Clendenin Enclosure Investigative Report_23_0.pdf

WATER LEAKAGE / BUILDING ENCLOSURE INVESTIGATION REPORT

FOR

KENNESAW STATE UNIVERSITY

CLENDENIN BUILDING

KENNESAW, GEORGIA

Epsten Group, Inc. (A Salas O’Brien Company) 101 Marietta St NW, Suite 2600

Atlanta, GA 30303

September 6, 2023

Richard Pugh Director of Repairs and Renovations Kennesaw State University 1200 Chastain Road NW – MD3601 Kennesaw, GA 30144 M: 404-569-3240

Re: Water Leakage / Building Investigation Report Clendenin Building Kennesaw State University Kennesaw, Georgia

Dear Mr. Pugh, The Epsten Group, Inc. (Epsten Group) has completed the initial phase of its water leakage / building investigation of the Clendenin Building at Kennesaw State University. The purpose of our services was to investigate the cause(s) of water leakage into several interior spaces by investigative field survey observations, water testing, wall destructive investigation testing, roof scan (ELD) testing, and to present our conclusions and recommendations for corrective actions. Epsten Group reps who participated in the development of this report include Khalil Dehghanian, Austin Belcher, Ryan Lankford, and Mickey Leso.

Our building envelope consulting services included:

• Review of building construction, existing conditions, details, and leakage history

• Visual observations and survey of the existing conditions and water leakage locations

• Water leakage testing of select ed suspect conditions.

• Roof scan ELD testing of roof system.

• Limited destructive testing within the brick veneer to observe the existing condition of waterproofing components and possible construction deficiencies.

• Preparation of Final Report

Epsten Group presents this Investigation Report, which includes:

• Summary of project information, history and existing conditions

• Visual observations (field survey) of existing conditions and deficiencies

• Various testing types / locations, results, and analysis (Destructive Testing, Water Testing and ELD Testing)

• Photographs with descriptive captions

• Conclusions and recommendations

Epsten Group appreciates this opportunity to provide these building envelope consulting services to Kennesaw State University. We would be happy to assist with future consulting services for this building or any other project. Please contact our office if you have any questions or if we may be of service in any other way.

TABLE OF CONTENTS

Section 1 Project Information pg. 4

Section 2 Document Review pg. 5-21

Section 3 Field Survey and Observations pg. 22-58

Masonry Veneer pg. 22-43

Destructive Openings pg. 31-43

Curtain Wall Windows pg. 44-47

Ribbon Windows pg. 48-54

Roof System pg. 55

Plaster Veneer pg. 56-57

Exposed Concrete Structure pg. 58

Section 4 Water Testing pg. 59-68

Section 5 Roof Scans pg. 69-73

Section 6 Conclusions and Recommendations pg. 74-85

Section 7 Qualifications of the Report pg. 85

Kennesaw State University - Clendenin Building

Water Leakage / Building Enclosure Investigation

SECTION 1 - PROJECT INFORMATION

The Clendenin Building is a 37,000 square-foot building, constructed in 2002 and located within the main campus of Kennesaw State University, in Kennesaw, Georgia. The following information obtained from Richard Pugh of KSU during our initial site visit on December 22, 2022:

• The building reportedly exhibits numerous leaks above and within existing window and curtainwall assemblies at the upper-level interior offices (3031, 3033, and 3035 at the 3rd floor, SE corner). The windows generally appear to be wet sealed, and it was unknown what type of weather resistant barrier and flashings (if any) exist behind the brick veneer above the window heads.

• Additional water leakage was reported at the first floor, northeast corner stairwell curtainwall assembly.

• The east and north elevation brick wall surfaces exhibit step cracking and separation between mortar and bricks. Weep tubes (clogged at some locations) were observed at presumed flashing/shelf angle locations.

• The building exhibits trapped moisture issues within the existing modified bitumen roof system, as was shown with infrared marked areas, performed by a roofing contractor.

Overall view (with markups) showing various locations around the Clendenin Building where leaks were observed and water testing performed, destructive investigation openings associated with leak and masonry distress, and roof scanning related to trapped moisture took place.

Northeast corner curtainwall where leakage was observed and recreated through spray rack tests.

Southeast corner with upper-level ribbon windows where leakage was previously reported. Also visible is Destructive Opening #3 at the east elevation, second floor shelf angle in the brick veneer.

Based on the above, Epsten proposed to review available drawings and associated leak history, perform a visual survey of the building enclosure components, conduct limited destructive and non-destructive testing on the brick veneer, water nozzle/spray rack testing on several suspected windows, and non-destructive impedance and electronic leak detection scans at the roof.

SECTION 2 – DOCUMENT REVIEW

Several sheets of the original structural and architectural plans, prepared by Stang & Newdow, Inc. and Bennett & Pless, dated July 16, 2001, were provided to Epsten Group. A limited review of the plans and associated details identified the following notable comments:

• S1.1 Foundation Floor Plan o The foundation walls were designed to consist of cast-in-place concrete stem walls. These walls were designed to carry the first-floor exterior cladding dead loads. The southeast corner foundation wall included a ledge for the brick veneer with a back-up wall continuing upwards behind the brick. Generally, at other locations, brick veneer was to bear directly on top of the concrete wall (with a metal stud back-up wall). Details 2 and 3 on S1.1 offer the typical cross sections and reinforcing bar layouts of the stem walls.

