Transcript Fundamentals of Facilities Management

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TITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INST
MI INSTITUTE BOMI INSTIT
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NSTITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INS
TITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INST
MI INSTITUTE BOMI INSTIT
UTE BOMI INSTITUTE BO
NSTITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INS
TITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INST
MI INSTITUTE BOMI INSTIT
UTE BOMI INSTITUTE BO
NSTITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INS
TITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INST
MI INSTITUTE BOMI INSTIT
UTE BOMI INSTITUTE BO
NSTITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INS
TITUTE BOMI INSTITUTE
BOMI INSTITUTE BOMI INST
65101-05
The
The Design,
Design,
Operation,
Operation, and
and
Maintenance
Maintenance of
of
Building
Building Systems,
Systems,
Part
Part II
C
Technical Advisors:
Howard (Mike) Day
Richard Fanelli, AIA, CFM, IFMA Fellow
Terence M. Watters, PE
2005
Structural Systems
& Building Envelope
Michael Semenzin
MRSA architects and planners
A
3/27/2016
2
What’s a
structural
system??
Chapter 4
Structural Systems
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Floor & Roof
Beams & Girders
Columns & Walls
Foundation
• Together – they make the frame
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Loads
• Dead Loads
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Arch. Construction
Mech. Equipment
Utilities
Sprinkler Systems
• Live Loads
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People
Furnishings
Machinery
Moveable Walls
Rain, Snow, Ice
• Snow Loads
• Wind Loads
– Pressure on windward side
– Suction on leeward side
– More as you get higher
• Seismic Loads
– Earthquakes - shaking
• Vibration Loads
– Traffic, heavy trucks
– Subway
– Airports
• Shock Loads
– Suddenly applied
– 9/11
Loads on Buildings
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More Loads
• Load Transfer &
Lateral Resistance
– Whatever the force, the
goal is to get it into the
ground
• Stresses on Frames
– Tension – pull apart
– Compression – squish
like a grape
– Shear Stress - snap
Stresses on Members
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More on Stress
• Compressive stress compacts material,
decreasing the volume. More weight =
more compression. Ductile materials
(metal, soil, plastic) yield. Brittle materials
rupture.
• Aspect ratio (ratio between width & length)
– Ratios greater than 2:1 will buckle
– Due to “elastic instability”
• Column & Floor to Floor Spacing
– Typical column spacing is 20’-35’
– Typical floor to floor spacing = 12’-13’
– Hotel floor to floor as low as 9’-6”
– More steel = longer span
Fire Resistance
• Hourly ratings (1-4)
• Rating = amount of time the element,
component or assembly can contain the fire
• Rated ceilings need clips
• Structural system and individual members
will need to comply with code required
ratings.
Floor Systems
• Steel & Concrete Decks
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Cellular Steel
Composite Steel
Open Web Joist
Concrete Slab
Slab On-Grade
• Wood Floor
– Deck on Joists
– Solid Timber
Building Walls
• Exterior Walls
• Curtain Walls
• Interior Walls
A Curtain Wall
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Steel Frame System
• Load-bearing Wall Construction
– Like a house
• Frame Construction
– Most highrises
• Long Span Steel Structures
– McCormick Place
– Bridges
• Combination Steel & Concrete Framing
Advantages of Steel
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High Strength
Uniformity
Elasticity
Permanence
Ductility
Additions to Existing
Structures
• Other advantages
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Prefabrication
Speed
Weldability
Toughness
Reuse
Recycle
Disadvantages of Steel
• Fireproofing
– Encase in concrete or
fireproofing
– Enclose w/ fire rated
materials
– Intumescent paint
– Chemically treated
water
• Maintenance
– Paint
– Rust
– Connections
Concrete Frame Systems
• Reinforced Concrete
