314-878-0806

PAY

Pay Invoice

Reserve Study

REQUEST RESERVE STUDY

PCA

REQUEST PCA

Archives for Roofing

Innovations Transform the Building Inspection Process

technology and innovations 2

Emerging technology and innovation are continually transforming the building construction inspection process. Criterium Engineers evaluates and adopts appropriate new technologies to provide additional knowledge and information for our clients.

Two inspection innovations in particular—the use of drones and thermal imaging—have been change drivers for Criterium Engineers in recent years, reaching areas that were previously unattainable by our engineering team.

Drones

Remote-controlled drones, also known as unmanned aerial vehicles, were first used by the world’s militaries to perform complex missions deemed too dangerous for humans. To achieve similar safety goals and reduce risk, drone use has been adopted by many industries, including Criterium Engineers 35 consulting engineering firms located across North America.

Using FAA registered drones operated by our licensed pilots, building inspections are now completed more efficiently, saving time and cost to our clients. They also help reduce health and safety risks to our engineers and technicians who no longer need to use ladders, scaffolding, and lifts.

At the same time, drones allow us to access and inspect areas that were previously impossible or difficult to reach building components, for example:

  • Entire façade of a high-rise building
  • Fragile terracotta or slate tile roofs in a multifamily housing development
  • Entire surface area of an industrial chimney stack
  • Views to exterior, difficult-to-access HVAC equipment and envelope penetrations
  • Building dormers, gables, skylights, cupolas, and other unique architectural features
  • Risk-prone areas that are common sources for water intrusion, like exterior transitions of materials from roof to exterior wall.

Our licensed, Professional Engineers inspect and document hard-to-reach areas for our clients and with each drone inspection we produce detailed written reports. The reports contain clear guidance on the current visual condition of building components, make recommendations, and may provide better accuracy on capital planning input. Inspection reports include high-resolution drone images and may include camera photos highlighting problematic areas that are taken during any related interior inspections.

Thermal Imaging

technology and innovations / reduce energy consumption

 

Another innovation originally developed by the military and used by our engineers and technicians is thermal imaging (also known as infrared scanning).

Thermal imaging is a cost-effective diagnostic tool that helps minimize the uncertainties in purchasing or maintaining a commercial building or residence. Thermography technology allows the certified technician to see the unseen and provide hard data to minimize the risk of difficult decisions. The careful interpretation of thermal images allows a forensic examination of a range of existing building components including:

 

  • Building envelope water intrusion
  • Exterior wall air leakage or infiltration
  • Missing or damaged insulation
  • HVAC equipment malfunctions
  • Electrical system component overheating/failure
  • Radiant heating or plumbing leaks
  • Flat roof moisture detection
  • Photovoltaic solar panel defects

Without thermal imaging, even the most experienced building inspection engineer is dependent on visual physical evidence such as water stains, surface warping, or building component failure before identifying a serious hidden problem.

When used in combination with blower door testing, which exaggerates building envelope component leakage, energy losses may be easily documented, and it is easier to discover thermal bridging in a building façade.

Thermal imaging is also used in quality control for buildings under construction or recently finished. It may discover a wide range of construction defects, identify potential sources for indoor air quality problems, mold, corrosion, and other moisture-related issues.

We’re Engineering What’s Next

The specific knowledge we gain with new technology and innovation allows our clients to review visual evidence and make informed decisions when purchasing, leasing, or repairing a building. As new technologies continue to evolve, Criterium Engineers will be at the forefront of studying and adopting the appropriate tools to continually enhance our work product for our clients. Learn about how you can become a Criterium Engineers franchisee.

Read more

Why Plan a New Roof Now?

why plan a new roof now 2

Analyze Cost and Replacement Options

When was the last time you hired a contractor? When was the last time you checked construction material costs? You are in for a shock. With a shortage in skilled workers, supply chain uncertainty, and inflationary pressure on petroleum products (shingles, underlayment, etc.), just finding a contractor willing to commit to a schedule or budget will be a challenge.

