Newer Stucco Luxury Homes Experiencing Structural Damage. « The <b>...</b>

Imagine the shock a homeowner experiences when he or she discovers that the new, multi-million-dollar home they purchased less than 10 years ago is riddled with damage caused by water intrusion behind the stucco or manufactured stone exterior. More and more such homes built just a short time ago – using the best building practices known at the time – are experiencing problems with moisture trapped behind the exterior cladding.

“The root of the problem is often the technology and products being used a decade ago,” explained Lee Haller, owner of Haller Custom Homes, a builder of high-end individual homes and residential neighborhoods in the Western Philadelphia suburbs. “Today, building science experts have found that some building products and faulty installation methods used just a short time ago have contributed to the structural damage that homes are currently experiencing today. Backed by this research, the construction industry has taken great strides to create new approaches to avoid bulk water intrusion, and to drain and dry any water that does manage to penetrate the exterior cladding.”

But the problem remains: what’s to happen to the newer homes that were built before the newer technology was introduced? That’s where Haller Custom Homes comes in. The second-generation builder and developer has established a very successful niche for itself as a remediator and restoration specialist of moisture-damaged homes near the Philadelphia Main Line. “Our reputation led homeowners to us who were looking for a firm that could help them solve their dilemma,” he said. “From there, satisfied clients referred us to others in their communities who are experiencing the same type of problems with bulk water intrusion, which can lead to mold growth. Communities that were built at the same time – using the same contractors, building practices, and materials – often share the same problems.”

One solution to avoiding the problem of bulk water intrusion that has the enthusiastic support of the building science community is the incorporation of a rainscreen system in the home’s design. A rainscreen system, as described by the National Association of Home Builders (NAHB) Research Center, is a moisture-management system incorporating cladding, an air cavity, and a drainage plane to shed moisture and prevent moisture intrusion and the resulting premature decay in homes. The NAHB recently issued an educational guide that discussed the need for better drainage behind so-called “absorptive” exterior claddings, which include any materials that are semi-porous and may transmit or retain some water. This can include stucco, manufactured stone, stone veneer, and even fiber cement siding. Among the products referenced that can be used as part of an effective building envelope system is a wall drainage spacer, described as an “open-weave plastic mat.”

That describes the product that Lee Haller counts on when his crew does its work removing the damaged stucco and repairing the walls as needed. He sees the use of Benjamin Obdyke Inc.’s Home Slicker® Stone & Stucco as the best way to provide a continuous drainage and ventilation space in a rainscreen wall assembly behind the newly applied stucco or manufactured stone. The product’s vertically channeled matrix forms an air space for drainage and drying, while a breathable fabric attached to the product blocks mortar from clogging the newly formed cavity.

Because masonry is a porous substance, it absorbs a great deal of moisture during wind-driven rain events. The stucco can become saturated with water, which in turn can be trapped behind the stucco when no drainage space is in place to allow the moisture to drain and dry. In addition, moisture has the ability to penetrate masonry materials through a variety of ways, such as improperly installed windows, which can lead to water intrusion.

As to the use of the Home Slicker product, Haller noted, “I’ve been putting it on homes since it first became available. I think it’s one of the best products on the market.” The product extends the service life of wall components and reduces moisture problems by creating a pressure-equalized air space and capillary break immediately behind exterior cladding. It speeds the drying of moisture that accumulates in the wall assembly by providing a drainage space and allowing air to move in a convective fashion throughout the wall cavity. Haller installs Home Slicker Stone & Stucco for masonry applications and Home Slicker for wood, fiber cement, and vinyl cladding systems.

‘IT’S UNCONSCIONABLE’

Haller believes that ignorance about building construction techniques or lack of the right building products are no longer adequate excuses for not including a rainscreen system in an exterior stucco wall system. “I think it’s unconscionable to not incorporate a rainscreen system with what we now know. How can a stucco contractor accept many thousands of dollars from a homeowner to take down and restore a stucco wall and not go the extra yard to include a drainage product behind it in order to prolong the life of the wall assembly? Some of these homes are worth several million dollars and the cost of the remediation and restoration, when needed, is very high,” Haller said.

He added that builders constructing homes without a rainscreen system behind any absorptive cladding like stucco, stone, or fiber cement should also think twice. “I know for a fact that the builders who are dealing with liability issues for the repair of the original construction are finding that the cost of the repairs totally erase the profit they made on the home when it was first built, and then some,” he said. “I say spend the little bit extra when the home is being built and avoid the huge possible expense down the road, not to mention the angst and emotional energy, these situations generate. And don’t forget the damage to a builder’s reputation these bulk water problems can cause, as well.”

One of the main reasons why homeowners are coming to Haller Custom Homes for the remediation and restoration of their homes is because the firm is much more than a stucco contractor. “Stucco contractors are usually limited to removing the damaged areas of stucco and re-applying a new cladding. It’s that simple. As a custom home builder, we can also make recommendations when new windows are needed, a new roof is appropriate, or when new gables should be built out to create deeper overhangs and help prevent water infiltration,” Haller noted. Many of the customers come for the remediation but call upon the Wayne, PA, company’s expertise for a number of other home improvements.

Lee Haller’s company has created its own system of removal and repair that he is confident will maintain the home’s structural integrity for many years to come. While each situation calls for its own solution, this is a typical approach:

After studying the home’s condition, erect scaffolding and begin removing the stucco.Examine the sheathing. If the OSB or plywood is damaged, replace it. With OSB , run a circular saw around the joints of the OSB to create a 1/16-inch gap.Replace damaged 2 x 4s or other structural framing.If windows are damaged or other specific conditions are present, re-install them or replace them using the latest wrap products and flashing for moisture-resistance. Cover the windows for protection.Remove the cornice and apply the water-resistant barrier to the entire wall, including behind where the cornice had been. Gables are extended to create an overhang to prevent water entry.Install Home Slicker Stone & Stucco.House is water tight at that point and ready to stucco.

