The First Facility Management Blog

The Building Enclosure Moisture Management Institute (BEMMI) was recently formed and officially began operation January 1, 2010. BEMMI is organized to represent manufacturers and suppliers of drainage space materials used in exterior walls in commercial building construction markets. The mission of the organization is to promote the growth of the engineered rain screen products industry to improve moisture management in building enclosures through technical advocacy.

The BEMMI members have already formed a Technical Committee which is working on several industry issues, and have identified several national and state code issues as top priorities for the Institute. John Woestman, a member of the BEMMI staff with extensive experience in the codes and standards and building products arena, will serve as BEMMI’s Technical Director.

“The formation of the BEMMI in January will assist manufacturers with representation in the major code and standards organizations,” commented Executive Director, Michael D. Fischer. “As an industry, rain screen producers will be able to speak with one voice to the regulators, code officials, and in the standards bodies to promote this rapidly growing building product used to provide both drainage and ventilation in high performance building enclosure systems.”

The BEMMI membership recently elected Michael Coulton, the director of marketing and product development for Benjamin Obdyke as president of the Board. Others named to officer positions include vice president Marcus Jablonka of Cosella-Dörken and Steve Samec of Masonry Technology, who was tabbed to serve as secretary/treasurer. “I am proud to be asked to lead this new initiative,” said Coulton, adding, “BEMMI will be poised to advance consensus standards for new technologies and products that will provide a means for producers of rain screen products and systems to promote sound building science and construction methods.”

Richard Lolley, CEO of Advanced Building Products, applauded efforts by industry members to collaborate on technical issues, saying “working together in a consensus process will allow the industry to succeed at a level we could never do by going it alone.” Lolley added that this collaboration will accelerate acceptance of rain screen science into mainstream building practice.

BEMMI is the North American trade association that represents the rainscreen industry’s manufacturing and marketing companies and their material suppliers. BEMMI is headquartered in New York, NY. The founding member companies of BEMMI include: Benjamin Obdyke, Cosella-Dörken Products, Masonry Technology, and Advanced Building Products.

For those looking for a forest retreat, Swedish architecture firm, Tham & Videgård Arkitekter, designed hotel rooms in the trees. The “tree hotels” are being constructed in northern Sweden, near the village of Harads.

Six of these units are planned for completion this year and will be managed by the Brittas Pensionat (a 21-bed hotel nearby) that will also offer additional services and support. According to the hotel’s Web site, the first unit is slated to open July 3, 2010.

Each unit is a lightweight aluminum structure hung around a tree trunk—a 4m×4mx4m box clad in mirrored glass. The exterior reflects the surroundings and the sky to create a camouflaged refuge. The interior is made of plywood and the windows give a 360° view.

Meant to accommodate two people, the units will contain a large bed, a kitchenette and bath, a living room, and roof terrace. Guest will be able to access the cabin by rope ladder or rope bridge.

Tham & Videgård Arkitekter has noted that the tree hotel concept meets an increasing interest in wildlife/eco-tourism where visitors can experience the pristine nature of Sweden. To prevent birds colliding with the tree hotels, a transparent ultraviolet color, which is visible to birds only, will be laminated into the glass panes.

Public input to help shape the technical requirements in Standard 90.1 is being sought through 21 proposed addenda, which could become part of the 2010 standard. ANSI/ASHRAE/IESNA Standard 90.1-2007, Energy Standard for Buildings Except Low-Rise Residential Buildings, provides minimum requirements for the energy efficient design of buildings except low-rise residential buildings. The proposed addenda cover a range of topic areas, including daylighting, air leakage, EER and IEER values, and requirements for VRF air conditioners and heat pumps.

“Our goal is to produce a standard to increase energy efficiency in buildings,” Mick Schwedler, Standard 90.1 committee chair, stated. “Public input from the industry into development of the standard has proven invaluable since it was first published 35 years ago.”

Daylighting image courtesy of Sunoptics

If no comments are received on the addenda, they likely will be incorporated into the 2010 version of the standard slated to be published this fall. If comments are received, the substance and volume of those comments will determine whether they are incorporated into the 2010 standard.

Daylighting And Computer Rooms Among Possible Changes

Among the proposed addenda are two that deal with daylighting. Addendum cu, which would control the “night lights” that are part of the emergency system when there are no occupants in the space. Today, generally by default, lights are kept on even if buildings are unoccupied. Therefore, there are savings to shut them off. Addendum ct would reduce the threshold for daylighting to 250 square feet from 1,000 square feet.

