Waterproofing

The Residences at Terrell Place Condominium
Washington, DC

Building Usage: Mixed-use Occupied Retail and Condominium

Number of Stories: 4 to 10 stories above grade, 2 below-grade

Number of Buildings:  Two buildings: one four-story masonry and wood-framed row-house and one concrete framed 10-story structure

Construction Contract Value: $180,000 (approximate)

Type of Work: Miscellaneous roof and curtain wall repairs; masonry façade and flashing repairs; masonry repointing; wood cornice stabilization and reinforcement repairs; and waterproofing of below grade tunnel area located below and underground PEPCO vault and adjacent to below a grade garage.

SRG’s Role: SRG was retained to assist with the remedial work identified in a transition study along with the associated negotiations with the developer.  Work included documentation of structural and waterproofing (building envelope) deficiencies.  SRG developed a design package to address various leak/waterproofing and building envelope related conditions.  Services also included bidding and construction observation and contract administration.  During the course of the work SRG provided consultation services relative to a tunnel leak where a new section of the Condominium building meets up with the adjacent structure.  During the course of the work it was discovered that the historic wood cornice at the row-house was displaced.  SRG worked with a Contractor to restore the cornice to its original position and reinforce the cornice construction/assembly.  The project involved three (3) specialized contractors to address various aspects of the work.    This project required a high level of collaboration and coordination with Owner, building occupants, SRG, and the Contractors.

Orion Condominium
Washington, DC

Building Usage: New Condominium Building

Number of Stories: Four (4) stories

Type of Work: The construction of a new 4-story condominium building, utilizing wood framing, OSB sheathing, a weather barrier constructed using a building wrap system, and an EPDM membrane and a green roofing system.

SRG’s Role: SRG was retained by the Developer as the building envelope consultant. SRG reviewed the design package and provided consulting services regarding specific detailing elements to address critical water management areas with the envelope system. The critical areas of concern included balcony doors, windows, and the main roof system. Furthermore, SRG performed site visits to visually spot check the Contractor’s work and perform validation testing of the building envelope components. SRG identified deficiencies in the installation work and provided general recommendations to the Developer and Architect of Record for their consideration in taking corrective action when defects where identified.

Braddock Apartments
Alexandria, VA

Building Usage: New Residential Apartment Building

Number of Stories: Seven (7) stories

Construction Contract Value: $12 million

Type of Work: The construction of a new 7-story apartment building, utilizing a post-tensioned cast-in-place concrete structure, gypsum sheathing, weather barrier constructed using a building wrap system, hot rubberized asphalt plaza and terrace waterproofing and a PVC membrane roofing system.

SRG’s Role: SRG was retained by the Developer as the building envelope consultant. SRG reviewed the design drawings and specifications and provided consulting services regarding specific detailing and system integration elements to address critical water management areas with the building envelope system including the roofs, terraces, exterior walls and foundation waterproofing. SRG worked with the General Contractor and subcontractors during the multi-phase mock-up construction. SRG also performed site visits on a periodic basis to visually spot check the Contractor’s work and perform validation testing of the building envelope components. SRG identified deficiencies in the installation work and provided general recommendations to the Developer and Architect of Record for their consideration in taking corrective action when defects where identified.

Bartonwood Condominium
Baltimore, MD

Building Usage: Two (2) Occupied Condominium Buildings

Number of Stories: Five (5) and six (6) stories

Construction Contract Value: $737,698

Type of Work: Application of façade coating, installation of new sealants at building joints and window perimeters, installation of roof parapet flashing, installation of lobby skylight perimeter flashings, application of balcony coatings, and consultation regarding condensation conditions and solarium window leaks.

SRG’s Role: SRG was retained to investigate widespread leak conditions above and adjacent to windows and in the building lobbies.  SRG performed evaluation of the existing construction and water testing of various areas to determine the conditions contributing to the ongoing leaks.  The original wall construction lacked a properly constructed masonry facade with a drainage cavity so SRG developed a rain screen cladding design and a topical coating remedial approach and rough budget cost projections for the two (2) scenarios.   The Owner selected the remedial program utilizing the topical coating and flashing approach and a design was rendered by SRG.  SRG provided bidding services and associated construction observation and contract administration services.

Worldgate Condominium
Herndon, VA

Building Usage: Occupied Condominium

Number of Stories: Four story wood framed buildings

Number of Units: 3 of 10 buildings comprising 508 units

Construction Contract Value: $1.7 million (approximate)

Type of Work: Roofing repairs, structural wood framing repairs, gypcrete sub-floor repairs, sheathing replacement and repairs, replacement of windows and doors at wood decks, installation of window, door, and deck flashings, replacement of multi-story wood decks, deck-to-wall flashing installation, weather resistive barrier replacement, chimney flashing and framing repairs and cladding/chimney cap replacement, replacement of siding with new cement board siding and synthetic PVC trim and minor site drainage modifications.

SRG’s Role: SRG was retained to investigate various leak conditions throughout three (3) of four (4) “Crescent” buildings that comprise a portion of the ten (10) building community.  During the investigation phase, significant structural deterioration was discovered by SRG and we subsequently provided services relative to emergency shoring that were required in one (1) of the three (3) subject buildings.  SRG developed a design package to address a lack of flashings and improperly installed flashings, deck framing deficiencies resulting in deck replacement, sheathing replacement, repair of structural members damaged and deteriorated as a result of water infiltration, roof repairs, window and door replacement, weather resistive barrier installation, as well as siding and trim replacement.  Services also included bidding, construction observation and contract administration.  The project was broken into two (2) phases with the first phase consisting of the one (1) building with significant structural damage which required that the repairs be expedited so that the temporary shoring installed in occupied units could be removed. This project required a high level of collaboration and coordination with the Owner, building occupants, SRG, and the Contractors given that the repair work required the occupants of each unit in the work zone to be temporarily relocated for several weeks.

Falls Station Condominium
Arlington, VA

Building Usage: Five (5) Occupied Condominium Buildings

Number of Stories: Four (4) stories

Type of Work: Concrete repair, application of protective coatings, masonry and flashing repairs, structural repairs to steel supports, installation of cold applied waterproofing system at pedestrian bridges.

SRG’s Role: SRG was initially retained to perform structural investigation of widespread structural deterioration at railings, concrete pedestrian bridges and stairs and their steel support elements. The investigation included review of the existing waterproofing system at these pedestrian bridges and an expansion joint system that crosses the structural plaza deck. SRG subsequently developed a phased remedial program that accommodated the Owner’s budgeting. This program was phased over several years and all the work was performed by the same Contractor.

Woodside Square Condominium
Glen Burnie, MD

Building Usage: 38 Building Community

Number of Units:  153

Construction Contract Value: $140,000 (approximate)

Type of Work: Repair of concrete masonry unit (CMU) foundation walls at four buildings and installation of below grade waterproofing.

SRG’s Role: SRG was initially retained to perform a structural investigation of significant leaks and structural distress along a basement wall at four (4) buildings and develop a repair design package to address the repair of these conditions. This work was competitively bid and SRG assisted the owner in the contract negotiation phase. SRG also performed construction observation and contract administration services during construction process.  Subsequent to this work, SRG was retained to perform a community-wide building envelope (cladding and roof) investigation to assess the existing conditions and provide consultations regarding replacement alternatives.