• S1.2 Second Floor Plan o The cladding back-up wall structures at the north and south elevations and east elevation between Column Lines B and D were designed to transition (at the second-floor level) from concrete foundation stem walls to metal studs spanning between a concrete frame (columns / floor slab / beams). At the second-floor line, steel shelf angles were to be welded to embed plates set in the post-tensioned concrete beams. The angles carry the above brick veneer dead load, with brick ties anchored to the studs. See Detail 3/S1.2.

o The extruded plaster veneer wall areas at the east elevation were designed to contain metal stud framing with integral steel angle / embed plate supports. Detail 6/S1.3 offers an example cross section of the proposed metal stud framing layout.

o The west elevation and east elevation (between Column Lines A and B) were designed with cast-in-place concrete shear walls. With the adjoining building, the west elevation, 1st and 2nd floors are interior walls. Detail 5/S1.2 illustrates the east elevation floor to wall interface (with brick veneer shelf angle welded to embed plates).

• S1.3 Third Floor Plan o The north and south elevation back-up walls were to consist of metal studs spanning between floor slab / beams. At the third-floor line, steel shelf angles are welded to embed plates set in the post-tensioned concrete beams. The angles carry the dead lead of the brick veneer above, with brick ties anchoring the cladding to the studs. See Detail 4/S1.2.

o The extruded plaster veneer wall areas at the east elevation contain metal stud framing with integral steel angle / embed plate supports, as previously referenced in Detail 6/S1.3.

o The third-floor west wall (CL2) is setback from the second-floor west wall (CL1), to allow for a low roof deck. The wall bears on a 16” tall, 12” thick concrete curb which is offset 12” from the centerline of the post-tensioned beam at CL2. The as-built wall above this curb consists of brick veneer, which presumably bears on the concrete curb. See Detail 1/S1.3.

o The third-floor structural plan does not illustrate the parapet wall construction at the northwest corner low roof (whether the brick veneer was intended to bear on the second floor, or a third-floor shelf angle, remains unknown).

o The east elevation (between concrete columns at Column Lines A and B) consists of partial cast-in-place concrete shear walls with two presumed window openings. Detail 5/S1.2 illustrates the east elevation floor to wall interface detail (with brick veneer shelf angle welded to embed plates).

• S2.1 Roof Framing Plan o The north and south parapet walls were designed with CMU block back-up walls bearing on the roof slab/beam edge. Detail 3/S2.1 also illustrates the typical brick veneer cladding and steel lintel supports (above the 3rd floor ribbon windows), which are braced by steel angles welded to embed plates at the underside of the concrete roof slab and edge beams.

o The west elevation and northeast corner parapet sections refer to Detail 2/S2.1, which illustrates third-floor brick veneer spanning from the third floor to the parapet, with ties connected to metal stud framing, concrete slab edge beams and CMU block back up walls.

o The extruded plaster veneer wall areas at the east elevation were to contain metal stud framing with integral steel angle / embed plate supports, refer again to Detail 6/S1.3.

o The east parapet (between concrete columns at Column Lines A and B) design called for CMU bearing on the roof slab edge with brick veneer spanning from the third-floor shelf angle up to the top of the parapet. See Detail 6/S2.1

• A5 o Detail 2 illustrates the typical parapet detail which called for 15lb felt under the coping cap which laps over the brick veneer. The design suggests a discontinuous air barrier may be present between the 15lb felt and top of the cavity wall WRB underneath the parapet coping wood blocking.

o Detail 14 illustrates an expansion joint between the low roof and 3rd floor, west wall. The detail does not call for through wall flashing at the brick masonry wall.

• A6 Exterior Elevations o Proposed brick control joints are illustrated. Notably, the east and west elevations do not illustrate brick vertical control joints, and several as-built control joint locations do not align with the original design.

• A7 o Detail 4 illustrates typical vertical control joint width was designed to 3/8” o Detail 5 illustrates the typical through wall flashing detail. The design intent was to notch the brick above the shelf angles to create a joint width like the mortar joint widths. The shelf angle joint was to be filled with compressible filler and sealant/backer rod (to act as a horizontal expansion joint). The first few courses of brick were to receive a mortar net and rigid insulation board within the wall cavity. Note: the weather barrier is not illustrated below the shelf angle, and therefore terminating the building felt at the underside of shelf angle is undefined.

• A8 o Wall Section 1 calls for ½” gypsum sheathing and building felt with a 2” wall cavity behind the brick veneer. Batt insulation was to occur at the metal stud frame cavities and rigid insulation was to be occur on the outside face of the concrete slab edge beams.

o Wall section 2 calls for laminated copper flashing as through wall flashing at the concrete stem wall ledges. Weeps were required at 24” O.C.

• A9 o Detail 1 illustrates the typical curtain wall head detail with brick supported by shelf angle and similar weather barrier/flashing/weep notes referenced elsewhere. The enlarged curtain wall head detail (23/A11) was not present in the set provided (the design intent for the transition between curtain wall window header and underside of the shelf angle is unknown).

