Restoration 101 - SUPERSTRUCTURES

Restoration 101

These topics have been curated to help building owners and managers understand the basics of the building envelope, how and why it deteriorates, and how to navigate the restoration process for successful outcomes.

The Building Envelope

The building envelope comprises those systems that separate the interior from the outside world. No matter how well designed and constructed, they will eventually deteriorate and must be maintained to preserve the building’s integrity.

Why Do Envelopes Fail?

Over time, all buildings become antiques and require restoration to arrest—or reverse—their deterioration. Building envelope components are interconnected, and water is their main enemy.

What You Should Know About Local Laws 11 (FISP), 126, and 37

New York City has a series of Local Laws which ensure the integrity of facades, parking structures, and retaining walls to safeguard public safety.

Dramatis Personae

The cast of characters for a restoration project includes: the building owner or its managing agent, restoration architects and/or engineers, contractors, and attorneys. Learning these essential roles helps owners have clear expectations of who does what.

The Exterior Restoration Process

Understanding the exterior restoration process—from investigation through construction administration—can help owners understand the art and science involved and know what to expect from restoration professionals and contractors.

What Makes an Exterior Restoration Successful?

Exterior restoration comprises the repair and preservation of the building envelope, a process where success is measured by how well technical, financial, and logistical considerations are met.

Roofs: The First Line of Defense

The essential function of the building envelope is to keep water out, and the roof is the first line of defense in that effort. Properly designed, a roofing system can be an environmental asset; Improperly designed or installed, it can fail at its most basic mission.

Getting it Right on Paper

One of the main roles of an E/A firm is the production of Contract Documents that the restoration contractor is responsible for executing. The key to success is to address all restoration issues systematically, on paper, before a contractor is selected.

Selecting a Contractor & The Bid Process

Once the Engineering / Architecture (E/A) firm completes the Contract Documents (CDs), the building owner selects a contractor best qualified to implement the work. Contractors—and the teams of mechanics or tradesmen who work for them—perform the “hands-on” work delineated in the CDs that achieve the results the E/A prescribes.

Construction Administration

Construction documents should minimize or eliminate any doubt on the part of the contractor performing the work. Ideally, contractors should follow the CDs faithfully, but there are important “construction administration” roles for the E/A to play during construction.

Change orders are modifications to the base construction contract, usually increasing the cost and sometimes extending the completion date. They stem from several sources and the E/A can minimize them through “tight” construction documents.

If you own or manage a building in NYC, you probably are (or should become) familiar with frost jacking. SUPERSTRUCTURES maintains a resource called the Frost Jacking Day Tracker to help building owners understand the effect that frost jacking cycles have on their properties.

SUPERSTRUCTURES Engineers + Architects

14 Wall Street, 25th Floor, New York, NY 10005
(212) 505 1133
info@superstructures.com

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