In the summer of 2000 Western Exterior Service, Inc. was part of the team that replaced the exterior of the wood frame structure at a Seattle Private School facility in SeaTac. 

Late in the spring of 2000, school board engaged a Exterior Research and Design, LLC to investigate water entry at their 4 year old facility.  It was determined that water entry through the building exterior was resulting in significant deterioration. 

The school board elected to correct those conditions immediately in order to assure a safe and healthy environment for the students and staff.

Kyle D. Netterfield of Ellis, Li & McKinstry Attorneys at Law represented the school board in pursuing a claim against the original general contractor. 

Colin Murphy, FRCI, RRC of Exterior Research and Design, LLC was engaged to provide a summary specification and details, and to document the conditions to support the claims against the general contractor.

Mark Lawless of CSMI was engaged to provide contract administration and to document the costs of repairs to support the claims against the general contractor. 

Coreen A. Robbins, M.H.S., Ph.D., CIH of Global Tox provided environmental assessment. Testing, and developed the protocol for air control and mold cleanup. 

Judy Jennings, Superintendent, along with the facilities staff were involved with the day to day coordination, particularly following the return of the students. 

Western Exterior Service, Inc. was engaged as the general contractor to perform the repairs. 

The project consisted of; removal of all stucco and masonry cladding at the wood frame portions of the exterior.  Significant framing repairs were required, particularly at the gable ends of the buildings, which were not protected by an overhanging roof. 

Microbial growth was found within the wall cavity and behind vinyl wall coverings, generally in association with deteriorated framing.  Containment procedures were implemented at the interiors of all the gable wall areas prior to removal of interior or exterior coverings.

Non-performing windows were replaced.

A new Weather Restive barrier and integral flashings were installed to control water behind the cladding

The concrete foundation was raised at areas where the hardscape was higher than the bottom course of brick veneer.  New stucco and brick veneer cladding were applied, to match the original appearance and colors of the building. 

New sheet metal flashings were installed, with additional emphases on controlling water runoff from overlying surfaces. 

Minor adjustments were made to soil levels to improve drainage alongside the building.

Schedule:

Work on the project commenced on July, 18.  Students were scheduled to return on September 5.  The initial critical-path-schedule developed by WES demonstrated that it was not possible to complete the work during regular shifts in 49 days.  A seven day schedule with extended working hours was implemented in order to accelerate the completion of the classroom interiors. 

The classroom interiors were completed in time for the return of the students, while work on the exterior continued.

Emergency Exiting: 

A ‘Building Access and Emergency Egress Plan’ was developed and implemented to temporarily redirect emergency exiting away from construction areas.  The main point of the egress plan was that all exits were to be available at all times that students and staff were in the classroom.  Exiting signs were posted and fire drills were conducted to assure that the plan was effective.

Site Visitors: 

The owner’s legal representatives established an open process for the potential defendants to observe and document the site conditions during repairs.  During the initial phases of the work, construction experts, the original contractor, their subcontractors, and their representatives were regular visitors to the site.  A sign in procedure was implemented, to document the times of visitation and for site safety review.  The site visitors were requested to not needlessly interfere our production; however, the visitors where otherwise not encumbered. Visitors were redirected to the school administrative offices when students returned in the fall.

Documentation:

Careful documentation of the conditions, the repairs, and the costs were required in order to protect the owner’s interest and support the claims of construction defects.   WES established a site office for project management in order to assist the technical and administrative consultants in carrying out this task

Mold Cleanup:

High standards of air and dust control were specified to assure that the health of the staff and students was protected.  Construction of interior protections was required before removal of exterior coverings could commence. 

Masonry Hardscape Transition

The bottom course of masonry occurred lower than the hardscape (sidewalk) preventing correct flashing and drainage at the bottom of the masonry. 

Details were provided to construct a curb extension complete with waterstop to raise foundation to above the level of the hardscape

Door Frame Flashings 

The fire rated steel doors lacked flashing flange. 

A fabric reinforced liquid applied membrane was used to flash from a 1&Mac218;2” wide surface of the steel door frame into the weather resistive barrier.  A sealant joint was applied to the same half inch surface following the installation of the masonry and stucco cladding.

Copings 

Wide Copings and roof surfaces collected and spilled water onto the vertical stucco surface increasing the risk of water entry. 

New copings had a raised seam at the face to control water and direct it into gutters. 

Gutter Outlets

Gutters collected and spilled concentrated volumes of water onto the composition roofing. 

Gutters were dammed and new outlets and rain leaders were installed to direct the water directly into the storm water collection systems.