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Implementing a quality assurance program for sustainable buildings
Don Neff, LJP Construction Services, Irvine, United States
Monday, Oct. 28, 2019 · 4:34 p.m. · 14m 00s
Construction quality risks, solutions and benefits - Critical success factors require active management - Workflow diagrams with stoplight simplicity
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thank you rhine welcome oh won't you take time to enjoy the
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beautiful city burn i spent a few hours yesterday walking around the
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old town area so i'm in fifteen minutes we're gonna cover for topics
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the first is building scan failures can root causes also cover the second laughter madame x.
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in concept no model in here the third will be setting up a quality assurance program
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and then we'll look at metrics on two thousand projects across the us and twenty six states
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and so what we'll start with so or a few
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pictures of buildings so these are all in the us
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and they show a a variety of different building types mostly building types us building codes show up
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uh in about six different building types type one through five
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non rated uh the towers we look at on the right here
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uh on the right side of the screen is the want of this to
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tower in chicago once completed will be the third largest building in the city
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um on the left side top left you have miami skyline with type one and type two towers they're shown
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uh wood frame buildings in the lower left corner you have a town home style and stacked flats
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uh these are um more wood frame design buildings and so are more susceptible to buildings can failures
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and uh unfortunately i know it's a sad topic but i wanna include the greenville power a fire in london
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they're in the middle and that was a graphic tragedy of course uh we lost a seventy two innocent lies
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another seventy people were injured fortunately twenty twenty three people escaped
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but that was a a a a just an epic building skin failure
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uh the building was recently rehab into those in
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fifteen and sixteen unfortunately not well done no collisions program
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probably didn't even respect the second laughter my dynamics so a terrible tragedy
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so there's a number of uh sources of buildings can failures a water
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intrusion being the first and probably the most significant and that occurs around windows
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the building envelope balconies rose anyplace where water can come in
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uh and who's because of that you'd say well maybe
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that's the framers maybe that's the window installers not necessarily
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not necessarily the waterproof receiver uh there's frame mean related buildings can values there's of course
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we just learned about the fire related of values uh we have noise transfer issues as well
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um and the course in the years building codes internal twenty four the address
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the i i see the impact insulation class and sound the transfer
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uh through the building envelope so that's important to pay attention to
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but i think the second major source of buildings can values would be a deferred minutes
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on the part of homeowners and homeowner associations uh and this drives to the discussion parchment behaviour
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and this is perhaps for lack of knowledge of construction praxis is and appropriated main
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it's cracked as as as well so that the top uh the top issue water intrusion
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uh and then different covered minutes and and both of those they
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manifest over a long period of time typically ten years or more okay
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um so that said uh there are other failure rests in various buildings
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we see a an associate with wood frame buildings in these two configurations here
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i notice that we have uh you know whether proving energy performance uh foundations for a mean
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and that of course down below here the concrete and steel structures type type to type one um
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and these all you know lend themselves to values of one sort or
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another but let's let's move on from that let's look at the root cause
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the root cause of failures okay so uh it in our mind having been builders and poppers for many years
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uh the construction documents are unfortunately where they start and we're talking about architectural engineering plans
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uh that may not be following the second laughter modern amex okay i'm
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also specification manuals no specification manuals there could be incomplete or conflicting standards
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and and if you well the construction documents represent reconstruction
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phase of the project spec manuals would be in my mind the during construction phase of the project
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yeah we also during construction will have value engineering processes implemented perhaps and
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that's not going to lend itself well necessarily to uh respecting the second law
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uh we've seen failures as result of those of field engineering decisions on the part of that
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appeal construction managers who are not familiar again with the second
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law and and finally the betrayed contractors trade contractors were unfortunately
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their scopes of work may not follow the plans and the details
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or again uh they may not be familiar with building science principles
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so root causes that what we talked about second well what is the second law
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i know there's architects in the audience and i'm sure you're familiar with the second law
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and probably even doctor joe's directly knows doctored joe's deeper kind
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uh there's a few good um so the simple version more sure flow is from what the dry surfaces warm
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the cold temperatures and high to low pressure is simple version
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and so that drives were we install the borders right whether it's
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on the inside or the outside and that varies with the climates
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on okay so let's go on to another illustration of this concept
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so for example you know when or condition we're in north america
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now okay so let's consider whether condition no leaves on the tree
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it's gonna be warmer and more humid inside the building envelope been on the outside world be drier and cooler
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and therefore we're gonna have a a beeper pressure drive from the inside
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to the outside as illustrated in the the wall section to the right right
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if we go to a warm humid environment self order for example
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you're looking at cooler and drier conditions inside the building envelope because of air conditioning
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then warmer more humid conditions on the outside and so
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the paper drive is reversed are shown in this particular
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diagram convoy section on the right here right so the u. b. arrow
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show the paper drive right that leads us to a consideration of a what
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is the perfect wall how do we how we design the perfect well to breathe that get the buildings can tell us
