Attachment C for DBC RFP FP-2024-08 N&D BECA.pdf

Building Enclosure Condition Assessment

North and Daugherty Halls – Eastern Oregon University

Eastern Oregon University c/o Mr. David Moore

Capital Projects Manager

One University Boulevard

La Grande, OR 97850

Attachment C of DBC RFP FP-2024-08

CBS Ref.: OR22-004.01 www.certasolutions.com

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March 10, 2021

Eastern Oregon University c/o Mr. David Moore

Capital Projects Manager

One University Boulevard

La Grande, OR 97850

Re: North and Daugherty Halls G Avenue, La Grande, OR 97850

Building Enclosure Condition Assessment

Dear Mr. Moore:

Certa Building Solutions (Certa) performed a building envelope condition assessment of the facilities known as North and Daugherty Halls, located on the campus of Eastern Oregon

University (EOU) in La Grande, OR. Roman Lechner, Building Science Consultant of Certa evaluated the complex on February 8, 2022, with the assistance of Tatley-Grund. David Moore, Capital Projects Manager for EOU, was also present for a portion of the review.

The purpose of this evaluation was to obtain an initial understanding of the condition of the in-service building envelope assemblies, with a focus on the fiber cement cladding systems at the opaque wall areas, vinyl window systems as well as exterior closures and seals at transitions between dissimilar systems. As part of our assessment, Certa also accessed some interior units.

Please note that roof access was not provided at the time of our review and the performance of the in-service roof system was therefore not evaluated in detail. Comments related to the performance of the roof system outlined in this report are of conceptual nature only and should not be relied upon without further evaluation.

Certa’s review of the complex was performed from the ground and ladders. Before performing our visual review and investigative openings, Certa met with David Moore to briefly discuss current issues related to the building enclosure. Our documentation of the visual review, including captions, is included at the end of the report as Appendix A.

Property Description

North and Daugherty Halls are two identical student residence halls on the campus of Eastern

Oregon University, constructed circa 2005. The predominant enclosure elements consist of a mix of fiber cement panel and lap siding-clad exterior walls and vinyl windows set into punched openings with dual pane insulated glazing units (IGUs). A steep-slope asphalt composite shingle roof protects the structure below.

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Background

As part of Certa’s due diligence, we reviewed the following background documents provided to us by EOU:

Title Author Issue Date

100% CD Drawings SERA Architects February 02, 2005

Facility Condition Report Class A Roofing Consultants July 06, 2021

2019 EOU Building Assessment

Summary

Fluent Engineering / MSC

Engineering

August 26, 2019

Based on the architectural record drawings and findings of our investigation, we understand that the opaque wall assembly is comprised of the following components from the interior to the exterior, with minor variations through the campus:

Component Primary Function(s)

5/8 in. Type-X painted interior gypsum wallboard

Interior finish

Vapor retarder membrane Vapor control

2x6 stud framing @ 16 in. O.C. Primary structure

5 in. batt insulation within stud cavities Thermal control

1/2 in. plywood sheathing (as required [per structural) under 1/2 in. paper-faced gypsum wall sheathing

Cladding substrate, fire resistance and exterior sheathing

Grade-D asphalt-impregnated building paper Weather-resistive barrier membrane

7/16 in. fiber cement panels and lap siding Exterior cladding, bulk water management

Acrylic paint Finish coat

Observations

1. Opaque Exterior Wall Assemblies

The exterior opaque wall assemblies consist of a direct-applied fiber cement cladding system, including face-nailed panels in the field and blind-nailed lap siding between window stacks that were painted with an acrylic finish coat. The fiber cement cladding was installed over asphalt-impregnated building paper and paper-faced gypsum wall sheathing without a dedicated drainage plane between the cladding and the weather-resistive barrier membrane.

Fiber cement trim was screwed into the substrate along transitions between the fiber cement cladding and adjacent building enclosure systems. Many of the fasteners used to anchor fiber cement trim were overdriven, causing widespread cracking, and resulting in direct water leakage pathways into the wall assembly with subsequent risk for damage.

