windows, vents, fascias and soffits also can be detected. Blower Door Sometimes pressurizing or depressurizing the building aids in discovering where moisture intrusion or air leaks are occurring. This can help with air sealing and also can help with finding water leaks caused by interior and exterior pressure differences. Blower doors can also help in diagnosing HVAC leaks. Moisture Meter and Smoke Pens Using a moisture meter, materials can be checked for unusually high moisture content; often a clue in the search for leaks. A smoke pen, especially when used along with a blower door, can be used to locate air leaks. Selective Demolition By selectively removing building materials, it is possible to see how construction was done — whether it matches construction documents — as well as where and how problems have occurred. Selective demolition is always minimized and located where it will have minimum impact. Documents are prepared that will locate and specify the demolition and the reconstruction. Energy Auditing In certain cases, further energy analysis and auditing can be done. This is called for when energy conservation is of major concern.

Remediation
Once the problems are identified, a plan for remediation is created. Research Best Option for Solutions. The information gathered during this phase is analyzed and research is done to determine the best course of action for remediation. Design and Documentation. A remediation plan should be created to correct the problems. The plan would include construction drawings and specifications to be used by contractors implementing the work. CM Kirk Moore, AIA, LEED-AP, is the principal architect at BMA Architects & Planners based in Bennington and Rutland, Vt. He has more than 35 years of building design experience.

CONDO MEDIA • SEPTEMBER 2011

Condo Media - September 2011

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