Lee Haller admits that he may be taking one or two steps more than most builders when he completes his stucco repair. “But when it comes to our work, we want to be sure we’ve taken every step possible to ensure a solid home that will serve a family for generations,” he said.

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Tags: Drainage, Moisture Management, Rainscreen

This entry was posted on Thursday, October 15th, 2009 at 9:47 pm and is filed under Rainscreen. You can follow any responses to this entry through the RSS 2.0 feed. You can leave a response, or trackback from your own site.

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Strata Mondays #5 – Leaky Condos Part II | Sooke Community and <b>...</b>

In my continuing series about strata property, Strata Mondays, I answer a different question about condos, townhouses and other strata property in Victoria, Sooke, and British Columbia. Make sure you subscribe via RSS or E-mail to get each new post.

A leaky condo undergoing repairs

Q. I’ve heard that most of the systemic problems that caused the leaky condo crisis in the 90's have been fixed. What’s changed since 1999? Are there still leaky condos being built?

A. [Read Part I of this post here] Changes in building design and technology and the building code have come into effect since the end of the 1990's. Instead of thinking of the building as one system that needs to be sealed up to prevent air loss and thus reduce energy costs, we now consider two separate systems: the exterior wall and the building envelope. The building envelope includes the roof and exterior cladding. Building codes now require an airspace between the exterior cladding (such as hardi-plank siding or stucco) and the exterior wall (covered by a water-tight membrane like building paper or Tyvek®). The idea is to allow airflow in behind the cladding to dry out  any accumulated moisture, while at the same time creating a means by which any wind-driven rain can drain out via gravity. See below:

You may hear the term "Rainscreen" in new or remediated buildings.

It should be noted that you can’t blame the leaky condo crisis in BC entirely on the building code. It has been discovered in many court cases regarding leaky buildings that the exteriors of some buildings were not built to the code that was in place at the time. However, it certainly was a contributing factor.

Many of the leaky buildings built during the leaky condo era have been remediated at great expense to the owners. Typically they now employ some sort of rainscreen construction as detailed above. Most will be without problems, as long as a regular maintenance programme is put into place and followed. In fact, the warranty that comes along with a remediation is usually contingent upon a proper maintenance schedule.

When shopping with a REALTOR® for condos, especially those built in the 1990s, you should ask whether or not the building has undergone remediation, and inspect all documents that lead up to the work being done, including the engineer’s report. There are some buildings in Victoria and vicinity that have not been remediated, but instead opted for a “preventative maintenance” programme that will end up costing them more money in the end.

In British Columbia, anything built with a building permit filed after July 1, 1999 must come with a ten year new home warranty. Usually these come in a 2-5-10 or 2-10-10 format: 2 years materials and labour on the home – this would cover things like nail pops, cabinetry, and other deficiencies. 5 or 10 years on the building envelope system, the exterior cladding and weather barrier of the home, and 10 years on the major structural components of the home.

What about condos built these days? Do they still leak? Hard to say. I’d tend to reason that if there was still widespread and systemic premature building envelope failures happening in modern construction, we’d be hearing a lot more about it on the news. I’m sure there are probably a few recently built buildings where there has been water ingress issues, but nowhere near the magnitude experienced last decade.

Check back next Monday for Part III, when we’ll talk about another type of leaky condo you don’t always hear about!

-Tim Ayres – Sooke Real Estate Professional

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Tagged: BC | building code | building envelope | Condo | condominium | leaky | leaky condo | rainscreen | remediation | Strata | warranty

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About.com article about spray foam &amp; allergies

Homebuilders Find Alternative Technology To Improve Indoor Air Quality
Allergies Blog

October 09, 2003
Homebuilders Find Alternative Technology To Improve Indoor Air Quality
The increased awareness of mold and other indoor pollutants has driven many homebuilders and commercial builders to find alternative technologies that can help improve indoor air quality.

There are increasing reports on mold problems with newer homes, schools and commercial buildings. The U.S. Environmental Protection Agency estimates that daily exposure to indoor air pollution can be two to five times higher than outdoor levels.

Indoor air quality can be affected by the level of ventilation and the types of building materials often used in homes, schools and office buildings. Mold growth should be considered a mishap, not an inevitable consequence of age. Such mishaps are fully preventable and entirely fixable. The more that is known about how to prevent mold growth, the more likely we are to build good buildings that stay free of microbial contamination.

The increased awareness of mold and other indoor pollutants has driven many homebuilders and commercial builders to find alternative technologies that can help improve indoor air quality. People don’t want to be in a home or building that’s polluted or moldy. If there is a way of building that will avoid indoor pollution and mold, we should be using it.

There are specific environmental conditions required for mold to propagate. A specific temperature range and source of food are the basic factors that must be in place, but the most important element is the presence of moisture. Moisture can be present within building walls, ceilings, attics, and crawlspaces via gravity, capillary action, air leakage and diffusion.

In order to minimize the potential for mold growth, a building envelope system has to meet specific criteria. Primarily, the building envelope must prevent water from penetrating. The components of the building should resist moisture and once wet should then have the potential to dry quickly (they should be hydrophobic). Therefore, the structure must be properly sealed and contain an effective drainage plane or rain screen. The building envelope must control air leakage. Uncontrolled air leakage leads to condensation and mold growth within the building envelope.

Of all the building materials used in a newly constructed building, insulation can have a major, long-term impact on the quality of the indoor air you breathe. With 40 percent of North American households having at least one family member who suffers from allergies or asthma, attaining maximum indoor air quality can be a major concern. "By sealing a building, reducing pollution sources, and controlling the air leaving it, we can greatly reduce the threat of airborne pollutants" said Bruce Small, director of the Envirodesic™ Certification Program (http://www.envirodesic.com), which independently tests and certifies building products that contribute to healthy indoor air.

