BUILDING ENCLOSURE SERVICES WTF Means Weather-Tight … · 2017-10-11 · oRelies on past experience oPlaces onus on the Contractors . Weather-Tightness ... • 2000 - LEED includes

BUILDING ENCLOSURE SERVICESWTF Means Weather-Tight FacadesEric A. Murrell, RA, CCS, CSISenior Consultant, SME

Agenda and Objectives

AGENDA• WTF means Weather-Tight Facades

o The Building Process has Changedo Weather-tightness – What is it?o Building Enclosure Commissioning BECx

• About SME

Agenda and Objectives

LEARNING OBJECTIVES• Understand that Building Enclosures Have Changed• Examine the Perceptions of Weather-Tightness• Understand Building Enclosure Commissioning• Understand ITR and its Benefits

WTF Means Weather-Tight Facades

The Building Process Has Changed


Architect’s Role is Diminished• No longer “The Leader of the Builders”• Viewed by Owners as a Commodity

o Price is often more important than value• Effort is reduced to suit fee

o Fewer Detailso Delegated Designo Little or no Construction

Observation


• Building Enclosures have changedo More and more complex o Typically less and less forgiving

Architects Detail 1929Architects Detail 2012

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Pushing the Envelope• Sometimes the Envelope pushes back!

M.I.T. Sues Frank Gehry, Citing Flaws in Center He Designed New York Times: November 7, 2007

The Massachusetts Institute of Technology has sued the architect Frank Gehry and a construction company, claiming that “design and construction failures” in the institute’s $300 million Stata Center resulted in pervasive leaks, cracks and drainage problems that have required costly repairs.

“These things are complicated, and they involved a lot of people, and you never quite know where they went wrong. A building goes together with seven billion pieces of connective tissue. The chances of it getting done ever without something colliding or some misstep are small.”

- Frank Gehry – Architect

New York Times: November 7, 2007

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The process is more compartmented.• More players for the same results

Owner

Consultants

General Contractoror CM

Architects and Engineers

Vendors

Sub Contractors


Skills gaps in the construction industry.


Increased Expectations• LEED• Energy Code• Air Leakage limitations

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• Diminishing Role of the Architect • Building Enclosures have Changed• Pushing the Envelope• The Process is more Compartmented• Skills gaps in the Construction Industry• Increased Expectations

• We need to change the way we work

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Weather-Tightness – What is it?


What is Weather-Tight and what is a Leak?

Owner Says:“No leaks EVER! …Or at least until I sell the building.”o Weather Tightness often taken for grantedo Or unreasonable expectations



Architect Says: “The intent was for the building to be weather-tight.”o Relies on past experienceo Places onus on the Contractors


What is Weather-Tight and what is a Leak? Contractor Says:

“My work is weather-tight – THEIR’S isn’t.”o Interfaces between scopes are

often the problem areas.


Manufacturer Says: “That’s not a leak!”


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It depends on who you ask


Who “Owns” Weather-Tightness?


Who “Owns” Weather-tightness?

Owner?• Must have enough money. • Must make good decisions on how to spend it. • Must have reasonable expectations.



Architect?• Must conceive the weather-tightness of the building

enclosure during development. • Must follow through with documents that support this.



Contractor?• Must execute the Building Enclosure in a manner that

ensures the greatest likelihood of success.



Manufacturer?• Must provide products that anticipate the needs of

weather-tightness.





Everyone has a Role to Play… but no one is in charge

Building Enclosure Commissioning(BECx)

Building Enclosure Commissioning (BECx)

Building Enclosure Commissioning:

…is a process to validate that the design and performance of the materials, components, assemblies and systems of the building enclosure achieve the objectives and requirements of the Owner.


• “Are we building what the Owner Expects?”• “Is the building enclosure likely to perform as

intended?”


HOW IT ALL STARTED• Commissioning (Cx) History

• 1977 - Public Works Canada begins to use Cx for building systems (MEP)• 1984 - University of Wisconsin, Madison offers Cx courses• 1994 - Federal agencies required to institute Cx• 1998 - MasterSpec begins to integrate Cx specifications• 2000 - LEED includes requirement for fundamental Commissioning• 2005 - ASHRAE publishes Guideline 0-2005: The Commissioning Process

• Building Enclosure Commissioning• 2006 – NIBS Guideline 3: Exterior Enclosure Technical Requirements for the

Commissioning Process• 2012 - ASTM E2813 – Standard Practice for Building Enclosure Commissioning• 2012 – NIBS Guideline 3 Update


Previously Two Process standards• NIBS Guideline 3 – 2012• ASTM E2813 – 2012


NIBS Guideline 3 – 2012 and ASTM E2813 – 2012• Both very similar• ASTM has two levels of BECx

o Fundamental or Enhanced BECx• NIBS GL-3 is FREE on line

o http://www.wbdg.org/FFC/NIBS/nibs_gl3.pdf


New Joint StandardASTM E2947 - 16a


BECx – Is a Process!


BECx – Is a Process!


