HomeMy WebLinkAboutMaster Permit.623 S Monarch St.0005-2022-BREP (3) *scent Building Consulting, Inc.
872 Eveningsong Drive
Castle Rock,Colorado 80104
Tel: 303-877-1119
August 20,2019
Aspen Mountain Townhomes
c/o Mr. Marley Hodgson
623 South Monarch Street
Aspen, Colorado 81611
Re: Report on Evaluation of Window Wall Assemblies
Aspen Mountain Townhomes,Units A&C
623 South Monarch Street,Aspen, Colorado 81611
Ascent No.: 19033
Dear Mr. Hodgson:
In accordance with our proposal dated July 9,2019,we have completed our initial evaluation of the water intrusion
reported at south facing window wall assemblies at Units A and C at Aspen Mountain Townhomes located in Aspen,
Colorado. The follow is a summary of our observations,opinions, and recommendations.
Purpose and Scope of Building Envelope Consulting Services
The purpose of our Building Envelope Consulting Services was to develop opinions on the general condition of
south facing window wall assembly, to develop opinions regarding the likely source(s) for leakage through or
around the window wall, and to develop a recommended repairs we believe would be appropriate.
We performed the following services:
We visited the site on June 24,2019 to perform our initial review as well as July 11,2019 to review and document
with notes and photographs the readily visible portions of the south facing window wall assemblies of Units A and
C,as well as portions of the roof flashings above these windows. We performed limited water spray testing on the
south facing window wall assembly of Unit C on July 11, 2019. Finally, we accessed the roof from Unit A to
observe the window extensions above the roof lines for both Units A and C on July 11,2019. No intrusive test cut
examinations were performed; however, existing damages and loose interior trim did permit our observation of
water intrusion and portions of the as-built construction of the window wall assembly.
We also reviewed the following documents that you provided for our review:
• "Aspen Mountain Townhomes Exterior Renovation" Structural Details dated March 31, 2015, denoted as
a `Permit Revision' set and produced by KL&A,Inc.
• "Aspen Mountain Townhomes Exterior Renovation" Architectural Details dated September 1, 2014,
denoted as a '100%Design Development' set and produced by Willis Pember Architects.
• "Aspen Mountain Townhomes Exterior Renovation"Architectural Details dated January 15,2015,denoted
as a `Permit and Construction Set' and produced by Willis Pember Architects.
• Invoice from Probuild to Silver Sage Building Company for the sale of Jeld-Wen Siteline aluminum clad
windows for use at the Aspen Mountain Townhomes project dated June 30,2015.
We also consulted with Manko Window Systems,Inc. for selection of a replacement window wall assembly as well
as Chris Hendrickson of Hendrickson Construction to help develop an Opinion of Probable Construction Costs to
replace the south facing window wall assemblies and associated flashings at Units A and C.
Aspen Mountain Townhomes
Mr.Marley Hodgson
August 20,2019
Page 2 of 13
This scope was the limit of our building envelope consulting services.
Project Summary
The following is a summary of the project:
• Aspen Mountain Townhomes is a three unit townhome building that was renovated approximately 5 years
ago. The Architect of Record for the renovation was Willis Pember Architects. The general contractor was
Silver Sage Builders,which we understand is no longer in business.
• The installed windows were reportedly purchased through Pro Builders/Builders First Source.
• Water leakage testing was performed by Hendrickson personnel on the windows; however, only very
limited water intrusion was observed.
• Water leakage appears to be primarily limited to conditions when high ambient temperature changes occur
within a short period of time (potentially due to differential expansion and contraction of materials);
however, some limited water leakage has occurred at other times.
• The interface of the windows to the roofing was previously evaluated by Mr. Rodney Turner of Orion
Architectural Systems,Inc.,whom we understand had some flashing repairs made around the windows and
the roof of Unit C;however,these were not successful in stopping water leakage into the residence.
Observations and Opinions
We observed that a `window wall assembly' that is two stories tall is installed on the south elevations of Units A
and C(as well as Unit B which was not included within the scope of our services as requested by you). The window
walls for each unit consist of a bottom row of four awning(project out)windows,with a row of four picture(fixed
lite) windows above the awning windows. These bottom two rows of windows are installed vertically and are
located on the first floor. A third row of four picture windows are installed on the second floor and are slightly
tilted inward(see Photo 1 below). A simulated extension of these windows is installed above the roof line and is
described later in this report.
