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PowerPoint PresentationAllana Buick & Bers, Inc.
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Karim P. Allana, PE, RRC, RWC • Education: B.S., Civil Engineering,
Santa Clara University • Registration: P.E., Civil Engineering,
California, Washington,
Nevada, and Hawaii • Certification: Registered Roof Consultant
(RRC), Roof Consultants
Institute, and, Registered Waterproofing Consultant (RWC)
• Overview: • CEO and Senior Principal at Allana Buick & Bers.
• Former Turner Construction Employee (Project Engineering and
Superintendent) • Over 37 years experience providing superior
technical standards in all aspects of building technology and
energy efficiency. • Principal consultant in forensic
investigations of building assemblies, failure analysis, evaluation
and design of building
infrastructure and building envelope evaluation and design. •
Expert in all aspects of building envelope technology. • Completed
numerous new construction, addition, rehabilitation, remodel and
modernization projects for public and private sector
clients. • Specialization in siding, roofing, cement plaster, wood,
water intrusion damage, window assemblies, storefronts, below
grade
waterproofing, energy efficiency, solar engineering and complex
building envelope and mechanical assemblies.
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• Allana Buick & Bers (ABBAE) is an architectural engineering
firm specializing in Building Envelope Systems
• ABBAE has over 31 years of experience with over 5,250+
projects
• 45% of our work is new construction with over $7B in construction
value. 55% of our work is building rehabilitation and
repairs.
• Office Locations • 12 Offices across Oregon, Washington,
California, Nevada, • North Carolina, and Hawaii.
ABBAE – Firm Overview
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ABBAE Building Enclosure Expertise
• Punched windows • Curtain wall/window wall systems • Sliding
glass doors • Skylights
• Exterior wall systems • Sheet metal flashings • Wall
cladding/siding/ GFRC/pre-cast • EIFS/cement plaster/stucco
• Roofing systems • Steep-slope/low-slope roofs • Green/garden
roofs • Drainage systems • Pedestrian plazas
• Waterproofing systems • Deck/balcony/lanai • Podium • Pool/spa
deck • Below-grade
4
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• ASTM E1105-15: Field determination of water penetration of
installed exterior windows, curtain walls, and doors by uniform or
cyclic static air pressure difference
• Aama 501.2-15: Quality assurance and diagnostic water leakage
field check of installed storefronts, curtain walls, and sloped
glazing systems
• Aama 501.1-17: Test method for water penetration of windows,
curtain walls, and doors using dynamic pressure
• Nafs 2011 –aama/wdma/csa/101/i.S.1/A-440 – North American
fenestration standard/specification for windows, doors and
skylights
ABBAE Glazing Testing Expertise
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ABBAE Air Barrier Testing Expertise
• ASTM E779-10: Standard test method for determining air leakage
rate by fan pressurization
• ASTM E1827-11: Standard test methods for determining airtightness
of buildings using an orifice blower door
• ASTM E283-04: Standard test method for determining rate of air
leakage through exterior windows, curtain walls, and doors under
specified pressure differences across the specimen
• ASTM E1186: Standard practices for air leakage site detection in
building envelopes and air barrier systems
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• Typical New Failures Discovered in Last 5-10 Years
• Common Modes of Failure in Multiple High-Rise Curtain Wall and
Window Wall Systems
• Lessons Learned and How to Avoid Them
Learnings From Curtain Wall Failures
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• Gasket Failure • Water Intrusion • Air infiltration
• Aluminum Coating Failure • New primer issues • Coating thickness
issue • Contaminants
• Corrosion of Glass • Edge deletion issue • Standing water on
seals
• IGU Polyisobutylene (PIB) Failure • Aluminum Thermal Break
Failure
Common Modes of Failure
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• Drying out, shrinking and cracking
• Poor quality materials
• Improper maintenance
Gasket Failures
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Mondavi Center
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Leaks Due To Gasket Shrinkage
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Mondavi Gasket Shrinkage / Failure
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Mondavi Gasket Shrinkage / Failure
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Mondavi Gasket Shrinkage / Failure
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Both Exterior & Interior Gaskets Shrank
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San Jose Condo
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Gasket Failure Gaps created by gasket failure admits air and
moisture into the system
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Gasket Failure - San Jose Condo Exterior awning sweep gaskets are
shrinking and failing
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Gasket Failure- San Jose Condo
Pieces of failed gasket that have fallen off the building
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College Library
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Gasket Failure - Causing Leaks
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• Water intrusion
Gasket/Seal Failure Impact
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Glazing Gaskets Enhanced
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• Air Infiltration can lead to: • Energy loss
• Creating an Air Tight Enclosure Makes all the Difference
• ASHRAE 90.1 User Manual • “Controlling infiltration is important
to achieving energy- efficient building.”