Process Participants• Owner • Architects and Engineers • Contractor and Subs • Manufacturers

• Commissioning Team (BECxA)o Building Enclosure Commissioning Agent

(BECxA)• Process Administrator• Building Enclosure Specialist(s)


PIECES OF THE BECx PROCESS• OPR – Owner's Project Requirements• The Commissioning Plan• BOD - Basis of Design• Construction Documents• Independent Technical Review• Testing and Verification


OPR - OWNERS PROJECT REQUIREMENTS• Written document describes owner expectations• Compiled with the assistance of the BECxA • May include many Performance Factors

o control of moisture o condensation o heat flow o air flow o water vapor flow o durability o constructability o sustainability o value o fire o vibrations o noise

OPR

o ultraviolet radiation o structural performance o infrared radiation o resiliency o security o reliability o aesthetics o maintainability o energy migration o light


THE COMMISSIONING PLAN (BECx Plan)• Establishes Procedures and Processes

o Communication Protocolso Reporting Requirements o Construction Checklists o Non-conformance Procedures

• Updated periodically during the project• Administered by the BECxA

OPR

BECx Plan


BOD – Basis of Design• Written by the Architect• Responds to OPR• Roadmap for completion of the documents• Describes materials and systems which will be used

to accomplish the OPR

OPR

BECx Plan

BOD


CONSTRUCTION DOCUMENTS• Specifications o Includes BECx specification in front end (01 91 25)o Incorporates BECx requirements into technical sectionso Coordination, Submittals, Testing, etc.

• Drawingso Includes BECx requirements for Mock-ups and testing

• Basis of Independent Technical Review

OPR

BECx Plan

BOD

CDs


INDEPENDENT TECHNICAL REVIEW (ITR)• Peer Review of Plans and Specification with specific

focus on the Building Enclosure .• One or more reviews as established by BECx Plan• Conducted by BECxA team

• One or more Building Enclosure Specialists

• ITR report with recommendations issued to Project Team

OPR

BECx Plan

BOD

CDs

ITR


VALIDATION TESTING AND VERIFICATION• Scope defined in the BECx Plan.• Described in the Specifications.• Includes BECxA submittal review. • Testing May Include:

o Preconstruction testing of Materials and Systemso Testing during Constructiono Third Party Construction Observation

OPR

BECx Plan

BOD

CDs

ITR

T&V


• BECx Does not address Design• BECxA has no authority to direct

the work. o Advocates for the Owners Project Requirements (OPR) and

Basis of Design (BOD) as they relate to the Building Enclosure.• Best Practices • Highest Performance

• BECxA is not the Professional of Recordo Makes recommendations to the project team o Works with the team to achieve consensus.


PRE-DESIGN PHASE • Establish BECx team• BECx Kick-off meeting• Develop OPR • Develop BECx Plan

o Including scope and budget

OPR

BECx Plan


DESIGN PHASES • Develop and Refine BOD• Conduct Independent Technical Reviews

o One or more based on Commissioning Plan

• Develop BECx Checklistso Based on BOD and Construction Documents

• Review Project Against OPR o One or more based on Commissioning Plan

OPR

BECx Plan

BOD

CDs

ITR


CONSTRUCTION PHASE • BECxA

o Attends preconstruction and pre-Installation meetings

o Reviews building enclosure-related submittals.o Performs on-site construction observation

relative to Building Enclosureo Conducts Enclosure Performance

Testing o Provides Close-out Documents

• Test Results• Guidance for maintenance, etc.

OPR

BECx Plan

BOD

CDs

ITR

T&V


OPERATIONS PHASE • 10 month (80% of warranty period)

Walk-thru• Final Commissioning Report


Owner

Contractor Architect

Owners Project

Requirements

Independent Technical Review

3rd Party Testing and Verification

The Traditional Model


• Each piece is an important part pf the BECx process.

• BUT! Each piece can be applied independentlyo And still achieve results!

Owners Project

Requirements

Independent Technical Review

3rd Party Testing and Verification


BECx Adds Value $1 : $10 : $100 rule

o An issue which costs $1 dollar to fix in the documentso Will cost $10 to fix during constructiono or $100 to fix after the project is in operation.

• Most litigation (80%) involves Building Enclosure related issues.


Owner’s Benefit• More predictable outcome• Expectations met• Improved Facility Performance• Better Cost Control• Peace of Mind


Architect’s Benefit• Improved Quality Control• Smoother Construction Process• Fewer RFIs • Enhanced realization of design intent• Likelihood of litigation is reduced


Contractor’s Benefit• More complete Construction Documents• Better Coordination • Tighter work scopes• Smoother Construction Process• Likelihood of litigation is reduced

If the Question is Weather-Tight Facades?

The Answer is Building Enclosure Commissioning.


• The Big Question – What does it cost?• The Answer: It depends.• Somewhat indeterminate up front.

o May be preferable to price OPR separately• As project size goes down, cost (%) goes up• Location? Materials? Project Size?


Example Project: Outpatient Surgery Center

42,900 sq.ft.Two-storiesMasonry VeneerMetal PanelCFMF Back-upDesign-Build









BECx (reduced scope)

• Post-bid ITR, Walls Only

• Documents Review• Submittal Review• Enhanced Site Visits



BECx (reduced scope)

• Post-bid ITR, Walls Only

• Documents Review• Submittal Review• Enhanced Site Visits



ITR issued as mark-ups and in list form


Example project: Outpatient Surgery Center • Two stories totaling 42,900 sq.ft.• $12,000,000 Construction Cost ($280 psf)• BECx (reduced scope)

o Post-bid ITR, Walls Only o Documents Reviewo Submittal Reviewo Enhanced Site Visits

• Total cost $23,100o Square foot cost: $0.54/sq.ft.o 0.19%


Example project: Outpatient Surgery Center • Two stories totaling 42,900 sq.ft.• $12,000,000 Construction Cost ($280 psf)• BECx (full scope)

o OPR, BECxP, ITR, T&Vo Estimate $55,000 o $1.28/psfo Or 0.46%

Seven Things to Take With You

1. Weather-tightness is everyone’s problem and everyone has a role to play in its success.

2. The BECx Process validates weather-tightness as the Owner sees it.

3. OPR sets the expectations; ITR validates the intent; T&V qualifies the Construction.

4. OPR, ITR, and T&V can be used independently5. $1: $10: $100 6. BECx Cost is Dependent on Multiple Factors7. Everyone Benefits from BECx

Questions?