Attachment 9 - Building Envelope Report.pdf

W E T H E R H O L T A N D A S S O C I A T E S , I N C .

14715 NE 95th Street, Suite 100 Redmond, WA 98052 Phone: 425-822-8397 Fax: 425-822-7595

JBLM B3757

BUILDING ENVELOPE EVALUATION

SEPTEMBER 27, 2023

for

WJA, PLLC

617 Western Ave Seattle, WA 98104

Attn: Greg Nespor

November 21, 2023

2310-06A1

Building Envelope Evaluation – September 27, Page 6 JBLM B3757 Repair and Construction November 21, 2023

WJA, PLLC 2310-06A1

Photograph 1: Overview of the roof looking to the west.

Photograph 2: Overview of the roof looking to the east.

Photograph 3: Overview of the roof looking to the east from within the site screen.

Photograph 4: Roof access ladder secured to the inside face of the parapet wall.

Ladder connection to the parapet wall should be detailed.

Building Envelope Evaluation – September 27, Page 7

Photograph 5: Typical sumped cast iron roof drain adjacent to the parapet wall. Overflow drains should be provided next to all drains.

Photograph 6: Looking across the roof drains in the field of the roof.

Photograph 7: Closer view of a typical sumped cast iron roof drain in the field of the roof.

Building Envelope Evaluation – September 27, Page 8

Photograph 8: Typical heat stack.

Photograph 9: Typical light sensor penetration.

Photograph 10: Overview of the site screen and supports.

Building Envelope Evaluation – September 27, Page 9

Photograph 11: Water collecting within the site screen support pitch pocket.

Photograph 12: Closer view of the site screen support and stucco cladding.

Note the cracks in the stucco.

Photograph 13: Closer view of a crack in the stucco at the site screen.

Building Envelope Evaluation – September 27, Page 10

Photograph 14: Overview of the rusted corrugated metal cladding at the inside face of the site screen.

Photograph 15: Exposed site screen support framing showing rust.

Photograph 16: Curb mounted mechanical unit. The curb is low and will need to be built-up to accommodate the increased roof thickness.

Building Envelope Evaluation – September 27, Page 11

Photograph 17: Abandoned roof curb should be removed, and the decking repaired when the roof is replaced.

Photograph 18: Typical pipe penetration.

Photograph 19: Typical curb mounted mechanical unit.

Building Envelope Evaluation – September 27, Page 12

Photograph 20: Curb mounted mechanical units.

Photograph 21: View between adjacent mechanical units with a ridge between the unit.

There are no crickets upslope of the roof curbs.

Photograph 22: Closer view of one of the curbs shown in Photograph 21.

Note the water ponding upslope of the curb.

Building Envelope Evaluation – September 27, Page 13

Photograph 23: Abandoned site screen supports.

The abandoned site screen reports should be removed when the roof is replaced.

Photograph 24: Exposed duct work.

Duct should be reworked when the roof is replaced.

Photograph 25: Duct penetration for duct shown in Photograph 24.

Building Envelope Evaluation – September 27, Page 14

Photograph 26: Duct support legs at the duct shown in Photograph 24.

The support legs should be replaced when the roof is replaced.

Photograph 27: Abandoned roof penetration.

Abandoned roof penetration should be removed when the roof is replaced.

Photograph 28: Abandoned roof penetration.

Abandoned roof penetration should be removed when the roof is replaced.

Building Envelope Evaluation – September 27, Page 15

Photograph 29: Typical parapet wall with standing seam coping metal at the top of the wall. The coping metal appears to slope towards the interior of the roof.

Photograph 30: Curb mounted roof hatch.

The thickness of the new roof system will require removal of the roof hatch to accommodate the increased height of the roof curb.

The roof hatch is heavily rusted on the top. The roof hatch should be replaced when the roof is replaced.

Alternately, the roof hatch can be abandoned and removed, and the exterior mounted ladder used for access.

Photograph 31: Overview of the low slope roof canopy at the northwest side of the building.

Building Envelope Evaluation – September 27, Page 16

Photograph 32: Through wall reglet at the low slope canopy roof.

Photograph 33: Closer view of the reglet shown in Photograph 32.

The canopy is over unconditioned space and will not need insulation to be installed when the roof is replaced.

New tapered insulation should be considered to increase slope to drain.

Photograph 34: Upslope edge of the roof and through wall reglet.

The reglet is approximately 3-inches above the surface of the roof and should be relocated up two brick courses to provide a minimum of 8-inches above the surface of the roof.

Building Envelope Evaluation – September 27, Page 17

Photograph 35: View of the draining edge and exterior hung gutter at the low slope canopy roof.

Note the water ponding mid span of the roof adjacent to the draining edge.

Photograph 36: Test cut of the main roof.

The roof is approximately 4-inches thick.

Photograph 37: Three ply built-up roof and wood fiber coverboard from the test cut location.

Building Envelope Evaluation – September 27, Page 18

Photograph 38: Spike utilized to measure the thickness of the roof.

Photograph 39: View of the steep slope canopy roof at the southwest side of the building.

Arrow denoted the ends of the built-in gutter.

Photograph 40: Closer view of the built-in gutter at the roof area shown in Photograph 39.

Building Envelope Evaluation – September 27, Page 19

Photograph 41: Stucco soffit below the built-in gutter shown in Photograph 40.

Note the signs of water degradation, likely due to the built-in gutter leaking.

