Presenters

Serge Desmarais, MAIBC,
MRAIC , Levelton
Engineering Ltd., Vancouver

David Mitchell, OAA, MRAIC,
Shore, Tilbe Irwin and
Partners, Toronto

Brian Palmquist, MAIBC,
MRAIC, Eco-Design.ca,
Vancouver

Wayne Upiter, OAA, AECON
Group Inc., Toronto
Handouts

CD-ROM
-PowerPoint Presentation
-Manual
-Checklists

Evaluation Form

Note Pad and Pencil
Course Objectives

understand the procedures for properly conducting
a field review;

learn how to budget time and fees adequately for
on-site services;

develop an awareness of new technologies with
applications for field review;

learn what to look for and how to correctly report on
a site visit.

develop an awarenes of environmental issues with
respect to mould, asbestos and other substances
Dayplan

Overview, Theory and Definitions
– Break
Time, Resources, Fees for Construction
Phase
Q&A
 What to Look For -specifics / photos

– Lunch

More - What to Look for / New Technologies
– Break
Hot Topics (toxic mould, asbestos)
Q&A

What is
Field Review /
General Review?

A Mandatory Building Code Requirement

A Service provided by Architects
What Do The Words Mean ?

Review
– Look at
– Appraise
– Assess

Field
– In the field
– On Site
– Work place

General
– Broad
– Not specific
Sources for More Information
– CCDC Documents
– Building Codes
– Architects’ Acts and
Regulations
– Practice Bulletins
– Municipal Certificate
Forms
– Canadian Handbook of
Practice
Definitions

Sorting Out Available Information
–
–
–
–
–
–
Preferred Definitions
Contractual Definitions
Code Definitions
De facto Definitions
Performance Standards
Colloquial Understanding
Field Review / General Review
Field Review : British Columbia
 General Review : Ontario Building Code


Field Review / General Review :
Document Six (combination)

Surveillance de Chantier : Québec
(literally « to watch over the construction site »)
Preferred Definition
Document 6
Canadian Standard Form
of Contract for
Architectural Services
(2002)
http://www.raic.org/document_six/
What are the key words?
–
–
–
–
–
Intervals
Professional discretion
Familiar
General Conformity
Construction Documents
What is Field
Review/Contractual Review?

Contractual Definitions
– Avoid Non-standard contracts and clauses :
“certify that the work is in total compliance with the plans
and specifications prepared by the architect and code and
other regulations governing the work”
“visit the site at times appropriate to the construction, at
least once per week and as required or requested by the
Owner or the Contractor…”
“ensure that the work is constructed in accordance with the
tender documents and the Building Code.”
Code Definitions
National Building Code
Provincial Building Codes
Variations
De facto Definitions
– General Review Commitment Certificates
This is to certify that: ………………………………………….
Is retained to undertake, in respect of the designated permit application
number, the general review of the construction of the building in accordance
with, if an architect, the performance standards of the __________
Association of Architects, to determine whether the construction is in general
conformity with the plans, drawings, graphic representation, specifications
and other documents that are prepared by an architect, professional engineer
or both and that form the basis for the issuance of a building permit or any
changes thereto authorized by the Chief Building Official.
(PLEASE PRINT)
Name of Architect/Professional Engineer or Company
De facto
Defintion
Contractual Definitions
– Canadian Standard Form of Contract for
Architectural Services -Document 6, 2002
– CCDC Document 2 Stipulated Price Contract
“2.2.2 The Consultant will visit the Place of the
Work at intervals appropriate to the progress of
construction to become familiar with the progress
and quality of the work and to determine if the
Work is proceeding in general conformity with the
Contract Documents.”
Contractual Definitions
Canadian Standard Form of Contract for Architectural
Services -Document 6, 2002
– “General Review / Field Review means review during
visits to the Place of the Work (and where applicable,
at locations where building components are
fabricated for use at the Project site) at intervals
appropriate to the stage of construction that the
Architect, in his or her professional discretion,
considers necessary to become familiar with the
progress and quality of the Work and to determine
that the Work is in general conformity with the
construction documents.”
Colloquial Understanding
The Architect
designs
The Contractor
builds
The Architect
watches
The Client
pays
Performance Standards

Architects Acts, By-laws and Regulations

Practice Bulletins and Practice Notes
What is
Field Review / General Review ?

NOT Supervision, NOT Inspection
– Supervision
Organize, direct, control, coordinate
construction
 Be responsible for the safety and actions of
those working on the site

– Inspect
Examine closely
 Check completely

Do the Right Thing !
– Meet Performance Standards
– Coordinate and Deliver Consistent Services
– Educate the Client
– Use Professional Discretion
– Assign experienced and knowledgeable
personnel
Steps to
Field Review /
General Review
Startup
Construction Review and
Reporting
Close-out
Startup – Objectives
–
–
–
–
–
–
–
–
–
Introduce key personnel and define roles
Establish lines of communication
Set tone of cooperation and team work
Share project goals
Agree on contract administration procedures
Exchange standard forms
Obtain mandatory documents
Document existing site conditions
Agree on dispute resolution procedures
Startup – Pre-construction
Meeting
– Be well prepared !
– Set the agenda, chair the meeting !
– Request agenda items from all parties
– Discuss project goals
Agenda
Pre-construction Meeting
Canadian Handbook of Practice
for Architects


Suggested agenda for the
Pre-construction Meeting
CH 38, Chapter 2.3.11
Startup Construction Schedule
– Critical for planning construction site visits
– Push for early submission
– Contractor to include
– Stages and materials requiring inspections
(EVENTS)
– Major component stages
– Long lead items
– Substantial performance
– Move in
Insist on a Comprehensive
Construction Schedule !
What to Look For…

Compliance
–
–
–
–
–
–
–
Building Code
Standards
Contract Documents
Reviewed Shop Drawings
Change Orders, Site Instructions
Mock-ups
Other
Startup
– Shop Drawing Schedule
– This Schedule is a required document
– Tie to construction schedule
– Sequence to avoid overload
– Allow time for review and resubmission
Construction Site Visits
–
–
–
–
–
Credibility
Preparation
Procedures
Checklists
Reporting
Credibility
Knowledgeable and experienced
personnel
 Detailed understanding of the project
and documents
 Consistent observations
 Reasonable interpretations of the
documents
 Helpful and creative resolution of
problems
 Communication