In another area, addendum bu would modify computer room efficiency requirements based on comments from an earlier public review.

“The 90.1 committee worked closely with manufacturers, designers, and owners of computer rooms to address comments and produce the language in this addendum,” said Drake Erbe, Mechanical Subcommittee chair.

The public review and comment period for this first group of 12 addenda runs from March 5 to April 4, 2010:

• Addendum bb would modify Appendix C and Appendix A in response to comments received on the previous version of the addendum, which modifies all fenestration and opaque assembly requirements in the standard.
• Addendum bf would place performance requirements for air leakage of the opaque envelope. Performance requirements have existed on fenestration and door products to date, but evidence suggests that the opaque envelope is the source of the majority of air leakage in buildings caused by lack of attention in the design, construction and enforcement process due to the absence of performance criteria.
• Addendum bz addresses the comments received during the first public review calling for clarification of the requirements to reduce misinterpretation on the proposed monitoring requirements.
• Addendum ce would clarify the requirements and avoid conflicts with other existing requirements for lighting space control.
• Addendum cs originated with a continuous maintenance proposal to address information received on addendum bs on receptacles after the public review period closed and which the committee found to have merit.
• Addendum cu would control the “night lights” that are part of the emergency system when there are no occupants in the space. This has definite energy savings and is not prohibited by the electrical codes.
• Addendum cv would add energy efficiency requirements for service water pressure booster systems.
• Addendum cw would address corrections and clarification necessary to Section 11, Table 11.3.1 section 11 Service Hot Water Systems.
• Addendum cx would allow a 40 percent window wall area path within the prescriptive Tables 5.5-1 through 5.5-8.
• Addendum cz would incorporate bi-level control for parking garages to reduce the wasted energy associated with unoccupied periods for many garages and allows an exception for lighting in the transition (entrance/exit) areas to accommodate IES recommendations.
• Addendum da would establish that an Appendix G baseline shall be based on the minimum ventilation requirements required by local codes or a rating authority and not the proposed design ventilation rates.
• Addendum dc: The conditions and common practice that existed to create the need for this requirement on tandem wiring are no longer practiced primarily with the new Federal efficacy requirements and products available on the market.

The public review and comment period for these nine addenda runs from March 5-April 19, 2010:

• Addendum bu would modify the computer room efficiency requirements based on comments received during the first public review.
• Addendum cd would strengthen the language to actually require exterior control rather than just require the control capability; add bi-level control for general all-night applications such as parking lots to reduce lighting when not needed; and add control for façade and landscaping lighting not needed after midnight.
• Addendum cn would add two versions of a combined advanced control to the control incentives table.  These control system combinations involve personal workstation control and workstation-specific occupancy sensors for open office applications. The control incentive will apply only to the particular controls when they are applied in open office areas.
• Addendum co would make three major amendments to Table 6.8.1A: update EER and IEER values for all condensing units and water and evaporatively cooled air conditioners with cooling capacities greater than 65,000 Btu/h; establish a separate product class for evaporatively cooled air conditioners with different energy efficiency standards; and replace the IPLV descriptor for condensing units with the new IEER metric and amends the EERs with more stringent values.
• Addendum cp would establish, for the first time in Standard 90.1, efficiency requirements for VRF air conditioners and heat pumps, including heat pumps that use a water source for heat rejection.
• Addendum cq would modify the duct sealing requirements in 90.1.
• Addendum cr would set a definition for an unmet load hour currently lacking a throttling range or limit to the setpoint. It was decided that the baseline and proposed shall have the same thermostat throttling range. This required additional language in the unmet load hour definition as to how throttling range effects determination of an unmet hour along with additional language in Table 11.3.1 and Table G3.1, Design Model sections.
• Addendum ct would reduce the threshold for daylighting from 1000 square feet to 250 square feet.
• Addendum cy would make several revisions to the economizer requirements in section 6.5.1 and in section 6.3.2

The proposed addenda to ASHRAE/IESNA Standard 90.1 are available for comment only during their public review period. To read the addenda or to comment, visit www.ashrae.org/publicreviews. The addenda for Standard 90.1 can be found under the heading: 45-Day Public Review Period from March 5, 2010 to April 19, 2010.

This post was submitted by Jay Rintelmann, president of Hartford South.

Proper maintenance is a key aspect to extending a roof’s lifespan. Once there is an active leak, it is too late for proactive measures.

