As experts in all aspects of building envelope restoration, Sullivan Engineering assists property managers and owners for residential, commercial and institutional facilities with the analysis of the existing conditions as well as recommended repairs, maintenance or upgrades. Our comprehensive design services include the combination of high performance materials with meticulous repair details to ensure the longevity of the restoration effort.

At Sullivan Engineering we believe in establishing a cohesive team effort between the engineer, owner and contractor on each project. As a result, we are able to obtain the desired project outcome while minimizing cost overruns, delays and disputes. To create this cohesive unit we believe in open and honest communication between all parties and full transparency with all project documentation.

“exceeding our clients expectations”
Repeat clients account for 70% of our active projects; therefore it appears the we are accomplishing our goal. Our honesty and integrity have been noted by several of our clients and our thorough and detailed engineering documents are commended by clients and contractors alike.

“tried & true industry practices”
Using testing apparatus that we have fabricated, based on industry standards, and customized for specific applications, we remain dedicated to the philosophy of combining new proven technology with tried & true industry practice. The extensive research that we perform on all of the materials that we specify, or more importantly those that we do not specify, is another example of this commitment

“full transparency”
By providing thorough communication throughout the project and a close-out package at the end of all construction administration projects, we ensure full transparency for all parties involved. The close-out package, which includes copies of all formal correspondence throughout the project as well as many other relevant documents, was intended to be a valuable tool for future maintenance; however, it is quickly becoming recognized as a benefit for accounting purposes, Management\Board transitions and future budget preparation as well.

Thank you for allowing us to take a minute to pat ourselves on the back, (it only happens once a year). If you have any suggestions for how we can better serve our clients, please don’t hesitate to let us know.

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Amongst other mandates, the ECC requires that roof replacement projects on all multi-family and commercial buildings provide a new system with an R-value of 20, when all insulation is above the deck, or an R value of 38 when including insulation below the deck, in attic or ceiling spaces (i.e. batt insulation).

So how does this effect roof replacement projects?
Increased cost – The increased cost of the insulation should be considered when preparing a budget for a roof replacement project and certainly when reviewing a budget prepared prior to these requirements. However, many will argue this cost will be recouped by energy savings.
Roof system finished height – To establish an R-value of 20, a minimum of 3 inches of insulation is required. For most roof replacement projects, the existing roof system will have less than 3 inches of insulation, if any at all. The new roof system will have a finished surface higher than the previous. As a result, counter flashing\through-wall flashing may need to be removed and installed several inches above the current location. To further complicate the situation, existing parapet walls may have to be modified to ensure that they are 3’ 6” above the finished surface.
Interior conditioning – Due to the increased insulation at the roof level, modifications may be required to the heating and cooling systems particularly at the top floor of the building.

Are there any situations where this requirement does not apply?
Over unconditioned space – Since these requirements are for energy conservation purposes, the insulation is not required above unconditioned space (i.e. stairwell bulkheads). However, if the space is modified later to a conditioned space, the insulation would be required.
Reroof projects – If an overlay roof system is installed and the existing insulation or sheathing is not exposed, this requirement does not come in to play
Historic buildings – Registered historic buildings do not have to comply.

Now more than ever, proper planning is crucial for all roof replacement projects. During the planning stage, or at the latest during design, while the test cuts are being taken for asbestos sampling, the testing agency should record the composition and the thickness of the existing roof system. With this information the roof consultant can determine, in advance, what additional modifications may be required.

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While shopping this weekend for a new baseball glove for my son I spotted a QR code on a display stand for a specific glove manufacturer. I was very excited to test out the consumer side of this application. I envisioned reading online reviews, manufacturers specifications and maybe even some justification for why this particular glove was three times the price of most other gloves. So I pulled out my phone opened the QRReader app and scanned the QR code. The result….. a message that read “No QR code available”. So I guess we still have some work to do but I am excited to see these codes implemented in stores restaurants and even historic buildings, parks and other tourist destinations. As for how they will effect the construction industry …we’ll see.

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Facades
Start the inspection by taking an overall view of the facade and windows, without the assistance of the camera or binoculars, to avoid not seeing the forest for the trees. Look for large issues and patterns of deterioration. Then using the binoculars, follow a logical, methodical pattern to perform a more detailed inspection, taking photos of all significant or questionable conditions.

The following are a few of the key items to look for:

Cracks in masonry and mortar – The numerous freeze\thaw cycles experienced throughout the winter may have created new cracks, or increased the size of existing ones, throughout the facade. In the heavy rains of spring these cracks may allow water infiltration in to the facade.

Stains – New stains that have occurred over the winter may indicate new water migration paths as a result of cracked masonry or mortar. If new efflorescence is observed, look closely at the masonry above the stain for deteriorated masonry and mortar.

Deteriorated or hardened sealant – Cold winter weather causes many sealants, particularly older caulking, to become hard and develop cracks. Furthermore, they may lose adhesion to the substrate. As a result increased air and water infiltration may result.