Preparation
Review Schedule
 Select area to focus on
 Review applicable drawings,
specifications, shop drawings
 Assemble checklist (s)
 Review approved samples
 Use a Construction Site Tool Kit

Construction Site Tool Kit
Preparation for Site Visits:
understand the Contract Documents inside – out !
Checklists

Construction Review
– Services

Canadian Handbook of Practice for Architects
– Useful or not?
– Office procedures
– Checklists provided in CD-ROM with
course handouts
– Specifications
Close Out
– Substantial performance
– Legal definition from lien legislation
– Financial threshold and ready for
occupancy
– Start of warranty period and lien period
– Assessment relies on well documented
Field Review Reports

Reporting
Contractual
requirement
– Written record
– Standard Forms
– Observations and
Resolutions
– Instructions
consistent with
Contract Documents
– Distribution
Substantial
performance
– Legal definition from
lien legislation
– Financial threshold
and ready for
occupancy
– Start of warranty
Total Performance
Completion of all deficiencies
 Test certifications on life safety and other
systems
 Clearances from all Authorities Having
Jurisdiction
 Operating and Maintenance Manuals
 Owner's sign-off for extra maintenance materials
as specified
 Original written warranties

Total Performance
Certificates from Utility Companies
 As-built drawings
 Close out letters from consultants and inspection
and testing agencies
 Statutory Declarations
 Clearance from Workplace Safety Insurance
Board or Workers Compensation Board
 Occupancy permit or clearance from Municipality
if required

Warranty Review
– Prior to expiry of warranty period
– With the owner's representative
– Consolidated list
Procedures for site visits
–
–
–
–
–
–
–
Notify site superintendent on arrival
Walk the site for general overview
Focus on pre-selected part of the work
Refer to Checklists
Speak to sub-trades for clarification
Do not instruct or direct sub-trades
Photograph anomalies
Report observations to site
superintendent
– Respond to questions and requests for
information
Frequency of
Site Visits
– Factors to consider
– Event-based visits
– Representative
Sampling
– Recommendations
Factors to consider
Frequency of Site Visits
–
–
–
–
–
–
–
Method of construction delivery
Pace of construction
Size and complexity of project
Renovation or new construction
Previous performance of contractor
Location of site
Materials and systems specified
Frequency of Site Visits

Event based

Representative Sampling
Frequency of Site Visits

Representative Sampling
– Extensive sampling
– Frequent Sampling
– Less frequent sampling
Frequency of Site Visits

Recommendations
– Professional Judgment
– Building Code /Life Safety issues
– Example:
Vancouver Certified Professional Program
Frequency of
Site Visits
RP STAFF
Professional or CP
Staff
Excavation and shoring
Weekly **
monthly
Footing/Foundation
Each pour
Monthly
Damp proofing
50%
25%
Footing drains
Before covered
N/A
Plumbing site servicing
Before covered
N/A
Electrical site servicing
Before covered
N/A
Daily **
Initially
Weekly **
Monthly
Weekly
Weekly *
Backfill
from
Structural frame
Vancouver
Certified
Professional
Program
Partition Walls
Bi-monthly
Monthly *
Shaft wall construction
Weekly **
Weekly **
Rough in plumbing
Once per floor
Once per floor *
Flushing of plumbing lines
Once per floor
N/A
Rough in sprinklers
Once per floor
Once per floor
Rough in mechanical
Once per floor
Once per floor
Rough in electrical
Once per floor
Once
Exterior cladding
Weekly **
N/A
Fire-stopping of service penetrations
Once per floor
Once per floor
Insulation and vapor barrier
Once per floor
Once per floor
Windows and closures
Once per floor
Once per floor
Drywall bulkheads
Once per floor
Once per floor
Drywalling
Once per floor
Once per floor
Bi-monthly
N/A
Finish plumbing
Once per floor
Once per floor
Finish sprinklers
Once per floor
Once per floor
Finish mechanical
Once per floor
Once per floor
Finish electrical
Once per floor
Once per floor
Architectural finishes
Once per floor
Once per floor
Commissioning/functional testing
Daily **
Daily **
Occupancy permit field review
Daily **
Daily **
Structural fire-stopping
Millwork
Reporting
– Project Information
– Progress
– Observations
– Resolutions
– Questions
(reference: BC Form B2)
What to Look For…
– Compliance
– Approved Materials and Equipment
– Priorities
– Checklists
Materials and Equipment
Approved
Samples
 Fabrication
 Delivery
 Handling and
Storage
 Protection

Millwork storage
Execution
– Acceptance of
Preceding
Trades
– Layout and
Dimensions
– Preparation
– Workmanship
– Junctions
– Thickness and
Tolerances
– Quantities
– Protection
Priorities
– Fire Separations
and Closures
– Building
Envelope
– Foundation
Layout
– Work to be
Covered Up
– Previous
Projects'
Problem Areas
– Fire Separations
and Closures
– Building
Envelope
– Foundation
Layout
– Work to be
Covered Up
– Previous
Projects'
Problem Areas
– Fire Separations
and Closures
– Building
Envelope
– Foundation
Layout
– Work to be
Covered Up
– Previous
Projects'
Problem Areas
– Fire Separations
and Closures
– Building
Envelope
– Foundation
Layout
– Work to be
Covered Up
– Previous
Projects'
Problem Areas
– Fire Separations
and Closures
– Building
Envelope
– Foundation
Layout
– Work to be
Covered Up
– Previous
Projects'
Problem Areas
– Fire Separations
and Closures
– Building
Envelope
– Foundation
Layout
– Work to be
Covered Up
– Previous
Projects'
Problem Areas
Resolution of Site Issues
–
–
–
–
–
–
–
Poor workmanship
Materials substitution
Layout error
Design changes
Design coordination
Building code requirements
Building Inspector/Fire Department
requirements
Poor Workmanship
– Identify early !!
– Refer to Standards
Specifications
 Mockups
 Associations
 Industry

– Consider Contractor
Explanations
– Offer Independent
Review
– Agree on Achievable
Standard
Materials Substitution
–
–
–
–
–
Timing of Request
Contractor issues
Reasons to accept
Backup information
Answer quickly
Resolution of Site Issues

