Testing to Elevate Building Envelope Performance

At GRLA, we believe that true building excellence requires looking beyond minimum code compliance. While the whole building air test is a valuable baseline, it doesn’t pinpoint localized issues like window air leaks, barrier adhesion failures, or hidden moisture intrusion. These unseen problems can lead to skyrocketing energy bills, indoor comfort issues, costly repairs, and even structural damage over time.

That’s why we advocate for a deeper, more strategic approach to envelope testing. By performing a targeted set of additional field quality assurance tests early, we help owners and project teams avoid expensive retrofits, protect their investments, and extend the life of the building.

We’ve prepared a series of posts, in which we’ll walk through five essential field tests that go beyond the basic whole building air test — explaining how they work, why they matter, and how GRLA leverages them to help deliver high-performance, resilient buildings.

Part 1: Beyond the Whole Building Test: Why Targeted Testing Matters

In today’s world of energy codes and sustainability goals, a whole building air test has become a baseline requirement. But here's the hard truth: a passing test doesn’t guarantee true building performance. It only tells you that somewhere the building is leaking — not where or why.

In this post, we’ll explore:

• Why the whole building air test falls short

• How window and storefront testing (ASTM E783) pinpoints vulnerabilities

• How whole-envelope diagnostics (ASTM E1186) catch hidden threats others miss

Because when it comes to protecting a building’s performance — “pass/fail” isn't enough.

ASTM E783 ­­— Zeroing in on Windows and Storefronts: Targeted Air Leakage Testing

When a building experiences air leakage, windows and storefronts are often the prime suspects. Yet the whole building air test doesn’t isolate these areas — it only tells you there’s a leak, not where.

That’s why GRLA strongly recommends ASTM E783 air leakage testing for windows, storefronts, and similar assemblies. This component-specific test identifies vulnerabilities early, before they compromise HVAC efficiency, occupant comfort, or long-term performance.

Why it Matters:

• Pinpoints leakage issues at their source.

• Reduces the risk of energy loss and high utility costs.

• Protects interior comfort and environmental control.

• By catching problems at windows and storefronts early, we help project teams deliver better performance — and avoid costly surprises later

ASTM E1186 — Unseen Threats: Air Leakage Testing Beyond Windows

The building envelope is much more than windows — it’s a complex assembly of walls, roofs, and floors working together. And unfortunately, air leaks can happen almost anywhere.

ASTM E1186 air leakage testing targets the entire envelope system, detecting hidden leaks in critical areas the whole building test can miss. GRLA uses this method to provide a complete performance picture and uncover vulnerabilities before they escalate.

Why it Matters:

• Ensures the building’s air barrier system performs as designed.

• Reduces energy waste and moisture-related risks.

• Saves time and money by locating leaks early — before the damage is done.

When it comes to air leakage, what you can't see can hurt you. Our detailed field testing catches what others might miss

A building that passes a whole building test — but conceals localized leaks — is a building at risk for costly failures down the line. Targeted testing arms you with the data you need to deliver buildings that truly perform.
Don't just pass. Perform.

At GRLA, we help project teams see the full picture — and solve problems before they cost time, energy, and money.

Think your project is airtight? Let’s find out — before small leaks become big headaches.
Contact GRLA’s Building Envelope Sciences team to schedule targeted air leakage testing and get a clearer picture of your building’s performance.

Keeping Water Out: Why ASTM E1105 is Your Building’s Best Friend (and How GRLA Makes it Happen)

Why should anyone care about ASTM E1105? The answer is simple: water penetration can compromise the integrity of your structure, leading to costly repairs and a shorter lifespan. ASTM E1105, the Standard Test Method for Field Determination of Water Penetration of Installed Exterior Windows, Skylights, Doors, and Curtain Walls, is a crucial guideline that helps ensure these components are up to the task of resisting water infiltration.

Preliminary Examination

Before we begin testing, we conduct a preliminary visual examination of the assembly. This initial assessment allows us to identify evident signs of damage or failure, if any, prior to engaging in physical testing of the unit. Should we detect indications of wear and tear suggesting potential water leakage, we will promptly bring it to our client’s attention.

Assuming the assembly is functioning properly we will proceed to test its fundamental functions, such as opening, closing, and latching. Simultaneously, we scrutinize the adjacent wall and/or roof to ensure the assembly's proper installation adheres to ASTM E2112 standards. All observations from this examination are meticulously documented in the final report, specifically the E1105 – Field determination water penetration testing for windows, doors, and curtain walls report.

Test Chamber

Testing

Prior to testing, a test chamber is created around the interior side of the assembly. This chamber serves to isolate the assembly from the remainder of the building interior while keeping joints and surfaces unobstructed for observation.

Static Air Pressure:

In the static air pressure method, the air pressure is established within the test chamber. Subsequently, the spray rack directs water at the assembly for a minimum duration of 15 minutes. We meticulously document any water penetration observed during and immediately after the testing.

Cyclic Static Air Pressure:

With the cyclic air pressure method, the test chamber air pressure is initially set, and water is directed at the assembly for five minutes. The air pressure inside the test chamber is then reduced to zero for one minute before being restored to the original setting. This cycle repeats three to five times. Once again, any water penetration observed during or immediately after the testing is documented.