Temporary fixtures – The weight of snow, ice and icicles can have a dramatic effect on temporary structures and fixtures. Window mounted a\c units, signs, canopies, awnings, and all temporary structures attached to the facade may have experienced movement or failure at attachment locations due to the added weight.

Roofs
After examining the facade, inspect all roofs and setbacks. Again start by standing back and looking at the overall condition of the roof(s). Then walk around the entire surface feeling for   soft spots in the roof while looking closely at the roof seams, drains, gutters, penetrations, mechanical equipment curbs as well as chimneys, bulkhead and parapet walls

Open seams – Heavy, wet snow can open seams in the roof membrane, particularly at slope transitions  near expansion joints, equipment and pipe penetrations, as well as, parapet and bulkhead walls. To thoroughly inspect all suspect seams use a roofer’s seam probe as shown in the photo to the right.

Pitch pockets – Similar to the sealants on the facade, the pourable sealer at pitch pockets may have hardened and shrunk. If not addressed water infiltration at these penetrations may result.

Membrane punctures – Roof membranes can be torn by the introduction of foreign objects resulting form winter storms. HVAC panels, gutters, etc. displaced by wind and snow loads can create voids in a membrane as they tumble across the roof surface. Likewise, the end of a metal shovel can do the same during well intentioned, but improperly performed, snow removal.

Temporary fixtures – Similar to the facade, the winter’s increased burden may have damaged temporary fixtures at the roof level. Scuppers, gutters, leaders and coping covers may have become loose. Walkway pads, drain domes and clamping rings may have shifted as a result of the significant snow and subsequent removal.

Upon completion of the inspection compile the notes and photographs into a report for use in developing a repair plan or for comparison purposes during the next inspection.

These tips were provided as a courtesy to our friends and colleagues in the industry. Proper safety plans and building maintenance schedules should be in place for all buildings. For more information on this topic or to discuss any issue further please feel free to contact me at bsullivan@sullivanengineeringllc.com.

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Snow, freezing rain and ice can severely deteriorate the surface of concrete balconies and terraces. Water infiltration through the concrete decks can cause rust accumulation on the steel reinforcement within the concrete. Rust jacking will then cause cracks and spalls in the concrete particularly where insufficient cover exists. This causes significant concern at the balcony edges where the concrete is exposed on three sides and the potential for an unsafe condition from falling concrete is greatest. If this condition is identified early moderate repairs including installation of a new deck coating can prevent significant structural repairs down the road.

Balcony railings may have become loose or unstable over the winter due to deteriorated concrete around the railing posts and\or failure of the railing post anchors. The tragic death of Connor Donohue, this time last year, is a severe example of the risks associated with loose or damaged railings.

We recommend that all property owners and managers inspect all balconies and terraces as soon as possible. A visual inspection of the balcony surfaces and railing connections should be performed as well as physically checking the railings for stability. Additionally all residents with balconies and terraces should be asked to inspect the same and report any deficiencies immediately.

In addition to good maintenance practice; performing these inspections and any necessary repairs may help a building owner avoid violations from the NYC Department of Buildings. The DOB examined 850 buildings last year looking for potential unsafe conditions including the balcony deficiencies described above.

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“After several significant snow storms over the last couple of weeks… A deep snowpack remains across a large portion of the tri- state area. A general 10 to 30 inches of snow depth remains on the ground… With the deepest snow depth values across Connecticut.”

“3 to 5 inches of snow water equivalent is in the current snowpack across the area. This results in a tremendous amount of weight per square foot.”

“There have already been reports of collapsed roofs due to the weight of the snow… And with the threat of yet another significant storm system expected during the middle of this week… Now is the time for residents and building owners to take preventative action to safely remove snow from flat roof tops and decks.”

The weight of snow varies greatly depending on the density and volume of water within the snow , with most estimates at approximately 7 lbs per cubic foot for light, dry snow to 20 lbs per cubic foot for heavy, wet snow. Based on The National Weather Service’s statement of “3 to 5 inches of snow water equivalent”, the weight of this particular snow fall could be as much as 26 lbs. per square foot.

With more snow predicted for this week, and likely to come again during the rest of February, we would like to encourage all of you to monitor the conditions of your roofs both at home and at work. Snow drifts at parapet walls, bulkheads, chimneys, etc. can cause significant additional loads for prolonged periods of time.

Temporary Structures
Canopies, signs, awnings, sidewalk bridges and other temporary structures can be at particular risk due to significant snow loads.

Although canopies, signs and awnings were likely designed to allow for the weight of some snow; depending on the age of the structure the initial design may not match current requirements. Furthermore, due to aging and weather exposure the structural framework may no longer be able to support the initial design load.

