Outline' Repair,'Renewal,'RehabilitaBons' of'commercial'buildings' Enclosure'Design'Fundamentals'
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1 Download'/'read'from'website' BSD#108:'InvesBgaBng'and'Diagnosing'Moisture'Problems' BSD#114:'Interior'InsulaBon'Retrofits'for'Load#bearing'Masonry' Walls'in'Cold'Climates' BSI#004:'Drainage,'Holes'and'ModeraBon' BSI#013:'Face'LiP'for'Old'Buildings' BSD#013:'Rain'Control'in'Buildings'' BSI#001:'The'Perfect'Wall' BSI#049:'Confusion'About'Diffusion' BSD#146:'EIFS'#'Problems'and'SoluBons'' BSI#054:'Risky'Business:'High'Risk'Walls' BSI#038:'Mind'the'Gap,'Eh?' BSI#047:'Thick'as'a'Brick' BuildingScience.com( Outline' Repair,'Renewal,'RehabilitaBons' of'commercial'buildings' Dr'John'Straube,'P.Eng.' Associate'Professor' School'of'Architecture'/'Dept.'of'Civil'Engineering' University'of'Waterloo' Building'Science'CorporaBon' ' BuildingScience.com' Enclosure'Design'Fundamentals' Rain'control' Air'Control' Thermal'Control' Windows/Storefronts'Curtainwalls' Masonry' Precast'/'Tiltup' EIFS'' Straube buildingscience.com 1 of 45
2 What'does'the'skin'do?' Please'call'it'the' enclosure ' Important'for'image'of'owners' Front'of'factory,'retail' CriBcal'for'energy'use'and'comfort' Renewal' Enclosure'is'designed'assuming'maintainence' and'renewal' E.g.,'sealant,'painBngs,'coaBngs' Roofs'are'removed'and'replaced' Needs'renewal'at'intervals' Basic'FuncBons'of'the'Enclosure' 1.'Support' Resist'and'transfer'physical'forces'from'inside'and'out' 2.'Control' Functional Layers Control'mass'and'energy'flows' 3.'Finish'' Interior'and'exterior'' surfaces'for'people' DistribuBon' 'a'building'funcbon' Basic'Enclosure'FuncBons' Support( Resist(&(transfer(physical(forces(from(inside(and(out( Lateral'(wind,'earthquake)' Gravity'(snow,'dead,'use)' Rheological'(shrink,'swell)' Impact,'wear,'abrasion' Control' Control'mass'and'energy'flows' Finish'' Interior'and'exterior'surfaces'for'people' Functional Layers Building'Science' Building'Science' ' ''''Enclosures''''No.'8'/'' Straube buildingscience.com 2 of 45
3 Basic'Enclosure'FuncBons' Support' Resist'&'transfer'physical'forces'from'inside'and'out' Control( Control(mass(and(energy(flows( Rain((and'soil'moisture)( Drainage'plane,'capillary'break,'etc.' Air( ConBnuous'air'barrier' Heat( ConBnuous'layer'of'insulaBon' Vapor' Balance'of'weing/drying' Finish'' Interior'and'exterior'surfaces'for'people' Functional Layers Support' Control( Fire( PenetraDon( PropagaDon( Sound( PenetraDon( ReflecDon( Light( Diffuse/glare( View( Finish' Other'Control'.''.''.' Functional Layers Building'Science.com' ' ''''Enclosures''''No.'9'/'' Building'Science.com' ' ''''Enclosures''''No.'10'/'' Basic'Enclosure'FuncBons' Support' Resist'&'transfer'physical'forces'from'inside'and'out' Control' Control'mass'and'energy'flows' Finish(( Interior(&(exterior(surfaces(for(people( Color,'speculance' Pajern,'texture' ' Functional Layers History(of(( Control(FuncDons( Older'Buildings' One'layer'does'' everything' Newer'Building' Separate'layers,'' '''.'.'.'separate'funcbons' Building'Science.com' ' ''' Building'Science.com' ' No.'12'' Straube buildingscience.com 3 of 45
4 Changes' Enclosure'Control'Layers' Building'Science.com' ' 13'' Building'Science.com' 14' Building'Science.com' 15' Building'Science.com' 16' Straube buildingscience.com 4 of 45
5 Building'Science.com' 17' Building'Science.com' 18' Building'Science.com' 19' Building'Science.com' 20' Straube buildingscience.com 5 of 45
6 Building'Science.com' 21' Building'Science.com' 22' Window' Building'Science.com' 23' Building'Science.com' 24' Straube buildingscience.com 6 of 45
7 ConnecBons:'Who'is'in'charge' Complexity'increases'detailing'effort'/'risk'of'failure'/'cost' '''''''''''''''''''''reduces'performance' Building'Science.com' 25' Building'Science.com' ' ''''Enclosures''''No.'26'/' Enclosure Design: Details Details demand the same approach as the enclosure. Scaled drawings required at - change in plane - change in material - change in trade Building'Science.com' 27/175' Straube buildingscience.com 7 of 45