No adequate sheet metal backing was installed behind fiber cement panel and lap siding joints. As a result, the cladding assembly relies solely exterior sealant applications for continuity of the water shedding surface and preventing water intrusion. We observed many areas where these seals along panel joints have failed, causing pathways for water leakage with subsequent damage.

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Asphalt-saturated kraft (assumed Grade-D, 60 minute) building paper was used as the primary weather resistive barrier membrane. This material is not suitable to resist long-term exposure to water intrusion and showed signs of deterioration. In addition, this material is not typically installed or detailed in a manner that provides a dedicated air barrier, which in turn results in uncontrolled air leakage through the enclosure. We observed many areas with evidence of water staining and organic growth throughout all building areas as evidence of ongoing condensation as a result from this interior air leakage.

Gypsum wall sheathing with an organic paper facing was used as the primary exterior sheathing material. This material is not suitable for exterior wall applications, as the paper facer deteriorates if exposed to water. This results in a high risk for organic growth, as well as deterioration of the gypsum core. We observed many areas with widespread water staining and organic growth on the exterior sheathing plane as a result.

Sheet metal flashing assemblies used along base of wall conditions and window interfaces did not have adequate end dams to prevent water leakage into the wall assembly. We observed several areas with evidence of water staining as a result of water leakage into the assembly due to this condition. Some horizontal sheet metal flashing assemblies used along horizontal transitions did not have a properly extended vertical leg to allow for integration with the weather-resistive barrier membrane for limited cross-cavity drainage. Localized flashing assemblies were not integrated with the weather-resistive barrier membrane, preventing cross-cavity wall drainage.

The base of wall areas had pressure-treated furring strips in vertical orientation to create a rainscreen cavity between the fiber cement cladding and the sheathing plane. This assembly is more adequate as it provides a dedicated drainage path and better protects the underlying substrates from prolonged exposure to water (e.g., snow drift). However, the fiber cement cladding system is extended near grade level without proper closure along the base to protect it from snow buildup and freeze-thaw conditions. We observed areas with existing damage to the cladding assembly at these areas.

Localized sheet metal flashing assemblies along base of wall conditions were installed directly against concrete sidewalks without separation. This is not an adequate installation and creates a risk for flashing corrosion and subsequent water leakage path to the interior

2. Exterior Windows

The in-service vinyl window frames showed widespread evidence of deterioration throughout both buildings. The dark bronze exterior finish is not advised for climate zones with high annual insolation, as it absorbs a significant amount of heat, exposing the window frame to large mechanical stresses from thermal expansion and contraction. We observed evidence of stress cracking at window frame miter joints and other system components, which can likely be attributed to excessive thermal cycling. These conditions create direct water intrusion pathways into the window system that can cause leakage and overwhelm the systems’ internal drainage pathways.

In addition, we observed evidence of widespread IGU failure, likely a result of the aforementioned mechanical stresses onto the window frames. This thermal cycling and resultant movement impose additional strain on the hermetic seals at the perimeter of the IGUs.

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The window assemblies do not have an adequate back dam at the window sill to create a backstop for water intrusion (e.g., cracked frames), making it vulnerable to leakage. In addition, the lack of proper interior sheet metal angles do not allow for a proper formation of an interior air seal, which can result in condensation and increased water leakage potential during high wind conditions.

From discussions with on-site facility staff, we understand that occupants experience significant drafts and air leakage around window penetrations. Interior sealant was applied in numerous areas in an attempt to mitigate this, however, these modifications have been ineffective, likely due to improper air sealing of the original installation.

We observed many areas where the existing exterior rubber gaskets around operable sashes were significantly deteriorated, causing additional pathways for both air and water ingress. In addition, many exterior sealant joints around window perimeters have failed, resulting in direct water leakage paths into the wall assembly with subsequent risk for damage.

3. Roofs and Gutters

As previously outlined, Certa was unable to perform a review of the in-service steep-slope shingle roofs. However, we observed several shingles on the ground adjacent to the building that indicate beginning failure of the roof system that may result in leakage over time.