• A11 o Enlarged plan view 1 illustrates the 3rd floor NW corner CL D2 (sim to A6) was rotated to mirror Detail 5/A11. A control joint is not illustrated where the back-up wall transitions from concrete to metal stud framing.

o Enlarged plan view 2 represents the 1st floor east exterior wall @ CL B6 (near the east entrance) but does not call for a vertical brick control joint at the transition from concrete column/shear wall to metal stud framing back-up.

o Enlarged plan view 5 illustrates the 2nd floor NW corner CL D2, for comparison with 3rd floor. A control joint is not illustrated where the back-up wall transitions from concrete to metal stud framing.

o Detail 17 shows through wall flashing at the curtain wall window sill o Various typical through wall flashing details generally called for 1’ tall, laminated copper through wall flashings terminated either into a reglet or underneath the building felt above. Detail 23 referenced above NE corner curtain wall head is missing from Sheet A11.

Foundation level structural plan illustrating concrete walls and footings

Second floor level structural plan illustrating concrete shear walls at the SE and NW corner N-S oriented walls and concrete columns (with post-tensioned beams) elsewhere

Third floor level structural plan illustrating concrete shear walls at the SE corner N-S oriented wall, concrete curb at the NW corner N-S oriented wall, and concrete columns (with post-tensioned beams) elsewhere

Roof level structural plan illustrating concrete roof slab and post-tensioned beams, with references to several parapet details

First floor concrete stem walls at base of curtain wall and brick cladding Third floor, west elevation concrete curb at low roof

2nd and 3rd floor, east elev., south end shear wall brick support

Second floor shelf angle detail at brick veneer Third floor shelf angle detail at brick veneer

Extruded plaster veneer framing section

West and NE parapet walls with brick North and south parapet walls with brick supported by third floor shelf angle supported by ribbon window lintels

East parapet (between concrete columns at Column Lines A and B) with brick supported by the third-floor shelf angle

East elevation (between concrete columns at Column Lines A and B) shear walls with brick veneer shelf angle welded to embed plates

North Elevation with proposed NW corner CJ location identified. No control joint at ribbon window jambs where brick supports change from 3rd floor shelf angle to lintels above the 3rd floor windows. Note: Blue dashed line bubbles indicate areas of cracking brick veneer.

South Elevation with proposed CJs behind downspouts. Approximately 23’-6” from CJ to SE corner.

As-built control joint location

As-built concrete stem wall location

Approx. 7’-6” from corner to CJ location. Per BIA Tech Note 18a: “Vertical expansion joint spacing should not exceed 25 ft in brickwork without openings and 20 ft for brickwork with multiple openings.” Note: Blue dashed line bubbles indicate areas of cracking brick veneer.

As-built control joint location

3rd floor, low roof area with parapet walls at N. and W. Elevations

West Elevation, assessment outside of our scope.

Typical parapet detail with 15lb felt wrapping over top of brick

Expansion joint detail at low roof to 3rd floor, west wall

Gap between brick above and below shelf angle filled with sealant/backer rod, joint width is equivalent to a mortar joint; compressible filler thickness undefined (but less than mortar joint)

Design called for brick control joint width 3/8”

Wall section 2/A.8; note: weeps required at 24” O.C. 1st floor east wall @ CL B6 without a vertical brick control joint at the transition from concrete column/shear wall to metal stud framing back-up.

1/A8 Wall Section at 2nd floor and roof levels. Building felt is referenced outboard of the rigid insulation at the roof level. Note: compressible filler indicated between brick and shelf angle

Rigid insulation typical at outside face of CMU or concrete back-up walls, whereas batt insulation typical at metal stud cavities

Typical through wall flashing details at various conditions. Detail 23 referenced above NE corner curtain wall head is missing from Sheet A11.

Curtain wall head detail at east elevation, with brick supported by shelf angle Curtain wall sill detail with sill flashing

3rd floor NW corner CL D2 (sim to A6), rotated to mirror Detail 5/A11. 2nd floor NW corner CL D2, for comparison with 3rd floor

In both details, control joints are not illustrated where the back-up walls transition from concrete to metal stud framing.

SECTION 3 - FIELD SURVEY AND OBSERVATIONS

During multiple site visits, EGI focused our attention on observing the east and north elevations, and the eastern end of the south elevation. Our findings are broken up by component/cladding materials.

Masonry Walls and Veneer:

EGI observed multiple deficiencies related to the exterior masonry walls and veneer at the Clendenin Building’s south, north, and east elevations. The deficiencies observed were:

1. Cracks within the brick masonry veneer at several locations

a. NW corner beneath the roof parapet coping. The NW corner wall is misaligned (shifted outward) relative to the eastern portion of the north wall. The joint sealant was separated, suggesting cohesive failure of the sealant material. (See Destructive Opening #1 for more information).

b. NW corner, first floor level, cracking in brick near rise in exposed concrete stem wall.

c. 3rd floor / roof levels at the east elevation, generally adjacent to or above the 3rd floor ribbon window; in some cases, repaired with sealant.

d. Southeast corner, near outside corner, above cast in place concrete foundation / stem wall.

e. Mortar present at brick coursing in front of shelf angles is often separating from the brick below the support. As indicating the original design drawings, and industry standards such as Brick Industry Association Technical Notes, mortar is not to be used at shelf angle courses; rather a horizontal expansion joint should separate the brick below from the shelf angle, and the resultant void receive a compressible filler, as well as a backer rod and sealant.

2. Laterally compressed, separated/failed, degraded control joint sealants at the north elevation brick veneer vertical control joints. Most existing vertical control joints were measured to be less than ¼” wide.