Rain Maker

Testing Equipment

Rain Maker:

A water spray grid is positioned on the outside of the assembly and directs 5.0 U.S. gal/ft2·h (3.4 L ⁄m2·min)” at the assembly.

Air Control System:

Measures the amount of air pressure in the chamber.

Air Control System

Reporting

Following the testing, our BES team will create a comprehensive report based on ASTM E1105 – Field determination water penetration testing. This report will encompass various aspects, including details such as the window location, type, manufacturer, and the make/model of each tested assembly. A standard compliance statement will be included, along with the incorporation of thermography in the report. Furthermore, the report will provide descriptive information about the condition of the assembly during testing, its operational status, and may include a visual breakdown of the assembly.

After testing, our Building Envelope Science (BES) team will create a detailed report based on ASTM E1105 for water penetration testing. This report will include important details such as window locations, types of windows tested, manufacturer information, and the specific make and model of each assembly. It will also have a compliance statement to confirm adherence to industry standards, along with thermography insights. Additionally, the report will describe the condition of the assembly during testing, its operational status, and may include visuals for better understanding.

GRLA’s experienced BES team regularly conducts ASTM E1105 field tests for a variety of clients. With a deep understanding of water penetration risks, we help ensure that windows, doors, and curtain walls perform reliably against the elements.  Reach out if we can help you!

This Earth Day, Choose the Planet Over Plastics

Today marks the 54th Earth Day, highlighting a critical focus on the planet's health and safety, particularly regarding the surge in plastic use. Earth Day 2024's primary goal is succinctly captured by the slogan "60×40": aiming for a 60% reduction in plastic production by 2040.

The scale of this challenge is staggering. Consider these numbers:

- In 1950, global plastic production was just two million tons. Today, it exceeds 450 million tons.

- Half of all plastics ever made were produced in the last 15 years, with projections doubling by 2050.

- A staggering one million plastic water bottles are sold every minute, contributing to about 11 million tons of plastic waste entering the ocean annually.

- Shockingly, only 9% of all plastics ever produced have been recycled.

Plastic has permeated every aspect of our lives, even infiltrating our food and water with microplastics. These tiny synthetic particles, ranging from half an inch to microscopic, persist indefinitely. Stephen Jamieson, in a recent podcast, highlighted the concerning fact that humans ingest a credit card's worth of plastic every week, with uncertain health impacts.

Addressing this challenge requires:

1. Recognizing health risks: Excessive plastic production fuels climate pollution and poses significant environmental threats. The release of toxic chemicals from decomposed plastic also endangers human health.

2. Demanding change: Shifting away from single-use plastics requires market demand transformation. EARTHDAY.ORG advocates ending single-use plastic production by 2030 through the Global Plastic Treaty.

3. Embracing innovation: Investing in innovative solutions is paramount to achieving a plastic-free world.

What can you do?

Well, feel free to borrow ideas from our small office of 25!

We’ve eliminated bottled water; filtered water is available, and we have a large collection of glasses and mugs, no plastic cups!

 We insist food deliveries come without utensils and paper products. 

We make conscious choices daily to reduce single-use plastics. For instance, designate separate recycling bins for film plastics, which cannot be recycled with other plastics.  Bubble wrap, plastic grocery bags, air-pillows, package wrapping – all can be repurposed!

We hold monthly "Green Lunch" office gatherings to share eco-friendly practices and solutions, fostering a culture of sustainability both professionally and personally.  Some of the resources shared include:  

2030 Palette – A database of sustainable design strategies and resources

The AIA 2030 Commitment

The Climate Reality Project

Home | Plastic Pollution Coalition

Take on the #plasticdetox challenge personally, at home, and in your workplace.

REFUSE single-use plastic whenever and wherever possible. Choose items that are not packaged in plastic, and carry your own reusable bags, containers, and utensils. Say ‘No plastic straw, please.’

REUSE durable, non-toxic straws, utensils, to-go containers, bottles, bags, and other everyday items. Choose glass, paper, stainless steel, wood, ceramic, and bamboo over plastic.

REDUCE your plastic footprint. Cut down on your consumption of goods that contain excessive plastic packaging and parts. If it will leave behind plastic trash, don't buy it.

RETHINK what you can’t refuse, reduce or reuse. Pay attention to the entire life cycle of items you bring into your life, from source to manufacturing to distribution to disposal.

Earth Day must be every day!

GRLA’s Building Envelope Sciences Department Turns 20!

How it Began:

2023 marks the 20th anniversary of GRLA establishing a Building Envelope Services (BES) department.  In 2003, GRLA saw the need to deliver dedicated BES services for new and existing buildings in a comprehensive manner.  Starting from a team of one with a few projects in its first year, the new venture was deemed a success as more team members were added and the number and size of projects grew exponentially.

How it’s Going:

Today, building envelope sciences is a more recognized field of expertise, and the GRLA team comprises 7 full-time staff members. In the past 5 years alone, BES has serviced over 350 projects all over New England, New York, New Jersey, and as far away as Florida.  “We continue building upon what we started 20 years ago and are poised for even more growth in our expertise, service offerings and client relationships, both with new and long-term and in the private and public sectors,” said BES Director, Chris Paszko, P.E.

What is Building Envelope Sciences?

The building envelope is a collective of exterior building systems and materials to protect and control the effects of air, water, vapor and thermal forces on a building.  These systems include the roof, walls, windows and doors, and foundation to form the exterior shell of a building.