Layout Error
– Assess extent of
work completed
– Assess impact on
design
– Assess impact on
schedule
– Review
alternatives
– Respond quickly
Design Changes
– Source
– Owner Changes
– Contractor Changes
- Respond quickly
Design Coordination
– Design coordination or construction
coordination?
– Construction coordination
– Design coordination
– Respond quickly
Building Code Requirements
– Fire Protection,
Occupant Safety and
Accessibility
– Design responsibility –
architect
– Installation
responsibility –
contractor
– Non-conformance
– Resolution
– Issue change order to
correct
– Reconstruct or
replace
Building Inspector
and Fire Department Requirements
–
–
–
–
Timing
Communication
Coordination
Disagreements
Creating Time for
Field Review /
General Review
Creating Time for Field Review/
General Review
–
–
–
–
–
–
–
–
–
–
Fees
Design
Personnel
Resources
Contract Administration
Attitude
Site Meetings
Requests for Information
Submissions
Dispute Resolution
Fees
– Obligations regardless of fee
– Percentage of fee allocated to General
Review
– Per visit fees
– Negotiations
– Alternative construction delivery methods
Design
–
–
–
–
–
–
–
–
Coordination of construction documentation
Enforceable specifications
Referenced standards
"Intent"
Value engineering
Field feedback
Specialty consultants
Code compliance
Personnel
–
–
–
–
Task allocation
Continuity
Field experience
Mentoring
Communication !!
Resources
–
–
–
–
Checklists
Testing and Inspection companies
Sub-trades Associations
In-House Specialists
Contract Administration –
Policies Procedures
–
–
–
–
–
Contractual obligations
Consistency
Standard forms
Instructional standard letters
Start-up meeting
Attitude
–
–
–
–
–
Teamwork
Willingness to find creative solutions
Communication
Reasonable interpretation of documents
Resistance to tactical games
Site Meetings
– Chair and Attendees
– Agenda
– Grandstanding and blindsiding
Requests for Information
– Timely response
– Look out for contractor responsibility
– AUTOCAD on site
Submissions
–
–
–
–
–
Substitutions and alternates
Shop drawings
Samples
Progress applications
Quotations
Dispute Resolution
– Change Directive
– Negotiation
Mediation
Arbitration
What to Look for …
by trade or
stage of construction
Major Phases of Construction













New Construction Vs Renovation
Unforeseen Site Conditions
Site & Building Excavation
Site & Building Backfill
Footings & Foundations
Slab on Grade
Structural / Architectural Concrete
Masonry
Structural Steel / Steel Joists / Steel Deck
Roofing & Flashing
Curtain Wall Glazing Systems
Gypsum Wall Board
Finishes
New
Construction
versus
Renovations or
Additions to
Existing
Buildings
Existing Building Systems
Existing Building Systems
Construction
Methodology

Special Shoring
Conditions

Sequenced
Demolition

Maintaining
Building
Operations
– Access Restrictions
– Installation
procedures
– Effects design &
details

Special Demolition
Techniques
– Controlled removal
– Equipment weight

Temporary Steel
Bracing

Controlled slab
removal
Special Conditions
Special Conditions
Do Your Homework

Educate the client

Include in your fee calculations for additional,
unplanned site visits.

Understand how the construction work will be
phased.
Site and Building Excavation

Reviewed & understands the Geotechnical Report

Identification of buried utility lines

Siltation Control Devices if required by the Authorities Having
Jurisdiction:

Protection of Existing Vegetation to be retained

Bench marks /barge boards established and protected

Site Hoarding or Fencing in place

Identify and Record Conditions of any Existing Structures on-site
or off-site to remain
Temporary
protection
– End of pipes
between
installation of
sections
– Unforeseen
buried cables
Excavation and Site Services
Shoring / Underpinning
Prior to pouring footings
Unexpected Subsurface
Conditions:
– Items not identified in the geotechnical report
such as:
 Soft spots
 Springs
 Buried organic material
 Buried debris
 Rock or concrete over specified size
– Verification and Quantification
– Timing
– Review claims and Quantities
Site / Building Backfill

Confirm that contractor has notified the testing and
inspection agency to be present during this stage of
work.

Check that materials are in conformance with
specification.

Placement / compaction:
Footings / Foundations

Prior to concrete delivery :

Footings:
– Review bottom of footings for:
– Protective measures:
Formwork / Reinforcing:
– Review construction, dimensions and bracing
– Placement, support and tying of reinforcement
– Ensure that testing and inspection agency or
engineer has reviewed
Placing / Curing / Testing of
Concrete:
– Protection from frost and excessive heat
– Test samples taken.
– Report issued promptly by testing and inspection
agency
Parging / Damproofing:
– Uniform coverage by dampproofing
– Continuous over footings
– Application thickness as specified.

Waterproofing:

Perimeter Insulation:

Foundation Drainage:
Slab on Grade

Prior to concrete delivery:

Review procedures for Placing, Finishing, Curing, Testing
concrete, well in advance of scheduled pours:
– Finishing:

Vapour barrier / dampproofing:
– Protection from perforation:
– Continuity of membrane

Controversial:
– Many contractors do not agree with under slab vapour barriers.
– During concrete curing water rises to top of slab causing slab
curling
– Increase in granular layer depth in lieu of vapour barrier
Structural / Architectural Concrete

Prior to concrete delivery:
– ensure that mix designs have been submitted to engineers
for review
– Contractor to provide 48 hours notification to consultants
and inspection and testing agency

Formwork:
–
–
–
–
Supports / bracing / tying / spacers
Cleaning / surface preparation:
Location of construction joints
Placement / fixing of:

Architectural Concrete:
–
–
–
–

Formwork / form release agent material as specified
Layout of joints / ties / chamfers / reglets
Joint seals / fillers / gaskets as specified
Retardent, as specified
Reinforcing / embedded conduits:
–
–
–
–
Placement /support of reinforcing:
Spacing of parallel conduits
Coverage at conduits
Conduit crossovers

Placing concrete:
– Method of placement to deposit concrete as close to final position
as possible
– Vibration of concrete
– Location of construction joints in slabs
– Use of screeds to maintain specified levels and trueness of slabs
– Test samples taken as specified

Finishing / curing slabs:
– Review specified finishes and their locations to ensure clear
understanding of intent of specifications

