Unforeseen Impacts of Building Modifications to Envelope Assemblies

This presentation involves case studies involving renovations, additions, and changes of use to buildings which resulted in building envelope failures. Project examples will demonstrate how interior renovations and changes of use and occupancy can negatively affect envelope assemblies, and how risk can be minimized with proper design solutions, as well as making sure the end-user is aware of how their interior environmental requirements will affect the building they have decided to occupy. One case study involves a manufacturing facility that was constructed with a low sloped single-ply membrane roofing system. An expansion to the building and changes to its interior environments required elevated internal humidity levels with frequent air exchange rates. These modifications caused the assembly’s structural attachment to the roof deck and parapet walls to fail, increasing the risk of a blow-off which would have halted its production output and affected its financial bottom line. Additional case studies provide examples of how increases in interior vapor drive negatively affected other similar roofing assemblies, as well as opaque wall and glazing assemblies due to excessive condensation and deterioration of their system components. Analyses of these buildings were performed, identifying significant hygrothermal issues which initiated complex designs to repair the observed damage and deterioration.

Learning Objectives:

1.  Recognizing during design how an exterior envelope system will perform after a building’s use and/or occupancy will be altered during a renovation or addition project.
2.  Why continuous air and vapor control layers within roofing and wall assemblies are necessary to protect their various components, increase the lifespan of the assemblies, and benefit the overall well-being of a building’s users.
3.  Selecting proper glazing systems, roofing membranes, air and/or vapor barriers, and insulation components, and the importance of transition details from the roof to the wall to maintain the continuity of these barrier systems for protecting the building from both water infiltration and vapor drive.
4.  How hygrothermal analysis methods can be used to diagnose the negative effects of uncontrolled vapor drive, as well as inform design solutions for repairs.

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Michael Schulz, AIA, Associate, Martin/Martin Consulting Engineers, Inc

 Michael Schulz is a licensed architect with 26 years of experience who has worked on a diverse spectrum of projects, from corporate interiors to buildings to bridges. Michael joined Martin/Martin’s Investigative Group in 2012 to focus on the design, repairs, and rehabilitation of building envelope systems. He has led multiple projects involving waterproofing repairs, façade re-cladding, and re-roofing designs in response to failure investigations, and applies the knowledge gained from these experiences to consult with designers on their new construction projects by performing peer reviews, hygrothermal analysis, and design-assist services. Michael also has experience performing infrared thermography, providing third-party quality assurance testing, and is the current Chair of the Colorado Building Enclosure Council (COBEC).