A building’s performance may be compromised as early as the date of initial construction due to construction-related deficiencies or later in its life-cycle due to interaction with the environment and neglected maintenance of building systems. When building damage or water intrusion arises, attorneys, property managers, homeowner’s associations, building owners, contractors, and manufacturers call upon Fuller’s technical, multi-disciplined expertise to thoroughly investigate and diagnose deficiencies.
Utilizing the latest technology, we explore beyond the symptoms to seek out the root cause and produce a comprehensive solution. Through both nondestructive evaluation and minimally invasive techniques, our experts rely on years of experience to administer a holistic analysis of building systems. Whether we are providing construction litigation support or a property condition assessment, we can deliver a detailed report and accurate drawings with 3-D models or renderings, as required, to adequately illustrate the observed deficiencies. With such an intimate understanding of the problems associated with the subject building, we often provide full repair design services and oversee the execution of the repair work
Low Rise Condominium Development
Morehead City, NC
- Intracoastal waterfront
- Three low-rise multifamily residential buildings with ground level parking garages
- Single-story common Clubhouse and pool
- 34 condominium units
- Wood-framed, steel, and concrete construction
Following completion of construction in 2007, building occupants and maintenance staff began to report problems related to condensation and temperature control within their units. In 2013, Fuller Group was retained to perform an investigation into the causes of reported problems and provide a report summarizing our findings. The investigation included review of project documents and performing destructive test cuts in the building envelope to observe as-built conditions. Fuller’s professional staff evaluated damages on the interior of units to isolate sources of water and air intrusion to determine areas of improper/incomplete construction.
Our investigation revealed inadequate sealing around window openings and penetrations in the building envelope, incomplete insulation of the exterior walls, and damaged weather barrier. These deficiencies allowed unconditioned, humid exterior air to enter the units, resulting in condensation and moisture staining at certain elements of the unit interiors.
Following our investigation, Fuller was retained to develop repair documents and provide construction administration services related to repair of all 34 units. The scope of work included, but was not limited to: application of spray-foam insulation, sealing of fenestrations and ductwork, and replacement of damaged weather barriers and flashings. Construction began in the fall of 2015 and was completed in the summer of 2016. During the repairs, our architecture professionals worked closely with the HOA, property manager, and contractor to coordinate repairs at the individual units and address latent damages that were uncovered during the repair process.
Oceanfront High Rise
Myrtle Beach, SC
- Atlantic Oceanfront
- 17-story residential tower
- Originally constructed in 1974
- Cast-in-place concrete structure with concrete masonry unit infill
- Original stucco cladding replaced with fiber-reinforced plaster (FRP) stucco in mid 2000s
- Repairs included new elastomeric coatings and new windows
Fuller Group was retained to provide building envelope consulting and forensic analysis services to determine if the recently-installed FRP stucco and elastomeric coatings were properly completed. We were retained due to occupants’ concerns that sections of the FRP stucco cladding had fallen off the exterior walls during construction. Our investigation included a review of project documents related to the recent repairs, along with performing conditions surveys and destructive test cuts at the FRP stucco.
Our initial findings led to a multi-year investigation, which identified numerous areas of delaminated FRP stucco. The delaminated areas were mapped by their size and shape at each elevation, providing a visual representation of the unbonded stucco areas. Following the condition survey, Fuller used the collected data to work with an engineering co-consultant to perform finite element analysis of the stucco cladding. Working together, the forensic team provided a summary of causation related to the unbonded stucco and determined the potential for future stucco damage.
As a result of our findings, the Homeowner’s Association pursued construction litigation claims against parties involved with the FRP stucco installation, which concluded with a successful settlement at mediation.