One of Envirodesic™ Certification's premier products is The Icynene Insulation System®, a breakthrough spray-in-place soft foam insulation that totally seals a building with zero-emission insulation material. An Icynene Insulation System envelope is the ideal base for a healthy indoor environment, and is even suitable for construction for people who are hypersensitive.

"The Icynene Insulation System®, in tandem with mechanical ventilation, is a key to avoiding the growth of mold," said Mr. Small. More importantly, Icynene does not release any harmful emissions or fibers into the air. With the look and feel of angel food cake, the water-based foam does not emit gases known as volatile organic compounds (VOC) and contains no formaldehyde or harmful chlorofluorocarbons (CFC) or hydrochlorofluorocarbons (HCFC).

Source: PRWeb Press Release
09/29/03

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Crystal Curtain Wall Systems picked for Manhattan project - Real <b>...</b>

Crystal Curtain Wall Systems, a member of the Crystal family of companies, has been awarded the contract to provide turnkey building exterior facade services for a new luxury apartment complex in Manhattan. Crystal Curtain Wall Systems will supply and install over 53,000 s/f of building envelope materials for this eight-story two-building project, located at 425 East 13th Street, between First Avenue and Avenue A. The materials include customized glass curtain wall panels, exterior wall panels and terra cotta decorative detail elements as well as all balcony and parapet wall glass enclosure panels. Construction is underway and should be completed early next spring.

The 425 East 13th Street is an upscale residential project comprised of two buildings connected by a second floor walkway. The complex features floor-to-ceiling glass walls, balconies, welcoming ground level foyers and commercial space, and a rooftop swimming pool.

The construction project team, all based in New York City, includes architect Cetra/Ruddy Incorporated, general contractor Hudson Meridian Construction, structural engineer Severud Associates and MEP engineer MGJ Consulting Engineers. Crystal Curtain Wall Systems is handling all on-site assembly and installation of the facade components.

The glass curtain wall product selected for the exterior facade is the proprietary TingWall[TM] curtain wall system, for which Crystal is a U.S. and overseas licensee. TingWall[TM], a revolutionary building envelope system design, employs the "Airloop[TM] System," an ingenious air space design that minimizes stiffness and provides flexibility, enhancing the long-term integrity of building components experiencing structural movements due to wind, thermal and even possible seismic effects.

"The Crystal proprietary system offers many construction and economic benefits over conventional curtain wall systems for this project," said Charles Chang, Crystal Curtain Wall Systems Manager. "Our system prevents water infiltration, and its performance is independent of sealant perfection, which greatly reduces long term maintenance issues and costs. The ease and speed at which the system can be assembled and installed keep construction costs low as well."

COPYRIGHT 2006 Hagedorn Publication COPYRIGHT 2008 Gale, Cengage Learning

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The Energy Store Brings kama Energy Efficient Building Systems <b>...</b>

(PRNewsChannel) / September 16, 2008 / Las Vegas, Nev. / Building on its commitment to provide the world with an easier more affordable way to erect energy efficient green buildings, kama Energy Efficient Building Systems (kama-EEBS) announced The Energy Store is now the exclusive kama-EEBS Panel Agent for Northern Utah.

The Energy Store helps architects, developers, contractors and owners work toward their goals of meeting or exceeding all green building standards, including LEED.

“We are proud to be able to partner with The Energy Store and truly show the world how our panels are meeting and exceeding green expectations,” says Ken Miller, Director of kama-EEBS.

Utah-based The Energy Store recently recognized kama-EEBS as a leader in green building and will use the new partnership to help bring the kama-EEBS panel product into a new market.

“The Energy Store is very excited to be working with kama-EEBS to bring this innovative product to the local market,” says L. Daniel Small, the Chief Operating Officer of The Energy Store, Inc. “We are huge advocates of the importance of a superior building envelope system and this product represents both sound building science and cutting-edge Green building technology.”

The kama-EEBS panels are the newest generation of structural insulated panels that are designed with no thermal bridge so they perform at peak energy efficiency on both residential and commercial structures.

The company recently received an endorsement from Dr. Robert Fielden, a Fellow of the American Institute of Architects (FAIA), and Principal of architectural firm Rafi-Nevada, for its newest green-friendly structural insulated building panels, kama-EEBS Wall Panel™ and kama-EEBS Structural Roof and Floor Panel™. Dr. Fielden referred to the panels as “one of the greenest innovations yet.”

This latest partnership will continue to build the market for kama-EEBS and help showcase the products that builders and experts everywhere are already talking about.

“The benefits offered by kama’s energy efficient building panels are numerous and strike at the heart of issues that are central to improving the way we build and live,” says Small.
About kama-EEBS™:  kama Energy Efficient Building Systems, Inc. is the emerging leading innovator of "green", energy efficient, structural insulated panels, not sandwiched, and designed with no thermal bridge for both commercial and residential buildings. The prestigious firm of McDonough Braungart has determined that the EPS used in kama-EEBS Panels™ is “suited for circulating in a cradle-to-cradle life cycle as a technical nutrient.” With fabricating facilities coast-to-coast kama-EEBS Panels™ are available worldwide. To learn more about kama-EEBS Panels™ please visit www.kama-eebs.com.

About The Energy Store, Inc.: The Energy Store, Inc., formerly Integrated Energy Systems, is Utah’s only consolidated source for Green building and energy management.  The company takes a unique design-based systems approach, integrating building envelopes, heating & cooling and renewable energy systems.  The Energy Store combines building science consulting & design with the highest-quality products and best-practice installation to provide unmatched value and return on investment for high-performance energy efficiency systems.

Media Contacts: 
Glenn Selig, ThePublicityAgency.com
Email:  glenn@thepublicityagency.com (BlackBerry)
Phone:  (813) 948-7767 or cell: (813) 300-5454
Web site:  www.kama-eebs.com

Justin Herndon, ThePublicityAgency.com
Email:  justin@thepublicityagency.com (BlackBerry)
cell:  (813) 528-6815
Web site: www.kama-eebs.com

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SOURCE: kama-eebs.com

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BASF – The Chemical Company

Not just a leader in its industry, BASF is a global leader in corporate social responsibility. The company’s products contribute to the highest levels of energy, environmental and economic performance.