Formwork Removal:
–
–
–
–

Forms left in place until:
Newly exposed surfaces protected
Re-shoring installed as required /specified
Patching carried out promptly using approved procedures
Curing / Finishing Architectural Concrete:
– Same length of time for each separate pour:
– Sandblasting as specified
– No patching unless authorized
Masonry

Procurement:
– Review samples and specification of materials prior to site
delivery.
– Good risk management practice is to visit the manufacturer
yard to view material shipment (if possible)

Storage of Materials:
– Off ground
– Covered
– Protected from freezing

Sample Panels:
– Good practice
– Must incorporate all components / materials /conditions
specified
– Establishes standard of workmanship / appearance:
Masonry Mock-up
– Establishes standard of workmanship / appearance:
– Sample should remain in place until work completed

Protection:
– Completed masonry work to be protected from other trades
– Ensure that work is covered over at the end of each day
– Temporary bracing until permanent lateral supports in
place
– Cold weather precautions:
Masonry

Workmanship:
– Coursing uniformity maintained:
– Steel frames filled solid with:
– Joint reinforcement / Control joints
– Steel Lintels:
Masonry

Reinforced Concrete block masonry:
– Temporary shoring as required
– Installation of reinforcing steel / concrete fill
– Test samples of concrete as specified

Cavity shaft wall construction:
– No obstruction of cavity:
– Continuity of air barrier

Final cleaning:
– Review proposed procedures and materials to be used
– Test application of approved cleaning product
Structural Steel / Steel Joists /
Steel Deck

Procurement:
– Shop drawings stamped by registered engineer
– Mill test reports, if specified
– Welders qualifications for review by engineer

Storage of materials:
–
–
–
–

Off ground
Joist stored upright
Material covered if stored for prolong periods
Steel deck in stacks, tilted to drain, covered
Inspection and testing:
– Review by testing and inspection agency:
Temporary Protection of Openings
-Safety Rails
Anchor Bolt
Layouts
– Coordination with
concrete foundation
layout
– Remedial
corrections

To be approved by
structural engineer
Temporary
protection of
other work
– Welding sparks
– Steel primer touchup’s
– Installation
procedure
Roofing / Flashing

Procurement:
– Samples and product specification submitted for approval.

Storage of Materials:
– Stored in original containers, well labeled
– Rolls of membrane stored off ground / covered
– Disbursement of materials across roof to avoid excessive
loading
– Materials such as insulation / flashing secured for storage

Protection:
– Walls / other finishes from roofing operations
– Parapets /roof edges / walls


Temporary protection at hoisting area.
Temporary walkway over finished areas
Workmanship – Roofing:
– Roof Deck:
– Roof drains / curbs in place / flashed
– Positive slope to drains
– Continuity of air / vapour barrier:
– Watertight application over insulation at the completion of
each day.
– Uniform spreading of granular material
Workmanship – Flashing:
– Fabrication:
– Joints:
– Protection from corrosion / electrolytic action:
– Fastenings:

Inadequate roof drainage
Curtain Wall Glazing Systems

Procurement:
–
–
–
–

Shop drawings stamped by registered engineer
Sample product submitted
Mock-up(s), as specified
Testing and inspection reports:
Storage of materials:
– Off ground / wrapped / protected from damage

Installation:
– Anchorage:

Fire stopping at floor slab edges:
– Impalement clips for insulation support

Flashing / air barrier:
– Continuity in air barrier seal with other adjacent materials
– Ensure weep holes are clean

Glazing:
– Sealing surfaces cleaned
– Setting blocks / gaskets /tapes / sealant installed as specified
Gypsum Wallboard

Partitions:
– Anchors securely to floor / column / walls
– Studs doubled up a jambs:
– Review finishes layout:
– Floor to floor framing:

Fire-rated Partition / assemblies:
– Partition design complies with ULC assembly
specifications
– Screw size and spacing as specified
– Fire stopping:

Sound-attenuating partitions:
– Insulation as specified
– Acoustic sealant :

Wallboard application:
– Inspection of all built-in mechanical /electrical work performed
by engineers / Authorities Having Jurisdiction
– Adequate ventilation during taping application
– Joints in boards staggered.
– Wall board applied opposite direction to framing
– Screw spacing as specified by code

Wallboard / Acoustic ceilings:
– Review reflected ceiling plan layout with contractor.
– existing interferences:

TIP - Ask contractor to mark out RCP on floor to identify (saves
time and money for both contractor / architect / client)

Additional Bracing at joint required as per building inspectors
request.
Finishes
Ceramic, Quarry & Terrazzo Tile
Submission of:
– Samples (Control samples to remain on site)
– Tile setting drawings as specified

Mock-up:
– Highly recommended
– Establishes standard for workmanship / appearance

Substrates:
– Clean / dry /free from foreign material
– Sound
Wood Flooring

Submission of:
– Samples (Control samples to remain on site)

Storage of materials:
– On site several days before installation
– Adjustment to humidity and temperatures

Installation-wood strip flooring:
– Membrane damp proofing as specified
– Sleepers / sheathing:
– Review and specify pattern starting point

Installation – wood parquet flooring:
– Prier applied to concrete subfloors
– If sleepers used:

Same procedures as for wood strip flooring
– Adhesive application:
– Units rolled per manufacturer’s recommendations
– Review and specify pattern starting point
Resilient Flooring

Samples of products submitted

Substrates:
– Clean / dry / free from foreign material /coatings
– Ridges and bumps ground smooth

Installation – resilient tile flooring :
– Leveling compound applied
– Substrate vacuumed prior to application of adhesive
– Adhesive application limited to area which can be covered
before adhesive working time expires
– Waterproof adhesive used on slabs on grade
– Flooring rolled as installation proceeds
– Floor sealer applied immediately after installation to protect
material.

