Exhibit_A_-_FACADE_CONDITION_ASSESSMENT_REPORT.pdf
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- Solicitation number
- 25-SQ-134IF
- Issued by
- Volusia County, Florida
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Facade Condition Assessment Report – S. James Foxman Justice Center
This is a facade condition assessment report prepared by Raymond Engineering-Georgia, Inc. for Volusia County Facility Management regarding the S. James Foxman Justice Center located at 251 N Ridgewood Avenue in Daytona Beach, Florida. The assessment was conducted on October 3rd, 2024, with follow-up destructive observations of nine probe locations performed on February 4, 2025. The three-story building, constructed in 1989, comprises approximately 59,586 square feet with structural steel columns and girders, concrete floor systems, and steel and wood-framed walls with brick facade. The assessment evaluated the condition of exterior brick veneer walls, aluminum window systems, and cement plaster stucco on east and west elevations through limited visual inspection, magnification equipment including telephoto lenses and drone documentation, and invasive probe testing to examine brick ties, wall sheathing, shelf angles, flashing, and drainage systems.
The assessment identified widespread deficiencies throughout the brick facade system attributed primarily to missing or improperly functioning drainage systems, including absent weep holes, compromised flashing, and mortar-blocked cavities. Corrugated brick ties exhibit severe corrosion and improper installation angles, failing to meet industry standards for steel stud construction. Aluminum window systems demonstrate functional and aesthetic deficiencies including corroded frames, shrinking gaskets, fractured sealants, and absence of drainage mechanisms. The report recommends Priority Action items including full replacement of the brick facade (approximately 28,813 square feet) with comprehensive installation of air barriers, expansion joints, new ties, shelf angles, through-wall flashings, sealants, and weep holes compliant with current building codes; removal and replacement of all deteriorated windows with new systems incorporating proper flashing and drainage; and installation of new weep holes at 24-inch centers throughout the facade. Routine maintenance recommendations include cleaning and acrylic painting of the stucco surfaces and corrosion repairs on exterior access panels, louvers, and vents. The assessment advises retention of professional design and construction oversight and recommends periodic six-month inspections if spot repair approaches are pursued rather than full facade replacement.
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Prepared For:
Volusia County Facility Management 3811 Tiger Bay Rd
Daytona Beach, FL 32124 Office: (386) 248-1760
Prepared By:
Raymond Engineering-Georgia, Inc.
9100 Conroy Windermere Rd
Suite 200 Windermere, FL 34786
Office: (407) 513-4290 https://raymond.global/
S. JAMES FOXMAN JUSTICE CENTER
251 N RIDGEWOOD AVE, DAYTONA BEACH, FL 32114
FAÇADE CONDITION ASSESSMENT REPORT
REVISED 03/12/2025.
Raymond S. James Foxman Justice Center 251 N Ridgewood Ave Project Number: ORL1025.008 Façade Condition Assessment Report Daytona Beach, FL 32114
Architectural, Interior Design, Engineering, Building Envelope and Consulting Services
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TABLE OF CONTENTS
INTRODUCTION
INVESTIGATIVE PROCEDURE
EXECUTIVE SUMMARY
OBSERVATIONS AND FINDINGS
RECOMMENDATIONS
QUALIFICATIONS
APPENDIX A – FAÇADE ELEVATIONS AND DETAILS
APPENDIX B – PHOTOGRAPHS
APPENDIX C – PROBES OBSERVATIONS
APPENDIX D – GLOSSARY OF TERMS AND DEFINITIONS
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S. JAMES FOXMAN JUSTICE CENTER
FACADE CONDITION ASSESSMENT REPORT
INTRODUCTION
At the request of Volusia County Facilities, Raymond Engineering-Georgia, Inc. (Raymond) performed a limited building façade condition assessment of the S. James Foxman Justice Center. The assessment was conducted on October 3rd, 2024. Raymond performed limited visual condition assessments of the façade/exterior cladding, and fenestration.
In addition, on February 4, 2025, a destructive observation of 9 probes locations was conducted, and the deficiencies found appear to be similar in nature.
Our overall findings are summarized below. Refer to the Appendices for the individual reports of the assessed building envelope components.
INVESTIGATIVE PROCEDURE
LIMITED VISUAL ASSESSMENT:
The scope of Raymond’s limited visual assessment and the destructive observation of probes work included, but was not limited to, performing a non-invasive visual condition assessment of the exterior façade. The limited visual assessment included an interior walkthrough of the building and visual observations at grade level to document the condition of the building’s exterior walls. Additionally, Raymond had discussions with facility personnel to obtain information regarding the building. The limited visual assessments involved the review of existing limited construction documents, industry standards, and manufacturer’s requirements. Magnification equipment, including telephoto camera lenses and drone, were utilized.