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Photo 1: South facing window wall assembly Unit C. Photo 2:Water damage @ 1st floor of Unit C windows
We accessed the interiors of both Units A and C. Unit C exhibited the greatest amount of interior damages. The
following is a summary of some of the interior water damages we observed:
Unit C:
• Separation of interior trim at a mullion and water stains on the wood frames of the windows (see Photo 2
above).
Aspen Mountain Townhomes
Alijr- Mr.Marley Hodgson
August 20,2019
Page 3 of 13
• Damaged floor trim and water stains at the sill of the 2nd floor windows(see Photo 3 below).
• Various water drip stains along the steel beam that runs between the first and second floor.
Unit A:
• Water stains and curled trim board at the sill of the 2nd floor windows(see Photo 4 below).
• Peeling paint and water stains at jamb/head of the 1st floor windows(see Photo 5 below).
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Photo 3:Water damage @ 2nd floor of Unit C windows Photo 4:Water damage @ 2nd floor of Unit A windows
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Photo 5:Water damage @ 1st floor of Unit A windows Photo 6:Horizontal mullion width over awnings.
We measured the interior dimensions of various windows and the interior trim for the horizontal mullions was
measured to be approximately 2-5/16" wide (see Photo 6 above) and the vertical mullion to be approximately 2-
5/16" wide (see Photo 7 below). This installation is consistent with dimensions associated with mulling without
use of a structural support. Figures 1 and 2 below show the mulling options for Jeld-Wen Siteline aluminum clad
wood windows for vertical and horizontal installation. The dimensions measured indicate mullions without the 1/4"
structural support. The lack of a structural mullion was further evidenced in Unit C with separated trim board that
shows that no structural support appears to be provided(see Photo 8 below).
Due to the size of the window wall assembly, structurally supported mullions would have been needed and the as-
built condition of the field-mulled windows is a significant contributing factor to the water intrusion into the unit
and resultant damages.
Aspen Mountain Townhomes
Mr.Marley Hodgson
i(C)Y August 20,2019
Page 4 of 13
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Figure 1: Jeld-Wen Vertical Mullion Details(Non-Structural on Left, Structural on Right)
Aspen Mountain Townhomes
011".." Mr.Marley Hodgson
August 20,2019
Page 5 of 13
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Figure 2: Jeld-Wen Horizontal Mullion Details(Non-Structural on Left, Structural on Right)
The lower windows are projection out awning units (see Photo 9 below). The horizontal and vertical mullions are
covered with a mullion cap (see Photo 10 below).
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Photo 9:Lower awning(project out)windows. Photo 10: Horizontal/vertical mullion caps.
A mullion cap also covers the horizontal transition between the first floor vertical picture windows and the second
floor sloped windows (see Photo 11 below). We observed that silicone sealant appeared to be smeared over the
transition between the vertical and horizontal mullions at the base of the second floor picture windows as an apparent
attempt at a `repair' (see Photo 12 below). This sealant joint repair has not been effective as demonstrated in the
failed water testing of the area as described later in this report.
Aspen Mountain Townhomes
Air' Mr.Marley Hodgson
August 20,2019
Pa:e6of13
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Photo 11:Mullion @ vertical to sloped windows. Photo 12: Silicone sealant`repairs' @ Photo 11.
I METAL FLASHING I
Willis Pember Architects originally specified an aluminum allit I, 1 . -SEE DETAIListorefront window assembly to be installed, which wouldIl I NEW METAL CAP . k,
1 FLASHING(TYP.) I
have been more appropriate for this project. We understand l�; / _ _ ` �T
that contractor, Silver Sage Building Company (SSBC), 1 - imaii I
substituted aluminum clad wood windows for the storefront ,
window assembly without review or approval from the •••r� E j
Architect. The Architect's drawings from the Permit and 1 I
Construction Set are shown in Figure 3 to the right and j 1 ' j
Figure 4 below. SYS EM TO MSLOPED TCHING i
—-— iii\ EXISTING(TYP.)