Our main focus is on water penetration resistance, water vapor mitigation, and improving thermal performance for new and existing construction.  Our projects include façade restoration and rebuilding, roof replacements and restorations, waterproofing, window and door replacement and Building Envelope Commissioning.  Our services and expertise are essential for protecting and maintaining your building for years to come.

Our team specializes in:

• Diagnosis of building envelope failures and remedial solutions for existing buildings.

• Design and technical support for testing for new construction.

• Capital Needs Assessments and Long-Term Replacement Costs.

• Building Envelope Commissioning.

How We Can Help You:

Existing Construction

• Analysis and reporting on failures of building components.

• Infrared thermography.

• Water penetration testing and reporting.

• Remedial solutions design and documentation.

• Bidding, Construction Administration and Construction Control.

• Due-diligence, facilities, and capital needs assessments.

• Inspection and maintenance programs.

• Historic restoration and renovation.

• Coordination with MEP and structural consultants on investigations and remediation plans.

New Construction

• Drawing and specification review and detailing.

• Systems design and development.

• Construction observation and performance testing.

• Building Envelope Commissioning.

“GRLA’s in-house building envelope expertise is a key strength of our firm.  We are excited to see what the next 20 years bring,” GRLA President and co-founder, Scott Richardson, AIA LEED AP

GRLA Celebrates 15 Years with Cognex

Cognex Headquarters

The greatest compliment from a client is awarding you their next project and continuing to build upon that with their future projects.  GRLA is extremely proud to mark 15 years and over 40 projects with Cognex Corporation.

Cognex Corporation, headquartered in Natick MA is a world-renowned manufacturer of machine vision and industrial barcode reading projects.  They have offices across the US and the world.

In 2007 our first project with Cognex was a study/master plan to develop an improved work environment and update the image and usability of the facility for clients and visitors.  That study/master plan led to the next few projects to address the areas in most need of updates and reorganization.  Based on the success of these subsequent projects, GRLA was invited to consult on some of Cognex’s national and international facilities which ultimately lead to the start of the phased renovation of their 260,000 SF three building world headquarters campus.  Desiring a “WOW” experience for their employees, clients and visitors meant significant changes to their dated 1980’s buildings.  The goal was to provide open, light filled interiors and updated exteriors while incorporating the company color palette of yellow, black, white and shades of gray with the added requirement of no curves and no wood.

Cognex Lobby

With those parameters in place, we were able to provide Cognex with innovative design solutions that created an inspiring, bright, and exciting vibe throughout the campus.  The gut renovations included the renovating/expanding/relocating of departments, reimagining of the cafeteria, updated game rooms, modern restrooms and refreshed lobbies that reflected the company’s image. 

The successful work completed at the headquarters campus resulted in GRLA collaborating on new corporate standards for their national and international facilities along with providing space planning consulting.  GRLA became a trusted advisor and go-to designer for Cognex worldwide.  Today, we continue to work with Cognex, most recently at their Southborough MA distribution center.

Game Room

The key to our long and successful partnership with Cognex is our team’s ability to foster a truly collaborative relationship which depends on thoughtful listening, trust, and respect for all stakeholders.  We worked hard to become fluent in their corporate language and culture, allowing us to offer the best design and engineering options to meet their particular needs. 

“You never start out with a long-term relationship, but you hope that it is what develops based on the quality of the work you do combined with the synergy of team members,” said GRLA Associate and Project Manager Marc DiPilato.  “We have had the privilege of that happening with many of our clients over the years and we are honored to be their chosen partner for Architecture, Building Envelope Science and Interior Design.”

To see more project photos please click here.

GRLA Adopts Architecture & Design Materials Pledge – Climate Health Focus

Five Key Components of a Zero Carbon Building

There is no one way to combat climate change; it is a multifaceted problem that requires many solutions.  Everyone needs to be involved in the fight and importantly, everyone needs to benefit from the solutions. Architecture and design have a substantial role. GRLA is committed to designing to the highest standards and selecting materials to accelerate the drive to net-zero, given the project criteria of program, budget, schedule, and quality.

Indicative of our commitment, GRLA has joined over 60 other firms from across the country in adopting the AIA Architecture & Design Materials Pledge. This pledge is focused on establishing reliable and consistent metrics for finding improvements in the design process.  There are five aspects that the A&D Materials Pledge considers when evaluating products and finishes:

• Human Health

• Social Health & Equity

• Ecosystem Health

• Climate Health

• Circular Economy

All are equally critical and require conscious and intentional support.  Here we will focus specifically on the Climate Health Pledge:

“We pledge to support climate health by preferring materials and products that reduce carbon emissions and ultimately sequester more carbon than emitted.”

Construction materials generate over 11% of worldwide greenhouse gas emissions. According to Architecture 2030, to avoid triggering irreversible climate change the building sector must reduce carbon emissions by 65% by 2030, quickly followed by getting to zero by 2040.  If we continue with business as usual, more than 50% of the emissions from new construction will come from the CO2 emitted in production of materials, with the majority coming from cement and steel. While the building industry needs to drastically reduce operating emissions, there must also be a coordinated effort to reduce embodied carbon from materials.  