8 Rain(Control( Straube buildingscience.com 8 of 45
9 Rain'Control' Next'to'structure,'the'most'important,' fundamental'requirement' Source'of'many'serious'building'problems' Major'impact'on'durability' Low#energy'buildings'&'rain' Different'enclosure'assemblies' Reduced'drying'ability='need'for'bejer'control!' 1.'Rain'Control' Three'possible'approaches' Mass' Drained' Perfect'Barriers' ' Element'and'joint'' can'be'different'approach' Perfect'Barriers'are'risky' Less mass and lower permeability Wall System 1 Joints Imperfect Barrier Mass or Storage Types More mass and more permeability Drained 2 or Screened Types Cavity 3 No Cavity Elements Perfect Barrier Perfect Barrier Types Face Sealed Concealed Barrier Ventilated 4 Vented 5 Unvented Pressure moderated 6 Ventilated and pressure moderated Mass/Storage/Reservoir'Walls' No'building'paper,'flashing,'weepholes' '' John'Straube' Building'Science' ' ' 'Rain'Control'36' Straube buildingscience.com 9 of 45
10 Surface(features(such(as(Overhangs,(Drips,(etc(are(important(for(mass(walls( Building'Science' ' ' 'Rain'Control'37' Wall System 1 Insulation R-value & vapor permeance depend on: 1. Exterior climate (temp / drying) 2. Interior humidity levels 3. Rain exposure Freeze#thaw'resistance'of'brick'should'be' invesbgated' By'observaBon'and/or'tesBng' CategorizaBon' Joints Imperfect Barrier Elements'and'joints'can'be' different' Mass or Drained 2 or Storage Types Screened Types Elements Perfect Barrier Perfect Barrier Types Less mass and lower permeability More mass and more permeability Cavity 3 No Cavity Face Sealed Concealed Barrier Ventilated 4 Vented 5 Unvented Pressure moderated 6 Ventilated and pressure moderated Straube buildingscience.com 10 of 45
11 Perfect'Barrier'/'Face'Sealed' Perfect Barrier Walls It is all about joints, transitions, penetrations which may not be built, or remain, perfect Precast(is(oMen(a(funcDonal( perfect(barrier(wall(..(but(the(joints(leak(( CategorizaBon' Wall System 1 Joints Elements Imperfect Barrier Elements'and'joints'can'be' different' Mass or Drained 2 or Storage Types Screened Types Perfect Barrier Perfect Barrier Types Less mass and lower permeability More mass and more permeability Cavity 3 No Cavity Face Sealed Concealed Barrier Ventilated 4 Vented 5 Unvented Pressure moderated 6 Ventilated and pressure moderated Straube buildingscience.com 11 of 45
12 Drained'Walls' Pressure'Equalized'Rainscreen 'are'a'ficbonal'sub# set'of'drained'walls' shingle'fashion 'lapping' Lapped'Drainage'Plane' Requirements(for(a(Drained(Enclosure( Also Air/Vapor barrier But Water is most important Straube buildingscience.com 12 of 45
13 Exterior'vs'Interior' Retrofits' Straube buildingscience.com 13 of 45
14 Windows' Windows'and' Storefronts 'are'not' curtainwalls' Replacement' Retrofit' Storms'' Gaskets,'caulking' SecBons' Window'Retrofit' Caulk'and'walk ' Replace'gaskets,'sealants,'hardware' Replace'IGU' Replace'window' Upgrade'rough'opening' Straube buildingscience.com 14 of 45
15 Leaky'windows' Windows'/'openings'leak' Building'Science' ' Windows'and'Curtainwalls'''''No.'5880' Backdams'/'Slopes'are'Important' Straube buildingscience.com 15 of 45
16 ConDnuous(interior(angle( provides(backdam(and(airseal( condnuity( Building'Science.com' Deep Energy Retrofit Details Problem(! Windows! Replacement in brick wall SoluDon( Building America Expert Meeting 12 March Straube buildingscience.com 16 of 45
17 Deep Energy Retrofit Details! Windows! Replacement in EIFS wall Deep Energy Retrofit Details! Windows! Replacement in EIFS wall Building America Expert Meeting 12 March Building America Expert Meeting 12 March Deep Energy Retrofit Details! Windows! Replacement in EIFS wall Add'drainage'below'thresholds' Building America Expert Meeting 12 March Straube buildingscience.com 17 of 45