Conditions not subject to visual review (e.g., structural framing, concealed clips, etc.) are beyond the scope of this report.
EXECUTIVE SUMMARY
Record drawings provided by Volusia County Facilities indicate the building was constructed in 1989 and has an approximate total area of 59,586 SF. The three-story building is constructed of structural steel columns and girders, concrete floor system and steel and wood frame walls with a brick façade.
Selected windows on accessible elevations were assessed for evaluation of framing assembly, general installed condition, compliance with original design documents and details, operation performance.
13 Probes locations where brick was removed to observe conditions of installation of brick ties, wall sheathing, shelf angles, flashing and brick weep and drainage system.
FAÇADE CONDITION ASSESSMENT:
Limited Visual Assessment
Raymond observed the following:
1) Exterior Brick Wall System
In general, the brick façade appeared to be in poor condition and the deficiencies observed are typical around the entire building brick façade. The deficiencies on all façades are due to missing a proper drainage system, saturated moisture behind the
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 4 brick, and, in multiple cases, missing rope weep holes above and below windows and at the wall base. The missing weep holes do not allow drainage of moisture that accumulates in the wall cavity; this has resulted in wet brick mortar, algae stains, surface corrosion on window header supporting angles, and chalking and oxidation in the windows’ aluminum frame.
The probes indicated corrugated brick ties were installed. Per the Brick Institute of America (BIA) Technical Note # 44B, corrugated ties are typically used in low-rise, residential veneer over wood frame construction and are not recommended for construction incorporating brick veneer over steel studs, masonry-backed cavity walls, multi-wythe walls or grouted masonry walls.
Other masonry deficiencies observed were the fractured and missing brick face, bed mortar, and expansion joints on the miter corners of the building, where medium to wide size cracks, in addition to the lack of drainage or weep hole tubes throughout the building. At the miter corner, the sheathing has gaps allowing air to escape from the interior space (suggesting breach in air barrier) into the wall cavity.
The 30# asphalt-based air and weather barrier was installed with randomly spaced stapples, where detached vertical and horizontal laps allowed air and moisture to reach the gypsum-based wall sheathing. The staples show signs of corrosion.
Since the date of this field observation visit, the recent hurricanes (Helene and Milton) impacted the brick façade.
On the debris removed from the area impacted by recent hurricanes the brick ties showed severe corrosion, the ties did not form a 90-degree angle and did not appear to have the minimal embedment into the brick.
During the third site visit additional bricks were removed to observe flashing, sheathing conditions, and attachments of the brick supporting steel angles. In this case we observed that a WT steel beam was in place and a self-adhered membrane was installed as the flashing over the WT beam and approximately 3 brick courses over the wall sheathing and behind the #15 felt paper. Moisture was felt at touch on the wall sheathing. No corrosion on the steel studs, insulation in the wall cavity was dry
As a (Priority), Raymond recommends full replacement of the current brick façade with a new brick façade. Remove and replace all brick façades (approx. 28,813 SF), ensuring air barrier, wall sheathing, expansion joints, ties, shelf angles, through-wall flashings, sealants, backer rods, mortar dams, weeps, and accessories are installed to current building codes.
2) Aluminum Window System
In general, Raymond observed these assemblies to be deficient (functionally and aesthetically). The window frame does not have a drainage system, shrinking of the exterior neoprene gaskets has occurred creating voids in the corners and moisture penetrating between the frame joints is causing oxidation in the aluminum frame from inside out producing pitting and paint delamination.
The windows have sealants all around between the frame and brick wall; in many cases the sealant is fractured, allowing moisture and air leakage which could cause condensation in the interior with temperature differential.
Raymond recommends as (Priority) removal of all deteriorated windows and installation of a new window system per current building and energy codes. This new design will need to incorporate a new flashing system above window headers and windowsills. The design will need to be completed in conjunction with structural
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 5 calculations, brick supporting ledge angles, new brick ties replacement of sheathing and air and moisture barrier. Section of steel studs might need to be replace and any insulation found to be wed will need to be replaced.
3) Cement plaster stucco on East and West elevations and soffits.
The cement plaster stucco appeared to be in good condition. Raymond observed the paint was fading and chalking on the exterior. Raymond recommends as (Routine) cleaning and acrylic painting of the stucco surface.