Dedicated To Raising Performance

Innovative products are at the source of BASF’s success. New knowledge is
acquired through collaborations with universities and research institutes, as well
as joint ventures with high-tech companies and BASF.
Choosing WALLTITE ECO is opting for a product backed by the resources and
know-how of an international leader in the chemical sector.

Raising Performance To New Heights

Recent years have seen an increase in energy costs, a rise in occupant demand for
higher comfort and air quality standards, and trends in building and energy codes
towards mandatory air barriers. This has caused architects and contractors to put
more emphasis on overall building envelope performance.

WALLTITE ECO is a polyurethane insulation/air barrier system intended for institutional,
commercial, industrial and residential use. It provides a gap-free, airtight, monolithic
envelope of low permeability that adheres tenaciously to virtually all surfaces,
smooth or irregular.

BASF developed this engineered building envelope system based on the unique
properties of Spray Polyurethane Foam (SPF) and other air barrier continuity
components, namely primers and transition membranes on vertical walls.
BASF also developed a Polyurethane Insulating Adhesive (PIA) for the roofing
market. The material has passed FM Global wind uplift tests and adheres
to almost all building materials, including non-nailable decks. Our PIA is totally
water-blown and sets within 5-10 minutes with no Volatile Organic Compound
(VOC) emissions.

To ensure BASF products remain the finest on the market, their performance
is continuously raised to new levels through constant R & D. This research and development has led to an evolution of WALLTITE as a product into WALLTITE ECO.

BASF Canada Inc. trains contractors who use certified and approved
applicators to install WALLTITE. Only these highly trained, experienced and
qualified applicators are approved to install the BASF insulation/air barrier
system. Extensive training, along with third party quality control inspections,
ensures quality installation of all engineered building envelope products.

BASF adheres to sustainable development standards. Its eco-efficiency
approach is designed to increase product value, optimize the use of resources
and reduce environmental impact.

BASF is also a member of the Canadian and US Green Building Council and supports the Leadership in Energy and Environmental Design (LEED) concept.

BASF Canada, along with its suppliers and customers, actively participates in continuous improvement initiatives. The plant located at 10 Constellation Court, Toronto, Ontario, meets the requirements of ISO 9001:2000 for design, blending, repackaging, storage and delivery of chemicals for polyurethane.

WALLTITE® and WALLTITE ECO are registered trademarks of BASF.
Raising Performance To New HeightsTM is a trademark of BASF Canada.

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Information about Spray Foam

I just wanted to do a separate post about the spray foam itself. Here is the link to the company we used:

The Spray Foam that was installed in our house is what they call "Urethane Closed Cell Spray Foam Insulation".
To be specific here is some information on the foam that is in our house: POLARFOAM PF-7300-O SOYA an environmentally friendly high performance, closed cell rigid polyurethane foam used for insulation, is spray-applied exclusively by certified applicators in accordance with the standards CAN/ULC S705.2

POLARFOAM PF-7300-O SOYA is fully self-adhered to the substrate which makes your building much stronger and much stiffer. There is no air space between the insulation material and the substrate, no joints, no glue, no mechanical fasteners and no convection air movement.


Green BENEFITS Include: Made from Recycled PlasticsMade from Vegetable oilZero Ozone Depletion SubstanceEcological InsulationThe All-in-One Wall System Concept puts insulation, air and vapour barrier into one product.

Insulation : Independent laboratory tests confirm the on site long term thermal performance of POLARFOAM PF-7300-0 SOYA spray foam insulation in the building envelope system increases thermal performance of the building envelope. The long term minimum insulating value is R-6/1 " RSI 1.05/25mm.

Air Barrier: Research shows that 40% of building heat loss can be attributed to air leakage conducted through the building envelope. Tests for air leakage conducted by an independent laboratory recognized by the CCMC show that POLARFOAM PF-7300-0 SOYA exceeds 500 times the requirements of the NBC as an air barrier material.

These results confirm that POLARFOAM PF-7300-0 SOYA is one of the highest performance air barrier materials on the market and this feature is the key element in an air barrier system that meets the objectives of the NBC

By creating a sealed air barrier and eliminating air filtration POLARFOAM PF-7300-0 SOYA does not allow wall condensation, that can often result in mold, mildew and wall degradation.

Vapour Barrier: Water vapour permeance is the speed to which water goes through a homogeneous material. The National Building Code, stipulates that a vapour barrier must have a water vapour permeance less than 1.05 PERM (60 ng/Pa*s*m2)

* 75 mm of POLARFOAM PF-7300-0 SOYA spray applied on an exterior gypsum board = 44 ng / Pa*s*m2 (0.77 PERM)

* 75 mm of POLARFOAM PF-7300-0 SOYA spray applied on concrete blocks = 22 ng / Pa*s*m2 (0.38 PERM)

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Urethane Insulation Impacting HVAC Market

April 22, 2010

STEPHEN DAFOE

An upgrade to the building envelope and mechanical systems of this 1960s-era Edmonton building has allowed occupancy to double while cutting energy costs significantly.

Improved building envelope clears way for new HVAC STEPHEN DAFOE

correspondent

EDMONTON

An integrated design approach proved successful in the retrofit of a 1960s downtown Edmonton office building. The move doubled the original occupancy while increasing energy efficiency through the use of Alberta’s first chilled beam heating and cooling system.

Nick Trovato, managing principal with building science and restoration at Read Jones Christoffersen Ltd. and Greg Kroening, senior manager and project manager with Arrow Engineering presented their case study: Building Exterior Retrofit and its Impact on Energy Performance at Buildex Edmonton on Mar. 23.

