Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop...

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Mid‐20 th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern: The Challenges for a CM to Add Value Ronald D. Staley, FAPT Senior Vice President The Christman Company

Transcript of Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop...

Page 1: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Mid‐Century Modern:  The Challenges for a CM to Add Value 

Ronald D. Staley, FAPT Senior Vice President

The Christman Company

Page 2: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

 Session Outline  Discussion of Mul;ple Building Systems  Discussion of Changing Building Technology  Typical System Failures and Limita;ons on Repair  Case Studies  Best Prac;ces   

The Challenges for a CM to Add Value 

Page 3: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

  Post WWII saw many changes to building technology 

– Reliance on mechanical HVAC systems. 

– Manufactured “systems” in lieu of trade based systems. 

•  No longer did the carpenter or mason have majority of construc;on responsibility. 

Page 4: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Post WWII Changes 

– Structural systems were now typically all steel or concrete frame.  Larger floor plates were more common. 

– Building skins changed immensely. •  Introduc;on to inters;;al dew point issues, pressure balancing/equaliza;on of buildings, vapor transmission, etc. 

Page 5: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Post WWII Changes 

•  Glass was no longer simply clear –  Tinted, reflec;ve, insulated, structural, etc. 

•  Asbestos and lead paint were used for everything! 

•  Caulk is King … it can fix anything! 

•  Buildings designs were looking for “zero” maintenance systems and funded them accordingly.   

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Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Execu8ve Summary   

–  Our experience is that mid‐century buildings can be successfully reused for many purposes including new purposes not originally contemplated. 

–  Like working on any other period building, the structure, systems, and implica;ons of change need to be fully understood by all team members to accurately plan, budget and implement. 

–  The cost of repurposed buildings is typically less than a complete replacement. 

–  Repurposed buildings can be as economical to operate as new buildings. 

–  Keeping exis;ng buildings has less impact on the environment   

Page 7: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

HOWEVER,   

THE DEVIL IS IN  THE  DETAILS .…….. 

Page 8: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

•  Why do some systems last and others do not? 

•  What does ;me show us for “tradi;onal” verses “contemporary” building systems? 

•  What is the culprit for the majority of system failures? 

•  Results of deferred maintenance on 19th century vs. 20th century buildings. 

•  What can’t we see? 

Let’s talk about wall systems …   

The Challenges for a CM to Add Value 

Page 9: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

“Traditional” Wall Design

• Understood allowance for movement and cross connection of wythes of masonry.

• Moisture is separated from inside to outside based upon material volume.

• Flexible mortar is self healing and eliminated the need for expansion joints.

• System is water tolerant.

Page 10: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Common Mid-Century Wall Details

•  Rain screen masonry or panel system

•  Materials with different coefficients of expansion

•  Hard mortar that requires expansion joints

•  Thin cross section connections subject to corrosion

•  Detailed engineered system

•  Death by water

Page 11: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

The Problem With “New” Engineered Systems? 

–  Give a trade the chance to make a mistake, and they will. 

–  Success depends upon mul;ple trades all ge]ng it correct. 

–  Training and educa;on to fully understand how a system performs seldom exists. 

–  Quality control in the commercial construc;on process can be less than adequate to oversee the li_le details. 

Page 12: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Detail Economies • Over time details have changed and continue to change to lessen cost.

• Modifications to an interior stud wall can now have serious implications to the exterior masonry support.

• A system’s performance can now be a success or failure based upon the placement or deterioration of a single screw.

Page 13: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

The Shelf Angle Weakness • Failure to provide underside soft joint

• Failure to get moisture “all” the way out

• Rust jacking of shelf due to condensation or other moisture

• Differential shrinkage of concrete, block and brick

• Wire tie failure

Page 14: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Hidden Lintel Conditions

• Extent of oxidation cannot be seen without investigation.

• Were the lintels installed as designed or could double angles have been used.

• How do you stop oxidation once it starts and budget its accurate repair?

Page 15: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

•  Once deterioration starts, common “fix” is to caulk or point, sealing in more moisture.

• Patented systems will likely be even less understood by construction or maintenance personnel

Page 16: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Mid‐Century Challenges – End Dams 

•  On shelf angles

•  At corners and offsets

•  On window curtain walls

•  On windows

•  Critical to short and long term performance

Page 17: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Mid‐Century Challenges – Glazing Systems 

  

Page 18: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

How did we build for centuries and keep water out of buildings without sealants?  This single product is misused, inappropriately installed and not maintained to create the most problems in mid‐century buildings. 

The Construc8on Material of the Mid‐Century, and Beyond?  

Page 19: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Importance of Sealant System Design

•  Material compatibility

•  System requirements for performance

•  Maintenance requirements

•  Implications of failure … where’s the water and air going?

Page 20: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Case Study on Mid-Century Window Upgrade •  Need for better thermal performance

•  Gasket failure / replacement

•  Desire to match previous design of glass and spandrel panels

Page 21: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

A “simple window replacement” opens many details … •  Lack of a nailer to secure new design

•  Width of system to cover previous sealant joint

• Fire stop floor to floor

• Connection / interface with previous moisture control systems

Page 22: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

A “simple window replacement” opens many details …

•  Head offset discovery

•  Existing sealants which would be near impossible to remove

The best opportunity for success is to:

1. Discover these issues early

2. Engineer the solution as part of the bid

Page 23: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Best Prac8ces for Mid‐Century Buildings 

– Most mid‐century buildings typically have very stable and salvageable structural frames. 

–  Skin systems are less forgiving than early century or turn of the century systems. 

–  Hidden corrosion and rust jacking must be corrected, can be hard to determine, and expensive to correct.  

–  Floor to floor dimension may be ;ghter than desired but with good design and BIM, space can be made efficient for today’s systems. 

Page 24: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

How Best Can a CM Add Value? 

1.  Understand the building type, challenges and opportuni;es. 

2.  Assist with a detailed condi;on assessment. 3.  Assist with a comprehensive exis;ng construc;on 

detail inves;ga;on (probes). 4.  Es;ma;ng team must be able to conceptualize cost 

impact to “fit” a contemporary larger air volume HVAC systems into building with limited floor to floor spacing. 

Page 25: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

Mid‐Century Buildings Can Be Reused! 

Page 26: Mid‐Century Modern: The Challenges for a CM to Add Value · Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011 Mid‐Century Modern:

Mid‐20th Century Buildings Workshop Facility Officers Conference/ Columbus, Ga./ 26 October 2011

QuesGons? 

Ronald D. Staley, FAPT Senior Vice President [email protected]    Augusta, Georgia Washington, DC Lansing, Michigan   


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