OBSERVATIONS AND FINDINGS
Conditions were photo-documented and recorded using standard field assessment forms and elevation drawings developed for the facility. Our assessment procedures sought to capture the necessary information to develop a scope of work for the restoration of the exterior walls of the building.
(Refer to Elevations and Legends on Appendix A for location of deficiencies found on brick veneer wall and windows assemblies).
Exterior Brick Wall System Defects:
Refer to sketches on the following pages for defects found on brick masonry cavity wall.
Refer to Appendixes B and C for photographs.
Brick Ties:
Per building code and industry standards the masonry veneer shall be anchored to the supporting wall studs with corrosion-resistant metal ties embedded in mortar or grout and extending into the veneer a minimum of 11/2 inches, with not less than 5/8-inch mortar or grout cover to outside face. Per Brick Institute of America (BIA) Technical Note # 44B corrugated ties are typically used in low-rise, residential veneer over wood frame construction and are not recommended for construction incorporating brick veneer over steel studs, masonry-backed cavity walls, multi-wythe walls or grouted masonry walls.
Corrugated sheet metal ties shall be not less than No. 22 U.S. gage by 7/8 inch with end bent to form a 90-degree angle to form a hook. Each tie shall support not more than 2.67 square feet of wall area and shall be spaced not more than 32 inches on center horizontally and 24 inches on center vertically.
Observations:
Corrugated brick ties show severe corrosion. Corrugated brick ties are not installed in an “L” shape 90 degrees angle to allow for proper bearing of the brick and embedment into the brick mortar.
Obstructed Cavities:
Dark and wet brick mortar, algae stains, surface corrosion on window header supporting angles and in multiple locations efflorescence on brick surface. Dark horizontal mortar joints often indicate the cavity is not draining properly. Cavities are typically prevented from draining because of mortar droppings which occur when excessive mortar was allowed to drop behind the brick during construction.
Observations:
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The deficiencies around the building all façades are due to missing a flashing system below or above the windows and at the wall base that do not allow drainage of moisture that accumulates in the wall cavity. Corrosion was observed on the steel angles supporting the brick header.
Weep Holes Missing:
A weep hole is a narrow tube or rope that runs through the vertical joint between bricks of the face wythe and connects the cavity with the exterior. Weeps can be vertical head joint typically spaced at 16” O.C. for tubes or wicks to 24” O.C. for open head joints. Weeps are part of the secondary line of defense in a masonry cavity wall system. Water which manages to infiltrate the face of the wythe is channeled through the cavity and drained away via the system of regularly spaced weep holes. Non-functioning weep holes or the lack of weep holes permit an unrelieved accumulation of water within the cavity, with potentially adverse consequences to the adjacent masonry construction, including cracking, bulging of brick, and corrosion of underlying steel structure.
Observations:
Except for a small section on the North and South façades weep holes were not observed throughout the building. The absence of weep holes above and below windows did not allow drainage of moisture that accumulates in the wall cavity creating water stains on mortar joints in multiple locations. Through-wall flashing was not found at wall base on all façades.
Cement plaster stucco on Walls soffits:
The cement plaster stucco failure is the state or condition in which the stucco system cannot meet its intended objective. Stucco failure processes often start with minor cracking leading to water intrusion and ultimately microbial growth and or damage to structural elements of the building.
Observations:
Raymond observed the paint fading out and light corrosion on exterior soffit edge below the brick wall. Raymond recommends repairing the soffit exterior joints and recoating the stucco wall/soffit. Verify a drainage plane is provided below the brick wall at stucco interface.
Efflorescence:
Efflorescence occurs when water containing dissolved salts is brought to the surface of masonry, the water evaporates, and the salts are left on the surface. The salt solutions may migrate across surfaces of masonry units, between the mortar and brick units, or through the pores of the mortar or brick units.
Observations:
At areas all around the building, efflorescence is occurring at spotted locations mainly below the windows cast stone sills. This indicates that moisture is infiltrating into the joints or transitions and dissolving the salts in the transition. Upon evaporation, the salt is deposited on the surface. In several cases, the efflorescence is running down the face of the brick. In these cases, water from outside makes its way through transitions such as open joints, openings in sealant, and openings in transition areas.
Windows – Exterior Sills and Header:
Most of the windows have precast concrete sills, except for the curtain wall windows. The window headers have a supporting steel angle that in many cases appears to have a ¾” gap at center point. At the West Elevation (main entrance) the curtain wall has a rowlock brick projected out approximately 1 3/8” from supporting WT steel member.
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Observations:
Windows with sealed flashing above at supporting steel members and missing weep holes, wide cracks and horizontal expansion joints, other windows showed water and color stains window frame, surface and moderate corrosion on window frames and surface corrosion on supporting steel angles.