Photograph 42: Closer view of the area shown in Photograph 41.

Photograph 43: Efflorescence at the brick below the steep slope canopy built-in gutter.

Water is likely reaching this area due to leaking at the built-in gutter and potentially due to leaking at the standing seam roof panels.

Building Envelope Evaluation – September 27, Page 20

Photograph 44: Closer view of the efflorescence shown in Photograph 43.

Note the water damaged stucco at the soffit.

Photograph 45: Parapet cap at the end of a steep slope canopy.

Arrow indicates the one-piece surface mounted reglet and counterflashing.

When the roof is replaced, a new 2-piece stepped cut in reglet and counterflashing should be considered. Another option is to fully cover the brick with metal cladding tucked under the coping above.

Photograph 46: Closer view of the area shown in Photograph 45.

Note the surface mounted reglet is pulling away from the wall providing a pathway for water entry.

Building Envelope Evaluation – September 27, Page 21

Photograph 47: Coping cap to wall transition. The coping cap turns up the wall and is terminated with topically applied sealant.

A saddle flashing should be installed at the transition tucking under the leg of the coping metal above.

Photograph 48: Alternate location of the condition shown in Photograph 47.

Note the upturned leg is pulling away from the building.

Photograph 49: Overview of the northeast elevation and steep slope canopy roof.

Building Envelope Evaluation – September 27, Page 22

Photograph 50: Efflorescence on the surface of the brick under the steep slope canopy at the northeast side of the building.

Photograph 51: Roof to wall transition at a steep slope canopy roof.

Note the water staining below the edge of the roof.

Photograph 52: Alternate view of the area shown in Photograph 51.

Building Envelope Evaluation – September 27, Page 23

Photograph 53: vertical cracks in the brick above the area shown in Photographs 51 and 52.

Photograph 54: Water draining from the coping cap runs down the inside corner.

The coping cap should be sloped towards the roof when the work is performed.

Photograph 55: Closer view of the area shown in Photograph 54.

Building Envelope Evaluation – September 27, Page 24

Photograph 56: Alternate location of water draining down the face of brick below the roof to wall transition.

Photograph 57: View of storefront windows and man door.

Note the efflorescence on the surface of the brick.

Area circled shown in close-up in Photograph 58.

Photograph 58: Lichen growth on the surface of the structural brick from area circled in Photograph 57.

Building Envelope Evaluation – September 27, Page 25

Photograph 59: View of water staining at an inside corner and efflorescence on the surface of the brick.

Photograph 60: Vertical cracks in the brick.

Photograph 61: Closer view of the area shown in Photograph 60.

Building Envelope Evaluation – September 27, Page 26

Photograph 62: Storefront windows under the steep slope canopy.

Photograph 63: Man door shown in Photograph 57 as seen from the interior.

The CMU back-up wall is visible from the interior.

Photograph 64: View of an operable vent in the storefront window system.

Arrow indicates a crack in the skyward facing surface of the brick sill.

Building Envelope Evaluation – September 27, Page 27

Photograph 65: Closer view of the crack shown in Photograph 64.

The crack extends under the windowsill.

The sealant at the base of the window is aged and deteriorated.

Photograph 66: Unadhered sealant at the base of the window mullion.

Photograph 67: Efflorescence at the brick window head.

Note the water staining on the surface of the window.

It appears that water penetrates the brick and drains at the window head.

Building Envelope Evaluation – September 27, Page 28

Photograph 68: Additional location of water staining on the surface of the windows and efflorescence on the brick at the head of the window.

Photograph 69: View of a brick sill at a storefront system.

Photograph 70: Discoloration on the surface of the brick.

Building Envelope Evaluation – September 27, Page 29

Photograph 71: Closer view of the discoloration shown in Photograph 70.

Photograph 72: Hose bib penetration through the structural brick.

Photograph 73: Concrete stem wall beneath the structural brick.

Note the lack of through wall flashing and weeps.

Building Envelope Evaluation – September 27, Page 30

Photograph 74: Sealant joint at the window head.

Photograph 75: Closer view of the sealant joint shown in Photograph 74.

The sealant joint shows signs of age a deterioration.

Photograph 76: View of typical deteriorated brick and mortar.

Building Envelope Evaluation – September 27, Page 31

Photograph 77: Closer view of the area circled in Photograph 76.

Photograph 78: Deteriorated mortar indicated by the arrow in Photograph 76.

Photograph 79: Separation of the brick from the mortar.

Note the surface deterioration of the brick on the right side of the photo.

Building Envelope Evaluation – September 27, Page 32

Photograph 80: Additional location of mortar separation from the brick.

Mortar separation is typical throughout the exterior structural brick.

Photograph 81: Deteriorated mortar.

Photograph 82: Painted sealant joint at the interior of the windowsill.

Building Envelope Evaluation – September 27, Page 33

Photograph 83: Painted sealant joint at the interior of the windowsill and jamb.

Photograph 84: Closer view of the corner transition shown in Photograph 83.

Note the exposed sealant is deteriorated.

Photograph 85: View of the interior sealant joint at the interior.

Building Envelope Evaluation – September 27, Page 34

Photograph 86: CMU backup wall exposed at the interior.

Photograph 87: CMU backup wall exposed at the interior.

Photograph 88: Overview of the outbuilding roof.

The roof is EPDM and appears to be shrinking and pulling away from the parapet walls.