Installation – resilient sheet flooring:
– Substrate preparation:

Same procedure as for resilient tile flooring
– Sheet flooring allowed to “relax” in area of
installation for specified minimum time prior to
installation
– Ensure that moisture content of slab on grade meets
manufactures specification
– Joints:
– Heat welding, as specified:

Check manufacturers product installation
– Problem

Bubbling / lifting at joints of flooring material
– Cause



Moisture content of slab
Wrong adhesive used
Joints not seamed water tight
What to Look for …
common problems
Check underneath


This otherwise
delightful “planter box”
is completely
unpainted underneath
The design
contemplates clay pots
sitting atop - how long
before they fall
through?
– Check for sealing of
members
Check “on centre”



The fireplace flue
was in place before
the mason arrived
The mason decide
“centred” meant 1”
to the right and 1/8”
to the left
The mason also
forgot the head
flashing
Protect installed elements


This is supposed to be
an exposed glulam
The roofer assumed it
wasn’t, possibly
because the General
Contractor neglected
to provide temporary
protection
– Check for temporary
protection
Look for afterthoughts



The two wall
penetrations were
added after the sbs
roofing was completed
Both are reverse
lapped
The one at right is
“finished” with uv
sensitive material
which will degrade
within 6 months
– Check for late additions
Consider transition details



The mason was the
only person
considering the view
from this balcony
He detailed the firewall
as well as he could
using the specified
concrete blocks
The designer
neglected to “finish”
– Check extent of
detailing re edge/end
conditions
Check Foundation clearance
– At the design stage,
confirm that there is
sufficient space “in
the hole” to
accommodate
formwork and
provide access for
damproofing or
waterproofing
Verify roof drainage


Most of this entire
roof appears to be
drained through 1
rainwater leader
It was a simple
measure to add
additional rwl’s
– At the design stage,
verify the drainage
of each roof
Insist on quality

The roofer
explained this by
saying he was
under pressure to
complete
Understand the technology



A simple upstand lip
on this edge flashing
would have contained
the bleed from this sbs
roof
This roof was
inspected by the
roofing association &
deemed technically
correct
Don’t assume others
care about aesthetics
– Check roof edge
detailing
Leave room for drainage



These precast exterior
stair treads were a
clever idea to reduce
wear and tear
Unfortunately they are
so close to the wood
stringers that they will
trap water atop the
galvanized support
angles
Better to space the off
1/4” or so
Seal cladding over joints


The cladding
carpenter has correctly
sealed the ends of the
two board on the top
row, and placed the
joint over solid bearing
(The corner joints are
blind caulked, then
vertical trim is added)
See now or forever hold your
piece



Hard to see, but this
gutter (mis-installed) is
sitting on bare,
unprimed, non
pressure treated wood
This was contrary to
drawings and specs &
had been changed
without consultation
Had we not observed
it at this moment, it
would have been
hidden soon thereafter
– Review concealed
conditions before
concealment
Look for well installed
deficiencies


This neat and tidy, well
flashed electrical
penetration sits on a
split support board
which defeats the
other strategies
against water ingress
The project had many
of these, clearly this
was thought to be
acceptable
Check after landscaping


These post bases
looked fine until the
landscaping arrived
(the paint deficiency
on the left column had
already been noted)
The finished grade is
too close to the post
base
– Review at grade
conditions after
landscape installation
complete
Be suspicious of the
suspiciously neat




This sextet of roof
penetrations caused
us to inquire as to
what was beneath
Each of the 6 caps
surmounts 3 exhaust
ducts from a suite
None of the 6 sets of
ducts is properly fire
separated from the
others
This entire assembly
had to be rebuilt to
conform to fire
separation
Suspiciously neat #2



Another vent from the
same roof
The fire separation
around the ducts
consists of drywall
nailed to itself
We were not called to
review before this was
enclosed
– Verify fire separation
continuity before
closure
Check it thrice!
Wall cladding #1
– A strapped exterior
wall should be
reviewed first when
most or all
strapping is in place
on moisture barrier
Wall cladding #2
– Cladding should
also be reviewed
when partially
complete, to ensure
interfaces between
different claddings
are properly
handled
Wall cladding #3
– The completed
cladding area
should be reviewed
for final detailing
and interfaces
Where’s the paint ?

The ends of these
lattice members
are unprimed
– Review all
members for
sealing completion
Where’s the paint ?


Digital camera held at
a tough angle to
photograph this post
with no paint, sitting
about 3” off the ground
A dentist’s mirror
would have provided
the same result, but
this provided the
evidence
Check for leaks - Air barrier
continuity



On the right, a garage,
On the left, habitable
space
It would have been
much easier to create
air barrier continuity
had this been
reviewed at the
framing stage
– Review barrier
continuity at design
stage
– Review barrier
continuity before
closure
Air barrier continuity #2



We tried for awhile to
use Tyvek’s air barrier
qualities, spec’ing it as
the air barrier on
townhouses
Framing contractors
couldn’t understand
the issues and kept
using it like building
paper
This attic access
space defeats the air
barrier
Check for code violations


The proximity of this
cladding to grade was
not evident until the
concrete pad was
poured
A generic detail
indicating required
separations would
have helped
– Review details for at
grade condition
inclusion
Check the details

The Contractor did his
best preparing for a
duct (size unknown,
not on drawings)
designed to penetrate
a brick wall (no cap
design provided)
– Review engineering
documents to identify
penetrations through
envelope
– Provide penetration
details
Fill the hole!

The mason needed
to be directed to fill
this crudely cut
hole through the
rigid insulation
Hide reverse laps, quick!


Some of the mastic
covering the joints is
also hiding reverse
lapped peel & stick
This was pointed out
by the next
subcontractor whose
work scope included
covering this - he
reworked the deficient
areas
– Review for reverse
lapped construction
Identify the location

Whether the
deficiency is rotten
wood, or not, it’s
sometime useful to
identify the subject
matter right in the
photograph
– Label deficient
construction on site
and in illustrations
Identify the deficiency

This piece of
flashing was
supposed to have a
minimum 2”
upstand at the top
of the flashing.
The note makes its
true extent fairly
clear
Identify the location #2

Sometimes very
clear identification
is needed,
especially in
situations with
multiple similar
appearance
deficiencies
Fungus is an issue

Illustrating the
relationship
between moisture
content and
likelihood of fungal
growth
– Check moisture
content before
allowing wood
frame close in
Look out for mould

Mould infestation
can occur during
construction
– Unless you are
qualified & insured
for mould
remediation, insist
on the involvement
of an expert where
suspect mould is
discovered
Record what you didn’t do

On this remediation
project the
concrete stair
refinishing was
excluded from our
scope
– Important to record
conditions you did
not include
Record what won’t work



We were not the prime
consultants & advised
the window detailing
would probably fail
We recorded sloppy &
deficient workmanship
The windows failed to
even come close to
the spec’d standard
– Record deficiencies
even when others don’t
agree
Ready for next step?

