Expertise | Services
Engineering | Performance Assessments
Since 1997 we have developed innovative methods to conduct façade engineering and performance assessments on both modern and heritage buildings around the world. Our team of façade experts have developed new technologies that allow us to go beyond superficial surveys to measure actual damage and potential technical risks. Our façade assessments are considered an objective and fact-based roadmap to stabilize, repair, replace or maintain facades for decades to come. These assessments are often used as benchmarks during change of ownership or requirements by financial institutions.
Adaptive Reuse Assessments
The ever-changing real estate market adaptive reuse of buildings is becoming more commonplace. Adaptive reuse can be heavily influenced by the existing façade elements and the ability to modify facades without the full stripping of an existing facade to accommodate new programming. Our technical and engineering teams will survey the façade elements, study the reuse concept and offer options for updating, modifying or replacing façade elements.
Material Applications
Our firm is considered by many to be one of the preeminent experts in regard to façade material applications. Our US based Material Research Center is focused on proof of concept, testing and prototype development of a wide range of materials for potential façade applications. Many new materials such as carbon fiber composites, polished GFRC, metallic FRP, porcelain enamel metal, platen cast bronze and aluminum and cast glass have been embraced on projects in 20+ countries.
Life Safety Analysis
Over time if materials or systems are improperly designed, engineered, specified and/or installed they can create potential life safety risks. The risks can take many forms such as disengagement of material, combustibility, spalling, icing, development of mold, VOC off-gassing or the use of counterfeit materials that are misrepresented as fire rated or a specific alloy that may result in significant life safety risks.
Physical Field Surveys
We have invested heavily in our highly trained team of façade technicians that carefully conduct physical field façade surveys utilizing inventive technologies. Field surveys are conducted by technicians while being managed by a technical project controller linked to each technician’s hands-free cellular device and body camera that records the survey. The technician’s coordinates on the building and any comments are recorded both visually and audio including interaction with the project controller. In addition, we deploy highly equipped drone technology where allowed to access special areas of the building enclosure. Based on the transcript and video a detailed field survey is formulated along with visual references captured by body cameras and drones.
Air | Water | Thermal | Condensation Tracing
Our research lab has developed new methods unmatched in the façade industry to trace air, water and thermal patterns with astounding accuracy. This allows us to pinpoint the location of infiltration or exfiltration and develop a 3D remedial model to rectify the façade. The 3D model is added to the overall rectification package including our NEXT GEN 25 program and specification that will be utilized by the designated contractor to conduct the work under our supervision.
3D Remediation Documents
The recent advent of our NEXT GEN 25 technical documents little is left to chance. The drawings capture 2D, 3D, load paths, thermal, exploded view and photo-realistic renderings of typical and predominate atypical details. The drawings are further augmented by our detailed façade specifications outlining the three parts including General (overview), Products (materials) and Execution (installation).
Remediation Estimating
Our specification and estimating teams co-develop detailed Bill of Quantity (BOQ) based on the specification and detailed drawings. Once completed a unit cost estimate is generated reflecting anticipated material, sundries, labor, general conditions, overhead and profit for construction. After review by one of our directors adjustments are made to the unit costs. A contingency line item and anticipated schedule are then established.
Bid Tender | Descoping | Negotiation
The formation of bid documents is one of the most critical steps bridging the technical forensic solutions and the execution of the remedial work to bring the façade up to the specified performance levels. We carefully structure the bid documents to cross reference specifications, BOQ and technical bid instructions, inclusions, exclusions, clarifications, recommended schedule of values and list of bidder qualifications for client review and use to solicit bids. At the client’s request we will conduct a technical descoping, develop a comparative matrix and provide confidential input in regard to bidder pricing and alternates.
Construction Management
We have developed a robust project management system which includes daily reports outlining contractor manpower, equipment utilization and incremental progress based on productivity for each measurable task. Updated schedules are generated weekly illustrating a four week forecast and full project duration. We will monitor field safety with the contractors safety inspector and report any variances to the client directly. Our team will review contractor billings and compare the percent complete to the actual progress on the project and make recommendations to the client.
Non-Destructive Field Testing
When testing existing building enclosures we take into account the current occupancy, building typology and environmental exposure to establish a full spectrum of tests to measure the façade performance. We deploy a number of non-destructive testing technologies, many that our firm has developed since our founding in 1997. Test results measuring the facades structural, acoustic, air, water, condensation can be conducted without altering the façade to determine current performance when compared to design requirements and industry standards.
As-Built Documentation
Our project team includes resources for document control which will address the original as-built documents if available. They will be coupled with the new drawings that address remediation using our NEXT GEN 25 comprised of 2D, 3D, load paths, thermal, exploded view and photo-realistic renderings of typical and predominate atypical details. In addition the final specifications, approved samples, contractor submittal drawings and contractor as-built drawings will bring the project records up to date and will be a valuable reference document for the building ownership and maintenance team.
Operations | Maintenance Manuals
These documents couple with as-built drawings, specifications, performance and field test provide a complete technical overview of the façade elements for the entire life of the building. This invaluable information provides insight into materials used, finishes applied and life cycle performance of all components. In addition, it assures the building owners maintenance team of operational requirements and information such as operating hardware, fire performance reviews and troubleshooting potential façade technical challenges over the life of the building. The periodic maintenance schedule, log sheets and extraordinary maintenance should be kept up to date to ensure proper follow up and compliance with product/material warranties.
Annual Field Observation Reports
Annual Field Observation Reports are typically scheduled at the same time as on the scheduled façade cleaning cycles. This allows our technicians to do cursory drops down the building to document the façade weathering ability, finishes, gaskets, glass breakage, cladding degradation and other potential problems that may undermine the facade’s long term performance. Our technicians wear body cameras and voice actuated communication with our project controller to generate locations of potential concerns and possible remedies in real time. We provide a comprehensive report along with edited video, transcript and images supporting our findings. The annual reports should be integrated into the Operations | Maintenance Manual to maintain a valuable history of the façade elements.
Emergency Technical Support
Our teams have a long history supporting clients during natural disasters (earthquakes, floods, hurricanes and typhoons). We are experienced in mitigating manmade disasters (terrorism, rioting and fires) that can cause immediate need for the deployment of our technicians and engineers to take counter measures. In addition, we can assess and recommend the stabilization of architectural façade features or temporarily infill vision, opaque and operable openings. These stop-gap actions can substantially reduce damage and remediation costs.
BMU | Façade Access Assessment
Our team of experts are well versed on a broad spectrum of building maintenance units (BMUs) and façade access equipment for façade replacement and/or repairs. From updating aging technology to the redesign of new access technology our designers and engineers can offer a wide range of options that are value based and optimize operational efficiencies.