18 Storms' Interior'and'Exterior' Key'issue'is'operability' Fixed'are'easy'and'high'performance' Can'improve'R1'single'glazing'to'R3'with'low#e' interior'storms' Storms'on'interior'must'be'Bght' Exterior'must'be'leaky'(5:1'raBo)' ' Storms' AirBght'interior'low#e'storms'preferred' Straube buildingscience.com 18 of 45
19 Vent'RaBos' Curtainwalls' Larger'spans,'higher'loads' Different'ajachment'and'rain'control' Straube buildingscience.com 19 of 45
20 Rain'Control' Sealed'Corners' Straube buildingscience.com 20 of 45
21 Skylight' Straube buildingscience.com 21 of 45
22 Straube buildingscience.com 22 of 45
23 Fix'Cold'Soffits' Masonry'Veneer' OPen'solving'leakage'problems' Need'to'ensure'flashing'and'drainage' UpdaBng'window'and'expansion'joints' Straube buildingscience.com 23 of 45
24 Weepholes(drilled(into( exisdng(brick(veneer( Straube buildingscience.com 24 of 45
25 Corroded'Lintels' Sealers' Solid'Masonry' MulB#wythe'brick,'' single'wythe'cmu,'coated'or'not' Split#face'concrete'block' Fix'in'place' Interior'Retrofit' Exterior'Retrofit' Straube buildingscience.com 25 of 45
26 Interior(Retrofit( Mass(U(Drained( Difficult(connecDon(to( seal!( Retrofit'Sprayfoams' Medium'density'foams'now'available' 0.75'pcf'(R4+/inch)'5'perms'/'5'inch' Demilec,'AgriBalance' 1.2'pcf'(R4.8/inch)'3'perms'/'3.5'inch' Spray'Foam'Polymers,'Thermoseal'1200' 2.0'pcf'oc'(R5.1/inch)'1.3'perms/3'inch' Icynene'MD#R#200' Straube buildingscience.com 26 of 45
27 Interior'InsulaBon' Most(common(failure(mode( Straube buildingscience.com 27 of 45
28 ' Repair'&'Retrofit''112' Straube buildingscience.com 28 of 45
29 Drained'venBlated' cladding' (no'risk)' Require'airBght' parge' ' 'Joseph'LsBburek' 'Repair'&'Retrofit''113' Straube buildingscience.com 29 of 45
30 Panel'overclad' Straube buildingscience.com 30 of 45
31 Precast'/'Tiltup/'Sitecast' Solid'concrete'elements' Almost'always'waterproof' Perfect'barrier'rain'control' Joints'and'penetraBons'leak' Sealant'replacement'needed'over'Bme' Windows'oPen'need'replacement' Metal'anchors'can'corrode' Straube buildingscience.com 31 of 45
32 Straube buildingscience.com 32 of 45
33 Straube buildingscience.com 33 of 45
34 Straube buildingscience.com 34 of 45
35 EIFS'Retrofit' Eeeffss' Exterior'Insulated'Finish'System' SyntheBc'stucco ' Developed'as'a'retrofit'system'for'masonry' walls' Problems'with'rain'penetraBon'in'the'90 s.' EIFS'ApplicaBon' Drained'EIFS:'nice'but'not'always'needed' Straube buildingscience.com 35 of 45
36 Retro'case'study' Start(ugly(and(dysfuncDonal( ( Straube buildingscience.com 36 of 45
37 Finish'with'windows'and'balconies' Before( AMer( Straube buildingscience.com 37 of 45
38 Thermal'bridging' Cascadia' Metal'Sheet'/'Panel' Straube buildingscience.com 38 of 45
39 Straube buildingscience.com 39 of 45
40 Furring'Strips:'least'thermal' performance'impact' Just'screws'meets' ci 'requirement' of'ashrae'90.1' Straube buildingscience.com 40 of 45
41 Shapes'can'project' John'Straube' Straube buildingscience.com 41 of 45
42 Insulated'Panels'as'Overclad' Metal'panel'SIPS' Add'insulaBon','air'and'water'Bghtness,'and' finish'in'one'layer' Straube buildingscience.com 42 of 45
43 Retrofit'and'CondensaBon' Building Enclosure Designed'wall' The' perfect'wall ' ACI'New'England' 6''October'2010' 170' Building Enclosure Building Enclosure ACI'New'England' 6''October'2010' 171' ACI'New'England' 6''October'2010' 172' Straube buildingscience.com 43 of 45
44 Building Enclosure Castle'Square'Mid#Rise'Retrofit' Boston, MA ACI'New'England' 6''October'2010' 173' Winn Development, CSTO 29 September Castle'Square'Mid#Rise'Retrofit' Boston, MA Castle'Square'Mid#Rise'Retrofit' Boston, MA Winn Development, CSTO 29 September Winn Development, CSTO 29 September Straube buildingscience.com 44 of 45
45 Castle'Square'Mid#Rise'Retrofit' Boston, MA Winn Development, CSTO 29 September Straube buildingscience.com 45 of 45
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