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RECOMMENDATIONS
SUMMARY OF RECOMMENDATIONS
Budget Year
Action
Component Recommendation Budget Amount
(ROM)
2025 1a Total brick replacement Approximately 28,813 SF
Priority - Required Replacement
2a Brick wall repairs related to windows, including precast sills, flashing and weep holes
Priority - Required Repairs
3a Control and expansion joints on brick walls
Priority - Required Repairs
3b Soffit edge and storefront Aluminum window system on West and East façades
Priority - Required Repairs
4 Window systems and curtain wall Aluminum window systems
Priority - Required Replacement
2025 5 Corrosion repairs on access panels at exterior soffits, louvers and vents
Routine - Recommended Repairs
Based on Raymond’s limited visual assessment, replacement, repairs and maintenance are recommended. The Owner should retain a professional to develop and oversee an appropriate design, repair and maintenance scope of work to address all items listed in this report.
Raymond recommends repairs under Immediate Action and Priority Action.
Raymond recommends the Owner take Priority Action to address the following deficiencies:
1. Brick Façade Replacement:
a. Remove and replace all brick façades (approx. 28,813 SF), ensuring air barrier, expansion joints, ties, shelf angles, through-wall flashings, sealants, backer rods, mortar dams, weeps, etc. are installed to current building codes.
Raymond recommends the Owner take Priority Action to address the following deficiencies:
2. Brick façade Repairs:
a. Most of the brick façade deficiencies observed could be attributed to lack of moisture draining out of cavity wall system. It is evident through improper flashing system installed without weep holes. In all locations where existing weep holes are missing/blocked, Raymond recommends installing new weep holes and cell vents within vertical joints at 24" O.C. This installation will permit water to drain out of the wall cavity and will promote free circulation of air within the cavity.
Remove three to four courses of brick masonry above window header angle/ ledge supporting the brick.
Clean cavity of all cement droppings.
Clean exposed steel surface and apply rust inhibiting coating to spandrel beam.
Install continuous shelf angle to support bricks at locations where shelf angle is not continuous.
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Provide new flashing membrane.
Replace face bricks, installing weep holes at 24" O.C.
Remove two or three courses of brick below the shelf angle. Install compressible filler below shelf angle.
Provide weep system at brick/cast stone interface and at rowlock brick sills.
Install one vertical expansion joint down the full height of the brick façade on the South side of the building within two feet of the southwest corner.
Note: With this approach of spot repairs, periodic assessment of brick façade is recommended every six months to see any new deficiencies and repair deficient conditions. Spot repair of brick façade option may be an aesthetic concern. New brick color matching with existing adjacent brick will be challenging.
3. Signs of water infiltration:
a. Control and expansion joints on brick walls
Remove and replace as required.
b. Soffit edge and storefront aluminum window system on West and East façades
Repair or replace as required.
Spot crack required repairs for areas lower than 144 SF.
Rout out cracks to 1/4" – 1/2" depth and width.
Repair cracks with polymer modified, cementitious, low modulus, and non-sag repair mortar and paint to match existing.
c. Area required repairs larger than 144 SF. In addition to the Option A repairs, Raymond recommends the following be implemented to provide a full remediation of the stucco soffit areas:
Remove and replace entire area where cracks exceed areas larger than 144 SF.
Replace stucco, weather barrier and lath per ASTM 1063.
Where required, install a control joint at a maximum spacing in soffits or walls of 18 ft O.C. both horizontally and vertically enclosing an area no more than 144 SF. and paint to match existing.
4. Curtainwall and aluminum window system:
a. Remove and replace all windows, sealant all around including glazing perimeter per MFR.
Monitor the conditions annually under the guidance of a professional as time and exposure to the elements may cause change and deterioration.
Clean and seal to prevent water intrusion.
Raymond recommends the Owner take Routine Action to address the following deficiencies:
5. Corrosion repairs on access panels at exterior soffits, louvers and vents:
a. Corrosion repairs on access panels at exterior soffits, louvers and vents
Raymond recommends analyzing and repairing the localized areas of corrosion. If the steel is sound, sand to remove the corrosion and apply a protective coating. If corrosion is severe, remove and replace section of components as required to match existing.
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Refer to the following conceptual sketches:
SK-1 (Source: BIA Technical Document 23A)
SK-2 (Source: BIA Technical Document 18A)
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SK-3 (Source: BIA Technical Document 21B)
SK-4 (Source: BIA Technical Document 21B)
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QUALIFICATIONS
This report summarizes our assessment of the façade system conditions at the subject facility at the time of our review. Statements herein are based on the information provided to us, our observations at the time of visual assessment, and our experience with similar conditions. No destructive investigation was performed, therefore the discovery of any additional information related to the façade conditions should be brought to our attention for further evaluation.
