Building owners trust us to blend specialized knowledge, ingenuity, creativity, and qualified experience with existing structures, resulting in a practical approach to design. Following a property condition assessment or forensic analysis of an existing building, Fuller is frequently retained to execute design services for a comprehensive repair or renovation. The success of a building envelope repair project is dependent on proper construction details that are based on the as-built conditions, where critical integrations occur between perimeter openings, waterproofing, air/vapor barriers, claddings, window systems, flashings and sealants.
Full architectural and engineering services include the production of construction documents, specifications, and bidding and negotiation. Finally, we administer the project’s contract, providing construction administration services, and if requested, building enclosure testing for quality assurance.
High Rise Game Day Towers
- Originally constructed in 2007
- Two, 7-story multifamily residential buildings connected by 9-story parking garage with entertainment roof deck
- 125 condominium units
- Pre-cast concrete construction with aluminum storefront window systems
Since original construction, the building occupants experienced water intrusion to the interior of the residences and stair towers. Fuller Group was retained by the Homeowner’s Association (HOA) to provide building envelope consulting and develop repair documents. We reviewed existing construction documents and historical deficiency reports by others, as well as performing our own investigative work. Our architecture professionals identified multiple sources of water intrusion, including failed roofing membranes, missing balcony waterproofing, inadequate sliding glass door and storefront flashings, and failed sealant and expansion joints. During the investigative process, we provided various services for the client including:
- Interior survey of each residential unit to assess extent of water intrusion
- Destructive testing to determine as-built conditions
- Condition survey of building façade , sealants, and roofing membrane
- Water testing of roof assembly to isolate and recreate ongoing leaks
Based on Fuller’s findings, our staff developed prototype repairs for the sliding glass door openings and exterior balconies. We also developed temporary repairs to address water intrusion at various Juliet balcony stacks. The prototypes and temporary repairs were executed by a contractor, with Fuller providing construction administration. We presented our findings and recommendations to the HOA at several monthly meetings. Addressing feedback from the HOA, we worked closely with all parties to develop alternative, limited repair scopes that could be implemented within the HOA’s budget and desired eight month construction schedule.
A comprehensive scope of repairs, including a combination of full and limited repairs, was selected by the HOA in late 2015. Fuller developed repair documents, assisted with bidding/contractor selection, and construction began in the spring of 2016. Our staff is currently providing construction administration services for the duration of the repair work.
Award Winning Kiawah Island Residence
Kiawah Island, SC
- Atlantic Oceanfront
- 3-story single family residence (10,600 square feet)
- Originally constructed in 1993
- Wood framed construction
This Kiawah Island oceanfront home, designed by a notable and distinguished residential architect, experienced significant water and air intrusion through the exterior walls. The homeowners experienced elevated levels of interior humidity, resulting in microbial growth around fenestration openings and furnishings, in combination with condensation at air registers. In 2011, Fuller Group was retained to perform a forensic analysis of the areas that exhibited problematic conditions. After review of the original construction documents and destructive testing, we produced a comprehensive repair scope, outlining the observed deficiencies and providing recommendations to restore the home to proper working condition.
The repair included removal of existing windows and doors, exterior cedar shingles, trim, and soffits. The mahogany windows and doors were refinished and reinstalled with rough opening flashings and air sealing. The primary weather barrier consisted of a drainable, asphalt-saturated felt along with a secondary liquid-applied coating over the wood sheathing. The cladding included new cedar shingles and sapele wood trim. Fuller consulted with the mechanical engineering firm EYP, and obtained the services of forensic engineer Warren Maddox, PE to design an energy-efficient, Daikin VRV mechanical system. To implement repairs at the rear elevation, the original pavers were removed from the oceanfront patio and pool deck and a new waterproofing system was applied. Working closely with an industry-leading traditional copper roof fabricator, (Joe) Wells Roofing, the existing terne-coated stainless steel roof was replaced with a standing seam copper roof.
During the repair process, the homeowners seized the opportunity to reconfigure portions of the residence to include elements that were not part of the original design. Through the design process, we worked closely with the homeowners to fulfill their goals of adding a secondary entry to the home (adjacent to the Motor Court entry) and to take advantage of ocean views from the master bedroom. The design, prepared by Fuller, compliments the original architecture of the home and achieves the client’s desire for additional design elements.
The new Motor Court entry serves as an extension of the kitchen as well as a “mud room,” replacing a badly-damaged circular turret. The design included a new breakfast room located on the oceanfront side of the kitchen, capturing space that was previously an underutilized exterior patio area. On the second floor, a new roof deck was constructed above the breakfast room with a flat pan copper roof and custom ipe wood deck, providing the homeowners with majestic views of the Atlantic that can be enjoyed throughout the year. At the west elevation, Fuller replaced another damaged semi-circular turret with a new bay window, simplifying the building envelope. A concrete balcony and mechanical closet were also removed and replaced with a new mechanical stand and screen, designed to respect the original, nautically inspired elements of the home.
The repair and remodeling construction was completed by Phillip W. Smith General Contractor, a high-end residential builder, who is well-respected in the industry.