In sequential review of
complex assemblies,
record when a step is
incomplete or poorly
done, as evidence
supporting failure to
accept work
proceeding
– Prepare a list of
mandatory pre-closure
reviews
Ready to close in?

Review barrier
continuity before
close in
Ready to close in #2


The contractor could
not understand
architect’s reluctance
to accept any floor of
this as being ready
for drywall
Explain pre-closure
review requirements
at project
commencement
Builder figure out

This floor/wall
interface detail was
not drawn by the
Architect - the site
superintendent
sketched it
(correctly) in the
river sand backfill not a preferred
practice
See before cover


Review each
building or building
elevation with
complete moisture
barrier & strapping
before cladding
commences and
before moisture
content testing
Review barriers
and continuity
before close in
Show the problem

Photographs will
better illustrate
problems when
fingers or similar
point them out.
Here, the sill pan is
discontinuous
The same…but different

The vents below
are through brick,
those above
through vinyl siding
– Important to identify
the same element
piercing through
different building
envelopes - also
different details
required
Thick enough?

This fluid applied
waterproofing
membrane is not thick
enough until the
continuous reinforcing
cannot be read behind
the top coat
– Identify installation
characteristics which
are self-assuring
Failed the test



This was to meet
an A440 B5 rating
It did not pass a
B1 rating (1/5th
the pressure)
Contractor
adivsed of
concerns in
advance
Too complex



This existing cascade
of windows had failed
The original builders
were not competent to
detail the stepping
corner
The windows spec’d
were not up to the
exposure conditions
– Spec more robust
materials for
challenging installations
Was a column


The outcome of poor
design and
construction
This was one of 4
columns supporting a
church porte-cochere
Insist on Mockups

This window
mockup shows:
–
–
–
–
Head flashing
Trim flashing
Support/strapping
Membrane
positioning
Mockups

This window sill
detail shows:
– Sill pan detailing
– Membrane cover &
extent
Key Details for
Review
at Design and
Construction
stages
35 Key Details


ECO-design.ca has
identified 35 key
details which
describe most
conditions on most
buildings
These are
reviewed to identify
associated field
review checklist
items
Damproofing
– Bugholes filled
– Material fully
applied
– No bubbling
Waterproofing (elevator pit)
– Submittal for
membrane
– Full coverage
including tops of
footings
At Grade conditions
–
–
–
–
–
–
Separation between grade & cladding/framing
Moisture barrier between construction & grade
Moisture barrier between wood & non-wood elements
Barrier continuity- moisture/air/vapour
Drainage away from construction
Thermal barriers & cold joint treatments
At-Grade conditions #2
– All as previous slide +
– More robust
construction where
landscape conditions
create a dead air space,
which will have damper
conditions than normal
– Detailing at dead air
conditions to prevent
splash onto walls
Wall & Soffit penetrations
– Barrier continuity at penetrations
– Flashings/deflection if no cover above
– Robust materials or blockage at soffit
penetrations (to prevent damage through moist
air upwelling)
Why care about soffit venting?



There was no leak
in the balcony
above
The corner was
well protected from
the elements
Note the pair of
vents above the
slider
Balcony face penetration
– Interface with
flashing and deck
membranes above
– Barrier continuity at
penetration
– Interference from
railing posts
Intermediate floor detailing
– Barrier continuity through floor construction
– Protection of wall construction from water on floor
Intermediate floor detailing

The Tyvek drape
protects the
concentration of
lumber below the floor
line from moisture
during construction &
provides air barrier
continuity for this
Airtight Drywall
Approach (ADA)
building
Railing details
– Structural
adequacy
– Penetrations water
protected
– Long term
performance with
stress of human
use
Walkway details
–
–
–
–
–
Acoustics
Walkway as roof
Barrier continuity
Redundancy
Protection of wear
surface
Reinforced connections



This deck beam to wall
connection has a peel
& stick membrane
under the hanger to
self-seal nail
penetrations
Moisture barrier
applied before beam
Framing above held
back to allow lapping
of materials
Head/Jamb/Sill of Door
– Requirements for
disabled
– Barrier continuity
– A/B/C performance
– Glazing performance
– Hardware integrity
– Door structural support
– Consider interior
drainage detailing
Window Head/Jamb/Sill
– As for door
generally
Window Head/Jamb/Sill


The nailing at the sill is
incorrect, with nails
between rather than
through shims
Also, vertical shims
are needed to the u/s
of the window, for
structural support (new
requirement for vinyl
windows)
Window testing


This gentleman is
on a spray rack
manoeuvering to
the face of a
window to be
tested
He has a spray
rack which puts an
exact water flow
against the window
Cantilevered floor
– Barrier continuity,
especially thermal
Flat/Shed roof overhang
–
–
–
–
–
–
Venting
Barrier continuity
Drainage/slope to drain
Flashing detailing
Flashing seams
Membrane continuity
under flashing
– Gutter slope
– Fascia detailing/
finishing
Flush parapet detailing
– Generally as for
flat/ shed roof
overhangs
– Membrane
continuity over
parapet head
– Venting
– Robust construction
of parapets pressure treated
material
Intermediate Eave (Eyebrow)
– Generally as for
other roof
overhangs
– Slope to eyebrow
– Robust finish - this
is a roof!
– Connection at wall
Soffit vents



These will be
extended to the
outside edge of the
soffit
The soffit finish will be
solid (not vented) for 1
joist space each side
of the vents
The trim joist near
where they exhaust
will be vented and
pressure treated
Roof penetrations (various)
–
–
–
–
–
Barrier continuity
Deflection
Drainage
Durability
Samples/ specs
Roof penetration detailing

The site
superintendant
took it upon himself
to ensure a neat
arrangement of
these multiple
penetrations. His
rationale - “You can
see the roofs from
all around.”
Plan details - corners
– barrier continuity, esp.
air barrier
– ensure reinforcement of
moisture barrier at
intersections
– provide reinforcement of
moisture barrier at
cladding
Four Key
Concepts
1. Deflection

Each higher row is
cantilevered over
the floor below,
offering excellent
deflection of rain
through the open
roof
– (Globe theatre,
London)
Deflection modern style