3. Weep tubes, although generally present at the bottom of each brick masonry veneer area, above the concrete foundation stem wall ledges and shelf angles, were often blocked with mortar and unable to function as intended.

4. Weep spacing varies, with weep tubes as close as approximately 16” O.C., but often 24” O.C. or more and in some cases missing altogether (at locations where the original design called for weeps).

5. The steel lintels and shelf angles are exhibiting signs of corrosion, with one location seemingly deflecting downwards at the NE corner.

6. Several areas of mortar differ in color (whiter) than the typical mortar (suggesting past pointing repairs). Also, discolored mortar was observed at certain areas of the brick veneer (presumably from accumulation of moisture or debris)

7. A horizontal sealant joint was discovered at the east end of the South Elevation, in line with the 3rd floor window head (which is inconsistent with other similar brick veneer conditions). The brick support at this area is unknown, and it is unclear if the sealant bead hides a mortar joint or if the brick is supported by an angle that is inconsistent with the typical brick piers (often supported by the third-floor shelf angles). An additional opening is needed to further investigate this condition.

8. Voids present between the underside of the NE corner brick support angles and the exposed concrete column. Based on review of the original design detail 3/S2.1, the brick veneer supports (above the 3rd floor windows), were to be hung from and braced by steel angles welded to embed plates at the underside of the concrete roof slab and edge beams. The back side of the angles are shown slightly outboard of the outside column face. Therefore, a void could’ve been forecast, but detailing for maintaining a continuous air barrier at the column interface is not provided.

9. Water stains on the NE corner stairwell ceiling (above the curtain wall window heads) at both sides of the exposed concrete column.

10. Failed (some adhesively, others cohesively) joint sealants at various locations, such as the NW corner, lower-level fillet bead spanning an inside corner between west facing brick veneer return wall and north plaster wall.

11. Brick veneer vertical control joint and concrete stem wall as-built orientations do not always match the architectural design intent. Control joint locations, in general, often do not account for industry standard recommendations.

North Elevation - Representative view of brick masonry veneer vertical control joint.

North Elevation – Close-up view of deficient, cracked/compressed sealant at control joint shown in the previous photo. Similar control joint deficiencies were observed at multiple location(s) throughout the building façade.

North Elevation - View of brick masonry control joint, exhibiting a joint dimension of less than ¼” wide. BIA refers to a minimum 3/8” wide joint, but more aptly recommends a minimum ½” wide to accommodate minimum ¼” depth of sealant (width of sealant = 2 x depth)

North Elevation - View of weeps located at the bottom of the brick masonry veneer, above concrete foundation stem wall ledge.

North Elevation - View of weep spacing observed at 16” OC at the location indicated in the previous photo.

North Elevation - View of blocked weep observed above concrete stem wall. Blocked weeps were typically observed at each elevation (north, south, and east).

South Elevation - Weep/presumed shelf angle location (yellow line) as observed via boom lift.

Mortar is cracking/separating at brick coursing in front of presumed shelf angle. See next photo for a closer view of this condition.

South Elevation - Closer view of mortar separating from brick below at the weep / presumed 3rd floor shelf angle location). The design calls for sealant and compressible filler, not mortar, at the joint in front of the shelf angle.

Close up view of mortar present at a typical weep course

Several areas of mortar differ in color (whiter) than the typical mortar (suggesting past pointing repairs at the 3rd floor, south elevation).

South Elevation, 2nd floor line, mortar present at weep course near SE corner. Two weep tubes shown are 3 bricks apart (24”) and partially clogged. Note: weeps generally present at this level, but in some cases missing.

South Elevation, 3rd floor, east end. Sealant present at brick coursing aligned with the window head. It is unclear if the window head lintel support continues to the corner at this location.

Also, notably only 2 weep tubes were visible along the stretch of 11 bricks (approx. 90” wide). Per BIA Tech Note 7, “Weep tubes are not recommended due to an increased risk of clogging…If used, spacing of wick or tube weeps is recommended at no more than 16 in.”

Northeast Corner - View of brick masonry veneer and steel shelf angle above curtain wall and exposed concrete column.

Northeast Corner – Close-up view of steel angle exhibiting corrosion and downward deflection (yellow arrow) at the outside corner. Discolored mortar is also present in the brick veneer above.

Northeast Corner, underneath view of corner brick support; void between steel support and concrete column.

Northeast Corner – Water stains on the interior ceiling above the curtain wall window head (both sides of the exposed concrete column)

Northeast Corner – Water stain on interior ceiling near brick outside corner / concrete column

Northeast Corner – Edge of flashing visible along top side of exposed steel brick support above east facing curtain wall window head. Weeps are typically clogged. Brown staining suggests steel support corrosion is occurring. Also, mortar is discolored along the bottom course of brick (which can occur when mortar is often saturated with moisture).

Northeast Corner – Clogged weep above curtain wall window head flashing. Unclear if flashing exists and what condition it is in, or how it is terminated at extruded plaster inside corner / window head jamb interface.

Also, the plaster control joints are protruding out from the adjoining plaster panels

East Elevation, brick cracks and sealant repairs at the third floor / roof level above the third-floor ribbon window

Northwest Corner – first floor level, brick masonry veneer is cracking near rise in exposed concrete stem wall.

Northwest Corner, first floor level – Close-up view of brick/mortar cracks observed and shown in the previous photo.