We also observed many areas where the gutters were not properly integrated with the roof drip edge flashing, which can result in overexposure of the underlying wall and window installations and subsequent leakage. In addition, this increases the risk of ingress due to ice damming. We observed areas where the gutters were damaged, resulting in uncontrolled stormwater runoff.

Furthermore, we observed areas where the fascia trim below gutter areas were damaged, likely due to a combination of the conditions as outlined above.

Analysis

The exterior wall assemblies do not have proper strategies to manage bulk water on the exterior surfaces, incidental water bypassing entering the wall assemblies or address air leakage. We observed multiple failure mechanisms related to all these items that compromise the integrity of the building’s enclosure elements and potentially the primary structural components.

Both the asphalt-impregnated building paper used as the primary weather-resistive barrier membrane for the building, as well as the paper-faced gypsum wall sheathing will likely not last the intended life expectancy of the building, as these materials are thus highly vulnerable to water-induced deterioration. As such, the wall assemblies at both North and Daugherty Halls are beyond their useful service lives and a substantial building enclosure rehabilitation program is required in the near future to prevent rapid progression of the existing conditions that impose health risks for the occupants as well as potential substantial failure of the integrity of the building enclosure.

The exterior envelope rehabilitation strategy will need to address critical elements to ensure continuity of the exterior shedding surfaces as well as air and weather-resistive barrier planes by using carefully considered materials suitable for exterior wall applications in this demanding climate zone. Proper design strategies will need to include an exterior-insulated exterior wall assembly www.certasolutions.com

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M E with a dedicated drainage plane and an airtight installation of the weather-resistive barrier membrane to prevent further damages as observed during our evaluation.

Similar to the cladding assemblies, the existing window assemblies at both North and Daugherty

Halls are at the end of their useful service lives and are in need of replacement in the near future.

This window replacement shall concur with the overall wall rehabilitation to ensure that the windows can be integrated with the new weather-resistive barrier membrane in a water and airtight fashion while also maintaining a free-flowing sub-sill drainage path into the new rainscreen wall cavity to manage incidental water.

While Certa was unable to review the in-service roofs and attic spaces at the time, we are concerned about the performance of these assemblies and replacement should be considered as part of the overall building enclosure rehabilitation. Especially if air tightness is improved during, a continuous air barrier plane across the entire building envelope including the roofs should be implemented to mitigate increased air leakage through the roof assemblies and elevated risk for condensation inside the attics if left unaddressed. In addition, asphalt shingle roofs with a not an appropriate system for high-altitude locations with high snow loads as they can result in snow/ice damage. Therefore, Certa recommends that the roof is eventually replaced with a new climate-appropriate standing seam-sheet metal roof and self-adhered underlayment to ensure adequate air tightness and long-term performance. Alternatively, it may be possible to provide targeted applications of closed-cell spray foam insulation to improve air tightness during the cladding rehabilitation project.

Recommendations

1. Remove all existing exterior fiber cement cladding systems trims and flashing and the asphalt-impregnated building paper and moisture-impacted paper-faced gypsum wall sheathing. Replace areas of damaged wall sheathing with an exterior-grade fiberglass faced gypsum wall sheathing of the same thickness with a Type X core. Install a new fully adhered weather-resistive air barrier membrane under exterior-insulated, water-managed cladding system for increased performance and long-term durability.

2. Remove and replace all existing vinyl window systems with thermally broken aluminum-framed window systems, dedicated interior air barrier seal and free-flowing sub-sill drainage path for improved performance and long-term durability.

3. Remove and replace the roof system with a climate-adequate standing seam sheet metal roof and high-temperature resistant self-adhered underlayment to ensure air tightness and longevity. Alternatively, consider targeted applications of closed cell spray foam along critical roof transitions (e.g., rim joists, underside of roof decking, etc.) to maintain continuity of the air barrier plane and prevent risk of condensation.

Next Steps

Certa is eager to assist the team with the next steps associated with this project, which will include a targeted scope to address the conditions noted herein. The documents would then be solicited to pre-qualified contractors for pricing. Upon commencement of the construction stage, Certa is www.certasolutions.com

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M E available to provide construction administration services, including attendance at critical mockups and periodic site visits.