– Add steel bars for tensile
strength
– Poured on-site
• More flexibility
• More tedious
– Weathers well
• Precast Concrete
– Mass production – less
expensive
– Reduced construction time
– Better quality control
– Take weather out of the
equation
– Hard to transport
– Connections more difficult
– Caulking/maintenance costs
– Heavier – needs larger
foundations
– Reduced continuity
between structural members
Wood Frame Systems
• Materials
– Lumber
– Plywood
– Laminated Timber
• Disadvantages
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Fungus
Termites
Burns easily
Moisture induced
movement
• Systems
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Balloon Framing
Platform Framing
Post-&-Beam Framing
Stressed Skin
Construction
Foundations & Soil
• It’s what EVERYTHING sits on
– Coarse-grained noncohesive soils
– Fine-grained cohesive soils
– Organic fibrous soils
• Anything in soil that is or once was alive
needs to come out
Soil Concerns
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Moisture content
Permeability
Shearing resistance
Particle size
Liquid limit
• Moisture
• Frost
• Shifting
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Settlement
Upheaval
Sliding
Liquefaction
Foundation Systems
• Deep Systems
– Concrete Piles
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On site
Precast
Augered-in-place
Tapered
Caissons
– Steel Piles
• Sheet piles
– Wood Piles
• Always wet (tree roots)
• Always dry
• Shallow Systems
– Spread footings
– Mat and Raft systems
– Trench footings
• Foundation Materials
– Generally reinforced
concrete
Pile Foundation
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Structural Systems Maintenance
• Locate the deterioration
• Determine the cause
– Neutralize
– Eliminate
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Evaluate the existing strength
Evaluate need for repair
Select & implement repair
Maintaining Foundations
– Look for “tell”
– Water is the enemy
• Maintaining Steel
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Corrosion
Abrasion
Connections
Fatigue
Impact
• Maintaining Concrete
– Cracking
– Spalling
– Disintegration
• Maintaining Wood
– Water, yes water is still the
enemy
– Insects are the other enemy
Structural Considerations for
Sustainability
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Maximum Solar Access
Maximize Daylighting
Reuse of Materials or Structures
Salvaging Materials
Recycling Content
Use Certified Lumber
Chapter 5
The Building Envelope
• What is blocks:
– Rain, snow, hail, wind,
humidity
– Heat & cold
– Dirt, soot, pollen, etc.
– Bugs and coyotes
– Noise
– Fire
– UV
– Bad people
• What it let’s in:
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Sunlight
Views
Good people
Natural ventilation
Climate
• Types of Climates
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Cold Climates
Temperate Climates
Hot/Dry/Arid Climates
Warm Humid Climates
• Basic Elements
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Temperature
Humidity
Air Movement
Precipitation
Cloud Cover
Solar Radiation
Design Criteria
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Water Infiltration
Air Infiltration
Loads
Thermal
Expansion/Contraction
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Heat Transfer
Moisture Migration
Sound Attenuation
Building Maintenance
Building Codes
Factors Contributing to Premature
Building Decay
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Design deficiencies
Poor material selection
Improper construction
Deferred maintenance
Applied forces
Weight
Vibrations
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Pollution
Vandalism
Air (Oxygen)
Temperature –
extremes
• Wind pressure
• Water
• Mostly pilot error
WATER IS THE ENEMY
• Gravity
– Sloped joints
• Kinetic Energy
– Wind driven rain
• Surface Tension
– Water moves
horizontally
• Capillary Action
– Tiny joints
• Air Currents
– Most buildings suck
• Pressure Drops
– Mind your weeps
Six Causes of Water
Intrusion and Damage
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Air Infiltration
• Sash
– “…tore open the
shutter and threw up
the sash.”