Where to Start:

• Ask for transparency in carbon impacts of material ingredients. This can be found in EPDs (Environmental Product Declaration)

• Build whole building Life Cycle Assessments (LCAs) into your practice. Focus first on using LCAs to select materials and systems that reduce your building’s carbon impact, and then compare across other available LCA impact categories. Read more about LCAs.

• Use low-carbon and carbon sequestering materials. This can transform our buildings from carbon emitters to carbon sinks.

• Start by evaluating the highest-impact materials and work down: structure, envelope, wallboard, flooring, insulation, ductwork, ceiling panels, etc.

• Advocate for policies and practices that impose greater transparency of, and limits on, the global warming impacts of building products and interior materials, and for investment in tools that enable us to select low-carbon and carbon storing materials.

Designing and constructing buildings that can combat the greenhouse effect will improve our chances of repairing our planet while creating a healthy, resilient, and regenerative future; this is our architectural imperative.  GRLA is proud to collaborate with our partners and clients in this work.

Please reach out to Scott Richardson if you’d like to chat further about sustainable design.

Solutions for a Failed Waterproofing System

A waterproofing system is designed to keep water out of the dry area and when this type of system fails it can cause problems.

WHAT WAS THE CHALLENGE?

Figure 1 Existing plaza deck before start of work

The client reported that there were leaks in their plaza deck and the soil in their planter beds were overly saturated with water.  This indicated that the water was not draining properly and was pooling at the deck and waterproofing system. Most waterproofing systems are not designed to be exposed to water for long periods of time and will deteriorate where there is ponding water.

The leaks were located in the basement level mechanical, retail, and auditorium spaces beneath a concrete plaza deck made up of planters, paved walkways, and mechanical exhaust enclosures.

WHAT SERVICES DID GRLA PROVIDE AND WHAT DID WE FIND?

FIgure 2 Plaza deck with material and waterproofing removed

To determine the source of the leak, GRLA performed a survey of the deck from below and a series of exploratory openings above. Pavers and soil overburden were removed in select areas to identify:

• the existing system used to waterproof the deck

• how it was installed

• the transitions between materials and surfaces. 

Failure of the existing waterproofing system had already resulted in damage and costly repairs. 

GRLA’s investigation found weak points in the transitions between materials which could deteriorate at an accelerated rate and areas of failure where exposed to the sun.[JS1]   When the landscaping and overburden were removed, it was found that the existing system had begun to lose adhesion, and there were gaps in the system where water could bypass the waterproofing and travel into the concrete deck below.

WHAT WAS GRLA’S SOLUTION?

Figure 3 Plaza deck waterproofing installation

The plaza has short walls separating areas along with a curved walkway design, an extensive irrigation system, and mechanical curbs. A sheet applied membrane system was ruled out because it is difficult to install in a geometry that has multiple vertical and horizonal surfaces.

GRLA determined that the new waterproofing system in the mechanical space, planters, and paved plaza be a single product versatile enough to be installed in all three locations which would insure a single installer and uniformity of waterproofing. Because the waterproofing in the mechanical space was to be exposed to the sun, it was important that the system selected is not UV sensitive and could withstand the elements. 

GRLA’s Building Envelope Sciences Project Manager, Ed Sprenkle, explains the rationale for the selection, “The decision was made to use a liquid applied waterproofing membrane with a thirty-year warranty. This provided the longevity needed for a system that is hard to access locations under concrete and landscaping and the resilience to handle the unique conditions of the site.”          

Contact GRLA’s Building Envelope Sciences team - We are the specialists to assess, diagnose and recommend appropriate solutions for your building.

High-Rise Facade Inspection

Whether your building’s façade has experienced damage from a recent storm or natural deterioration, conducting a façade inspection can help you develop a building maintenance plan. Many cities and towns have various ordinances that require routine inspections. Noncompliance can result in daily fines, but even more important is maintaining your building’s safety. At GRLA, we have a team of building envelope experts who specialize in routine façade inspections and preparing the associated report to be filed with the local government agency.

The City of Boston maintains a Façade Inspection Ordinance which requires buildings to be inspected once every 5 years.

Contact GRLA to assist you with inspecting your building’s façade.

GRLA’s Zero Plastic Shopping Challenge

Have you ever noticed how much plastic is used in the packaging of the foods we purchase?

It was recently reported that we ingest the amount of plastic equivalent to a credit card every week! Plastic has been found in human blood in a study recently done in the Netherlands and was found in 80% of the participants of that study.  It is unknown currently what the impact is of all that plastic to our health. But where is it coming from?  It is found in food and beverage packaging, bottled water and tap water, much of which flows through plastic piping into our homes. Plastic is also found in our clothing, tools, toys, rugs, furnishings and building materials as well as their packaging.

The goal of this challenge was to become aware of the plastics that surround the food and beverages we routinely purchase every week. GRLA’s shopping challenge was to see if we could find alternatives to plastic packaging. We offered participants $50.00 each to see what they could find at their local store.

We learned the following:

Finding items that are completely without plastic was a real challenge to say the least, but a real eye opener. Through this exercise we realized that much of the food we buy is completely wrapped in plastic, while some items include less plastic, for example cereal or a frozen pizza are wrapped in plastic then placed inside a cardboard box. However, there are products available that are packaged in recyclable glass, cans, cardboard, paper, or nothing at all, which is particularly true for produce.