Whether your community has a single roof or multiple buildings, your annual inspection by a qualified roofing consultant or engineer should provide a reasonably accurate roof surface replacement schedule. Often, a roof surface is one of the most expensive components in a building to replace. This makes the decision to resurface a roof a difficult one for building owners and managers. The temptation is to postpone the inevitable for one more year. A roof can be nursed along year after year, but this is likely to prove to be a false economy.

In the long term, it makes economic sense to replace a roof surface earlier rather than later. If the life of a roof is extended much beyond its useful life, maintenance costs are likely to increase beyond prorated replacement costs. There is also the danger water penetration (some of which may not be visible) will cause damage to the underlying structure or other building components. The reduction in insulation value of wet insulation and the resulting increases in heating and cooling costs are other factors that contribute to making roof replacement a good economic decision. Finally, the liability of a major failure must be considered.

Thus, roof problems are among the most frequent areas of concerns for condo associations. Here are a few helpful thoughts about roofs for your association:

Surface materials have been improved.

  • Shingles:  These consist of a composite base (asphalt, fiberglass, etc.) and sand wearing surface. They are relatively easy to install and moderately priced. The thickness (weight) generally defines the likely service life. In other words, a thicker shingle will last longer. The weight is given as pounds per square (100 square feet equals one square).
  • Membrane roofs: These have become the primary way to cover flat roofs within the last 20 years. Membrane roofs are typically somewhat more expensive than the other alternatives for flat roofs. However, they generally last longer and have fewer maintenance problems.
  • Metal roofs:  Metal roofs are becoming more common in northern New England. There are a variety of reasonably good products on the market. Metal roofs are used on sloped surfaces. A successful metal roof is very dependent on good workmanship. Unskilled hands installing a metal roof will almost always lead to problems.

Flashing is at least as important as the surface.

The roof is a system that includes the sheathing, underlayment, flashing, and the roof surfacing. If you are having problems with your roof, it is important to understand there are several different components involved.

The roof flashing is as often the cause of leaks as the roof surfacing. Repairing flashing requires skill. Caulking flashing leaks is not adequate. If there is a flashing problem, the only effective repair usually requires installing new flashing. That work, to be successful, must be done by someone specifically trained and experienced with flashing work.

Workmanship makes the difference.

Roof problems are more frequently the result of poor workmanship than material deficiencies. While there have been some defective roof materials, our experience inspecting thousands of buildings in New England has shown us that workmanship is more commonly the problem. When you select a roofer, you should check their references.

Five steps to a better installation.

  1. When you evaluate your existing roof, make sure you have an independent consultant. If you ask a roofer to evaluate your roof, it is very likely the conclusion will be the roof needs to be replaced very soon.
  2. When you decide to install a new roof, you should prepare a detailed set of construction documents. The documents should:
    • Define exactly how you expect things to be done, what is the scope of the project, what materials are to be used, and what is the intended schedule for completion.
    • Be very specific about the materials to be used.
    • Be very specific about how waste material is to be handled.
  3. Retain the services of a consultant to prepare the construction documents and to monitor the work while it is underway. As an association, you need someone knowledgeable about the construction industry who does not have any direct interest in your project other than serving your best interests.
  4. You should choose time proven materials. You should not experiment with untested products and/or installation techniques.
  5. You should make sure there is a three-to-five-year guarantee against problems with both material deficiencies and workmanship backed with a bond.

Roofs are expensive and disruptive to install. Diagnosing problems objectively is difficult. You should always work with a good, independent consulting engineer or roofing consultant. That person can help evaluate problems, prepare construction documents for repair or replacement, and monitor the work to be sure it is done well. Using a consultant also means that the officers of the association are less vulnerable to liability from the owners.

Article written by Jack Carr, P.E., R.S., LEED-AP, Criterium Engineers
Published in Condo Media

Read more

Your Roof: 8 Things to Consider!

Your Roof: 8 Things to Consider!

