CREJ - page 19

August 2015 — Property Management Quarterly —
Page 19
P
ropertymanagers have many
tasks to keep an eye on to
ensure the efficient operation of
a building as well as the safety of
its residents and passersby. Here
are the top four concerns that property
managers should always be monitoring
as it relates to their building’s façade.
1. Building façade and roof structure.
Some of the largest cities in the United
States have façade ordinances that
require close or at-a-distance inspec-
tions of certain types of buildings at
specified time intervals to protect the
public from falling pieces of façade.The
inspection requirement varies with the
height of the building, façade materials
(i.e., terra cotta, stone, concrete, glass,
metal), and the maintenance, perfor-
mance history and condition of the
façade.
The process is different in a year-
round warm climate than in major cit-
ies like Chicago, NewYork and Denver,
where the vintage masonry façades
have aged and deteriorated as a result
of the freeze-thaw climate and driving
rain, hail and snowstorms.
For structures with large roof areas,
such as warehouses, other industrial
buildings and malls, there are several
things to know about the roof’s con-
dition and design to ensure proper
performance of the membrane and
structure.
Proper drainage is essential and open,
functioning primary and secondary
drainage systems are key to efficient
performance in heavy rainfall. Drifting,
sliding and unbalanced snow load-
ing are important particularly in cities
like Denver. Leaky roofs can deterio-
rate wood, steel and concrete framing
members, resulting in a local or more
global collapses if left unchecked.
2. Energy bench-
marking.
Many build-
ings are required
to submit energy-
benchmarking
reports, which pro-
vide utility energy
use and information
to the general public.
These reports can be
very useful to prop-
erty managers; the
information can lead
to a better under-
standing of the
energy performance
of the building enve-
lope, including the
roof and windows,
the current condi-
tion of the heating,
ventilating and
air-conditioning
systems and the
use of oil, gas, water
and electricity with
respect to similar
buildings.
3. Water and air
leakage through the
building envelope.
A common issue that property man-
agers experience is the leaking of air
and water through building façades,
which can be difficult to diagnose and
fix. A lack of diligence on reporting or
responding to incidents can result in
the deterioration of the building enclo-
sure and interiors.
Old windows that lack proper ther-
mal breaks or are in poor operating
condition are a common problem that
can be remedied with window replace-
ment projects. In some cases, air and
water infiltration consequently can
cause damage to other building com-
ponents, such as freezing pipes that
damage interior finishes and furnish-
ings.
4. Exterior signs, water tanks, flagpoles
and other appurtenances.
Exterior appur-
tenances, such as signs, flag poles,
water tanks, fire escapes, window air-
conditioning units, antennas, chimneys
and railings, can pose falling hazards
to the general public and should be
inspected and maintained or repaired
at least every five years. In addition
to these items, façade maintenance
equipment, such as davits and tiebacks
used by windowwashers and façade
maintenance personnel, should be
inspected and certified every four to
five years. Certain Occupational Safety
and Health Administration and local
ordinances require these inspections
not only to ensure public safety, but
also the safety of those working within
and outside the building.
s
Maintenance
William Bast,
PE, SE
Principal, Thornton
Tomasetti, Chicago
Allen
Thompson, PE
Vice president,
Thornton
Tomasetti, Denver
The corroded metal deck is the result of water intrusion.
Photos courtesy Thornton Tomasetti
A façade exam photo
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