Prepared by:
Jose R. McCausland, AIA, NCARB, CSI, CDT Connor A. Salas, PE, RRC, FAPC
Senior Architect - Building Envelope Consultant Building Envelope Consultant/Structural Engineer jose.mccausland@raymondllc.com connor.salas@raymondllc.com
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APPENDIX A – FAÇADE ELEVATIONS AND DETAILS
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EAST ELEVATION
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WEST ELEVATION
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SK-01
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CORROSION STAINING
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CORROSION STAINING
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SHRINKAGE CRACKS
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CORROSION STAINING
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SHRINKAGE CRACKS
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Pivot Hinges fractured.
Corrosion on closer jose.mccausland Line jose.mccausland Rectangle jose.mccausland Text Box
LEGENDS
= Wide separation on Mortar joints
= Signs of Water Infiltration:
= Window Frame Damage (discoloration, no drainage weep holes, gaskets shrinking)
= Cement Plaster Damage
= Algae stains on brick surface and mortar joints
= Surface paint damage on CMU
= Severe Corrosion/Impacted Rust/Pitting
= Surface Corrosion/Minor
= Crack on Brick
= Substrate Damage
= Missing Weep holes and Flashing
= Sealant Damage
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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NORTH ELEVATION
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SOUTH ELEVATION
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SK-02
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CORROSION STAINING
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LEGENDS
= Wide separation on Mortar joints
= Signs of Water Infiltration:
= Window Frame Damage (discoloration, no drainage weep holes, gaskets shrinking)
= Cement Plaster Damage
= Algae stains on brick surface and mortar joints
= Surface paint damage on CMU
= Severe Corrosion/Impacted Rust/Pitting
= Surface Corrosion/Minor
= Crack on Brick
= Substrate Damage jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland
SHRINKAGE CRACKS
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CORROSION STAINING
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SHRINKAGE CRACKS
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SK-03
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LEGENDS
= Wall Testing Area = Water drainage pattern = No Water Damage = Signs of Water Infiltration:
= Expansion joint defect = Substrate Damage = Window Damage = Masonry Damage = Sealant Damage = Stucco Finish Surface (defects) = Shrinkage cracks = Bond / Mechanical attachment = Corrosion/Staining jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Line
CORROSION STAINING
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LEGENDS
= Wall Testing Area = Water drainage pattern = No Water Damage = Signs of Water Infiltration:
= Expansion joint defect = Substrate Damage = Window Damage = Masonry Damage = Sealant Damage = Stucco Finish Surface (defects) = Shrinkage cracks jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Line jose.mccausland
SK-04
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LEGENDS
= Wall Testing Area = Water drainage pattern = No Water Damage = Signs of Water Infiltration:
= Expansion joint defect = Substrate Damage = Window Damage = Masonry Damage = Sealant Damage = Stucco Finish Surface (defects) = Shrinkage cracks jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Line jose.mccausland
SK-05
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LEGENDS
= Wall Testing Area = Water drainage pattern = No Water Damage = Signs of Water Infiltration:
= Expansion joint defect = Substrate Damage = Window Damage = Masonry Damage = Sealant Damage = Stucco Finish Surface (defects) = Shrinkage cracks jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Line jose.mccausland
SK-06
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LEGENDS
= Wall Testing Area = Water drainage pattern = No Water Damage = Signs of Water Infiltration:
= Expansion joint defect = Substrate Damage = Window Damage = Masonry Damage = Sealant Damage = Stucco Finish Surface (defects) = Shrinkage cracks jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Line jose.mccausland
SK-07
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LEGENDS
= Wall Testing Area = Water drainage pattern = No Water Damage = Signs of Water Infiltration:
= Expansion joint defect = Substrate Damage = Window Damage = Masonry Damage = Sealant Damage = Stucco Finish Surface (defects) = Shrinkage cracks jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Line jose.mccausland
SK-08
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 22
APPENDIX B – PHOTOGRAPHS
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 23
VISUAL ASSESSMENT PHOTO LOG
Photo #1: West Elevation – Overall Condition.
Photo #2: West Elevation – Main Entrance – Storefront window/door frame showing fade discoloration on exterior.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 24
Photo #3: West Elevation – The curtain wall window frame shows fade discoloration on exterior. Water stains running from top to bottom.
