Material Conditions Series Part 16: Plaster Conditions

Posted on March 24, 2015 by Vertical Access

Each week we’re bringing you an in-depth look at one of the standard conditions we encounter and document during inspections of buildings and civil structures.

Part 16: Plaster Conditions

Plaster is a finish material used principally for interior walls and ceilings. Ubiquitous in buildings of all types until well into the 20th century, plaster’s low cost and ease of workability made it a natural choice for creating interior finishes ranging from simple to ornate. Historically, flat plaster was applied to walls and ceilings in two or three coats over a wood lath substrate. Decorative moldings, coffered ceilings, and ceiling medallions were either formed on-site or cast in molds. Plaster may have a variety of finish treatments, including surface textures, wallpapers and decorative painting, sometimes in imitation wood or stone.

Water-damaged plaster that has separated from the substrate

We document failed coatings; cracks; sound and failed crack and patch repairs; failed lath; replacement repairs; water damage and water staining; and unsecured plaster.

Unsecured plaster medallion

Structural movement and vibrations from vehicle traffic or construction activity can cause plaster to crack, often at the corners of rooms or at the corners of windows and doors. Water staining is usually indicative of roof or plumbing leaks, which can eventually lead to significant deterioration and cracking, separation from the substrate, and failure. Substrate failure may occur due to rusting fasteners or other modes of deterioration. Plaster keys (the plaster that oozes between the lath, forming a mechanical bond) can be damaged or broken by inappropriate treatment – for example, a plaster ceiling in an exposed attic space may be carelessly walked on. Later building modifications, such as retrofitted mechanical systems and interior reconfigurations, often result in substantial damage to plaster walls and ceilings.

Next in this series: Metal Conditions

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Material Conditions Series Part 15: Glass Conditions

Posted on March 17, 2015 by Vertical Access

Each week we’re bringing you an in-depth look at one of the standard conditions we encounter and document during inspections of buildings and civil structures.

Part 15: Glass Conditions

Architectural uses of glass include window glazing, glass block, curtain wall panels, and even structural glass. Window glazing may include clear glass, stained glass, faceted or textured glass, and wire-reinforced glass.

Bulged glass panes in a multi-light window

Typical failure conditions in glass or window assemblies include cracks, putty failure, sealant failure, missing or unsecured glass, and bulging panes (found in multi-light window configurations held in place with metal came, such as stained glass and art glass).

Cracked, loose, and missing glass in a multi-light window

Some components of glass window and curtain wall assemblies – putty and sealant – degrade over time and can be expected to need repair or replacement as part of regular maintenance. Glass itself is resistant to decay, so conditions like cracked or loose pieces of glass are usually caused by the failure of surrounding materials, impact forces, or weather events.

Putty failure in window glass

Next in this series: Plaster Conditions

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Click here for an index of all posts in this series, or download a pdf of the complete series.

Material Conditions Series Part 14: Previous Repairs

Posted on March 10, 2015 by Vertical Access

Each week we’re bringing you an in-depth look at one of the standard conditions we encounter and document during inspections of buildings and civil structures.

Part 14: Previous Repairs

Previous repairs are prior attempts to remedy building material failures. We typically categorize repairs as crack repairs, patches, dutchmen, or replacements, and we distinguish between sound repairs and failed repairs. Failed repairs may be due to inappropriate repair materials or poor installation, or they may indicate ongoing problems such as water infiltration, thermal movement, etc.

Sound crack repair in a precast concrete panel

Repairs can be made with a wide variety of materials. Repairs to masonry may include cementitious mortars and patches, epoxies, replacement of units or portions of units with in-kind materials, or replacement with composite materials such as glass fiber reinforced concrete. Metal repairs may be soldered, welded or attached mechanically. Stucco and plaster repairs are usually made in-kind, however plaster moldings and other decorative details are sometimes cast with composite materials. Repairs to wood typically include dutchmen, epoxies, or replacement of entire members with new wood or with composite materials.