Southeast Corner - Brick masonry veneer cracking near outside corner, above cast in place concrete foundation / stem wall.

Southeast Corner – Close-up view of brick/mortar cracking observed and shown in the previous photo.

NW corner, 2nd floor, 3rd floor, and roof level north elevation with separation near the top of the brick veneer vertical control joint (red box). See Destructive Openings #1 and #2 for more info.

Northwest Corner, roof level – Separation and sealant failure at brick masonry vertical control joint.

Northwest Corner – Close up view of failed sealant joint at inside corner between brick veneer (West elevation) and north plaster wall

Northwest Corner –Plaster veneer coping cap interface and low roof base flashing / counter flashing detail at West Elevation. The West Elevation low roof flashing is 9 courses above the mortar joint where North Elevation weeps (and presumed shelf angle through wall flashing) occur.

Sealant failure at brick to sheet metal and plaster interfaces

Northwest Corner – clogged weep and mortar joint along base of low roof parapet

Northwest Corner – Weeps do not appear at the same mortar joint around the corner on the West Elevation; but do occur around the corner at the 2nd floor shelf angle on the North Elevation (as referenced on the previous page). Brick support at west elevation was not defined in structural drawings and is unknown.

West end of North Elevation, control joint location aligns with end of 1st floor concrete wall. Note:

end of concrete wall does not align with (brick) building corner as Architectural Drawing A6 illustrates.

Overall view of NE corner, for reference

Destructive Investigation

EGI was supported by a partnering subcontractor Engineering Restorations, Inc. (ERI), who performed destructive openings at four (4) areas of the existing masonry walls on the east and north elevations. The destructive openings were performed for EGI to review wall construction, particularly hidden backup wall/cavity conditions, weather barriers and flashings (at locations of reported leakage). Description and analysis of destructive opening observations is included within each building enclosure system subsection (see below).

Destructive Openings #1 and 2

NW corner, third floor and roof levels. Opening #1 was at the roof level and #2 was in line with the third-floor window head. Openings were chosen at the separating vertical control joint to better understand the wall construction.

Notably, at Opening #1 we discovered:

• We did not observe a weather resistant barrier (original drawings called for building felt) component within the brick cavity wall. The typical, enlarged architectural parapet detail 2/A5 does not callout building felt with a note, but a line is present that is consistent with the overall wall section 1/A8 and other typical wall sections which refer to building felt behind the brick veneer.

• Brick displacement, particularly at the roof level, with the west side protruding further out than the east side.

• Sealant failure at the vertical control joint

General location of Destructive Openings #1 and #2 at upper levels of the building’s northwest corner

Mortar present at 3rd floor line brick course with weep tubes and presumed shelf angle/flashing. Mortar appears to bonded to brick above, but is separating from the brick below; creating a void that could allow air/water intrusion.

Weep tube clogged, spacing inconsistent (often greater than 24” apart)

Mortar presence/separation appears to continue down most of the north elevation at the 3rd floor line

Overall view of Destructive Openings #1 and #2; #1 at the roof level and #2 in line with the third-floor window head

Destructive Opening #1 occurs at the separating vertical control joint, between the roof slab and parapet coping.

Close-up view of Destructive Opening #1.

Polyiso insulation board was present behind the brick veneer, but we did not observe a weather resistant barrier component out or inboard of the insulation (on the CMU back-up wall).

Destructive Opening #1 - Close-up view of exposed CMU backup wall without a weather resistant barrier.

Brick displacement visible at roof level / top of vertical control joint; right (west) side projects out further than left (east) side

Side view showing brick displacement at top of vertical control joint; right (west) side projects out further than left (east) side

Sealant failure (cohesively) occurring at joint below (3rd floor level)

Notably, at Opening #2 we discovered:

• Damaged brick and missing mortar adjacent to the nearby third floor ribbon window head jamb

• No sealant at the west end of the third floor ribbon window jamb to brick veneer interface. Shims visible at jamb opening.

• No end dam visible at the ribbon window sill jamb.

• An end cap is displaced at an intermediate horizontal mullion snap cover

• Weep spacing above the ribbon window head is typically greater than 24” O.C., and weeps are often blocked with mortar

• Crack/separation between brick and mortar along coursing horizontal mortar joint, starting out in line with window head brick support and eventually stepping up one course and stopping at the vertical control joint where Opening #2 occurred.

• Mortar net present within the wall cavity, but no through wall flashing or weeps were observed

• Rigid insulation present, but not continuous

• CMU block back-up wall with an open joint and without a weather resistant barrier

Overall view of Destructive Opening #2, at vertical control joint in line with third floor window head. Note: damaged brick adjacent to window head jamb (See images below).

Crack/separation between brick and mortar along coursing mortar joint in line with window head brick support.

Destructive Opening #2, - Close-up view of, showing mortar net and discontinuous underlying insulation. Underlying CMU backup wall with an open joint and without weather resistant barrier.

Separated mortar/brick from nearby window head jamb eventually steps up one course and terminates at control joint where Opening #2 occurred.