This Frank Lloyd
Wright inspired
condominium’s
large overhangs
deflect much rain
water from walls
below
Modern methods
may be no more
effective
2. Drainage

Even a thatch hut
has significant
overhangs all
around
Drainage - “flat” surfaces


By the time the
frame shrinks this
balcony will have
2-3% slope
The columns are
concrete filled and
connected to the
decks with slip
connections
3. Drying

These vapour
diffusion ports
improve frame
drying during and
after construction
Drying

The hole through the
sheathing below the
sill studs is a vapour
diffusion port, which
allows improved
frame drying
4. Durability
Using
durable
materials is a good
start
CSA
S478-95
(reaffirmed 2001)
Guidelines on
Durability in Buildings
New
Technologies
Webcams
Digital
Cameras and Recorders
Construction
Management Software
Webcams
Purpose & Limitations:

Mostly used by large corporations or government agencies

Also provides construction site security

Provides archival and searchable database of images

Provides real time picture of construction site progress to all
those who access the internet

View point is limited by position of webcam unless multiple
cameras are used.

http://131.104.176.9/
Digital Cameras and Recorders








Offers flexibility and mobility over webcams
Allows consultants to provide clients progress
photographs
Quicker communication
Wider communication spectrum
More Economical than webcams
Allows communication with other consultants to discuss
field conditions
Not a substitution for a real site visit
Camera should have zoom capabilities and preferable
a wide angle lens.
Construction Management Software
Prolog
EdgeBuilder
Prolog
Prolog – Why?





Standardized Business Process
Reduce Risks by tracking more effectively
and consistently
“Real-time” Data
Information Exchange
 On the Project
 Within the Organization
 With Other Project Team Members
A common Project “Portal”
Prolog – How?
Project Data in a common location
 Accessed through:

• Local Network
• Remote Access (Citrix)
• Internet (Web) Interface
Prolog – How?
Remote
Office
Main
Office
Citrix
Connection
Prolog
Projects
Trades
LAN
Connection
Consultants
Owners
Website
Connection
Prolog – What?

Project Control:
•
•
•
•
•
•
Purchasing/Tendering
Document Control
Cost Control : Budget & Cost
Field Administration
Administration
Reporting
• Prolog Project Websites
Prolog – What?
…Purchasing/Tendering
Bid Packages: General
Bid Packages: Bidders List 2
Bid Packages: Drawing List
Prolog – What?..Document Control
Drawings, Drawing Packages – Detail
Meeting Minutes
Prolog – What?..Document Control
Request for Information
Prolog – What ..Cost Control
Prolog – What ..Cost Control
Proposed Change Order
Prolog – Rewards/Benefits





Accessible, secure, up-to-date Project
information
Informed Project Team and Management
Informed Client
Systemized approach to Project Control
Envelopes the entire project process - Single
Source Project Management System
Edgebuilder

Supports project communication & collaboration
On-line / Real-time information
Create & archive project documentation
Consistent document Management
Expedite the resolution of issues
Use webcams to monitor construction sites

www.edgebuilder.com





Hot Topics
LEED Canada
and
Contruction Sites
(Sustainable Sites)
Prerequisite:
Erosion and
Sedimentation Control
Credit:
Reduced Site
Disturbance
LEED Canada
and
Contruction Sites
(Materials and Resources)
Prerequisite:
Storage and Collection of
Recyclables
Credit:
Construction Waste
Management (divert 50%)
Construction Waste
Management (divert 75%)
Environmental
Issues
Environmental Report Review
 Phase I, Phase II, Phase III
Environmental Site Assessments
 Designated Substances
 Asbestos
 Mould

Environmental Report
Review
Environmental Reports :
Phase I, Phase II, Phase III Environmental Site
Assessments
 Designated Substances Surveys/Remediations
 Asbestos Surveys/Remediations
 Mould Surveys/Remediations
 Lead Surveys/Remediations

Environmental Site
Assessment (ESA)
What is the purpose of an ESA?

To determine actual and potential site contamination
What is it used for?




Financial transactions (e.g. purchase, sale, refinancing)
Site decommissioning
Regulatory compliance
Pro-active Corporate Environmental Management Practice
Steps For Site Assessment
Phase I
– Site information assessment

Phase II
– Detailed Testing Program, Delineation and Budget
Cost

Phase III
– Site Remediation - Preparation, Implementation and
Verification
What does a Phase I ESA
involve?

Is the site in compliance with all applicable
regulations and permits

Site inspection and review

Does not include sampling and chemical
analytical testing

In many cases, only a Phase 1 is required
Phase I ESA? Selected
Environmental Issues:

Hazardous Materials
• Mould
• Lead





• PCBs
• Asbestos
• Urea formaldehyde Foam Insulation (UFFI)
Underground Storage Tanks (USTs)
Above Ground Storage Tanks (ASTs)
Soil Contamination, Foreign Fill
Historical and Existing Land Uses
Hazardous Waste and Sewage Disposal
Phase II - Site Investigation
Scope of work is based on Phase I
findings
 Contamination is know or suspected?

– What is it?
– What is the nature of the liability?
– How extensive is the contamination?