• Weatherstripping
– Gaskets
• Stack Effect
– Warm air rises and
rises
• Air Infiltration Tests
– ASTM E-283
– 0.06 cf/m or less
Loads
• Wind Loads
– Positive pressure windward
– Negative pressure leeward
– Movement in taller buildings
• Hancock Boston
• Seismic Loads
– Shake Rattle and Roll
• Connections & anchors
Heat
• Thermal Expansion & Contraction
– Aluminum twice masonry
• Heat Transfer
– U-value
• Ability of a system to transmit heat
• Inverse of R-value
– Thermal breaks
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Curtain connects to structure
Panels connect to framing
Wall assemblies
Within panels themselves
If everything else is sealed
Solar Energy Transmission
Through Clear Glass
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Solar Energy Transmission
Through Heat-Absorbing Glass
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Solar Energy Transmission Through
Heat-Absorbing Insulated Glass
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Moisture Migration
• To Prevent Condensation
– Provide a vapor retarder on the interior of the
wall to prevent humid air from entering the
wall system
– Insulate internal surfaces
– Provide venting for water vapor
– Weep system
• Condensation – function of temp & RH
Maintenance & Codes
• Mainly to Maintain
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Windows
Curtain walls
Sealant systems
Roof
• Codes for glazing
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Daylight
Natural ventilation
Safety
Thermal performance
Exiting
Zero clearance lot lines
Curtain Walls
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Metal
Masonry Veneer
EIFS
Stucco
Wall Panels
Aluminum Curtain Wall:
Top of Vision Light
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Aluminum Curtain Wall:
Base of Vision Light
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Metal Assemblies
• Selected to
Accommodate:
– Thermal movement
– Rain/Air penetration
– Structural frame
movement
• Mullion Selection:
– Size/shape
• Appearance
• strength
– Inside or outside
glazing
– Thermal breaks
Masonry Veneer
• Attached directly to masonry back up
– Masonry ties or mortar
• Cavity wall
– Relieving angles
• At spandrel or floor beam
– Common type of masonry curtain
• Masonry panels
– Anchored to studs and sheathing
• Soft joint
– For movement and weeps
– Flashing Flashing Flashing
EIFS, Stucco & Panels
• EIFS
– “Dryvit”
• Stucco
– If you can find a large scale example of it call me.
• Wall Panels
– Many materials
– 1 story high
– Able to support own weight and transfer loads
Curtain Walls – Vision Area
• Sheet glass
– Ordinary glass
• Plate, Annealed or
Float
• Heat strengthened glass
– Sharp breaks
• Tempered glass
– Breaks into little pieces
• Chemically strengthened
glass
– Tempered with
chemicals
• Laminated glass
– Like your car’s
windshield
• Plastic glazing
– BR glass
Glass Applications
• Monolithic Glass
– Ordinary glass
• Plate, Annealed or Float
• “Single glazing”
• Insulating Glass
– ¼” to ½” between 2 pieces of ordinary glass
– Argon or Krypton
• Double Glazing
– 1” to 4” between glass
– Good for retrofits
Coatings and Tintings
• Reflective
– Reduces U/V
– Protects against heat gain
and solar glare
– Reduces natural light
• Tinted (Heat absorbing)
– Reduces solar glare
– Protects against solar heat
gain
– No cold weather protection
– Reduces natural light
• Low-E Coatings
– No tinting
– Reduces heat transfer
– Reflects long wave infrared
• Solar Control Films
– Retrofits
– Can scratch or peal
• Security Films
Curtain Walls – Nonvision Area
• Stone
• Metal
• Spandrel Glass
• Beware of differences in thermal expansion
Potential Envelope Problems
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Lots of parts & pieces – need regular maintenance
Excess moisture penetration @ joints
Successive freeze/thaw cycles
Exposure to severe weather & pollution
Uneven settlement
Thermal movement of masonry
Unequal expansion/contraction of face materials
and back up
Examples
• Brick veneer on studs
– Doesn’t handle heavy winds very well
– Mortar cracks / soggy sagging insulation
• Water under the relieving angle
– Brick bulges
– Must reset the brick
• Joint failure
– Flashing
– Weeps
Most Common Causes of Glazing
Failures
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Failure to properly seal mitre/butt joints
Sash rabbet not clean
Lateral shifting of glass
Failure to properly bed/cushion/center glass
Improper or unsuitable systems
Setting blocks
Out of square
Improper position of spacers or edge blocks
Damage to sash/rabbets/stops
Damage to glass edges
Sealant incompatability
Curtain Wall Fasteners
• Limestone Panels
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Stainless steel dowels & anchors
Cushioned w/ sealant
Bolted or welded to the structure
Slotted connections for thermal expansion
• Prefabricated Wall Panels
– Continuous supports
– Spring metal clips
– Weld plates for precast
• Aluminum & Glass Curtain Walls