• Air infiltration creates additional loading on the mechanical
system
• Newer Codes (2009 IBC) will require Air Barriers and on-site
testing
• Condensation • Commonly mistaken for water intrusion
Air Infiltration Can Cause
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San Francisco Residential Building
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Condensation Due to Gasket Shrinkage
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• Specifying silicone gaskets
• Using wet seals on inside in conjunction with gaskets
Avoiding Gasket Failure
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• Can cause condensation on frame
• Aluminum frame in contact with concrete
• Occurs when thermal breaks are missing or bypassed
Thermal Break Failure
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Condensation
Condensation on interior aluminum angle surface
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Thermal Breaks
Thermal Path
Through Concrete
Aluminum back angle in contact with concrete;
and in contact with back side of aluminum frame is a thermal
bridge. Both the angle and frame are
condensing
How Condensation Can Occur
Aluminum back angle in contact with concrete; and in contact with
back side of aluminum frame is a thermal bridge. Both the angle and
frame are condensing
Thermal Path Through Concrete
Thermal Breaks
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Aluminum Coating Failure
Coating is blistering on window sill flashings
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Aluminum Coating Failure
Coating is peeling off aluminum frames
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Aluminum Coating Blistering Coating is bubbling on window
frames
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San Francisco Condo #2
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Coating Erupting and Blistering
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Coating Failure Causing Pitting
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• Proper surface preparation and pre-treatments
• Substitution of Chromimum Phosphate wash
• Coating requirements are not followed • Improper thickness of
coating
• Lack of surface prep – leading to trapped contaminants
Aluminum Coating Failure Causes
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San Francisco Condo # 3
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Corrosion/Tarnishing of Silver Coatings
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Start of Low-E Coating Corrosion
Low-e coating corrosion is taking place at the edges of the glazing
unit. Initially, this condition is not visible from the
interior
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Continuing Low-E Coating Corrosion
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• Lack of or improper Edge Deletion
• Standing water on top of silicone sealant
Causes of IGU Seal Failure
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Edge Deletion Issue • Microscopically thin and virtually invisible
metal or metallic oxide
layers (silver) deposited on the glass to reduce the U-factor and
(SHGC) Solar heat gain by suppressing radiative heat flow.
Outside Inside
Low-E coating
Edge Deletion
Primary sealant
(PIB)
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Edge Deletion During Manufacturing
Low-E coating has been deleted around the edges of glass to allow
for IGU seals to perform better
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Standing Water on IGU Seals
If the ends of the sealant joints are not closed, water is able to
infiltrate on top of the primary seal
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• Proper edge deletion needs to occur during the manufacturing
process to ensure proper bonding of the IGU sealants
• Design of he glazing and curtain wall assembly should not allow
water to stand on top of the silicone sealant because silicone is
permeable
• Design installation of glass should be on blocks and properly
drained to prevent dual glazing to sit in water
Prevention
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• PIB (primary) and secondary sealants prevent air/ water
infiltration in IGU airspace
• PIB moves from window edge, obscuring vision
PIB Migration
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PIB Migration/Failure in IGU PIB dripping or “migrating” down
glass
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PIB Migration, Moving/Walking Up
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PIB Migration
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Case Study- SF Condo w/ PIB Migration
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Case Study- SF Condo w/ PIB Migration
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Case Study- SF Condo w/ PIB Migration
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Case Study- San Pedro Condo w/ PIB Migration
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Case Study- San Pedro Condo w/ PIB Migration
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Replacing Glass is Very Expensive
Replacing failed glazing on 650 unit high-rise building can cost
over $100MM
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Replacing Glass, Slow and Tedious 2 guys on window washing
rigs
3 guys on the inside handling glass
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Case Study- SF Condo w/ PIB Migration
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Conclusion
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This presentation is protected by US and International copyright
laws. Reproduction,
distribution, display and use of the presentation without written
permission of the speaker is
prohibited.
Copyright Materials
ABBAE – Firm Overview
Common Modes of Failure
Mondavi Gasket Shrinkage / Failure
Mondavi Gasket Shrinkage / Failure
Mondavi Gasket Shrinkage / Failure
San Jose Condo
College Library
Avoiding Gasket Failure
Thermal Break Failure
Continuing Low-E Coating Corrosion
Edge Deletion Issue
Prevention
Case Study- San Pedro Condo w/ PIB Migration
Case Study- San Pedro Condo w/ PIB Migration
Replacing Glass is Very Expensive
Replacing Glass, Slow and Tedious
Case Study- SF Condo w/ PIB Migration
Conclusion