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Figure 4: Aluminum Storefront Window Detailed
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Figure 3: Aluminum Storefront Wall Assembly
Aspen Mountain Townhomes
()Sr' Mr.Marley Hodgson
August 20,2019
Page 7 of 13
Figure 5 below shows a receipt reported for this project that indicates that Jeld-Wen Siteline aluminum clad
windows were purchased and used on the project. We confirmed use of these windows by branding on the windows
themselves indicating they were Jeld-Wen windows, as well as the dimension and overall manufacture of the
windows that match the literature obtained from Jeld-Wen's website.
ik2 PRQSuild
38005 HIGHWAY 82 SP ORDER INN. 560673
PRcauild ASPEN. CO 81611 DATE 6/30/2015 2:12 PM 1
(970) 925-4262
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F S.O. P08 0801-00565548-00
SILVER SAGE BUILDING COMPANY LLC H SILVER SAGE BUILDING COMPANY LLC
ASPEN MOUNTAIN TOUNHOMES P 62l S MONARCH ST
623 S MONARCH ST
ASPEN, CO e1611-2957 0 ASPEN, CO 81611-2957
( ORD: DAVID DORR
ACCOUNT 83 4-008 55300-008
64LUNO 801 SHInNO 801 Mi.I 30S MARIO ESPINOZA OIIA 565548 cum
BTomI 8TO82 MASON 409 8R TAN FRS14ON'T ONOER ►O_
DUE DATE: 7/10/2015
INV TERMS: CHARGE OUT 10TH _
,n�• LOCH AIY VNR DESOFOPT,ON WIT MONO= l
DAVID DORR
379-7110
JYLD-WEN
4 4EA SPC169413 77X124-1/2 SITLN CASEMENT CLAD 4EA 2726.76 10,907.04 7
1 LEA SPC169442 77X124-1/2 SITU) CASEMENT CLAD lEA 2726.76 2.726.76 7
1 LEA 5PC169443 39X124-1/2 STLN DIRECT SET CLA lEA 1393.80 1,393.80 T
2 2EA 5PC169444 77X101 STLN CASEM T CHESNT CLA 2EA 2507.39 5,014.78 T
2 2EA 9PC169445 77X137-1/2 STLN CASt4NT CHSNT C 2EA 2984.65 5,969.30 T
1 IRA SPC169446 77X101 STIlI CASNKtiT CHESNT CLA lEA 2507.39 2,507.39 T
1 lEA SPC169448 39X101 STLN CLAD CASMNP CHESNT lEA 1271.58 1,271.58 T
11 11EA 5PC169453 60X60 STIli CLAD RECTANGLE FRAM IlEA 200.00 2.200.00 7
1 LEA 5PC169454 18'1[50' COIL STOCK CHESNTBRNZV lEA 18a.80 184.80 7
TELL BRIAN WHEN IN
DAVID DORR SILVER SAGE
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Contract Number —
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Figure 5: Sales receipt indicating Jeld-Wen Siteline aluminum clad wood windows purchased.
It should be noted that the maximum allowable height by Jeld-Wen for these windows is 84"as shown in Figure 6
below. As a result of using excessively size windows and a window type that did not match the performance
characteristics of the window assembly originally specified by the Architect, the as-built window wall assembly
has failed and resulted in water intrusion and damages to the building.
Aspen Mountain Townhomes
OP.- Mr.Marley Hodgson
August 20,2019
Page 8 of 13
FA1 JJ &WWDON
CLAD-WOOD WINDOW
AWNING
MIN-MAX SIZING - STATIONARY
84"
12"L „ . ,
18" 1 F 84" 1
Minimum Configuration Maximum Configuration
Stationary Width
18" 20" 24" 28" 30"
32" 36" 42" 48" 54"
60" 66" 72" 84"
Stationary Height
12" 18" 20" 24" 28"
30" 36" 42" 48" 54"
60" 64" 66" 72" 78"
j 84" I
Figure 6: Maximum allowable sizes for fixed(stationary)windows.
Aspen Mountain Townhomes
Alisr- Mr.Marley Hodgson
August 20,2019
Page 9 of 13
We completed our evaluation of the water leakage adjacent to the balconies by performing extensive water testing
on the balcony of Unit 407. Water testing can be challenging to identify particular sources for water leakage;
however,water testing was performed in a methodical and sequential manner that would help identify sources for
water leakage. This generally includes testing locations from low to high, as well as testing the least likely source
for water leakage, and then those with the highest likelihood for leakage. It is also common for there to be more
than one source for leakage. To that end,water testing was conducted with a water hose and a spray nozzle in the
following manner at the balcony of Unit 407 (also see Figure 1 below for locations for water spray testing):
• Water spray testing was first conducted at the sill of the windows at the transition with the balcony to the
right (west) of a brick veneer wall for approximately 5 minutes (see yellow highlight in Figure 1 below).