Photo #4: South Elevation – Window frame shows fade discoloration on exterior.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 25
Photo #5: Typical – Aluminum oxidation on window frame.
Photo #6: Typical – shrinkage of neoprene gaskets at corner of glazing, allowing water to penetrate the window frame, no weep hole or drainage plane at bottom of windows. (Typical)
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 26
Photo #7: Typical – Missing weep holes, sealed flashing above window header.
Photo #8: Typical – Steel ledge angle separation at mid window span for thermal movement.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 27
Photo #9: Typical – Wide gap at horizontal expansion joints.
Photo #10: East Elevation – Broken and corroded door hardware. Gaps between doors allowing air infiltration.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 28
Photo #11: East Elevation – Window leaks above door.
Photo #12: Typical – Algae and water stains on brick wall.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 29
Photo #13: Typical – Sealed flashing, missing weep hole above window header.
Photo #14: Typical – Sealed flashing, missing weep hole above window header and horizontal expansion joints.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 30
Photo #15: Typical – Corrosion on edge of cement plaster stucco soffit.
Photo #16: Typical – wide vertical and horizontal cracks on bricks joints.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 31
Photo #17: Typical – Sealed Flashing below brick walls.
Photo #18: Typical – Corrosion on brick ledger. Efflorescent on brick surface.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 32
Photo #19: Typical – Surface and moderate corrosion on window frames paint and coating delamination.
Photo #20: Typical – Water Intrusion on window frame.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 33
Photo #21: North Elevation – Unaligned brick face recessed. See detail photos #22
Photo #22: North Elevation – Unaligned brick face recessed
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 34
Photo #21: East Elevation – Water stains below roof ceiling and lower acoustical ceiling, wall adjacent to windows two locations Offices 329 and 330.
Photo #22: East Elevation – Corrosion on doors, soffit access panels and louver protection bars surface.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 35
APPENDIX C – PROBES OBSERVATIONS
EAST ELEVATION
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WEST ELEVATION
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SK-01
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CORROSION STAINING
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CORROSION STAINING
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SHRINKAGE CRACKS
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CORROSION STAINING
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CORROSION STAINING
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CORROSION STAINING
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CORROSION STAINING
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
jose.mccausland Callout Severe Corrosion on steel door and frame jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Polygon jose.mccausland Polygon jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Text Box
LEGENDS
= Wide separation on Mortar joints
= Signs of Water Infiltration:
= Window Frame Damage (discoloration, no drainage weep holes, gaskets shrinking)
= Cement Plaster Damage
= Algae stains on brick surface and mortar joints
= Surface paint damage on CMU
= Severe Corrosion/Impacted Rust/Pitting
= Surface Corrosion/Minor
= Crack on Brick
= Substrate Damage jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland
SHRINKAGE CRACKS
jose.mccausland Line jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Area Measurement
198.27 sf jose.mccausland
SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Length Measurement 13'-4" jose.mccausland
CORROSION STAINING
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CORROSION STAINING
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CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above the Expansion Joint to expose flashing conditions, EJ conditions and corner wall flashing jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally below window sill to expose flashing and weep holes conditions.
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above soffit to expose brick weep holes conditions above soffit.
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above the window header to expose flashing conditions jose.mccausland
CORROSION STAINING
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CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above center the window header to expose shelf angle flashing conditions at opened shelf angle expansion gap jose.mccausland
CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally below window sill to expose flashing and weep holes conditions.
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COMPLETED 1/29/2025
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DIFFERENT LOCATION 1/29/2025
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DIFFERENT LOCATION 1/29/2025
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OPEN TO OBSERVE THE CONDITION OF STEEL BRICK LEDGER ABOVE WINDOW
NORTH ELEVATION
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SOUTH ELEVATION
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SK-02
jose.mccausland Sealant or Mortar Damage jose.mccausland
CORROSION STAINING
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LEGENDS
= Wide separation on Mortar joints
= Signs of Water Infiltration:
= Window Frame Damage (discoloration, no drainage weep holes, gaskets shrinking)
= Cement Plaster Damage
= Algae stains on brick surface and mortar joints
= Surface paint damage on CMU
= Severe Corrosion/Impacted Rust/Pitting
= Surface Corrosion/Minor
= Crack on Brick
= Substrate Damage jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Rectangle jose.mccausland Line jose.mccausland Rectangle jose.mccausland
SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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CORROSION STAINING
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
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SHRINKAGE CRACKS
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above the window header to expose flashing conditions jose.mccausland
CORROSION STAINING
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CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above center the window header to expose shelf angle flashing conditions at opened shelf angle expansion gap jose.mccausland
CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally below window sill to expose flashing and weep holes conditions.