“It was tough, but fun. It’s amazing how much plastic is incorporated into packaging once you concentrate on avoiding it” commented James Blattenberger, Project Manager.

Some of the plastic-free items we found were:

• Milk in a reusable glass bottle

• Meat packaged in paper

• Eggs in cardboard containers

• Single serve yogurt in a glass jar with foil cover

• Glass jars of sauces and salad dressings

• Cheese wheels in cardboard and foil

• Single serve oatmeal in a recyclable cardboard sleeve

• Deli items packaged in paper only, if requested

Many of our grocery stores have moved away from single use plastic bags but there is more to do! Pallets of groceries that arrive in our local stores are encased in plastic wrap, which is then discarded, (another form of single use plastic).

The oil industry is transitioning to plastics manufacturing as we reduce our dependance on fossil fuels. Plastics are cheap, versatile, light weight and convenient. They are also polluting our air and water. Only about 10% will be recycled.  The industry is relying on us to keep buying more virgin plastics to keep them in business. As consumers we have some choices and some responsibilities. The first step is to become aware. We challenge our friends to take the shopping challenge!

GRLA is committed to do our part in the design of the built environment to reduce green-house gas emissions and to move to a carbon neutral future to ensure that our children’s children have a world that continues to provide for them.

Thinking of a new roof? It may not be as simple as you think.

GRLA’s Building Envelope Sciences team was hired to help solve a roof problem that originally had all good intentions of improving the performance of the roof system but had caused other problems.   

The owner’s goal was to significantly increase the roof insulation as they were reroofing this building. The original masonry through-wall flashing was above the roof, however once additional insulation was added it was then buried beneath the new roof membrane (noted as a red line in the photo below). So instead of being directed out of the wall and onto the roof, water drained into the roof system and down an interior wall. 

This story illustrates how easily risky construction conditions can be missed if you’re not specifically looking for them.  The plans for the work had passed through many hands before it was finally installed. However, everyone failed to notice how modifying the roof would affect the wall system next to it. 

Once GRLA was brought on board and analyzed the issues, we came up with a solution that involved removing the bottom four courses of masonry and then installing new through-wall flashing just above the new roof level (noted as a green line in photo above). It was an easy but somewhat expensive fix and one that would have been less costly if the work had been performed at the same time as the re-roof.

On your next waterproofing job—whether it be a roof, wall, or foundation—having a Building Envelope Science specialist on the project can ensure that you are solving all the problems you have.

GRLA’s Building Envelope Sciences team works with you to solve your most difficult building envelope challenges and protect your most valuable investment. Contact us to learn how we can help.

UNDERSTAND YOUR BUILDING ENVELOPE FROM ABOVE

Aerial photography is a great tool to give an eagle eye perspective while assessing building envelope existing conditions, particularly upper elevations, and rooftops.

Over the last several years GRLA has conducted aerial surveys to assist our building envelope projects. It offers a significantly less invasive inspection that also reduces risk for the inspector. The mobility allows us to conduct quicker, more accurate surveys while the high-resolution photos give real time accurate data that can be used to better diagnose problematic areas. GRLA uses this technology on a range of projects from Reserve Studies to Building Envelope Studies and Campus-wide Programming.

Contact our team of Building Envelope Specialists to help you assess your building.

Photos by: Prime Aerial Photography

If you have a tree growing out of your chimney and the structural integrity is in question, an aerial survey is the safest and most productive option.

Solutions for the Unexpected - Curtainwall System

What to do when the unexpected happens? Your architecture team provides design documents for building envelope repairs. The contractor begins the field work only to find that the original construction was not completed according to the design documents. Your design and construction team now face a challenge.

The following describes an example of the above-mentioned scenario and how our team resolved the issue.

The Plan

Figure 1 - Existing conditions showing metal strap

The architect provided design and construction administration services for the removal and replacement of existing curtainwall systems and associated components on the 3rd floor of a building that was undergoing interior renovations. This 3-story building consisted of an exterior brick masonry veneer wall with precast concrete banding at the sill and head of the aluminum framed curtainwall assemblies at the 3rd floor. The plan was to replace the existing curtainwall systems, while completing repairs at curtainwall perimeters where they meet abutting substrates including new sheet metal and membrane flashings at the sill, jambs, and head of the curtainwalls. Repairs also consisted of new sheet metal and membrane flashings at prefabricated metal column wraps between sections of the new curtainwalls, as well as new mineral coatings applied to the precast concrete.

The Issue

Figure 2 - Original detail

During the removal of the existing curtainwall system at the first in-place mockup bay, the contractor discovered that the existing precast panels at the sill of the 3rd floor were horizontally attached to the existing curtainwall curb with a metal strap – see Figure 1. Per the original as-builts, and the contract drawings, the precast was detailed to be anchored to the slab/pour stop, approximately 6” below the slab edge – see Figure 2. The general contractor, window and glass specialty contractor, and architect were on site to observe the condition. The team was unsure if the discovered metal clips would support the precast laterally. Review of the void between the precast panels and slab edge revealed that there appeared to be no anchor as detailed in the drawings. The number of fasteners and straps varied at each section of precast, and the metal straps also showed visible signs of deterioration. The anchors were removed to replace the deteriorated curb to which the new curtain wall would be attached.