The 15,000-square-foot, two-storey with windowed basement building was built in 1962 from precast concrete, using a face sealed building envelope system.

“One of the challenges was that the exterior walls were structural elements,” Trovato explained.

“They were not just building envelope clad, they were integral to the structure.”

For aesthetic reasons, their client wanted to keep the existing building face and maintain the existing visibility and light penetration.

This presented several challenges. The company worked with the existing face seal system, create an effective air seal and improve thermal performance.

They replaced existing windows with more energy efficient ones when the entire building was gutted.

The existing R6 roof was replaced with a more energy efficient one and the interior paper-backed insulation was replaced with spray applied urethane foam insulation.

“The appropriate spray foam will provide you with a vapour retarder, an air barrier, and good thermal properties,” Trovato said, noting that the system was easy to apply.

He explained that the interior block walls and insulation were removed from the backside of the precast concrete. Metal studs were placed behind the precast concrete with a gap to allow room for the spray foam.

A membrane was then applied to the sills to tie into the rest of the building’s air barrier, before the entire area was boxed in.

A vent opening was left in each sill to allow any moisture that penetrates through the precast to dry out.

The same process was used in the window heads.

Between the sill and heads, the buildings original rubber-framed windows were replaced with windows with a four-element glazing that not only improved thermal quality, but also all but eliminated exterior noise.

Once the building envelope was successfully upgraded, Arrow Engineering was able to install a unique mechanical system, something that would not have been possible without the former work.

Installing a new mechanical system presented other challenges.

Conventional systems were eliminated, either because they didn’t meet the controllability requirements of the client or because the limited floor-to-ceiling height made them impossible to use.

After quickly running out of options, Kroening decided to look at a modular active chilled beam system, something that was made possible because of the windows used in the building envelope.

Rather than the 20-degree differential between inside and outside temperatures, achieved with double glazed windows, the high-performance glazing system created differentials as high as 80 degrees.

“With minus 20 outside, you’d have plus 60 inside,” he said. “With temperature like that on the inside surface of the glass and cold outside air temperatures, you can design the building without perimeter heating.”

He said that chilled beams are so named because the original units were beams that hung below the ceilings and distributed air through side grills.

They are an old technology that’s been redefined.

“Instead of a horizontal induction unit at the base of the windows throughout the perimeter, these are horizontal ceiling mounted induction units, installed in the T-bar,” he said.

About 120 units were installed in the ceilings, each capable of providing heating and cooling. The units use three-inch pipes to provide hot and cold water intake and return.

The primary air source makes the chilled beam system work.

The air is introduced into the top of the unit’s plenum, injected into a series of nozzles, which induces the air coming up through a coil.

“So you get room air, which is typically 24 degrees Celsius through the coil,” he said.

“It cools down to about 16 degrees, mixes with the 14 degree air coming from the primary air, and it’s introduced into the space in a nice even air flow because the slot runs the full length of the chilled beam.”

http://dcnonl.com/article/id38532

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granitifiandre Introduces Building Envelope Solutions Continuing <b>...</b>

CHICAGO, February 8, 2008 – Italian stone and tile manufacturer GranitiFiandre has recently expanded their continuing education program for architects, specifiers, and design professionals with the introduction of a course entitled Building Envelope Solutions: Porcelain Ventilated Façade Rain Screen Protection.

The course objective is to provide a working knowledge of the ventilated façade building envelope system, an understanding of the system benefits, a review of the system’s contributions to LEED building standards, and to offer economical and efficient construction design suggestions. “The Building Envelope Solutions course explains the ventilated façade criterion requirements for a porcelain tile exterior cladding installation and how they are economically and aesthetically superior to other exterior building facades,” said Bill Perkins, Marketing & Territory Development Manager for GranitiFiandre.

GranitiFiandre also offers a course entitled Physical Properties and Proper Applications of Stone with the objective of teaching the physical composition of various stones and their proper application in residential and commercial specifications.

Both are one-hour courses and will earn AIA member participants 1.0 Health, Safety & Welfare Learning Units. Credits are also applicable for ASID and IIDA members.

Continuing education programs from GranitiFiandre may be arranged by calling Amy Willard, Sales Administrator, at 630-875- 877 or by contacting local sales representatives listed on the granitifiandresusa.com website.

GranitiFiandre AIA Continuing Education System (CES) facilitators are experts in the field of tile and stone installation and have been trained on CES guidelines and presentation skills.

About GranitiFiandre

Founded in 1961 in Castellarano, Italy, GranitiFiandre has for decades supplied global customers with the highest quality selection of fine architectural surfacing products. With international facilities in Italy, Germany and the United States, as well as a global distribution network, GranitiFiandre is equipped to address product needs for an array of architectural and design situations. The company’s United States operations are managed through Trans Ceramica with American headquarters based in the Chicago area.

Dedication to a healthy and safe environment is an important part of GranitiFiandre’s history, and the company proudly continues the tradition of environmental leadership at its United States facility. Significant investments in materials usage efficiency, air quality protection, water resource management and energy efficiency are the hallmarks of GranitiFiandre’s corporate stewardship.

For more information, visit www.granitifiandreusa.com.

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Vermont school studies building heating efficiency

By Craig Stead PE, CEM, Stead Energy Services

Project overview

Putney Central School, K-8 grades, is located in Putney, Vermont. The school has 3 wings constructed in 1955-64, 1974 & 1996 heated by three hot water boilers. Each wing is a separate heating zone identified as zones A, B, and C.

Data loggers were deployed on each boiler oil burner to determine daily operating time. Fuel splits were calculated by multiplying the burner operating time by the burner nozzle through put and the heating value of fuel oil. This fuel split was then converted to Btu/Square Foot (SF) – Year (Yr) to determine the relative heating efficiency and fuel consumption in each of the three zones.