Many variables and issues can cause damage and lower the roof’s performance. Check for these five common problems affecting low-slope commercial roofs:

• Proper drainage – Debris from wind and storms can clog drains and gutters. Drains should be checked and cleaned every six months to one year to ensure proper flow of water.
• Ponding water – Older roof systems, and sometimes systems where insulation was not installed correctly, have the propensity to pond water. Ponding can occur anywhere on the roof deck, stressing the roof and causing premature failure of most membranes.
• Flashings – Identify roof membrane problems at vertical surfaces including walls and curbs. Look for holes in the membrane, open laps, hail damage, or membrane slippage.
• Penetrations – Inspect condition of roof at locations where vent pipes, soil pipes, heater flues, electric conduits, or gas lines pass through the roof. These penetrations and pitch pans are often the first areas to fail on a roof, but their lifespan can be extended indefinitely through proper maintenance.
• Walk pads – Facility managers should request that any individuals accessing the roof use these pads while performing maintenance or repair services to equipment on the roof.

Of course, age and severe weather can also affect the longevity of your building’s roof. Most have a lifespan of about 20 years – although the factors mentioned above can cause damage that necessitates a re-roof or repair. So, check your building’s roof regularly, because proactive maintenance can help save money (and hassle) in the long run.

Hartford South specializes in low-slope commercial roofing applications – both re-roof and new construction. Since 1984, Hartford South has installed more than 60 million square feet of product and completed numerous high-profile jobs throughout Central Florida. Clients have included Orange County Convention Center, Orange County Public Schools, Florida Hospital and Rosen Shingle Creek.

The Bilco Company has introduced an enhanced performance roof hatch that meets LEED standards for recycled content and is nearly 50% more energy efficient than standard roof hatches. The new thermally enhanced hatch is designed with a fully insulated cover and curb, and features a 2″ ozone-friendly polyisocyanurate thermal insulation board with an R-value of 12. The EPDM finger-type gasket ensures a positive seal between the cover and curb to reduce air permeability and ensure energy performance. The hatch also has a high solar reflective index.

Bilco’s thermally enhanced hatch is fabricated from corrosion-resistant aluminum milled primarily from recycled content. It is equipped with a heavy duty slam latch that securely locks the cover in the closed position, and features interior and exterior hasps for additional security.

Fully enclosed compression springs counterbalance the cover for controlled operation regardless of its size or weight, and minimize the effort required to open and close the hatch. For added security, a rugged hold-open arm automatically locks the cover in the open position, and the grip handle allows for users to release and close the hatch with one hand.

As with all Bilco’s roof hatches, the insulated curb is equipped with cap flashing and the Bil-Clip® flashing system for ease of installation on single-ply roofs.

With a focus on enhancing safety, energy efficiency and convenience, Larco, a division of ATEK Products, LLC and a supplier of commercial safety products, expanded its door access control product line with the addition of the Blue Diamond Backlit Wall Switch. Suitable for automatic indoor and outdoor entryway applications, the switch provides subtle blue backlighting, allowing for easy visibility in poorly lit entryways and nighttime environments.

Incorporating energy efficient Monolithic Constant-Current Regulator, light guiding, and LED technology, the backlit switch is easy to install and durable. It is also designed and manufactured to US and CE certification standards and is compatible with electronics in all automatic doors.

Available in a 4.5″ square version, Larco will introduce two round versions (4.5″ and 6″), as well as a 6″ square version in the coming months. Customizable to meet décor or branding requirements, the new wall switch is available in a stainless steel or brass finish as well as a variety of logos and face decals.

With the Mid-Atlantic region dealing with snowstorms, the Institute for Business & Home Safety (IBHS) is offering guidance on how businesses can protect their property from winter weather-related perils, such as roof collapse due to heavy snow loads.

“Roof collapse–particularly in areas where severe winter storms are not common events–can pose major threats to people and property,” said Julie Rochman, president & CEO of IBHS.  “Taking steps to prevent partial or total roof collapse can help property owners avoid costly losses.”

The snow load risk of a roof depends in large part on the age of the structure. Older roofs can suffer from corrosion of members and connections which can reduce the ability to resist high snow loads. In addition, buildings with lightweight roofs, such as metal buildings, typically have less capacity to handle a high snow load. For flat roofs, the step-down area between roof sections presents a problem due to the tendency for ice and snow collection.

The best source for determining how much snow load a building can handle is the original design plan. According to IBHS, most roof designs can support at least 20 pounds per square foot. However, design loads can range from 10 pounds to 20 pounds per square foot in Mid-Atlantic states, and between 40 pounds and 70 pounds per square foot in New England.