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally at expansion joints to expose existing conditions.
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CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above the recessed brick band to expose flashing conditions jose.mccausland
CORROSION STAINING
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CORROSION STAINING
jose.mccausland Callout Remove 3 brick courses vertically and 3 bricks horizontally above the recessed brick band over the window to expose flashing conditions jalvarez Text Box
COMPLETED 1/29/2025
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COMPLETED 1/29/2025
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COMPLETED 1/29/2025
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SEE PICTURES OF DETERIORATED MORTAR JOINTS 1/29/2025
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DRAINAGE FIELD BLOCKED WITH MORTAR
AT BRICK RECESSED BAND
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DRAINAGE FIELD AND WEEP HOLES BLOCKED BELOW PRECAST WINDOW SILL
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TYPICAL BRICK SIZE 3.5
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TYPICAL DRAINAGE FIELD BLOCKED WITH MORTAR
AT BRICK RECESSED BAND
TYPICAL BRICK WALL CAVITY VARIES
2" SHOWN AT THIS LOCATION
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TYPICAL 30# FELT PAPER ATTACHED WITH STAPLES RANDOMLY SPACED, NO HORIZONTAL LAPS
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TYPICAL CORROSION ON BRICK TIES
(photo is rotated)
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TYPICAL CORROSION ON BRICK TIES, INSTALLED IN AN UPSIDEDOWN POSITION
TYPICAL BRICK CAVITY BEHIND BRICK NOT CLEANED (photo is rotated)
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TYPICAL 30# FELT PAPER ATTACHED WITH STAPLES RANDOMLY SPACED, NO HORIZONTAL LAPS
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TYPICAL BRICK CAVITY BEHIND BRICK NOT CLEANED
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TYPICAL CORROSION ON BRICK TIES, INSTALLED
IN AN "L" UPSIDEDOWN POSITION
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TYPICAL BRICK CAVITY BEHIND BRICK NOT CLEANED
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DRAINAGE FIELD AND WEEP HOLES BLOCKED BELOW PRECAST WINDOW SILL
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DRAINAGE FIELD BLOCKED WITH MORTAR
AT BRICK RECESSED BAND
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ROPE WEEPS USED 3/8" RANDOMLY SPACED
DRAINAGE FIELD AND WEEP HOLES BLOCKED BELOW PRECAST WINDOW SILL
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GYPSUM BASED SHEATHING HOLDING MOISTURE
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DRAINAGE FIELD AND WEEP HOLES BLOCKED BELOW PRECAST WINDOW SILL
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DRAINAGE FIELD AND WEEP HOLES BLOCKED BELOW PRECAST WINDOW SILL
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TYPICAL CORROSION ON BRICK TIES, INSTALLED
IN AN "L" UPSIDEDOWN POSITION
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TYPICAL CORROSION ON BRICK TIES, INSTALLED
IN AN "L" UPSIDEDOWN POSITION
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TYPICAL CORROSION ON BRICK TIES, INSTALLED
IN AN "L" UPSIDEDOWN POSITION
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1/2" BRICK LEDGE ANGLE, DRAINAGE PLANE BLOCKED BY MORTAR
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MITERED CORNER FRACTURED MORTAR SHOWING WIDE CRACKS, SHEATHING BEHIND HAS OPENED CORNER
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1/2" BRICK LEDGE ANGLE OVER WINDOW HEADER, DRAINAGE PLANE BLOCKED BY MORTAR
Jose.McCausland Text Box MITERED CORNER FRACTURED MORTAR SHOWING WIDE CRACKS, SHEATHING BEHIND HAS OPENED CORNER
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MORTAR DEBRIS BEHIND BRICK CAVITY
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TYPICAL CORROSION ON BRICK TIES.
THIS SECTION WAS IMPACTED BY RECENT HURRICANE
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TYPICAL BRICK SIZE 3.5
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TYPICAL BRICK SIZE 7 5/8"
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TYPICAL CORROSION ON BRICK TIES.