The fuel split was further converted to Btu/SF-Year-Heating Degree Day (HDD). This calculation showed the relative efficiency of heating adjusted for HDD. If the number found by this calculation is less than 5, then the building heating efficiency and envelope thermal efficiency are good. If the number is greater than 5 there is room for improvement. Further investigation is needed to determine the contributing factors to higher numbers.

An energy audit was performed on the Putney Central School in 2008. The building energy performance was computer modeled using Trane Trace 700 software. The zone energy splits between the computer model and those determined by data loggers were compared. The computer model used with the associated assumptions was found to inaccurately predict building performance. The computer model varied from the data logger energy use by 7 to 42%.

Data logger deployment

Motor run time data loggers were deployed on boilers serving heating zones A, B, and C at Putney Central School on April 1, 2009. Data loggers were removed on May 7, 2009.

Boiler A serves the gym and a front wing built in 1957 and 1964. Boiler B serves a middle school built 1974 and Boiler C serves a wing built 1994. Boiler A has a 1 minute purge cycle at the end of firing which was subtracted from each burner cycle time.
Data Analysis

Analysis of the data was done for the coldest day during the period, April 13. The day had a high temperature of 39.3o F. and a low temperature of 31.0o F.

The use of oil for April 13, 2009 is given in Table 1.

Table 1, Fuel splits between heating zones, April 13, 2009

Extrapolated over the year with annual oil consumption of 14,500 gallons the fuel oil split and heat loading by school zone is given in Table 2.

Table 2, Heat loading by school zone

Note: Square Feet is the area of the heated space served by the boiler; Sf is square foot; Yr is year; HDD is yearly heating degree days. For Putney HDD is based upon 7,200 annual heating degree days. Btu/Sf/Yr/HDD less than 5 indicates an efficient heating system. Btu/Sf/Yr/HDD greater than 5 indicates improvements can be made to the heating and building envelope system.

Data interpretation

Boiler B in the middle school had the highest heat load per square foot of floor area at 16.7 Btu/Sf-Yr-HDD. The area served has a high outside wall area for the floor space and contains an entry corridor with a large glass area. The boiler and overall heating efficiency appear low.

Boiler A serving the gym and front wing had the next highest heat load per square foot of floor area at 6.9 Btu/Sf-Yr-HDD. The boiler was oversized for the heat load and replacement should be considered. Insulation, ventilation and air handling unit upgrades should be accomplished before the boiler is replaced.

Boiler C serving the new wing had a heat load at 3.6 Btu/Sf-Yr-HDD that reflects better insulation, thermal pane windows and a heat recovery ventilation system. This boiler appears to be oversize. Consideration should be given to using Boiler C to provide the heat for the Boiler B area and removing Boiler B. Verification of Boiler C run times during the coldest part of the year should be done before heating system modification.

Data Comparison to Computer Model

The School was modeled using Trane Trace 700 software. A comparison of actual building performance with the model is given in Table 3 with annual fuel splits in %. Variance compares the data logger actual performance with the modeled performance.

Table 3, Comparison of Modeled School Performance to Actual Performance

As can be seen from Table 3 the modeled building performance by zone varies from actual performance by 7-42%. Thus the model as used in this example is an inaccurate tool in predicting building performance. Energy conservation measures based upon the model would not reflect current and future building performance.

Conclusion

Data loggers were deployed to determine the fuel splits for three heating zones in a local school. Results were converted to a measure of building heating efficiency of Btu/SF-Yr-HDD. The zones varied from 3.6-16.7 Btu/SF-Yr-HDD.

A number of less than 5 BTU/SF-Yr-HDD indicates a relatively efficient heating system and thermal envelope. A number of greater than 5 Btu/SF-Yr-HDD indicates improvements can be made in the heating system and building thermal efficiency. The low number found at the school of 3.6 Btu/Sf-Yr-HDD was in a new wing constructed in 1994 with efficient insulation package, thermal pane windows, and heat recovery ventilation. The high number of 16.7 Btu/Sf-Yr-HDD was found for a school wing with large amounts of glass, an entrance door with poor weather stripping, an inefficient boiler, and minimal insulation package.

The actual building heating performance found through data loggers was compared to computer modeled building heating performance. The computer model was found to be off by 7-42% compared to actual performance.

Data loggers provide a simple and accurate method to determine actual building performance. They can be used to obtain building performance baseline data. From this baseline data energy conservation measures (ECMs) can be proposed with real building information. Reductions in energy use from installation of ECMs can then be measured and verified through subsequent data logger deployment.

About the author

Craig Stead has been working in the energy field for over 30 years. His company, Stead Energy Services, focuses on energy efficiency and conservation for schools, wastewater plants, and other commercial structures.

Education
Cornell University, Ithaca, NY, BS, Masters of Engineering (Chemical)
Western New England College, Springfield, MA, MBA
Building Performance Institute, building analyst training
Association of Energy Engineers; comprehensive training for energy managers

Professional Certifications
Professional Engineer, Civil & Sanitary, VT, MA
Building Performance Institute, Certified Building Analyst
Association of Energy Engineers (AEE), Certified Energy Manager
Heat Spring Institute, Certified Heat Pump Installer

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New local energy efficiency instrument receives international <b>...</b>

South Africa’s first rotatable guarded hot box (RGHB), an instrument that determines the energy efficiency of a building envelope, has received certification from a US independent rating and labelling system for energy performance, the National Fenestration Rating Council (NFRC).

A building envelope is a term used to describe the roof, walls, windows, and floors of a building.

The RGHB, which was launched on Wednesday, is being housed at the Council of Scientific and Industrial Research Council’s Thermal Testing Laboratory (TTL), which is a research facility that aims to develop technologies that improve the energy efficiency and environmental compatibility of residential and commercial buildings. The product is a testing equipment, which determines heat transmission values of virtually any building envelope system.

NFRC international programme coordinator Bipin Shah referred to the accuracy of the putting together the South African RGHB as “mind boggling” given the challenges and deadlines presented to the team responsible for engineering the product.