Certa reserves the right to amend, modify, and re-issue this document as more information is reviewed or additional investigation proceeds. This document is intended solely for use by our client and should, in any event, be reproduced only in its entirety, with this disclaimer included. In issuing this report, Certa does not assume any of the duties or liabilities of the designers, builders, or owners of the subject property. Owners, prospective purchasers, tenants, or others who use or rely on the contents of this report do so with the understanding as to the limitations of the general visual review undertaken and understand that Certa cannot be held liable for damages that may be suffered from respect to the purchase, ownership, or use of the subject property.

We appreciate your confidence in Certa and look forward to addressing any questions or concerns that you may have regarding this document. Please do not hesitate to contact us if we can be of further assistance.

Yours truly, Certa Building Solutions

Roman Lechner

MSc, CDT

Building Science Consultant

Roman Lechner www.certasolutions.com

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Appendix A – Visual Review Photographs

Photo 01

Overview of typical exterior wall assemblies at North and Daugherty

Halls with fiber cement panel, lap siding and bronze-colored vinyl sliding glass windows in punched openings.

Photo 02

Example of cracked fiber cement trim at overdriven fastener with blistering paint below from resulting water intrusion.

Photo 03 trim at overdriven fastener provides pathway for water intrusion.

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Photo 04

Example of crack in fiber cement wall panel provides pathway for

Photo 05

Example of crack in fiber cement wall panel provides pathway for

Photo 06 trim at overdriven fastener provides pathway for water intrusion.

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Photo 07 trim at overdriven fastener provides pathway for water intrusion.

Photo 08

Example of typical fiber cement panel joints with failed exterior sealant termination, which provides a direct pathway for water intrusion.

Water streaking visible on exterior cladding surface.

Photo 09

Example of typical fiber cement panel joints with failed sealant termination, which provides a direct pathway for water intrusion.

Water streaking visible on exterior cladding surface.

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Photo 10

Example of typical joint between fiber cement trim and lap siding with failed sealant termination

Photo 11

Typical window head flashing detail does not have proper end dams, which creates direct water leakage path behind cladding assembly.

Photo 12

Typical sheet metal flashing assembly near ground level with flaking paint exposing the underlying metal surface to risk of corrosion.

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Photo 13 assembly transition to fiber cement window trim without proper end dams allows for direct pathway for

Photo 14

Damaged fiber cement panel at base of wall, likely from continuous exposure to snow drift.

Photo 15

Damaged fiber cement panel near main entrance, likely a result of both snow drift and mechanical impact.

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Photo 16

Example of concrete sidewalk cast against prefinished sheet metal base of wall flashing without separation creates risk for corrosion of metal flashing and subsequent water leakage path.

Photo 17

Typical vinyl windows show signs of widespread discoloration and deterioration.

Dark color absorbs more solar radiation, creating increased stresses to window system due to differential movement from thermal cycling.

Photo 18

Typical vinyl windows shows signs of widespread deterioration.

Miter joints in window frame have split/cracked, allowing for additional water pathway into window frame that can overwhelm the window systems’ interior drainage path.

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Photo 19

Example area where window frame is damaged at horizontal mullion, providing direct pathway for water intrusion.

Photo 20

Example areas where typical window rubber gasket to manage bulk water is dislocated and deteriorated.

Photo 21

Example areas where typical window rubber gasket to manage bulk water are dislocated and deteriorated.

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Photo 22

Example areas where exterior shed sealant joint has failed at critical window sill to jamb transition, allowing for a direct water leakage path into the wall assembly.

Photo 23 sealant joint has failed at critical window sill to jamb transition, Miter joints in window frame have split/cracked, allowing for additional water pathway into window frame that can overwhelm the window systems’ interior drainage path.

Photo 24 sealant joint has failed at critical window sill to jamb transition, Miter joints in window frame have split/cracked, allowing for additional water pathway into window frame that can overwhelm the window systems’ interior drainage path.