Replacement repair in brick

Documenting both failed and sound repairs can reveal underlying causes of deterioration and chronic problem areas, and can provide information about how a structure has been maintained over time.

Failed dutchman repair in limestone

Sound patch repair in sheet metal

Next in this series: Glass Conditions

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Click here for an index of all posts in this series, or download a pdf of the complete series.

Material Conditions Series Part 13: Failed Coatings

Posted on March 3, 2015 by Vertical Access

Each week we’re bringing you an in-depth look at one of the standard conditions we encounter and document during inspections of buildings and civil structures.

Part 13: Failed Coatings

Failed coatings include paints, sealants, and other surface treatments that exhibit blistering, peeling, wrinkling, crazing, checking, alligatoring, chalking, staining, discoloration, pinholes or other types of deterioration.

Failed paint coating on wood

Coating failure – especially paint failure – has numerous causes. These can include: poor surface preparation, weathering, use of inappropriate or incompatible treatments, poor bonding between layers of coatings, ultraviolet degradation, atmospheric or biological soiling, improper application, and more. Coating failure can be both a symptom and a cause of deterioration.

Failed paint coating on sheet metal

Next in this series: Previous Repairs

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Click here for an index of all posts in this series, or download a pdf of the complete series.

Material Conditions Series Part 12: Hollow Areas

Posted on February 24, 2015 by Vertical Access

Each week we’re bringing you an in-depth look at one of the standard conditions we encounter and document during inspections of buildings and civil structures.

Part 12: Hollow Areas

Hollow areas appear to have a void behind an intact surface based upon sounding with a mallet. Hollow areas are most commonly documented in masonry, plaster and stucco, but may also occur in architectural metal or wood.

Hammer-sounding a Guastavino tile ceiling

Although the surface is intact, hammer-sounding as part of a hands-on investigation can reveal material failures that are otherwise hidden. This can include failed fasteners in masonry and terra cotta, deterioration of back-up masonry, subflorescence in masonry, detachment from the substrate in plaster and stucco, and fastener failure or rot in wood.

Next in this series: Failed Coatings

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Click here for an index of all posts in this series, or download a pdf of the complete series.

Material Conditions Series Part 11: Displacement

Posted on February 17, 2015 by Vertical Access

Each week we’re bringing you an in-depth look at one of the standard conditions we encounter and document during inspections of buildings and civil structures.

Part 11: Displacement

Displacement refers to the shifting of masonry units out of their as-built position. Displacement can occur in the vertical plane, horizontal plane, or both.

Horizontal and vertical displacement in brick

Displacement occurs in brick, stone, terra cotta, concrete units or pre-cast concrete panels when the fasteners or mortar holding a masonry unit in place can no longer resist movement from thermal expansion, frost heave, seismic events, gravity, or other forces. Displacement is therefore a symptom of several different modes of failure and deterioration, such as water infiltration, pack rust formation, or mortar failure.

Horizontal and vertical displacement in limestone

Next in this series: Hollow Areas

Click here to see all posts in this series.

Click here for an index of all posts in this series, or download a pdf of the complete series.

Update – Scaffold Law Reform Day at the NYS Capitol

Posted on February 13, 2015 by Vertical Access

Vertical Access was a proud sponsor and participant in Lawsuit Reform Alliance of New York Day at the Capitol in Albany, NY on February 10. Teams composed of general and trade contractors, insurance brokers and underwriters, lawyers, material suppliers and consultants met with State Senators and Assembly Members to discuss the inequities of Labor Law 240.

This law, first enacted in the 19th century and sometimes referred to as the Scaffold Law, is the only law of its kind in the country that imposes absolute liability on owners and contractors, without regard to cause and with virtually no opportunity for defense as part of a due process procedure. This has had a huge economic impact on construction costs, ultimately costing New York taxpayers an estimated $785 million annually.

Overall, the feeling at the end of the Day at the Capitol is that there was a much more positive reception from the New York legislatures we met with this year than there has been in the past and this may finally be the year of Reform.

Learn more at Lawsuit Reform Alliance of New York and www.ScaffoldLaw.org.