Image result for roof picture
If your house, condominium or commercial office building is like most built in the last 50 years, it probably has a sloped roof with one of the following roofing materials:
  • composition shingles
  • composite tile
  • cement or clay tile
  • wood shingles
  • metal roofing

Each type of roofing has its unique characteristics. However, there are also some common considerations to keep in mind:

  1. Life – The actual service life of a roof varies according to the location and exposure to sun and weather. You should not assume that the age determines its condition.
  2. Leaks – These are not usually the result of the roofing itself failing. Leaks usually occur due to the failure or improper installation of some related component such as flashing or underlayment.
  3. Resurfacing – When resurfacing a roof, you should strip the existing material to the sheathing to allow for a visual inspection of the sheathing, and replacement of all of the related components.
  4. Stains – If you have dark stains on a composition roof, it is probably mold. Diluted chlorine cleaners and products such as Shingle Shield are effective at removing the growth. New shingles are more fungus-resistant than some of those manufactured in the 1980s and ‘90s.
  5. Trees – Cut back overhanging tree limbs. They can wear a hole in your roof from the wind blowing through the trees.
  6. Gutters – If you have gutters, keep them clean. Gutters full of debris are far worse than no gutters. Debris encourages fungus, which can infect the roof sheathing. Rot and mold are the result.
  7. Wood – If you have wood shingles, make sure that they are treated for fire resistance and that the treatment is kept current.
  8. Clean – Keep your it clean, especially the details around skylights, dormers and valleys, and take note of any change in shape – this is where leaks start.

Your roof has an important job to do—to keep you dry in all kinds of weather. If you take care of it, you will get the most reliable protection and longest life.

Read more

Is Your Condo Breathing? Why Building Ventilation is Critical

Is Your Condo Breathing? Why Building Ventilation is Critical

If your condo board is planning for a re-roofing project, remind the board the project will not be a success without an in-depth consideration being given to the condition of the building ventilation under the roof. Inadequate attic venting will cause ice dams; energy loss; and moisture damage to the roof structure. Too often roof re-surface projects only repeat the mistakes of the past.

A proper roof project includes a review of the capacity of the soffit and ridge vents based on the new codes; reducing penetrations through the internal vapor barrier; and increasing the attic floor insulation to meet today’s energy standards. This review may best be done by an engineer familiar with the appropriate building science and not by the low roofing bidder.

Seasonal Considerations

We all need to vent. No, I am not talking about Monday morning venting about the bum calls the referee made during the big game. I am talking about venting the attic space in your condominium. I know, most folks think venting is a summer issue, so why talk about it when the snow is on the ground? It is true that an attic only needs one tenth the ventilation in the winter than in the summer to control moisture buildup and temperature, but the winter time also has some unique issues.

First of all, if you or the condominium building committee wants to inspect attics, it is a lot easier on all concerned to be inspecting a cold attic than being in an attic on an August afternoon. Secondly, if repairs are needed, it is better to plan in the winter so that your bid documents are ready for the spring and summer construction season scheduling flurry. Finally, cold weather brings ice dams and heat loss due to poor insulation which are both directly related to ventilation problems.

Building Ventilation Best Practices

There are a lot of myths about what makes good ventilation in an attic. It is not true that rising hot air venting through ridge or gable vents is the best natural ventilation. This is sometimes called gravity ventilation. Tests have shown this chimney effect is negligible when compared to wind movement which has a much higher efficiency and allows for considerably smaller net venting area to be successful.

See the source image

Soffit vents are probably the most important of all vents as they can act as both an inlet and outlet for air flow. That is why it is imperative they be kept free of debris or other material that could clog the vents. Without soffit venting the ridge or high gable vents would draw make-up air through the ceiling instead of from outside. For this reason the soffit vent should have at least 50 percent of the vent free area (NFA). This NFA rating is stamped on vent products. A rule of thumb is that the summer ventilation requirement can be estimated by determining the volume of attic space and dividing by 2 which will produce the needed cubic feet per minute (cfm) of ventilation.The difficulty with relying on wind movement is that areas of high and low pressure will change with wind direction thus existing buildings are dependent on the design of the building and its orientation for determining the type and location of vents. The best designs have the outlet as high as possible, such as a ridge vent, and the inlet as low as possible such as the soffit area. To improve this air flow, air chutes are often installed during initial construction or later retrofitted. These chutes are formed plastic channels that are attached to the roof joists and are butted up to the soffit vents to act as a pathway conduit for air coming through the soffit vents. They also serve as a barrier to prevent the attic insulation from clogging the soffit vents.