Damaged brick, missing mortar at third floor ribbon window head jamb (west end of north elevation). No sealant at window jamb to brick veneer interface. Weep spacing above window head is greater than 24”

No sealant at window jamb to brick veneer interface. Shims visible at jamb opening. No end dam at window sill. End cap is displaced at intermediate horizontal mullion snap cover

Weep spacing above window head is occasionally greater than 24”. Weeps often clogged

View of window head / brick panels looking eastward along North Elevation

Destructive Opening #3

East Elevation, near the south end, second floor line; chosen to better understand the wall construction and typical shelf angle through wall flashing conditions at a vertical control joint. Notably, at Opening #3 we discovered:

• Steel shelf angle is spliced in line with the brick control joint, although the approx. 3” wide gap between angles is several inches wider than the joint itself.

• Two separate pieces of degrading, laminated copper flashing that do not span across the gap between adjacent shelf angle supports. The flashing does not overlap at the vertical control joint / gap in steel support angles and presents a direct path for water intrusion.

• Discontinuous polyiso insulation

• Thin application of dampproofing on the concrete back-up wall

• Wall system depth, approximately 7-1/2” from face of brick to concrete backup wall.

• Shelf angle flashing stops short of brick veneer cores and is blocked by mortar along the horizontal brick coursing joint. Through wall flashing best facilitates cavity wall drainage when extended to daylight

• Mortar present in front of the shelf angle/flashing effectively connects the first floor and second floor brick veneer panels with regards to vertical load paths, particularly when brick expansion occurs. There is a nominal gap between the underside of the steel shelf angle and the top of the first-floor brick veneer. The architectural drawings and BIA standard call for a minimum ¼” space with compressible filler below shelf angles, often protected by backer rod/sealant (rather than a tooled mortar joint).

• Laminated copper flashing is mechanically attached to the back-up wall; however minimal fasteners (no termination bar) were observed

• Brick vertical control joint was less than ¼” wide. Failing sealant exists at the brick masonry vertical control joint above and below the shelf angle

Destructive Opening #3 – East Elevation, 2nd floor line

Overall view of Destructive Opening #3, at 2nd floor line and vertical control joint

Destructive Opening #3- Close-up view, showing two separate pieces of degrading, laminated copper flashing (on either side of the control joint), mortar net visible, discontinuous polyiso insulation, and concrete backup wall with dampproofing behind the flashing.

Steel shelf angle is spliced in line with the brick control joint, although the gap between angles is several inches wider than the joint itself.

Laminated copper flashing is mechanically attached to the back-up wall, and failing sealant at masonry control joint below

Wall system depth, approximately 7-1/2” from face of brick to concrete backup wall. Shelf angle flashing is not lapped, stops short of brick veneer cores, and is blocked by mortar along the horizontal brick coursing joint

Brick vertical control joint was less than ¼” wide, with spliced flashing and gap in brick supports approx. 3” apart (offering water a path to drain through and down to the next floor level within the cavity)

Sealant cove bead hides an even narrower control joint width above the opening

Mortar installed in front of shelf angle/flashing (blocking flashing drainage and connecting brick below and above shelf angle). Nominal gap observed between underside of shelf angle and top of brick veneer

Destructive Openings #4, #5, and #6

East Elevation, third floor and roof levels, adjoining the third-floor ribbon window head and jamb. These openings were chosen to better understand the wall construction, brick supports, typical shelf angle through wall flashing conditions, and identify potential sources of crack and water intrusion at the building interior.

Notably, at Openings #4 and #5 we discovered:

• Sealant repairs and presumed step cracking patterns present above the ribbon window. Cracks generally follow the mortar joints. An unsealed crack is visible at one mortar joint.

• Mortar has bypassed the mortar net in some locations.

• Weeps present above window head, but inconsistent (not visible at north end of ribbon window head)

• Mortar discolored along the bottom courses above window head

• Laminated copper flashing is present, but the leading edge does not reach daylight and the window head perimeter sealant bead spans from window frame to brick, blocking the joint where the flashing would weep.

Notably, at Opening #6 we discovered:

• Sealant application occurs at various mortar joints, including the horizontal joint in line with the ribbon window head.

• The brick veneer steel lintel support above the ribbon window extends slightly more than 1/2 a brick past the south end window head/jamb and the interfacing brick vertical control joint. Cracking brick masonry surrounds this window head jamb lintel condition.

• Weeps are present along the brick mortar joint in line with (and north of) the window head jamb. A joint is also visible in the adjoining plaster veneer. It is unclear if the lintel spans past the north jamb.

• Weeps and mortar are present along the presumed third floor shelf angle below this ribbon window.

Weep spacing is inconsistent (occasionally found to be 48” apart) and mortar appears bonded to the brick above the support but has separated from the brick veneer below leaving a void for air/water intrusion to occur.

• Sealant in vertical CJ is disfigured and mortar joints do not align at either side of the joint, suggesting brick movement has occurred, shifting one side up/down relative to the other.

Destructive Openings #4, #5, and #6 – East Elevation, above 3rd floor ribbon windows

Overall view of Destructive Openings #4 (blue box), #5 (green), and #6 (orange) conducted above the east elevation, 3rd floor ribbon window head. Past sealant application visible various mortar joints.

Destructive Opening #4- Close-up view of mortar net, laminated copper flashing, poly-iso insulation board and mortar within the cavity.

Destructive Opening #4 – Another close-up showing copper flashing with drainage path blocked by perimeter sealant bead

Destructive Opening #4 – Another close-up showing copper flashing

Overall view of Destructive Opening #5, adjacent to Opening #4

Destructive Opening #5- Close-up view of mortar net, laminated copper flashing, underlying poly-iso insulation board. Mortar has bypassed the mortar net in some locations.