THIS SECTION WAS IMPACTED BY RECENT HURRICANE
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TYPICAL OVERALL VIEW OF WALL ASSEMBLY OVER WT BEAM AND FLASHING
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EXPOSED WT STEEL SUPPORT
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TYPICAL DRAINAGE PLANE BLOCKED BY MORTAR
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TYPICAL # 15 FELT PAPER OVER SELF ADHERED MEMBRANE
TYPICAL SS FASTENER OF GYPSUM SHEATHING INTO GALV. METAL STUDS. GYPSUM ABOVE STEEL WT SUPPORTING MEMBER
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Jose.McCausland Dimension
+/- 12 INCHES
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TYPICAL SELF-ADHERED MEMBRANE
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TYPICAL MOISTURE IN GYPSUM SHEATHING BEHIND SELF ADHERED MEMBRANE
Jose.McCausland Text Box TYPICAL TOP EDE OF SELF-ADHERED MEMBRANE TERMINATION OVER GYPSUM SHEATHING WITH 2 INCH TAPE
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APPENDIX D – GLOSSARY OF TERMS AND DEFINITIONS
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 45
A. Definition of Investigation Types
Hands-on Investigation: Close-up inspection from no further away than an arm’s length where the member or condition can be physically touched.
Visual Investigation: The investigation from a reasonable distance of a member or element where the initial determination of the condition can be made.
Invasive Investigations: Investigations where walls or elements are opened to allow for hands-on inspections to be made. Repairs are necessary to restore the wall or element.
B. Definition of Recommendations
Immediate:
3-6 Months Requires immediate action to repair the leak sites to prevent future and ongoing deterioration to the system or components and structural system. Replacement of a portion or all the system and damaged sheathing or decking and structural members is a priority.
Priority:
6-12 Months Conditions for which no immediate action may be required or for which immediate action has been completed, but further investigations, design, and implementation of interim or long-term repairs or replacement of the system should be undertaken on a priority basis, i.e., taking precedence over all other scheduled work.
Routine:
12-36 Months Conditions requiring further investigation or remedial work, which can be undertaken as part of a scheduled maintenance program, other scheduled project, or routine facility maintenance, depending on the action required.
C. Rating Criteria
Terms used to describe the condition of a building’s system or components are listed and defined below. When the term is applied to a system, this does not indicate that all elements of the system are in the same condition.
Excellent: As New Condition
Good: The system or components are sound and performs its function, although it shows signs of wear and may require some minor repairs, mostly routine.
Fair: The system or components are still performing adequately currently but needs priority and/or routine repair to prevent future deterioration and to restore it to good condition.
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 46
Poor: The system or components cannot be relied upon to continue to perform its original function without immediate and/or priority repair or replacement.
D. Investigation Terminology
The following terms may be used during investigations to describe the condition of structural members.
1. Steel Members
Corrosion: Minor; light surface rust.
Moderate Rust; that is loose and flaking with some pitting.
This scaling, or exfoliation, can be removed with some effort by use of a scraper or chipping hammer. Element exhibits measurable but not significant loss of area.
Severe-Heavy; stratified rust or rust scales with extensive pitting. Removal requires exerted effort and may require mechanical means. Significant loss of area.
Impacted Rust: Rust collected between two interfacing surfaces, usually two steel plates. Impacted rust can be minor, moderate, or severe as described above. Impacted rust can severely deform the steel members due to the expansive nature of rust.
Pitting: Formation of cavities due to corrosion. Minor, moderate, and severe pitting categories are used based upon depth and density of cavities.
Minor; Typically less than 1/4 inch diameter and 1/32 inch deep.
Moderate; 1/4 inch to 1/2 inch diameter and up to 1/8 inch deep.
Severe; Greater than 1/2 inch diameter and over 1/8 inch deep.
2. Concrete Members
Cracking: A separation into two or more parts with a space between the fractured concrete surfaces.
Hairline; Crack width less than 1/32 inch.
Fine; Crack width between 1/32 inch and 1/16 inch.
Medium; Crack width between 1/16 inch and 1/8 inch.
Wide; Crack width greater than 1/8 inch.
The above definitions for cracks can be modified, depending on the type of structural element. Other terminology, such as
CONYERS | CHARLESTON | CHRISTIANSBURG | GREER | ORLANDO | RALEIGH | RICHMOND | SAVANNAH | 47 map cracking, pattern cracking, etc., may be used as appropriate.
Efflorescence: A white deposit caused by crystallization of soluble salts brought to the surface by moisture leaching through concrete.
Delamination: A layered separation of the concrete. When a delaminated area of concrete is struck (sounded) with a hammer; a hollow sound will be emitted.
Leaching: The dissolution and washing away of the calcium hydroxide in concrete. The moisture enters the concrete through exposed cracks in the surface.
Spall: A roughly circular, oval, or elongated depression in the surface of a concrete element caused by separation of a portion of the surface concrete.
Small: (Pop-out) Less than 6 inches in diameter and 1 inch deep.
Medium: Between 6 inches and 12 inches in diameter and up to 2 inches deep.
Large: Over 12 inches in diameter and any depth.
Scaling:…
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