Sidewalk bridges are typically designed for significant snow loads; however individual wood planks and boards could be susceptible to failure. Additionally the combination of these significant snow loads with equipment and materials stored on the bridge could result in failure of the bridge. If you have a sidewalk bridge in place at any of your properties please have the contractor perform regular inspections to ensure that the sidewalk bridge and all of its components are stable.

Icicles
A secondary effect of all of this winter’s significant snow fall is the large number and length of the icicles suspended from exterior projections, including gutters, ledges and window sills. While these icicles are very attractive to look at and bring out the inner child in all of us they can also be very dangerous. As the icicles become heavier and the temperature increases above freezing these icicles will begin to fall to the ground. Once again, both at home and at work, please take all available steps to remove icicles near all entrances, walking paths, driveways and sidewalks,

The New York City Department of Buildings has also issued an advisory encouraging the safe removal of snow and ice.

Please be careful during the difficult winter weather ahead.

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Fines
The civil penalties associated with late and\or unsafe filing have increased significantly. The penalty for failure to file is $1,000 per year. The late filing penalty is now $250 per month and failure to correct an unsafe condition is $1,000 per month.

The substantial increase in these fines underscores the DOB’s emphasis on facade safety and is a clear sign of their intent to continue to penalize building Owners that do not abide by the requirements of New York City’s facade ordinance.

Fees
The initial filing fee for the facade inspection report is $265. The fee for an amended/subsequent filing is $100 and the fee for an application for extension of time to complete repairs is $135.

While these fees will not have as much of a potential impact on budgets, they may lead to unnecessary filing delays if the payments to the Department of Buildings is not included with the necessary filing.

To view the Notice of Adoption of Rule issued December 20th, click here.

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To view a description of the revisions click here

If the state of the economy has any part to play in our growth than several recent articles support our optimistic viewpoint including two by the Wall Street Journal (12-23-10 and 01-03-11) and one by Reuters  (12-22-10). Of course we can find just as many, if not more, pessimistic predictions but you’ll have to look elsewhere for those.

Continued growth in the economy should lead to renewed confidence by building owners to perform necessary restoration and maintenance deferred over the past few years. In New York City, the culmination of Local Law 11/98 subcycle A shortly after the end of 2011 and the start of subcycle B in August will also lead to an increased volume of work in the building envelope restoration industry.

If there is one belief that is reinforced by reflecting on the past and looking toward the future, it is that the philanthropic spirit of the American people will be the driving force behind our Nation’s successful future. It is with that altruistic perspective that we at Sullivan Engineering will increase our charitable efforts and will look to perform additional pro bono projects in 2011. Please let us know of any not for profit organizations that you are involved with that can use our assistance.

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Our World
Several of our biggest news stories this past year were heart breaking, like the earthquakes in Chile and Haiti as well as the gulf oil spill. Others were heart warming; the Chilean mine rescue is certainly an unbelievable tale that had the whole world watching.

Some new handheld devices entered the market this year. The iPad is one that I am a big fan of, although my cautious side won’t let me buy one until the second version is released. A new device to the US market that I am not thrilled with is the vuvuzela. Anyone that went to a high school football game this year recognizes that Vuvuzelas are not just a menace at African sporting events anymore. Continuing on the sports theme, LeBron James’ “The Decision” was possibly one of the worst individual PR efforts of the decade. while the off the field issues of my beloved Jets, can be described as a joint effort PR debacle.

Our Industry
The building envelope industry had a number of news stories this year. The 7th cycle of New York City’s facade ordinance (Local Law 11\98) began with several new major revisions; while the first cycle of Philadelphia’s facade ordinance (PM 304.10) was introduced.

In 2010, two catastrophic building envelope accidents occurred; the balcony railing failure in Manhattan as well as the garage collapse in Hackensack. These two tragedies are vastly different on many levels; however a comparison can be drawn between their sources. Deteriorated concrete balconies and railings as well as water infiltration into garage structures are both issues that are often dismissed or minimized.

Sullivan Engineering
This past year was a very exciting year for Sullivan Engineering. Our first year in business was a very positive experience. It has been a pleasant surprise to observe the number of people that will go out of there way to help a newly established business. To those people we will be forever grateful.

As many of the entrepreneurs reading this newsletter will agree new challenges arise on a continual basis during the first year. Two that remain top of mind for us are business registration and marketing.

The paperwork involved in establishing and registering a business could wipe out a small forest. From our experience, registering a professional services firm in several states is an incredibly frustrating and archaic process. I guess Al Gore never let state governments know about the internet that he invented. If only he had, they might be able to streamline this process. Kudos to the state of Delaware who have a good system in place. They were actually a pleasure to deal with.

I have developed a whole new respect for marketing professionals. Creating content, or “copy” as I now know it is referred to, for the website, marketing material and monthly newsletters has been the source of many late nights\early mornings. Of course having an English major on our team helps significantly. In fact I recommend that all engineers have at least one English major in their organization.

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