To carry out the remainder of the curtainwall buildout, the architect was tasked with providing an engineered detail to provide sufficient support of the existing precast panels as well as a curb detail to reflect the addition of precast anchors, and any firestopping measures, if applicable. A quick turnaround was crucial to maintaining the project schedule.

The Solution

Figure 3 - New detail

Figure 4 - New anchor installed

To develop a solution, the architect worked closely with a structural engineer to modify the sill detail to better secure the existing precast concrete – see Figure 3. A new securement consisting of steel angles and fasteners was developed to attach the precast units to the floor slab while allowing the precast units to remain in place; the precast units needed to remain in place based on the scope of work extents and project budget. The detail also required the removal of the existing sill materials as they were found to be deteriorated. In order to remove the existing deteriorated sill materials, the installation of the new securement had to be performed in intervals so a proper connection could be established between the precast units and the floor slab before complete removal of the sill materials. During implementation of the new detail, it was discovered that the distance between the backside of the precast and the floor slab edge varied. This required careful measurement and multiple new angle sizes, as each location differed. Given the limited access to the cavity behind the precast and area below the slab, the waterproof integrity of those inaccessible areas relied on the sound and intact conditions of the existing components to remain. This made detailing and ensuring the flashing components were properly installed above critical. Ultimately, the detail and installation of the new anchoring was successful with minimal to no impact on the overall schedule and budget of the project – see Figure 4.

GRLA’s Building Envelope Sciences team can help you with your building envelope challenges and work with you to prevent future building complications. Contact us to see how we can help you.

Glazed Terra Cotta Facade Restoration in Boston's Back Bay

The Driscoll Building

The Driscoll Building, located at 715 Boylston Street in Boston’s Back Bay, is a six-story, low-rise building with a glazed terra cotta façade. The first floor consists of a modern storefront while the 5th and 6th floors consist of metal wall cladding at the exterior façade. The building, which features a beaux-arts style architecture, was designed by Peabody & Stearns and constructed circa 1908. It is part of the Back Bay Architectural District (Local Historic District) and the Back Bay Historic District (National Register of Historic Places).

The terra cotta façade was experiencing deterioration as evidenced through isolated cracks, spalls, deteriorated glazed finishes, weakening previous repairs including cementitious patches and glazing coating repairs as well as failed mortar joints.

GRLA was selected by the general contractor L/R Construction, on behalf of the building owner, to assess the terra cotta veneer conditions and underlying components. GRLA performed an inspection, made recommendations and proceeded with development of construction documents to address the façade repairs. Prior to construction, GRLA applied for the work in accordance with the design review process required by the Boston Landmarks Commission for the Back Bay Architectural District.

During construction GRLA conducted site visits, reviewed terra cotta repair mock-ups, reviewed substrate preparation and test adhesion of the new coatings with the manufacturer’s representative. We added protective coatings on large horizontal projections and used lead tees to protect mortar joints. Following completion repairs, the city and owner requested GRLA complete a façade ordinance report along with our final construction control affidavit to close the permit. Allstar Waterproofing completed the masonry work and Conproco Corp. provided the coatings and repair materials

The following photos illustrate the condition of the Driscoll Building prior to the façade update.

Inspecting Your Building Before the Winter

Winter in New England is one of the harshest environments. There are weeks when the temperature reaches 50 degrees, melting snow and ice, followed by freezing cold. This freeze-thaw cycle will accelerate the deterioration of any existing issue within a building envelope. The materials required to correct these problems are often temperature sensitive preventing their installation during the winter months.  This results in building owners having to temporarily fix a problem, only to wait and pay for a more permanent solution in the spring.  Give yourself peace of mind by having your building inspect before the onset of winter.

GRLA’s Building Envelope Team specializes in inspecting and testing roofs, windows, doors, and facades to determine potential and active issues that may impact the performance of your building envelope.

Please visit https://www.grlarchitects.com/building-envelope-science-services

Fenestration Testing to Ensure Building Envelope Performance

The award-winning building that your team designed has envelope leaks, and the owner is wondering if the architect or the contractor are responsible for them.  What could the team have done differently to prevent this from happening?

In-situ water testing of mock-up walls is important to be sure you’ve got it right.  

Envelope science is developing rapidly in the design-construction world, through advancements in technology, more stringent code requirements and the evolution of design specialists in the field of envelope design and envelope commissioning. Gorman Richardson Lewis Architects (GRLA) is a design firm with a dedicated building envelope team that specializes in building envelope consulting, investigations, testing and repair.

Most recently, GRLA’s Robert Gutmann and Nima Mansour provided a hands-on program and live demonstration of in-situ water testing of mock-up walls, demonstrating the importance of a mock-up, how to specify and perform testing on site to be sure you’ve got it right, and what to specify and do if your envelope does not pass the test. This presentation was sponsored by the Worcester County Chapter CSI. http://csiworcester.com/

Demonstration included live ASTM tests E783, E1186 and E1105 for water penetration in order to:

1. Understand and witness industry standard test procedures (ASTM and AAMA) for field air and water penetration resistance tests for windows, curtainwalls and storefronts systems.

2. Understand and participate in installing a weather retarder, flashing and window.

3. Learn the differences between field and laboratory window testing and design approaches for specifying testing criteria for window, curtainwall, storefront and door systems.