No water intrusion to the interior of the unit was observed within that time.
• Water spray testing was then conducted on the aluminum storefront window on the lowest window pane,
gaskets, and aluminum framing for approximately 5 minutes(see orange highlight in Figure 1 below). No
water intrusion to the interior of the unit was observed within that time.
• Water spray testing was then conducted at the base of the brick veneer wall just above the balcony for
approximately 5 minutes(see light green highlight in Figure 1 below). No water intrusion to the interior of
the unit was observed within that time.
• Water spray testing was then conducted on the brick veneer higher up the wall for approximately 5 minutes
(see darker green highlight in Figure 1 below). No water intrusion to the interior of the unit was observed
within that time.
• Water spray testing was then conducted on the aluminum storefront window and portions of the brick veneer
above the first horizontal mullion for the window. After approximately 5 minutes of water testing, water
was observed at the level of the carpet on the interior(see Photo 17 below). 5 additional minutes of water
testing was performed to aid in our observation of avenues for water intrusion. Water was also observed
running down the interior side of aluminum framing,just below the horizontal mullion for the aluminum
storefront window(see Photo 18 below). Leakage appeared to occur at the transition between the horizontal
mullion and vertical framing at a failed sealant joint.
• Water spray testing was then conducted at the base of the aluminum storefront window just left (east) of
the brick veneer wall for approximately 10 minutes (see blue highlight in Figure 1 below). No water
intrusion to the interior of the unit was observed within this time.
• Water spray testing was finally conducted at the exterior door threshold for approximately 1 minute (see
purple highlight in Figure 1 below). Water was observed at the existing opening cut in the laminated wood
flooring(see Photo 20 below).
Aspen Mountain Townhomes
ni..... Mr.Marley Hodgson
August 20,2019
Page 10 of 13
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Figure 1: Locations of water spray testing of south window wall assembly of Unit C.
Aspen Mountain Townhomes
niir.' Mr.Marley Hodgson
August 20,2019
Pa.e 11 of 13
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Photo 13: Water leakage during spray testing 1st floor. Photo 14:Water leakage during spray testing 2'floor.
Faux window extensions are installed above the aluminum clad wood windows at the roof level (see Photo 15
below). The window extension appear to be supported by light gauge steel I beams(see Photo 16 below). It further
appears that the glazing consists of tempered glass inserted into `U' channels' (see Photo 17 below). T
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Photo 15: Faux `window extension' above roof line. Photo 16: Steel support for`window extension'.
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Photo 17:Tempered glass installed in `U' channel. Photo 18: Sealant failure @ steel supports&roof.
Aspen Mountain Townhomes
Air' Mr.Marley Hodgson
August 20,2019
Page 12 of 13
he steel supports penetrate the single ply roof membrane and a sealant has been applied around the base of the
support but is failing and is a likely source for leakage into the roof or above the roof assembly(see Photo 18 above).
A metal drip cap flashing appears to be installed between the edge of the roof that extends over the top of the
aluminum clad wood windows below (see Photo 19 below). The end of the cap flashing is heavily caulked and
likely indicates improper flashing at the transition with the adjacent wall.
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Photo 19:Cap flashing over 2'floor window unit. Photo 20:End of cap flashing heavily caulked.
Based upon these findings, it is our professional opinion that improper windows and flashings were installed at the
south facing window walls and that the installation itself was deficient as well. To stop water leakage into the units,
the window walls will need to be replaced in their entirety. An aluminum curtain wall or storefront window
assembly should be installed as a replacement that complies with the window manufacturer's requirements and
local Code. This includes the window extensions above the roof level.
While a preliminary scope of repair work has been provided, additional design services will be required to further
evaluate as-built conditions with intrusive test cut examinations at wall and roof flashing conditions as well as to
develop the flashing and window installation details required for the project.
Recommendations and Opinion of Probable Construction Costs(OPCC)
The following recommendations are intended to give a general sense of the repairs or replacements we are
recommending and are not intended for bid or for construction. Based upon future intrusive examinations planned
to be performed to better understand existing conditions, some of the recommendations may be altered; however,
the basic scope of work will be similar to that noted below.
The recommended scope of work to Units A and C includes,but is not limited to,the following:
• Removal of the existing south facing Jeld-Wen aluminum clad window wall assembly.
• Removal of the existing south facing window wall extension above the roof line.