When selecting replacement vents always seek vents that will have low air flow resistance. They come in either perforated or slotted. The slotted has a reputation of resist clogging by airborne debris. Some ridge vents come with baffles which are designed to draw air out due to the suction developed.

As we discussed, venting needs in the winter are often different for the summer. Winter ventilation is needed to remove attic moisture arising from the living space. It has been found that a great deal of moisture from as low as wet basements and crawlspaces can travel through the house’s floor penetrations serving plumbing and electrical piping. This moist air can then cool its water vapor and condense onto roof sheathing. A well ventilated attic will produce a more uniform temperature across the roof sheathing and thus minimizes warm spots near the eaves that create ice dams from cyclical refreezing of snow or rain on the roof.

In summer, of course, the main problem from poor attic ventilation is heat. Ninety degree weather can create temperature of over 150 degrees in an attic. Heat kills. It can kill your air conditioning budget and reduce the lifespan of an asphalt shingle roof by one half its rated life. So if you start having cabin fever, make sure you vent.

Article written by Jack Carr, P.E., R.S., LEED-AP, Criterium Engineers
Published in Condo Media December 2019 edition
Download a PDF Version of this Condo Media Article

Read more

Solar Panels – Right for your HOA?

Solar Panels — Right For Your HOA?

Solar panels may be an option for your community. Legislative incentives are available in states around the country. 

There is a growing consensus that climate change is real and its consequences will have significant impact on our quality of life and regional economic future. While the cause of climate change may be debated, its potential impact on future generations should not be. So the real question should be, what are we going to do about it?

If part of the solution to climate change is living more sustainably with a goal of zero-carbon power production, condominiums can take a key role in this effort. By the very nature of community living, condominiums reduce our carbon footprint through more efficient use of the land and reduction of construction materials with multi-family building designs. Many urban condos are developed by recycling old buildings that are re-purposed thus avoiding the wrecking ball and waste generation.

Condominiums can take a leadership position to promote more environmental friendly municipal projects ranging from efficient public transportation; avoidance of the consumption of fossil fuels in favor of sustainable electric generation for heat pumps or electric powered vehicles; and waste recycling.

Not only has the price for these PV solar panels been dropping rapidly over the past few years, the methods of maximizing their usefulness in a community environment is becoming more viable with the newest technology allowing both direct and scattered sunlight to create electricity and by use of power inverters so electric power can be directed into batteries or the utility grid to sell back excess electricity. These PV panels can be grouped into arrays called micro-grids that can collect electricity and distribute to not just one user but a community of users.

These micro-grids can be located in a wide range of locations. They do not have to be on top of roofs which are objectionable to many. Instead, they can be located in empty areas around the condo complex. As an example, one of these ‘solar farms’ can feed two buildings with four units in each. Buildings such as these are fueled today by shared propane tanks in the backyard, why not solar arrays?

These types of PV solar arrays can provide electricity to fuel common elements such as the club house; street lights; and hallways light fixtures. Unit owners could opted into becoming a member of a solar farm and own a portion of the panel array (called a share) or they could opt out. Those owners who become members of the array can then improve their current old heating system by converting to an electric, ductless mini-split system producing both heating and cooling which they never had before and adding value to their unit. With inexpensive electrical power available condominiums can consider adding fueling stations for battery driven automobiles further reducing fossil based fuel consumption and fostering cleaner air.

Those condo communities with an interest in using solar power in the future should be following locallegislative events.  It is not too early to form an exploratory committee to review all of the special issues condos will face to implement solar power, as compared to an individual home owner. This research should reach out to other states who are ahead of Missouri’s solar curve.  One good source is A Solar Guide for Condominiums Owners and Associations in Massachusetts easily found on Google.

Read more