Shah added that while the US was the first to implement the hot box, the South African version was “in fact better that the ones available in the US today”, in light of the dedication from the relevant South Africa team.

He said that this product was necessary as rating systems enable one’s product to stand out in the market, and that without performance information, like that provided by a hot box, it was impossible to determine if a building is “green”.

This initiative and investment in the RGHB is spearheaded by the Association of Architectural Aluminium Manufacturers of South Africa (AAAMSA), which also led to the formation of the South African Fenestration and Insulation Energy Rating Association (SAFIERA). The NFRC has appointed SAFIERA as its country representative in South Africa.

SAFIERA’s key function is to determine and register, among other things, the heat transmissions values of fenestration (u-factors) in particular, and other envelopes of the building envelope in general.

The RGHB will benefit professionals in the building and construction industry and manufacturers whose components are used in the test equipment.

AAAMSA executive director Hans Schefferlie said, “We support government’s energy efficiency initiative and worked closely with relevant government and South African National Standard departments to ensure that the RGHB satisfied the requirements of the then being drafted standard [now published] SANS 204 for energy efficiency in buildings.”

Physical testing of fenestrations and insulation systems is one way to determine thermal performance. The testing of fenestrations systems will be conducted in accordance with the protocols of the NFRC, which is recognised internationally.

The RGHB testing programme is divided into two parts, which is building envelope research, which focuses on the structural elements that enclose building, such as walls and roofs, and materials research, which concentrates on the materials within the envelope systems, such as glass and insulation.

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XPS vs EPS Field Practicalities - JLC-Online Forums

03-24-2009, 12:39 PM XPS vs EPS Field Practicalities Assuming we start building houses again someday, I want to lobby anew for 3/4" or 1" rigid foam on the exterior of my client's projects. The purpose would be to address thermal bridging in wood framed construction. Location is Portland, Oregon were it is 40deg and wet all winter long.

The challenge is that we build all year round, which means that many structures are built in the rain. We've gotten past green lumber, so at least we're starting with KD before we put it in the rain, and we're in a seismic zone, so walls are fully sheathed, and that sheathing is OSB.

We've also gotten past installing interiors before the framing has dried.

So the sequence is: framing (including sheathing), roofing, windows and doors(while waiting for the municipal sheathing inspection), WRB and siding, WAIT for things to dry to the interior and exterior, insulation (fiberglass), interior finishes.

Putting XPS insulation over rain-soaked OSB (or over WRB on rain-soaked OSB) would trap the water pretty much forever. The better option would be EPS because of its greater permeance.

However, EPS in 3/4" or 1" sheets looks like it would suffer a LOT of breakage during handling and installation, especially on windy days. Some products address this by putting on a plastic facer, which rather defeats the permeance advantage.

Any practical feedback on the relative ease of installation of EPS vs XPS?

Should I give up on the foam idea in this climate and lobby instead for dense-pack cellulose insulation in lieu of fiberglass?

Any studies comparing dense pack with thermal bridging vs fiberglas without thermal bridging?

Anything I'm missing in my thought process?

(BTW I never can keep the acronyms straight, so I've taken to thinking of them as EPS: Especially Permeable Stuff and XPS: Not Permeable Stuff. Anybody got a better mnemonic?)

03-24-2009, 01:51 PM Location: Brooklyn, Fire Island Re: XPS vs EPS Field Practicalities Originally Posted by NW Architect Anything I'm missing in my thought process?I have one, maybe... In the 2" of exterior foam thread, Dick and I got to argueing code provisions for exterior foam, right? The list from my code book is:

FM 4880,
UL 1040,
NFPA 286,
ASTM E 152,
UL 1715.

I've googled up a few MSDS sheets for EPS, they all mention ASTM D1929, nothing about any of the above. I'll admit I'm pretty vague about what all these standards refer to, exactly... but are you sure code allows the use of EPS in this application?

__________________
Francois

Truth, as my uncle Roger used to say, is just one man's explanation for what he thinks he understands. (Walter Mosley)

03-24-2009, 01:56 PM Re: XPS vs EPS Field Practicalities I'll cross that bridge later.

But since I can put drainage plane EIFS in a house, and that uses EPS, I'm thinking it is permissible.

03-24-2009, 03:05 PM Re: XPS vs EPS Field Practicalities Dick is that all you have? I was waiting for a real bomb, you let me down.

Anyway, NW, here in MA, if you frame anything more than a house with metal studs or CMU you are required to provide a min R3 continuous insulation. So I am most definitely in support of your idea.

As for EPS, it is the predominate insulation of EIFS which manufactures an entire line of water management systems. It is also more stable than polyiso relative to moisture - and polyiso I believe is the heart of the Dow SIS we have discussed, intended for exterior walls. So I think you are ok.

I would look at different manufactures; the EPS comes in various densities. I can't cite specifics, I can only say the stuff you buy for EIFS is pretty weak and the stuff that ICF's are made of is pretty durable. So I think you need to spec more than just "EPS"

Personally I'd stick with XPS. For reasons that you are probably going to nail furring strips through it and I'd be leery about doing that with EPS. I think I'd go with 4x8 sheets of "ship lapped" Cavitymate by Dow. I think that would give you more air tightness and would take the furring strips better, but just a guess.

As for that "WAIT" periods you are referring to, maybe with a custom house but forget about it on the mainstream. If you are doing multifamily, I'd start thinking about a 'Moisture Management Plan" which gets incorporated into the specs. I did this for a few architects, you basically develop a plan during construction in which moisture is limited, then the building is measured and dried if required. I wrote it off of the St Pauls Checklist which was a document written for the insurance industry, attached is a copy.

03-24-2009, 04:12 PM Location: Martinez, California Re: XPS vs EPS Field Practicalities Ted:

I find it hard to believe that any legitimate architect would specify EIFS, most of it that was installed is in the landfills, here is a picture of it being torn off a building and the styrofoam is in the landfill of floating around in the Pacific in that sea of plastics twice the size of Texas.

