Fundamentals of Facilities Management

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Transcript Fundamentals of Facilities Management

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BOMI INSTITUTE BOMI INS
TITUTE BOMI INSTITUTE
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TITUTE BOMI INSTITUTE
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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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4
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