4. Review common window failures and proposed solutions.

Mock-up Wall

Water Testing

Be Ready for The Winter

Is your building ready for the next New England Winter? Do the thought of ice dams, heavy snow loads, heat loss or leaks cross your mind when preparing for the next winter season?  You are not alone.  Don’t be caught off guard.  Act now and schedule a call or inspection with GRLA’s Building Envelope Team today.  We are experts in building envelope maintenance and repair, especially for existing buildings, and can help guide you through solutions for the next winter season and beyond. 

GRLA’s Building Envelope Team specializes in inspecting and performing diagnostic testing of roofs, windows, doors and facades to determine issues that may impact the performance of your building envelope system. Whether you are an owner or manager of a residential, commercial or institutional property, we would be happy to talk with you to see how we can help.

Please visit: https://www.grlarchitects.com/building-envelope-science-services

Preparing Your Building for Winter

You have been enjoying the summer warmth and winter seems so far away to even consider, but the reality is that it is never too soon to start preparing for the upcoming winter.

Unsure of where to start? You are not alone. Is your building ready for the New England winter weather? Does the thought of ice dams, heavy snow loads, and heat loss cross your mind as the winter approaches? Building owners often face several building envelope problems and identifying what comes first can be difficult. Cost is often a key consideration which is why GRLA provides a comprehensive list of solutions in order of their expected life cycle and magnitude of cost. Please visit https://www.grlarchitects.com/building-envelope-science-services

Infrared Scanning to Better Understand Your Building Envelope

Do you suspect that your building envelope is leaking or deteriorating? Do you want to know if your recent roof replacement is installed correctly or working efficiently? Perhaps you have replaced windows, doors or insulation and need reassurance that the improvements were done properly?

Infrared Imaging is extremely useful for facilities managers, property managers, and condo associations to better understand the condition of the building envelope, particularly as part of its maintenance program.

Figure 1 – identify thermal anomalies/verify corrective work

Figure 2 – identify/verify fastener patterns

The benefits of infrared imaging include:

1. Diagnostic Infrared Surveys, primarily of the roof, can be conducted as part of the building envelope commissioning process

   • It helps to better understand the issues affecting the building envelope, and determine the cause of air and/or water leaks

   • Identify areas of wet insulation on in-service roofs and locate potential leak areas or areas with reduced thermal efficiency. Understanding the extent of the leaks and leak areas, as well as the age of the roof system, can help with the decision to repair or replace the roof.

2. Quality Assurance Checks

   • Conduct immediately following a completed installation, as well as 9-12 months after installation is complete. Also recommended prior to expiring warranties (Manufacturer and Contractor).

   • As part of Annual Preventative Maintenance Inspections

   • Prior to a roof restoration, re-roofing (overlay) or roof coating to identify areas of wet insulation for replacement

3. Performed in conjunction with other testing services (window and door)

Figure 3 – identify leaks/punctures in roof

GRLA can provide deliverables such as inspection reports with photographic documentation of findings, roof area plan mark-up showing areas of wet insulation and approximate square footages. We can also mark areas of wet insulation during our inspection with spray paint or lumber crayon.

GRLA’s infrared scanning capabilities provides clients with more detailed building envelope inspection results.

Figure 4 – identify moisture within roof

When performing these services, GRLA follows the procedures and guidelines set by ASTM C1153 – Standard Practice for Location of Wet Insulation in Roofing Systems Using Infrared Imaging, as well as ASTM C1060 – Standard Practice for Thermographic Inspection of Insulation Installations in Envelope Cavities of Frame Buildings.

GRLA’s, Ty Spencer, a BES Assistant Project Manager is a level 1 certified thermographer who has been conducting infrared roof inspections for over five years.

GRLA has purchased a new certified FLIR E8 handheld thermal imaging camera – a significant upgrade from the E4 camera. This camera easily meets/exceeds the typical specification requirements for performing an infrared inspection.

Figure 5 – verify drain installation

The camera features a:

• Spectral range of 7.5 to 13 μm (long wave infrared radiation)

• 9 Hz infrared detector

• 320 x 240 pixel resolution

• Thermal sensitivity of 0.05°C (0.09°F)

• Temperature range of -20 to 550°C (-4 to 1022°F) split in two ranges

• -20 to 250°C (-4 to 482°F)

• 10 to 550°C (50 to 1022°F)

• Accurate to within 2°C

The E8 is as easy to use as any other device that takes photos. It is relatively small, lightweight, and easy to carry, maneuver and operate, making it the perfect tool for diagnosing building problems.

The following are some of the detailed images captured from the FLIR E8 camera and the corresponding photo.

Figure 6 – confirm repair work addresses issues

Figure 7 – confirm repair work addresses issues

Brick Masonry Restoration & Stabilization Repair

Front Elevation - The façade restoration was localized to the South elevation and Towers

Pleasant Street Christian Reformed Church, located in Whitinsville, MA, is a brick masonry building constructed in 1929 with an addition that was built in 1994.

GRLA conducted a capital needs evaluation of the building envelope - roofs, walls, windows, and doors. Leaks were occurring in several areas of the facility; but most heavily in the interior of what are commonly referred to as the Towers (East Tower and West Tower) located at the South elevation of the original building – the entrance. It was identified that multiple areas of the exterior brick masonry tower cladding had cracked, and it appeared that portions of the brick cladding had moved.