Talking preservation with students at UB

Posted on February 13, 2015 by Vertical Access

By Kristen Olson

Towards the end of the fall 2014 semester, I had the pleasure of talking about Vertical Access over Skype with a group of students at the University at Buffalo. The class was a masters-level preservation documentation and methods course taught by Dr. Ashima Krishna, Assistant Professor in UB’s department of Urban and Regional Planning.

The course focused on developing historical and architectural descriptions and documenting historic resources through measured drawings and photography – foundational elements to the practice of preservation and skills that come into play for nearly every Vertical Access project.

My presentation gave an overview of our work and services, demonstrating how different disciplines and methods of investigation and documentation come together in preservation projects. I was happy to be able to show the UB students some of the exciting places that a preservation education can take them.

Can you identify this building? – Series No. 3

Posted on February 13, 2015 by Vertical Access

Test your knowledge of historic and iconic buildings in the U.S. (and beyond!) in this series of “guess the building” blog posts.

Series No. 3: A Richardsonian Clock Tower

The materials, round arches, and façade treatment of this building are unmistakably Richardsonian Romanesque, and the prominent clock tower marks this as a civic building. The majority of Henry Hobson Richardson’s work can be found in New England, with quite a few buildings in New York and Pennsylvania as well. This building’s host city is home to another, even more well-known Richardson building. Where is it?

Answer: Albany City Hall. Vertical Access has worked at both of Albany’s H.H. Richardson public buildings – City Hall and the New York State Capitol.

Don’t miss another architectural challenge: subscribe to our blog by signing up with your email address in the sidebar. Click here to see all of the posts in this series.

Photos by Vertical Access.

Update from the 2015 Annual SPRAT Conference

Posted on February 13, 2015 by Vertical Access

During the first week of February, Keith Luscinski and Mike Gilbert traveled to Cabo San Lucas, Mexico for the 2015 Annual SPRAT Conference. Located at the southern tip of the Baja Peninsula, Cabo’s warm coastal climate was a great location for a winter conference in the eyes of its winter-blues affected attendees.

: Cabo San Lucas, Mexico

: Cabo San Lucas, Mexico

Mike is the Chair of the Standards Committee, the group responsible for all of SPRAT’s published standards. These include Safe Practices for Rope Access Work and Certification Requirements for Rope Access Work. The Standards Committee also has three additional active sub-committees. The Equipment Specification sub-committee is working to create a set of standard requirements for rope access equipment, such as harnesses, helmets, descenders, ascenders and life-safety rope. The Industry Specific sub-committee is developing guidelines on the access methods of various structures. These industry specific documents will not be official standards, but rather “rope access tips and tricks” for structures such as buildings, bridges, dams and wind turbines. Finally, the Company Audit sub-committee is creating a process, by which rope access companies may get certified to SPRAT standards. Currently, SPRAT certifications apply only to the individual technicians.

Keith is also the Chair of the Research Grant Committee. Appointed as the chair last summer, Keith has worked with the committee to develop and implement a system for SPRAT to disburse two $1,500 research grants per year. Looking forward to the coming year, the Research Grant Committee will refine the grant application and selection process, in an attempt to draw a higher quantity of higher quality applications. Along those lines, the committee will also seek outside funding from industry manufacturers to increase the monetary value of the grants.

The second day of the conference was filled with presentations from leaders in the rope access industry. Topics included: the current state of rope access regulations in British Columbia, an engineering analysis of rope access systems, and a presentation by Mike on non-conventional rope access. Mike’s presentation provided an objective view of “outside the box” rope access techniques. Of particular interest was a discussion on “Who will rescue the rescuer?”—a thought provoking dialog about the need for simple rescue systems.

After a few too many days in the sun, many of the conference attendees were sunburned and ready to head home to winter reality. However, the SPRAT organization seems more active than ever, and the coming year should bring interesting progress. Next year, the conference will be held in Salt Lake City, Utah, in conjunction with the International Rope Access Rendezvous.