- Concrete high-rise building.
- A typical high-rise condominium tower built with brick, stucco and concrete.
- Initial scope of project: Repair localized (targeted) areas exhibiting water ingress damage.
- Access required constant suite entry and the use of Boson chairs. Typical hidden problems included inconsistent waterproof membrane details, inappropriate installation of flashings and poor finishing details at electrical box openings.
- “Shelf angles” (brick supports) often have membranes incorrectly installed, thus allowing water ingress into the window assemblies nearby.
- Wind and weather considerations on high-rises increase potential for additional damage during construction and extreme danger for the workers.
OCEAN WEST SOLUTION:
- Work was initiated during good weather months to minimize hazards for occupants and workers.
- Poorly executed details were found behind the brick façade and underneath balcony flashings.
- Water ingress sourcing required brick and flashing removal and substantial detail work with water proofing membranes was needed.
- Although these problems are fairly typical for this era of high-rise construction only those suites reporting interior problems received attention.
Low rise wood frame building.
A BC Housing project for the elderly and some assisted living.
Initial scope of project: Replace exterior walls windows and doors.
- Safety of elderly occupants moving through the work site. Noise factors affecting their health. Minimizing disruption of interior living spaces during wall remediation.
OCEAN WEST SOLUTION:
The central courtyard was cordoned off to allow for construction equipment and materials storage to be centralized and out of harms way for the tenants.
The mornings and late afternoons were used to prepare and organize materials so that noise levels were reduced to the minimum.
- Wherever interior spaces needed restoration, separation walls were erected to minimize dust and noise to the suites. Occupants were given notices well in advance of actual work proceeding.