– Stiffness rather than strength governs
– Weld anchors to frame
Windows
• Window structure
– Jambs, sash, stops, sill & head
– Minimize sash movement
– Casement/Hopper/Awning – better than Sliding
• Wind Loads
• Heat Transfer
• Pressure and Infiltration
More Windows
• Heat Transfer
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Aluminum is a great heat conductor
Must thermal break with synthetic material
Aluminum must take the wind/gravity loads
Replacing single glazing w/ insulated reduces heat loss by 34%
Double glazing where necessary w/ 1” air gap reduces heat loss by
40%
• Wind Pressure and Infiltration
– Air leakage
– Balance internal and external pressure
– Air infiltration can cause condensation
Windows Materials
• Nonvision Area
– Aluminum & vinyl
• Residential
• Commercial
• Heavy commercial
– Steel
• Residential
• Standard
intermediate
• Heavy intermediate
• Heavy custom
– Wood
• Residential
• Light commercial
• Heavy commercial
Aluminum Windows
• Used in all types of construction
• Corrosion / hard to refinish / poor heat transfer
• Need to be insulated from incompatible materials
– Painting
– Caulking
– Gasketing
• Anodization
– Makes it harder / nonporous
– Won’t chip, crack or peel
Vinyl Windows
• PVC (polyvinyl chloride)
– Hard, strong & durable
– Low thermal transfer
– Inexpensive
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Hardware attachment can be a problem
Difficult to refinish
Can be damaged by cold and U/V
Don’t always age well
Vulnerable to fire
Steel Windows
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Great strength allows larger openings
Thin material = little depth or shadow
Thermal expansion ½ of aluminum
Susceptible to oxidation
Maintenance, maintenance, maintenance
Potential Problems
• Oil based glazing compounds turn brittle over
time
– Water can get in
• Dirt build up can trap water in weep system
• Old weather stripping lets air in
• Corrosion
– Fasteners in metal windows need to be made of
compatible materials
– Follow the manufacturers directions
Joints
• Joint Structure
– Joint size matters
– Cold temperatures stiffen most sealants
• Reduces resiliency and ability to absorb stress
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U/V can age some compounds
Moisture (freeze/thaw) can degrade sealants
Extreme heat
Extreme weight
Zipper gaskets
Joint Materials
• One-part and Two-part Polysulfides
• One-part and Two-part Polyurethanes
– One-part (common in building envelopes)
• One-part and Two-part Silicones
– One-part (common in building envelopes)
– Work horse of construction
• Good adhesions
• Good performance in elongation/compression
• Attracts and hold dirt
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Acrylics
Acrylic Latexes
Butyls
Oil-based Caulks
Weatherstripping
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Sealing operable sashes and doors
Metal, neoprene tube, brushes
Vinyl and aluminum windows can have in molded in
Selection based on:
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Resistance to air, airborn particles and water
Ability to withstand weather
Compatibility w/ frame and sash materials
Mechanical and physical properties
Resistance to U/V
Ease and continuity of application
Resistance to thermal degradation
Problems with Joints
• Adhesive Failure
– Failure to bond with substrate
– Substrate was dirty, wet, etc.
– Most common
• Cohesive Failure
– Failure to bond with self
– Movement too great
– Add material (bandaid)
• Don’t seal your weeps!!!
Retrofit Projects
• Window Replacement
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Appearance
Insulation value
Maintenance costs
Design loads
Building code compliance
Overall energy use
Function changes
Desired installation quality
Day lighting requirements
• Brick Façade Rehab.
– Get qualified inspection
– Need full set of drawings
– Don’t repoint in extreme
weather
– Determine when to clean
– May need to cover glass
– Newer “greener” cleaners
available
• Metal Curtain Wall Reseal
– Get qualified inspection
– Need full set of drawings
– May need to cut out and
recaulk
Envelope Maintenance Program
• 3-Keys
– Follow manufacturer’s recommendations
– Schedule regular inspections, cleaning, repairs (repairs need to be
done by someone who knows what they are doing)
– Keep records
• Window Washing
– Typical inside and out
• Scaffolding or automatic
– Wash entire exterior surface automatically
– Special installations may allow for removal and machine washing
of some parts
– Window washers are spot inspectors too
Envelope Simulation
• Heating/cooling load calculations
– Peak energy demand and profile
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Alternative systems selection
Energy performance analysis
Energy management and control system design
Regulations/codes/standards compliance checking
Life cycle cost analysis
Quality assurance (commissioning)
Chapter 8
Ceilings & Flooring
• Key components in rehabilitating and
remodeling, also in new interior build-outs.