What about the fact that the public considers it cheap crap? I mentioned to a group in Berkeley that they could buy homes in Brentwood for $200,000 that sold for $800,000 a few years ago, one said: "Who would want a new home, they're all built with styrofoam now"; they aren't, we don't use it around here but they've apparently seen or heard that it is being used in other parts of the nation.

What about the fact that all insurance companies (selling in California anyway) not only prohibit EIFS but won't insure a contractor who has installed it within the last 10 years? (see attached) If it's worth anything at all why would the insurance companies refuse to sell insurance to contractors installing it? Somebody ought to tell the insurance companies that styrofoam isn't only behind EIFS but is showing up behind other siding materials so they can specifically exclude from coverage not only EIFS but styrofoam itself.

If NW does specify it how's he going to handle the waste? Portland banned styrofoam in restaurants 18 years ago and was a leader in banning it. If it's got no place in temporary usages like plates, it's certainly got no legitimate use in a building that is suppose to be permanent. If you get a leak, and you will, the styrofoam is destroyed and ends up in the landfill, if you remodel the building you are tearing it off and it's in the landfill.

In today's environmental world sustainability and quality trump energy efficiency.

__________________
We've arranged a civilization in which most crucial elements profoundly depend on science and technology. We have also arranged things so that almost no one understands science and technology. This is a prescription for disaster. We might get away with it for a while, but sooner or later this combustible mixture of ignorance and power is going to blow up in our faces. Carl Sagan 03-24-2009, 04:26 PM Re: XPS vs EPS Field Practicalities #6: Facts not in evidence, counsel. Never said I specified EIFS. Said it was done and used that as a logical fact to indicate that EPS in a NON-EIFS application would be code acceptable

#5: "Wait" actually works in our winter climate. It may be raining, but the air is relatively dry. In multi-family, one just delays the insulation and finish crews about 30 days behind the siders. Cost of money is cheaper than the cost of heat. In single family, sometimes the opposite is true. The HVAC guys are using up a lot of that interval anyway since they don't install their stuff except in dry weather or in a dried-in enclosure.

In either case, nothing goes into the inside until the framing and sheathing have been tested and the WMC is 19% or below.

03-24-2009, 04:45 PM Location: Martinez, California Re: XPS vs EPS Field Practicalities NW, to date nobody has figured out how to recycle it, it's too light-weight to manage. I mentioned before that a student in Canada has developed a process to biologically degrade it, if his invention pans out I guess our dumps will have special sections dedicated to degrading it over a few months' period of time' so we'll have huge cesspools in every dump degrading it. You will have large amounts of waste from cutting it and just breakage, my recycle container has instructions on the top prohibiting it from the container.

I never accused you of specifying EIFS, but I did accuse Ted of the dastardly deed. What about your reputation as an architect if you specify something as cheap as styrofoam? What if a building's siding leaks, what happens then? A disaster like the EIFS disasters?

__________________
We've arranged a civilization in which most crucial elements profoundly depend on science and technology. We have also arranged things so that almost no one understands science and technology. This is a prescription for disaster. We might get away with it for a while, but sooner or later this combustible mixture of ignorance and power is going to blow up in our faces. Carl Sagan 03-24-2009, 05:11 PM Re: XPS vs EPS Field Practicalities Originally Posted by Dick Seibert I never accused you of specifying EIFS, but I did accuse Ted of the dastardly deed.My reputation was one who was able to make EIFS work.

Since you keep bring up the junk EIFS of 1995, which I am very familiar with, why don't you go back even further to war torn Germany where it was originated and see if you can figure out why many of those installations are still just fine.

Then you will be on a level where I can talk EIFS with you.

03-24-2009, 05:18 PM Re: XPS vs EPS Field Practicalities If my building's siding leaks the WRB is there to deal with it. If the WRB can't keep it completely out, the building's hygric capacity and drying potential are there to deal with it.

If all that can't handle the leak, its a BIG EFFING LEAK that no building envelope system would be intended to cope with (meaning its a contractor error that I didn't see when it was being built, or somebody put a big hole in the wall after I left)

Thanks for not putting me on the EIFS bandwagon. FWIW, though, I think drainable EIFS is a very workable product - just too much stigma attached to it, and too many contractor policies that won't allow them to touch the stigma.

03-24-2009, 05:20 PM Re: XPS vs EPS Field Practicalities #11: Can I play???

(Answer: Masonry structure)

Do I win anything?

03-24-2009, 05:26 PM Re: XPS vs EPS Field Practicalities Looks like styrofoam IS recyclable. This is from MissionRecycling.com, located in Pomona, CA.

In the ongoing effort to attain zero waste for our communities, Mission Recycling is pleased to begin offering an exciting new service - Styrofoam Recycling.

Styrofoam or polystyrene is pervasive in our society and is a considerable environmental hazard as it is not biodegradable. While it is not heavy by its nature, it is space consuming which is a serious problem for our already overburdened landfills.

Mission Recycling has invested in new technology that will allow it to compress styrofoam in a 50:1 ratio thereby producing blocks of styrofoam weighing 19 lbs. per square foot.

This technology has made the recycling of styrofoam economically viable and when such programs expand, they will greatly reduce material currently taken directly to landfills.

If you are a company that generates or produces large quantities of Styrofoam/Polystyrene and are interested in recycling this material, thereby lowering your regular waste hauling expense AND helping to save the environment, please contact us for a consultation.

We will come to your location anywhere in the Southern California area to give you a presentation that will go over how to set-up a styrofoam recycling program and detail the benefits to your company.

03-24-2009, 05:28 PM Re: XPS vs EPS Field Practicalities OH, BTW, I hereby throw the yellow flag, blow the whistle, and charge "THREAD DRIFT".

Now away with the environmental and EIFS stuff, and back to my original inquiry, please.

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