RESTORATION DESIGN AND CONSTRUCTION MANAGEMENT

Have a Plan

Over the last several years, I have witnessed multiple second round high cost building restoration failures. In an effort to save money, building owners often find the lowest cost solution. They are often surprised when a construction project goes south either during the project or later when tenants start to report leaks and property damage. Most often these problems are due to a few contributing factors. The intent of this blog is to provide information to consider when assembling a team for a construction restoration/repair project.

Assembling the right team for your project:

Beware, similar to getting your car serviced, there are good service providers and dishonest or inexperienced service providers. I am never surprised when an owner or group of owners calls me and tells me “We have a service estimate that is half your price, and your competitor said that they guarantee that there will be no change orders.” I typically caution my clients to read the service agreement carefully and ensure that they have personally met the team that will be providing the services. On many occasions I have received follow up calls from the same clients informing me that they have fired the service provider after the project is well underway, reporting a list of miscommunications, unmet expectations and an over promised scope of services.

The following is a list of key team members needed for a successful restoration project:

1.    The owner or decision maker.

2.    Architect or design professional.

3.    Construction manager advisor.

4.    Qualified General Contractor.

5.    Specialty sub-trade contractor (i.e., electrician, plumber, waterproofing applicator).

6.    Insurance Broker.

Ideally all of the team members have worked together in some capacity and have related experience. 

Communication between all of the team members is critical for a successful project. A good construction manager advisor should be able to facilitate or handle all communications between the team members to ensure that the owner’s needs and desires are met if possible.

A management plan

The following is a list of key elements and procedures to implement for a successful restoration project:

Pre-design

This phase includes architectural review of all expert reports original design intent and current project condition. Determine if budget sufficiency analysis is needed and if a targeted repair scope is feasible. Determine client needs and architectural desires.

Design

Prepare repair manual with defined specifications and installation details. Design to be prioritized to fit into client’s budget.

Bid Phase

Contractor pre-qualification and reference check. Consult with an insurance brokerage firm that specializes in insuring these types of projects to look over all of the insurance policies involved to ensure that the project and contractor are insured to the level that is adequate for the project. Also, ensure that there are no policy exclusions that would apply to the project.

Develop a bid package to be sent to all perspective contractors to ensure that they are all bidding apples to apples.

Bid walk with all qualified bidders to communicate scope and logistics of the project.

Pre-construction meeting with the General contractor and subcontractors to discuss site logistics.

Obtain all required permits from the city or jurisdiction.

Construction Phase

Construction Manager Advisor or Architect should provide quality assurance consulting during the construction phase. Here is a list of consulting services to consider:

•  Documentation and consulting on any mockup of details. All team members except the insurance broker should be present during all of the mockups.
• Any code or jurisdictional special test requirements (i,e, windows, concrete, wall assembly, etc.).
• Periodic random inspections of completed work. Phase inspections to be setup with owners and contractor. These inspections are to ensure project is in compliance with building code and design documents. Also, to ensure that owners are not paying for work that has not been performed.
• Participate in on-site construction meetings with the contractor as necessary.
•  Assist client with review of substitution requests.
• On-site inspections during critical phases of construction.
•  Draft periodic site visit reports detailing process and any deficiencies noted. Send report to client and contractor.
• Provide solutions to client and contractor regarding unforeseen building envelope components.
• Review and approve pay applications. Review percentage of work completed and verify with the pay application.

Close Out 

Provide final closeout letter summarizing the building envelope component installation and highlighting recommended maintenance measures. 

This blog was written by

Nate MacIntyre

Building Science Expert

mc CONSULTANTS INC. 

EXPERIENCE AND INNOVATION

Pacific Northwest Division

T 503-471-1311  F 503-471-1401

nate.macintyre@mcconsultants.com

www.mcconsultants.com

Waterproof Roof Decks & Construction Defect

The growing popularity of outdoor living areas has resulted in home builders and remodelers constructing countless decks and balcony systems within the past ten years.  These decks and balconies are beautiful, versatile, and suit both the home’s architecture as well as the homeowner’s lifestyle. 

For many years, conventional plank decks were the decks of choice, crafted from woods such as cedar and redwood.  However, there are drawbacks with wood plank decks.  In addition to the laborious maintenance that these decks require, they also can accumulate debris in the gaps, pose a danger to tripping and allow water to pass through the gaps to the surface below.  These issues have caused these decks and balconies to become far less desirable for today’s outdoor living environment.

For these reasons, contractors in the Portland Metro area have turned to waterproof roof decks and balconies.  These systems consist of a waterproof solid surface which prevents water from entering the buildings structure and also provide the added benefit of creating a dry and usable living space below. 

Unfortunately, many homeowners are experiencing issues with these types of decks and balconies that have resulted in structural damage, sever dry rot, mold and many other complications arising from inexperienced contractors who utilize cheap products and unskilled or poorly trained personnel.

An exterior restoration & waterproofing contractor with the proper experience and training can not only renew your leaking and ailing deck with a properly installed waterproof deck system, but also correct other problem areas found on your home’s exterior, such as windows, doors, siding, and more. It is critical that these components be integrated correctly as a means to create a symbiotic water management system. 

Many homeowners may not be aware that their deck, siding, doors, or windows were installed poorly or incorrectly, allowing moisture into their home’s structure. Because of less permeable building materials coupled with the decline in air movement, many newer homes have had a difficult time expelling any moisture from its exterior envelope.  If this moisture remains trapped, even for a short time, the home can become significantly damaged.  While most contractors don’t intentionally build or remodel homes that are susceptible to moisture intrusion problems, some simply don’t possess the necessary skills or knowledge to properly seal a home’s exterior.  Improperly installed windows and doors, inadequate flashing details at roofs and decks, and poorly installed siding can all contribute to moisture intrusion and resulting damage that can cost homeowners thousands of dollars.

If you live in Oregon, and the construction was completed less than ten years ago (six years in Washington), you may have a claim against the contractor for damages. This is true for homes that were built or remodeled less than ten years ago. Homeowners  who suspect that they have defects in the construction of their home, should contact an attorney who specializes in construction defects as a means  to navigate the steps required to possibly re-coup expenses incurred in repairing  defects.

Whether you suspect issues with your deck/ balcony, or with your home’s exterior, you may not be aware to what extent your home is in need of additional protection or substantial repair.  From an initial evaluation to the final brush of paint, a qualified and experienced waterproofing / exterior restoration contractor is extremely valuable in providing a number of solutions for waterproofing decks and balconies.  These contractors should also be well versed in the proper installation of doors, windows, siding and more. The important thing to remember is that all these components must work together, are integrated correctly, and installed in a specific order so that the water flow and moisture levels are managed as a way to protect the home from structural damage and mold.

 Due to the Pacific Northwest’s extremely wet climate, it is imperative that homeowners regularly take inventory of their home’s exterior.  Ignoring or simply avoiding these potential defects will not only lead to very expensive repairs, but left untreated, these defects can lead to structural damage, mold, wasted energy,  and a considerable number of sleepless nights.
Written by
Randy Dorsing
V.P. Sales/Business Development
Applied Exteriors
503-757-7181
randy@appliedexteriors.com