• The two largest surfaces you will deal with
inside your buildings.
Ceilings
• Generally the upper limit for a space.
• Area between ceiling and deck is the
plenum.
• Be careful attaching walls to your ceiling.
• Ceiling panels.
• Ceiling maintenance.
– Always follow manufacturer’s
recommendations. Painting reduces acoustics.
Types of Ceiling Systems
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Exposed Grid System
Concealed Grid or Spline
Access Tile System
Snap-in Metal Pan System
Special Linear Ceiling System
Integrated Modular System
Plaster or Drywall System
Fire Rated System
Open or Exposed System
Flooring
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Function & Cost
Appearance & Style
Durability & Noise
Comfort & Safety
Installation & Maintenance
Weight & Measurement
Types of Flooring
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Resilient
Wood
Hard
Textile
• A Word About Base
• Coved at Hard Floor
• Straight at Carpet
Floor
• Usually Rubber/Vinyl
– Can be Wood
– Can be Tile
– Can be Carpet
Resilient Flooring
• Linoleum
• Cork
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Natural Cork
Waxed Cork
Resin Reinforced Cork
Vinyl Cork
• Rubber
• VCT
– Vinyl Composition
Tile
• Vinyl Tile
– Backed (Laminated)
– Homogeneous
• Sheet Flooring
Wood Flooring
• Strip Flooring
– Typically 2 ¼” wide
– Vinyl can now
replicate for much less
$$$
• Plank Flooring
– Wider, more rugged
looking
• Block Flooring
• Installation
– Face Nailing
– Hidden Nailing
– Glue Down
• Finishing Wood
Flooring
– Sanding
– Polyurethane Varnish
– Careful w/ Laminated
Wood
Hard Flooring
• Concrete
– Finish for sheen
– Acid etch
– Epoxy
• Terrazzo
– 2 parts aggregate, 1
part cement
• Magnesite
– Misc fillers w/
Magnesium
Oxychloride Cement
• Ceramic
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Ceramic Mosaic
Quarry Tile
Pavers
Manufactured Tiles
• Brick
• Marble & Stone
– Polished
– Honed
– Travertine
• Laminates
– Anything you like.
Textile Flooring
• Natural Fibers
– Wool
• Great feel
• Stains
– Cotton
• Not very durable
• Synthetic Fibers
– Acrylic
• Long wearing
– Nylon
• Good Stain Resistance
– Olefin (polypropylene)
• Suitable for Outdoors
• Solution Dyed
– Carrot
• Piece Dyed
– Radish
– Polyester
• Abrasion Resistance
• Hard to keep clean
– Rayon
• Only in cheapest
Carpet Construction
• Woven
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Axminster
Knitting
Velvet
Wilton
• Very Durable
• Will Unravel at Cut
• Tufted Carpet
– Originally jute backed
– More often synthetic
– Urethane backing
• Prevents delamination
• Cut Pile
• Loop Pile
• Tip-Sheared
Carpet Durability
• Face Weight
– Amount of yarn oz/sq
yd
• Face Density
– # strands/sq yd
• Texture
– Can effect durability
• Fiber Type
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Nylon
Olefin
Polyester
Acrylic
Wool
Carpet Installation
• Stretched
– Over pad
– Direct
• Glue Down
– Direct
– Double Glue Down
– Low VOC adhesives
• Loose Laid
– Area Rugs
• Recycling
• Carpet Cushion
• Carpet Tile
– More $$
– More flexible
– Retrofits
Access Floors
• aka - Raised Floors
• Historically Computer Rooms
– Chicago Plenums
• 3” – 18”
– ADA Considerations
• 24” or 30” Modules
– Laminate
– Carpet Tiles