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.

Copy HTML: Newer Stucco Luxury Homes Experiencing Structural Damage.' readOnly size=84> If you like this then please subscribe to the RSS Feed.

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.

View the original article here

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

Your comments are welcomed and encouraged!
Just use the form or link below this post.

You can bookmark this post using the button below,
or subscribe to this blog for free updates using the big buttons on the sidebar!

Popularity: 17% [?]

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

Previous Post: Horrible MLS Photo Of The Day #419
Next Post: Horrible MLS Photo Of The Day #420

View the original article here

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

View the original article here

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

View the original article here

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

Permalink:

SOURCE: kama-eebs.com

Like this story? Share it: Tweet Share RSS Feed

Text size:

What do you think? Add your comments below via Echo or Disqus!

comments powered by

View the original article here

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.

View the original article here

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)

View the original article here