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Photo 25 sealant joint has failed at critical window sill to jamb transition, Photo 26

Another example of area where miter joints in window frame has split/cracked, allowing for additional water pathway into window frame that can overwhelm the window systems’ interior drainage path

Evidence of water staining on window frame and trim below is evident from ongoing exposure to excess water. .

Photo 27

Example of fogging inside IGU as evidence of failed glazing seal.

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Photo 28 evidence of failed glazing seal.

Photo 29 evidence of failed glazing seal.

Photo 30

Localized area with screw penetration trough glazing spacer, which penetrates the critical glazing seal.

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Photo 31

Sealant application on interior side of window frame in an attempt to mitigate air leakage.

Discoloration of interior window frame as indicator of air leakage induced condensation.

Photo 32

Example of roof shingle adjacent to building as evidence of beginning roof failure.

Photo 33

Example of roof shingle adjacent to building as evidence of beginning roof failure.

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Photo 34

Daylight is visible between roof edge and gutter, creating higher exposure levels of wall and window areas below.

Photo 35

Example areas where fascia board near roof corners below gutter system is deteriorated, likely from improper gutter sloping that promotes ice damming.

Photo 36

Damaged roof gutter exposes underlying wall and window areas to large amounts of water with subsequent risk for leakage.

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Appendix B – Exploratory Openings Photographs Opening 01

Photo 37

Location of Opening 01 in southeast corner of North Hall.

Photo 38

Typical fiber cement siding directly applied over building paper and paper-faced gypsum sheathing is not an adequate wall assembly to achieve airtightness and weather resistance.

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Photo 39

Reverse lap in self-adhered flexible flashing membrane below window installation creates leakage path into wall assembly.

Photo 40

Large amount of Tyvek Tape as indicator of previous repairs in this area.

Photo 41

No proper backing installed at transition from panel to lap siding, relying on continuity of exterior seal to manage bulk water. This is not an appropriate methods and creates pathway for water intrusion.

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Photo 42

Window flanges not integral to window system. Sealant was used at transition from flange to window frame for continuity of water shedding surface. This is not an advisable method and creat4es risk for water leakage path.

Photo 43

Asphalt building paper is not a suitable weather-resistive barrier membrane for direct-applied cladding systems. Paper-faced gypsum sheathing not suitable material for exterior wall assemblies.

Significant water staining and beginning organic growth evident on exterior face of gypsum sheathing, likely a result of both condensation from air leakage and exterior water leakage into wall assembly.

Photo 44

Close up of water staining and fungal growth on paper faced gypsum sheathing.

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Opening 02

Photo 45

Location of Opening 02 on west elevation of North Hall.

Photo 46

Similar construction type as described in Opening 1 with direct-applied fiber cement lap siding over building paper installed and paper faced gypsum sheathing in non-air and weathertight fashion.

Photo 47

Significant water visible on exterior face of building paper, likely a result of air leakage induced condensation.

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Photo 48

Water staining evident on backside of horizontal fiber cement trim piece as indicator of ongoing exposure to moisture.

Photo 49

Significant deterioration of building paper from ongoing moisture exposure.

Photo 50

Corroded metal staples between plies of building paper indicative of air leakage and condensation within system.

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Photo 51

Water staining evident on paper-faced gypsum sheathing from ongoing water exposure.

Active water droplets also visible on plastic facer of self-adhered flexible flashing membrane as indicator of condensation as a result from air leakage.

Photo 52

Sheet metal flashing assembly has minimal vertical upturn, which does not allow for consistent overlap and adhesion area of self-adhered flexible flashing membrane.

Photo 53

Sealant joint at window sill does not have adequate backing (e.g., foam rod. Sealant geometry meet manufacturer required depth-to-width ratios, likely resulting in premature joint failure.

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Opening 03

Photo 54

Location of Opening 03 on west

Photo 55

Overview of area with exterior fiber cement lap siding removed. Wall assembly is similar to previous openings.

Photo 56

Erratic installation of mechanical staples creates risk for unsealed pathways for water intrusion.