Overall view of Destructive Opening #6 and sealant repairs at the east elevation ribbon window head/jamb condition. Sealant occurs along the horizontal joint in line with the ribbon window lintel

Destructive Opening #6 – Steel support within the cavity (blue arrow) extends past the window head/jamb and brick vertical control joint (green arrow). Sealant in vertical CJ is disfigured and mortar joints do not align at either side of the joint, suggesting brick movement has occurred, shifting one side up/down relative to the other.

Another view of Opening #6

Sealant repair and presumed step cracking pattern present above ribbon window

Weeps are present along the brick mortar joint in line with (and north of) the window head jamb. A joint is also visible in the adjoining plaster veneer. It is unclear if the lintel spans past the north jamb

Weeps and mortar are present along the presumed third floor shelf angle below this ribbon window.

Another view of weeps and mortar present along the presumed third floor shelf angle below this ribbon window. Weep spacing is inconsistent (occasionally found to be 48” apart) and mortar appears bonded to the brick above the support but has separated from the brick veneer below leaving a void for air/water intrusion to occur.

Hairline crack through brick-and-mortar courses below window sill

Weep and sealant bead present above window head here, but inconsistent (not visible at north end of ribbon window head). Mortar discolored along the bottom courses. Unsealed crack visible at one brick and mortar joint.

Brick coursing uneven between veneer above ribbon window head and brick panel south of the vertical control joint

White sealant partially installed at vertical control joint above window head jamb

NE Corner Curtainwall Window Assemblies

Curtainwall glazing is present and spans from the first floor to the third floor at the northeast corner stairwell.

EGI performed observations from a distance (at grade) as well as select areas up-close via boom lift. Please refer to the photos and text descriptions below for more information. Notable issues include:

• The northwest jamb detail includes a strip of sheet metal vertically oriented at the jamb to brick interface. Detailing of this sheet metal is unknown.

• The first-floor sills often exhibit open snap covers and vertical mullion channels, suggesting the system can weep at the base of the vertical mullions.

• The underside of the narrower glazing unit snap covers generally have one weep hole (at one side rather than centered). Typically, if located at sides of snap cover, there will be two equally spaced from ends. Weep size/spacing is typically manufacturer specified in the shop drawings, but often field installed. The larger glazing unit snap covers at wider, central glazing unit do not exhibit weep holes at the underside. Disassembly is required to determine if they are designed and installed to exhaust at the sides.

• End dams not visible at sill pan flashing; and the vertical back leg at the building interior is mangled in some locations.

• Extruded snap cover extensions are typical at the wider glazing units.

• Perimeter sealants and wet glazing at metal to metal or metal to glass joints is generally present.

• Evidence of water intrusion is present throughout the interior. For example, drip stains are present on the vertical jamb mullions (interior surface), originating at the metal-to-metal window head jamb joints and at the ceiling above window head. These signs are often representative of water intrusion occurring above the window and entering the window head, escaping the hollow, extruded header mullion at metal-to-metal head to vertical mullion or jamb interfaces. Also, missing window head cap or internal sealants can contribute to this situation and should be verified by partially disassembling the curtain wall and perimeter sealants to inspect the hidden as-built conditions.

• A gap occurs at the splice joint between two adjoining pieces of sill pan flashing. The splice appears to be sealed; however often manufacturers will specify an overlapping splice angle set in sealant to span the butt joint between two adjoining pans.

• Unclear if wood blocking and/or sealant are present/continuous below sill pan flashing. Detail 17/A11 calls for continuous sealant below the sill flashing

East elevation curtainwall spans multiple floors and is surrounded by brick masonry at the head, an extruded plaster veneer area at the south jamb, exposed concrete column at the north jamb, and a concrete foundation wall at the sill. The glazing system extends south beneath the extruded plaster wall and above the east entrance

North elevation curtainwall spans multiple floors and is surrounded by brick masonry at the head, concrete column at the east jamb, brick veneer at the west jamb, and a concrete foundation wall at the sill.

North elevation, first floor level, west jamb adjacent to masonry veneer. Open snap cover and jamb mullion at the sill jamb (red arrow). End dam not visible at sill pan flashing. A strip of sheet metal runs vertically at the jamb (reason unclear, but this often acts as a closure for the back-up wall WRB/flashing and is sealed to the jamb mullion)

East elevation, north end, 1st and 2nd floors, bordered by an exposed concrete column. Note:

extruded snap cover extensions are typical at the wider glazing units.

Close-up view of northeast jamb - concrete column interface with sealant joints (green arrows) and open snap cover and extruded mullions at the bottom of the curtainwall system (red arrows). No sill flashing end dam was observed

South jamb of east curtainwall against extruded plaster wall, with perimeter sealants (green arrows) and wet glazing at metal to metal or metal to glass joints (orange arrows) identified.

East Elevation, first floor, interior, window sill/vertical mullion interface; mangled sill pan flashing back leg and evidence of water intrusion.

Interior, window sill/vertical mullion interface;

mangled sill pan flashing back leg and evidence of water intrusion (stains on concrete sill, etc…)

Close up of mangled sill pan flashing back leg

Interior, window sill/splice joint at sill pan flashing with a gap/sealant. Often splices are detailed with a splice angle set in sealant.