Guidelines to Estimate Snow Weight

• 10″ to 12″ of fresh/new snow equals about five pounds per square foot of roof space
• 3″ to 5″ of old/packed snow equals about five pounds per square foot of roof space
• Ice is much heavier, with 1″ equaling about one foot of fresh snow

Snow and Ice Removal from Roofs
IBHS recommends that property owners not attempt to climb on their roof to remove snow. A safer alternative is to use a snow rake while standing at ground level. Check your local hardware store or online stores to find snow rakes and other products that can help protect your property from the effect of snow loading.

More information from IBHS on protecting a facility against roof collapse and other winter weather-related perils can be found here.

The new roll-formed downspouts from MBCI are designed to offer advantages over traditional press-broken rectangular downspouts. Measuring 4″x5″, the roll-formed downspout provides nearly 43% more area than a 3½”x4″ downspout—while still working with MBCI’s existing gutter profiles. This larger area can help to reduce the number of downspouts required on a building, which generates additional savings in both material and installation labor.

The roll-formed downspouts also facilitate ease of assembly on tall facilities. This is because one end of it is swaged, which mitigates the need to notch one end of the downspout to connect it to the next downspout. This swage feature is advantageous on facilities with eave overhangs where the downspouts must return to the wall requiring the use of at least two elbows. (Click on image to view detail.)

These downspouts are available in 26-gauge in all of MBCI’s standard colors. They are manufactured in lengths of 10′-6″ and 14′-6″ with custom lengths up to 20′-6″. Separate kick-outs and elbows are available.

VFA, Inc., a provider of end-to-end solutions for facilities capital planning and spend management, has announced a new Seismic Assessment solution to provide organizations with a cost-effective, flexible approach to mitigate seismic risks.

VFA’s Seismic Assessment Service helps organizations identify seismic-related components within their facilities using an industry-accepted methodology based on guidelines published by the U.S. Federal Emergency Management Association (FEMA), the Canadian Standards Association (CSA), and the National Earthquake Hazards Reduction Program (NEHRP). With this critical data captured in VFA.facility®—VFA’s capital planning and management software—organizations are then empowered to make the best strategic decisions to improve the overall seismic performance of their buildings.

VFA’s Seismic Assessment solution collects and analyzes seismic risk-related data on both the structural and non-structural components of a building. When facility professionals capture seismic-related risk data, there is a tendency to focus on the structural aspects of a building—those that resist gravity, earthquake, wind, and other types of loads. While this is important, non-structural components (such as light fixtures and vending machines) are often associated with the greatest level of damage and need to be incorporated with the same level of priority. Risks of seismic damage include life safety, property loss, and the possibility that a facility may not continue operations.

VFA’s Seismic Assessment Service has been deployed at customers such as a large state agency and healthcare system.

All Traffic Solutions recently announced the winners of its Traffic Safety Grant award—Eustace Independent School District in Eustace, TX and Lee County School District in Fort Myers, FL. The grant awards a radar speed display to the school(s) that best identifies traffic safety issues on or near their campus and clearly articulates how data captured by a radar speed display could significantly improve the safety of its community. All K-12 schools in the U.S. were eligible to apply.

“The grant submissions were outstanding,” said Scott Johnson, vice president of All Traffic Solutions, located in State College, PA. “We had schools submit You Tube videos, Google earth satellite images of their campus, and many chilling stories of near fatalities involving speeding cars in a school zone.”

Because of the high quality of the applications, All Traffic Solutions chose two winners this year, instead of the customary one.

Johnson continues, “A common factor across the applications was the shortage of police traffic resources within a community. Without enforcement, school zone speed requirements go unchecked. While a radar speed display does not replace a traffic safety officer, having a display dedicated to a school district will deliver critical data to the police department on the times of day when speeding occurs the most and the volume of traffic that disregards the posted speed limit. With this information, a police force can efficiently deploy resources at the right time thereby making the school zone safer.”

In addition to improving the safety of the students through speed reduction, the signs will play an important role in the education programs of local police departments. Award winner Lee County School District struggles with an influx of seasonal residents for about six months of the year. As the “snowbirds” begin to arrive, the police launch communication campaigns reminding drivers that school is in session. Lee County hopes to see an increase in school zone safety when the new radar speed display is deployed and plans to share the data from the signs with the local police department, the mayor’s office and city council.

Public ceremonies of the grant awards are being scheduled for the spring. All Traffic Solutions plans to continue and expand its grant program in 2010.