Terracotta Backup Wall

Upon demolition of select areas of brick masonry scheduled to be rebuilt, the terracotta backup wall was observed in very rough shape (rubble like) at the upper limits of the towers (which explains, at least partially, some of the observed issues) requiring both greater safety and attention to detail – ultimately because of the conditions, the securement of the brick masonry veneer was swapped from helical ties and veneer anchors to all helical ties.

Helical Ties

Cracked Brick Masonry Spot Replacement

Steel Lintel Replacement & Flashing

Precast Coping Stone Removal and Reinstallation

100% Mortar Repointing

Precast Spall and Crack Repair / Select Precast Securement

Minimal flashing heights at the low slope roofs are what drove the decision to switch from an EPDM sheet membrane to Kemper liquid membrane

GRLA worked very closely with Pleasant Street Christian Reformed Church and Atlantic Restoration every step of the way to ensure that priorities of the church were met – ultimately, the main entrance to the church has been restored with a rejuvenated, and most importantly a safe façade.

Things to Consider as Your Employees Return to Work

While it is difficult to predict exactly what a post-COVID-19 workplace will look like, GRLA is working with clients as we all try to make plans for implementing a return to our offices and workplaces, and developing some guidelines to assist clients as they prepare to reopen their offices.

GRLA is paying close attention to state and local mandates and thought leaders within the A/E/C industry. While things are changing daily, below are some of our initial thoughts and observations that we hope will help employers prepare for an eventual return to work. We know that all items on this list may not apply to all situations, but the overriding message of preparedness, flexibility, and utmost attention to the safety and well-being of employees and customers are critical for all of us.

OFFICE POLICY UPDATES: This is an opportunity to reevaluate everything. The way we work and live has been flipped on its head. It is imperative to develop a workplace policy for implementing the changes necessary to meet the government mandates as well as to ensure the safety and well-being of employees. Transparent and ongoing communications with staff are essential, as policies will be evolving and subject to change based upon lessons learned. Policies and protocols will require significant efforts across all departments – human resources, legal, operations, finance, etc. The policy manual will no longer gather dust; it will be a working document that requires urgent attention. 

PHYSICAL DISTANCING AND OFFICE REDESIGN: Incorporate physical distancing and safe working conditions within the workplace will probably include:

• revised workstation orientation and configuration

• discontinued use of benching and shared work areas

• revised conference room/gathering space occupancy

• common area use restrictions and requirements

• possible one-way travel paths within an office space

• updates to restrooms to incorporate all touchless fixtures

• updates to ADA components to be all touchless

• contactless pathways, motion sensors, facial recognition and smartphone apps may all have a role in the workplace

• new and ample signage to direct employees and visitors will be key to developing new habits

We’ve spent decades breaking down physical barriers to encourage teams and collaboration. A significant challenge for all employers is how to continue to grow collaborative teams while de-densifying as well as utilizing innovative partitions, wider corridors, and other physical space enhancements.

STILL WORKING FROM HOME FOR SOME: And perhaps we are not all returning to the office. We were thrust into a work-from-home model that not everyone was prepared for, but in short order, most have found a way to make it work. Finding the right technology, training and supporting your staff, strong oversight, and communication can make the work-from-home model a successful and productive one. If you were not ready for it in March, now is the time to refine your approach as it, by all accounts, is here to stay. Management needs to be inventive and open to new ways to retain/develop corporate culture while balancing in-house and remote employees.

CLEANING PROTOCOLS: Update cleaning protocols for the office space. Emptying recycling bins and a quick vacuum is no longer sufficient. Employers will need to invest in appropriate and expanded sanitizing and cleaning protocols. There is talk of a new cleaning certification that landlords will need to adhere to (stay tuned on that). An influx of potential anti-microbial surfaces and furnishings are already in use in healthcare settings and now will be marketed to all sectors. Seek out expert opinions and references as a cottage industry of “solutions” are eager to capitalize on the urgent need.

REVIEW AND IMPROVEMENTS TO HVAC SYSTEMS: Good ventilation is key to preventing the spread of COVID-19 but if opening a window is not an option, employees need to know the air they are breathing, and sharing is safe.  Improved office climate control systems that were adopted in China are thought to have assisted its office workers in returning to their desks more quickly. Assessments of your HVAC System, % of fresh air evaluations, improved filter replacement including replacement with HEPA filters are all to be considered for building owners and tenants.

HR POLICIES UPDATES: We already know there is a huge societal change around being sick at the office and HR policies will need to address this in a thoughtful and fair manner. Is it a virus or does Sam have seasonal allergies? How to assess the daily health of employees will certainly be a significant discussion among human resources professionals. Other changes we are seeing is the demise of the handshake and celebratory high-five, and of course, the new fashion mandate: wearing of face masks. While obviously critical in keeping people healthy, these changes in norms can leave people anxious and confused. It is hard to read a facial expression through a mask. For the “soft-speakers” the mask truly is a barrier. A lot of business interaction takes place through gestures and expressions and we as employers and as humans will have to work together to adjust to this and many changes in the days, weeks, months ahead.

GRLA is available to be a resource to your organization as you move forward with plans for return to work.

Please contact Scott Richardson at 508-922-2302 to discuss planning options for the reopening of your facility.