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so we need a number of controllers and most most architects and engineers
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or design in the structures to accommodate this there's a raw rain control where
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there is a air control layer paper control and and
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thermal protection where typically on the outside rigid exterior insulation
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and this is designed to respect the second law and also minimise imprudent buildings can failures
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i wanna credit building science corporation that's uh which is a firm run by doctor jersey per
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right so here is a diagram of the perfect well you get
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the extra clouding gotten here yeah we need for drying you got axed
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your rigid insulation the blue vertical line uh you got in control
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layers underneath that for paper and and air control and then the structure
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so years ago when i was a builder developer that i respect that now now i have my own
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system which are so you know i've learned a lot from doctor joe over the years that anyway uh so
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given that we need greater a. q. a. program that's response to reese respectful of the second law
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and we're the participants well the major driver would be the building on it but also the general contractor now
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i don't know many building owners developers that that are familiar with the second law quite frankly
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they're they're more concerned about project feasibility sustainability financial
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you know returns ah maybe the the ownership type
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also the insurance program 'cause the insurance carriers are ultimately the the rest take taker on these structures
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uh and whether they're gonna put together and always set owner controlled insurance program were c. set on by the contractor
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i'm a market billy the project they're concerned also about the you know the building cycle
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what about the contractor what are they worried about well means and methods certainly
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commissioning turn over all of those issues you know scheduling
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construction sequence seen a technology and you get a third
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player here to the craft the craft workers the trade contractors
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and so in the scheme of things what's the most important of all those elements and said in a a
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well we should program i would say the design team and who's on the design team you know that
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that expression who's on the bus and what seed or the on the bus so the key for me
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having been a developer for many years is who's my architect are the familiar
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with the second law and building science principles enough so oh they're gonna produce
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documents gotta respect with that and the contractor then also needs
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to know about those principles and train the labour force as well
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to implement that it's gotta be a top down approach can't be a bottom up approach and that it's is going on the right
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on the right uh how alright and the kiwi program really is to
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document the good assemblies we wanna celebrate our successes what we also what attracts
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the construction progress and find in discovering cracked those deficiencies that's real important
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so that said um there's a lot of details right there we can talk more about it
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later has a lot to do with sampling percentage what you're looking at how your document in it
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but fundamentally what you've got here is the plan detail
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how does that compare to what's been built and if there's a deficiency we wanna know that
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and get it fixed income back and cracked interviewers for example one of our employees
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deploying the capture q. a. software in the field this is on a
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miami high rise to our uh she's looking at next year in interior conditions
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and that said this is our fourth pratt with about two thousand projects active in
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closed at this point forty two thousand inspections uh over million assemblies we've looked at
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and in the scheme of things this is the success story
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we've discovered and fixed or corrected forty
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seven thousand deficiencies of the last four years
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using this uh approach uh looking at about five hundred to seven hundred projects a year excuse me amount
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and you'll notice that the blue line shows closed out deficiencies the red line
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still exposed the those haven't been fixed are underway of being fixed in close though
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right okay let's take a quick look at the metrics multi family attach town homes mid rise
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high rise single family detached the overall failure rate for everything we look as well four percent
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now that varies a lot single family detached from california operate only one and a half percent
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in multi family attached in nevada is twenty two percent which is terrible alright we've
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got it by our product types all locations and it's interesting how those trends are emerging
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typical daily reports tracking about a dozen different metrics
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a gene the location the top three root causes deviations
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from plans deviations or manufactures recommendations and overall feel quality
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it also shows in the photograph here where the issue is in the lower right corner
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it's hard to see but there's a. q. r. k. o. that's rolling that a data sound
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and in the scheme of things uh you can't do project project project comparisons with the metrics you
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also do project portfolio comparisons and then project a
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portfolio to the competitive market comparisons so pretty original lyrics
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again you're looking at a deficiency on the left messina far blocking assembly fire uh excuse me
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a small controller simply far cocking been corrected on the right closed out and you're good to go
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so what are the benefits of a cue a program well the control tower far for example would not happen
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uh uh we're gonna find primary deficiencies by crafted helps with the uh labour relations there
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uh you really able to not only a manager and and provide
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feedback for your trade workers but also you construction managers and scheduling
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uh also streamlining decisions with a go no
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go decisions faster finding a decisions for example
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uh a lot of training support for the the trade base so that's that's a quick overview
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uh some of the other projects were involved what you see single family
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home in the lower left corner training session underwear in the bottom centre
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uh some of the other project types the one in the middle upper
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is the one thousand museum tower yeah and uh for that in miami specifically
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uh but anyway uh that's what you need to think about in setting up a
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quality assurance program with that i close with one question what's in your tool box
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i think everybody needs a good collisions program if there's any questions i'll
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take those are we can talk later because we're on a tight schedule
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