Involves intrusive sampling of soil and
groundwater
Phase III- Site Remediation

Develop and implement a site
remediation plan based on Phase I and
Phase II findings.
Designated Substances
• Asbestos
• Isocyanate
• Acrylonitrile
• Lead
• Arsenic
• Mercury
• Benzene
• Silica
• Coke Oven Emissions
• Vinyl Chloride
• Ethylene Oxide
Asbestos is a generic term used to describe
a
family
minerals.
of
naturally-occurring
fibrous
The word is derived from the a
Greek word meaning “inextinguishable”.
Definition of Friable Material
“Friable material” is defined as, “a material that
when dry can be crumbled, pulverized or
powdered by hand pressure”
(Is it easy to release fibre from the product)
Check Provincial Regualtions
For Example:
Health & Safety Regulations Governing Asbestos in the Work Place – Ontario :
“Ontario Regulation 838, The Regulation Respecting Asbestos on Construction
Projects and in Buildings and Repair Operations”
Major Responsibilities
• Preparation and maintenance of a record of the location of
asbestos-containing friable material,
• Provision of a report to all prospective contractors who are
likely to handle or disturb friable material stating:
- Whether or not the friable material contains
asbestos,
- The type and location of asbestos containing
material present,
Continued...
Major Responsibilities :
• Notification of any workers in the building who may
disturb or handle the material containing asbestos or who
may work in proximity to such work,
• Establishment of a training program for employees of the
owner who are likely to handle the material
• Periodic inspection of the material to determine its condition
• Implementation of appropriate control measures where
required, following the precautions and procedures
prescribed by the regulations,
Continued...
Major responsibilities :
• Work procedures to follow minimal requirements
designated Type 1, Type 2 and Type 3 Operations
• Annual submission of an asbestos work report form for
each employee working in a Type 2 or Type 3 operation,
• Notification of the Ministry of Labour before commencing a
Type 3 operation,
• Application to the Ministry of Labour for variance
approvals.
Type 1 Operations ( Ontario )
• Installation or removal of manufactured products
• Cutting and shaping manufactured products using
hand tools
•Use of power tools (equipped with HEPA filter) to cut or
grind manufactured products
•Drilling manufactured products
•Drywall removal
Type 2 Operations Ontario
• Removal of a false ceiling where a significant quantity
of friable material containing asbestos is likely to be
lying on the surface
• Minor removal
- -the removal of 20 lineal feet of pipe insulation
-the removal of 9 ft² of surface material
- Enclosure
• Application of tape or sealant to pipe or boiler
insulation
• Other operations not classified
Type 3 Operations (Ontario)
• Major removal; major renovation projects
• Sprayed on encapsulation (e.g., paint)
• Cleaning or removal of air handling equipment
(including ducting) in a building that has sprayed
asbestos-containing fireproofing
• Use of power tools not equipped with a HEPA filter
The Growing Concerns of
Mould
Why is Mould a Problem?
Increased awareness of health issues.
 People are really getting sick.
 People cannot remain in their homes.
 People can’t work in their offices and
must change jobs.
 Schools are closed.

Why is Mould a Problem?
Office buildings are closed.
 Buildings are being demolished
because of mould.
 Buyers and sellers are concerned.
 Financiers, lessors, insurers, tenants &
restorers are concerned.

Tuesday 9 May 2000
Mould sickens six Rockyview staff; Cleanup will cost $70,000
Robert Walker, Calgary Herald
A toxic mould that can cause bleeding in the lungs if breathed in high doses was discovered at a
Calgary hospital after six staff fell sick with coughs and other complaints, a news conference was
told Monday.
Now Calgary Regional Health Authority is spending $70,000 to fix the roof of Rockyview
Hospital and other parts of the facility damaged when water leaked in earlier this year.
None of the staff was severely affected by the mould, which grew in damp areas inside the walls
surrounding a psychiatric unit's interview rooms. But they did have upper respiratory problems,
said Dr. Cam Waddell, medical director of occupational health and safety for the CRHA.
The authority is not taking the problem lightly, he said. "We take any issue to do with the health
and safety of our employees very seriously," Waddell said, adding the area has been cordoned off.
No patients were affected and the 30-bed patient care area of unit 49 remains open, Waddell said.
Dr. Tom Louie, medical director of infection prevention and control, said the offending organism
is called Stachybotrys chartarum, which has been known to produce toxins.
"If you inhale too many of them they can produce lung damage, involving either pneumonia,
which can cause lung fibrosis, and even . . . lung bleeding," Louie explained
The problem was caused partly by aging of the building and also because, in recent renovations,
the roof was finished with silicone caulking rather than flashing, said Pat McInenly, site manager
of facility services.
Staff first complained in November last year, but tests came back showing the air quality was
within normal limits, Waddell said.
A warming trend in January and February caused melted snow to pour through holes in the roof
Why is
Mould a
Problem?
Why is
Mould a
Problem?
Why is Mould a Problem?
Not Just a Health Issue but a
liability issue !!!
Architects
Become informed about mould
 Follow good practice to avoid mould
(proper enclosure design)
 Obtain OAA Mould Control Practice

Guide

Consult experts and specialists
Who Should be Concerned?
Building owners/managers
 Builders/Developers/Architects
 Employers
 Insurance Companies
 Restoration Contractors
 Carpet Cleaners
 Chemical Suppliers

Mould Litigation And Due
Diligence

Previous issues of the Environmental News have
highlighted the hazards of mould in buildings and
described the measures needed to assess and
remediate mould. Mould contamination is not only a
disruptive and costly problem to remedy, it can also
be the subject of litigation, with settlement costs in
some cases reaching eight figures!
Mould
Litigation
and Due
Diligence
Mould Growth after Flooding
Means of Water Entry into a Building
Wind-driven
rain and snow
Humidification
Vapour diffusion
Cooling-coil bypass
Condensation
Flooding
Air Movement
Water spills, leaks and other internal sources
Crawlspace/Basement
Capillary Action
Ground Water
3
Effects on Property

Property damage,
devaluation
– material damage
– repair costs
– loss of rents

Health effects on
occupants
– loss of productivity
– liability, lawsuits
Regulations

Federal Health
and Safety
Legislation
– Canada Labour
Code
– WHMIS
– OSHA Legislation
Guidelines
Health Canada Fungal Contamination
in Public Buildings: A
Guide to Recognition
and Management
www.ci.nyc.ny.us
www.hc-sc.gc.ca
Guidelines
Steps for Assessment
Building History
 Visual Inspection
 Bulk/Surface Sampling
 Air Monitoring
 Analysis of Samples

Building History
Past episodes of water damage and
how they were handled.
 Occupant health and indoor air quality
complaints.
 Remodeling and other modifications.

Visual Inspection

Most important initial step.
– ventilation systems
– ceiling tiles
– gypsum wallboard
– cardboard
– paper
– other cellulose-based materials
Visual Inspection
Construction Checklist to
reduce moisture
Measure moisture content of
substrates before allowing finishing
 Control relative humidity by ventilation
or mechanical dehumidification
 Do not use construction heaters that
create moisture
 Appropriate construction sequencing
 Do not trap moisture in assemblies

Checklists





CD-ROM contains
over 35 checklists
Choose
appropriate ones
print out
review
take to construction
site to help with
reports
READ the Manual (CD-ROM)
Thank You !

Evaluation Forms

Future RAIC courses
– SDCB 301 Advanced Building
Envelopes – High Performance
Curtain Walls
– Redesigning Practice