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Photo 57

Water staining visible at transition from fiber cement trim to removed lap siding. Water staining evident window flange as evidence of water leakage past exterior sealant joint.

Water staining more pronounced below crack in fiber cement trim where fasteners was overdriven.

Photo 58

Joint between window frame and fiber cement trim does not allow for formation of proper sealant joints, resulting in pathways for water intrusion.

Photo 59

Sheet metal flashing does not have proper end dams at transition to fiber cement trim, creating risk for water intrusion.

Tyvek tape not properly adhered at this location, creating additional risk for water leakage into wall assembly and resulting damage.

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Photo 60

Structural steel component was present underneath window assembly. Paper faced gypsum wall sheathing below with signs of significant water staining and fungal growth, likely a result of condensation from air leakage.

Photo 61

Close-up of water staining and fungal growth from ongoing exposure to high levels of moisture.

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Opening 04

Photo 62

Location of Opening 04 on north

Photo 63 cement lap siding removed. Wall assembly is similar to previous openings.

Excessive amount of staples used to secure building paper to wall area, creating unsealed pathways for

Photo 64

Water staining evident on fiber cement trim as evidence of water intrusion into wall assembly with subsequent risk for damage.

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Photo 65 assemblies do not have adequate end dams, creating risk for direct water leakage into wall assembly.

Flashing tape used in this area not properly adhered to substrate, creating unsealed condition and additional risk for water intrusion.

Photo 66 assemblies do not have adequate end dams, creating risk for direct water leakage into wall assembly.

Photo 67

Water staining evident on fiber cement trim as evidence of water intrusion into wall assembly with subsequent risk for damage.

Trim installed tight to window frame does not allow for formation of proper exterior weather seals.

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Photo 68

Water staining evident on paper-faced gypsum wall sheathing, likely a result of condensation from air leakage.

Photo 69

Pressure-treated furring strips installed near base of wall to create localized rainscreen assembly.

This wall assembly is more suitable from a water management perspective however does not improve air tightness and condensation risk.

Opening 05

Photo 70

Location of Opening 05 on east elevation of Daugherty Hall.

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Photo 71

Gap provided between fiber cement trim and window frame, however, no adequate sealant backing is provided. This causes premature sealant failure with subsequent risk for water intrusion.

Photo 72

Structural steel component was present underneath window assembly. Paper faced-gypsum wall sheathing below structural steel does not show signs of significant water staining.

Organic growth evident on top edge of wall sheathing from exposure to moisture.

Photo 73

Paper faced-gypsum wall sheathing above structural steel member with signs of water staining that extends onto structural steel member, likely a result of air leakage and condensation.

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Photo 74

Water staining evident on underside of window frame at sill condition as evidence of water intrusion into wall assembly past exterior weather seals.

Non-integral window sill flange is discontinuous at sill to jamb transition, creating direct water leakage path.

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Opening 06

Photo 75

Location of Opening 06 on west elevation of Daugherty Hall.

Photo 76 cement lap siding removed. Wall assembly is similar to previous openings.

Significant warping of building paper as sign of beginning deterioration.

Photo 77

Wave pattern of building paper telegraphs onto backside of fiber cement panel as evidence of ongoing water intrusion.

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Photo 78

Significant corrosion of staples used to secure building paper to sheathing as evidence of prolonged exposure to high levels of moisture.

Photo 79

Water staining on building paper along panel joint as evidence of direct water leakage path into wall assembly.

Photo 80

Base of wall flashing is not tied into weather-resistive barrier membrane to allow for a limited drainage path.

Vertical flashing leg insufficient to maintain continuous water shedding surface.

Water staining evident on building paper behind as evidence of ongoing water intrusion.

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Photo 81

Significant water staining and organic growth evident on paper faced gypsum wall sheathing from ongoing exposure to high levels of moisture, both from air leakage and condensation as well as exterior water leakage.

Photo 82

Close-up of staining with corroded fasteners and fungal growth

Photo 83

Elevated moisture content detected in paper-faced gypsum sheathing.