Base of vertical mullions / snap covers are open.

Larger snap covers at wider, central glazing unit do not exhibit weep holes at the underside.

Unclear if wood blocking and/or sealant are present/continuous below sill pan flashing

Underside of narrower glazing unit snap covers generally have one weep hole (at one side rather than centered).

Close up view of one snap cover with one weep hole (at one side rather than centered).

Drip stains present on vertical jamb mullion (interior surface), originating at the metal-to-metal window head jamb joint. This was visible at both sides of north elevation stair well window and several east elevation mullions. Also, stains along ceiling above window head.

Ribbon Window Assemblies

Ribbon windows are located at the south, north, and east elevations. EGI performed observations from a distance (at grade) as well as select areas up-close via boom lift. Please refer to the photos and text descriptions below for more information. Notable issues include:

• Some areas (South and East Elevations, in general) were wet glazed. The metal-to-metal wet glazing often is separating, does not match the frame color, and the application does not represent the industry standard preformed strip set in sealant spanning over the joint (rather, the existing wet glazing consists of sealant schmeared onto the surface, which often limits the tear strength and flexibility of the thin cross sectional area).

• Perimeter sealants present along the window sills appear to block weeps

• Several different colors (red, tan x2, gray) of sealant are present at various locations, suggesting multiple repair attempts

• Water stains are present along the horizontal, exterior ledges of window framing and streaming down the outside surface of intersecting downspouts. The snap cover to frame joint is partially exposed along the 3rd floor, South ribbon window head (which can be susceptible to water entering the window head)

• Degradation is present in perimeter sealants at a portion of the South window head and brick steel angle support joint

• At least one example of a deficient wet glazing seal was observed with the existing gasket visible at a metal to glass joint

• Signs of steel corrosion are present in the form of stains on the sealant beneath the steel angle above the south elevation ribbon window head

• South Elevation, 3rd floor ribbon window head and mid-height horizontal mullion snap covers stop where they intersect the downspouts; yet the window frames are continuous behind the downspout.

It is unclear how the window snap covers, gaskets, and pressure plates are installed behind the downspouts

• At least one window jamb is missing an exterior snap cover.

• At least one sill to intermediate vertical mullion interface exhibits separation between the two snap covers, presenting a path for water intrusion

• The North Elevation ribbon window did not appear to be wet glazed. Voids were observed at inside corners between the horizontal and vertical gaskets (example: intermediate horizontal mullion to jamb interface). This allows excessive air/water leakage into the window system.

• Bent sheet metal is present between sill snap cover and brick (presumably the sill pan flashing) at one location along the North Elevation, 3rd floor level ribbon window sill. It appears the sheet metal is an inadequate gauge/thickness or otherwise bent during installation/service life. We did not inspect the interior for a functional vertical back leg, check the typical window anchorage or determine if sealant is continuous below sill pan and at sill pan to window frame interface(s). Further evaluation and testing is recommended.

Overall view of third floor, ribbon window glazing at the south elevation, observed via boom lift.

Close-up view of assembly, showing wet glazing joint sealant (green arrows) and waterstains on the top surface of the glazing mullions (red arrow).

South elevation, ribbon window sill with perimeter sealant between the brick veneer and sill framing (yellow arrow) and wet glazing (blue arrow) identified. The metal-to-metal wet glazing often is separating and does not match the frame color.

This technique is usually achieved with a preformed strip set in sealant spanning over the joint rather than sealant schmeared onto the surface.

Head condition of the south elevation ribbon window system, showing degraded sealant between window head and brick steel angle supports above. Signs of steel corrosion are present in the form of stains on the sealant beneath the steel angle

Close-up view of sealant joint between window framing and corrosion at steel angle above. Also note the blocked brick weep.

East jamb of the south elevation ribbon window, showing sealant joint between perimeter window framing and the adjacent brick wall.

Head and center horizontal mullion snap covers are spliced where they intersect the downspouts;

yet the window system runs continuous behind the downspout. It is unclear how the window is detailed behind the downspouts.

Mortar discolored along the course above the South Elevation, 3rd floor ribbon window head (which can be a result of water pooling and saturating the mortar along the lintel/shelf angle).

East end of South Elevation ribbon window head jamb with two weeps at brick support and perimeter sealant between support and window head frame. Sealant continues horizontally in the brick to the right of the jamb

Edge of snap cover to frame joint is partially exposed along window head.

Sill jamb wet glazing at metal-to-metal joint sealant was not tooled. These joints typically are sealed with prefab tape set in sealant. Perimeter sealants present along window sill appears to block weeps

Several different colors (red, tan x2, gray) of sealant present at window jamb, suggesting multiple repair attempts

South Elevation 3rd floor level ribbon window sill.

Wet glazing at metal-to-metal joint does not consist of proper preformed tape. Sealant applied was not tooled to fully cover the metal-to-metal joint (void present). Perimeter sealants present along window sill with protruding strip of aluminum (presumably the sill pan) could be blocking weeps

South Elevation 3rd level ribbon window sill. Void present in metal to glass wet glazing (gasket visible)

Stains on the outside of the downspout start at the window head interface.

East Elevation, 3rd floor, north ribbon window jamb is missing an exterior snap cover. The pressure plate anchors are covered with sealant, Metal-to-metal joints and perimeter sealants are present.

The sill weeps may be blocked

East…