• Carefully remove adjacent wood siding,store,and reinstalled after new windows are installed and properly
flashed.
• Install Manko 250 XPT thermally broken aluminum curtain wall window assembly for fixed lites (picture
windows)or Equal. See attached data sheet.
• Install Manko 4527i thermally broken aluminum project-out awning window at the bottom of the window
wall assembly or Equal. See attached data sheet.
• Install new roof curb and new flashings to facilitate extension of the window wall assembly above the roof
level.
Aspen Mountain Townhomes
Alisr- Mr.Marley Hodgson
August 20,2019
Page 13 of 13
• Reflash windows to existing wall assemblies.
In addition,the new window wall assembly and associated wall and roof flashings should be designed by a building
envelope consultant. We have included our estimated fees for these services in the opinion of probable construction
costs below.
An Opinion of Probable Construction Cost (OPCC) for the repair work we recommend in this report has been
prepared in today's dollars. The OPCC is not a bid, nor is it intended to be a guaranteed maximum cost for the
recommended repairs. The OPCC is only intended to give the Association a reasonable amount that the repair work
recommended might cost. All OPCC dollar amounts are in today's dollars, and no calculations for inflation have
been incorporated into the amounts shown.
Scope OPCC
Remove existing windows and extension above roof. Remove, store and reinstall wood $50,000
siding adjacent window walls. Install new window flashings,roof curb,and roof flashings.
Install new Manko 250 XPT and 4527i thermally broken aluminum curtain wall and $48,000
storefront window assemblies (or Equal).
Subtotal $98,000
Contingency of 15% $9,800
Building envelope consultant fees for design. $4,000
Grand Total $111,800
Please let us know if there are any questions. This concludes our report and our services at this time.
Sincerely,
Ascent Building Consulting,Inc.
Steve R. Bunn,RRC,RRO
President
NIANIKC)
p0 WINDOW SYSTEMS INC.
www.mankowindows.com
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FIXED • CASEMENT • PROJECT IN/OUT • GO
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carries NFRC too, 200, 400, and 50o certifications.
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= _ _ Interior surface applied & between glass muntins
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Type Performance Infiltration Water g Overload
Rating @ 6.24 psf Pressure Pressure U-Value Fixed Projected Casement
Fixed AW-PG100-F <_ .1 cfm/ft2 12.0 psf 100 psf 150 psf 0.38 0.44 0.54 0.53
Projected AW-PG80-AP <_ .1 cfm/ft2 12.0 psf 80 psf 120 psf 0.35 0.42 0.52 0.51
Casement AW-PG80-AP <_ .1 cfm/ft2 12.0 psf 80 psf 120 psf 0.32 0.40 0.50 0.49
Sizing Capabilities (Frame Size) 0.29 0.37 0.48 0.47
Width Height Max 0.26 0.35 0.47 0.46
Type Min Max Min Max FT2 0.23 0.32 0.45 0.44
Fixed 12" 100" 12" 100" <_ 36 0.20 0.30 0.43 0.43
Projected w/
15" 60" 16" 41" <_ 16 All values shown are calculated with Manko standard TriSeal
cam handle insulated units. Verify performance numbers with test
Projected w/
cam handle 15" 60" 16" 60" 20 Glazing Infill Options
Glazing 1/4" 1/2" 7/8" 1" 1 1/4" 1 1/2" 2"
Projected w/
22" 60" 20" 60" <_ 20
rotary handle Infill 0 0 0 S 0* 0 0
Casement w/
16" 36" 16" 41" <_ 10 Hinged/Take-
single cam handle S S
Out Sash
Casement w/ 16" 36" 16" 60" <_ 15
dual cam handle Grid Option 0 S 0
Casement w/ 18" 36" 18" 60" <_ 12 *Hermetically sealed blinds are available,
rotary operator but will limit glass options and between glass muntins
Hardware Options
4 Bar Auxiliary Single Dual Pole Access
Butt Limit Cam Lift
Type Hinge Friction Arm Arm Ring Control
Hinges Device Handle Lock
w/Friction Device Roto Roto Cam Custodial
Projected S 0 0 *0 *S 0 0 *0
Casement 0 S 0 0 S 0 S
S=Standard Hardware 0= Optional Hardware
*Lift locks are standard with roto operators, and whenever vents exceed 42"tall when using cam handles
��J271-GO BEVELED COVE
SMALL LARGE SMALL LARGE
GRID ii400 4.4114. lx..,
PROFILES