CFC Asks: How Can Buildings Be Improved?
To a large degree, high-rise buildings across Canada should be capable of better performance.
Opportunities exist to correct specific building defects and deficiencies. But, as one analyses the problems, the causes often appear in the design and construction processes.
Those involved in the various aspects of a high-rise project often perform their own role in isolation from others. When problems arise, there is invariably “finger pointing” at the role of others in the process – architects suggesting that workmanship is poor, contractors stating that details were not buildable, engineers suggesting the developer needs to provide more funds for site inspections, and so on. The benefits of a team approach are seldom witnessed.
The Canadian Funding Corporation says that only through a review and rethinking of the process will many of the following problems be resolved. Through the use of an integrated design process, where all disciplines collaborate to develop the building as a system of mutually beneficial components, improvements in durability, efficiency, comfort and aesthetics can be achieved without cost surcharges.
Design Deficiencies
Researchers have been able to draw a direct correlation between the limitations of project designs and problems in high-rise buildings. They single out inadequate details and incorrect details (reflecting a poor understanding of building sciences) as common problems. And the rationale for specific details is usually not effectively communicated to the field.
Construction Deficiencies
Even where plans and specifications are excellent, problems can arise. Specified materials are frequently substituted for those which are not compatible in their place of application.
Manufacturers’ installation requirements can be short-circuited by trades. Training of sub-contractors is ad hoc and project quality control measures are seldom sufficient. From the conceptual stage, a more active role of an integrated project team in ensuring that construction meets the project requirements is essential to improving building performance. However, this can only be achieved if the owner/developer commits to the process in advance of this step.
Commissioning and Testing
Non-existent or inadequate commissioning and testing protocols fail to detect construction defects, resulting in increased costs for building owners and operators.
All too often, problems are identified at a late stage in the construction process, or after building is occupied requiring costly remedial work.
Mock-up testing of typical sample assemblies is an essential tool in ensuring that the project will operate as intended. More often than not, the cost of testing pays for itself within the construction period as well as saving costs thereafter.
Operations and Maintenance
Frequently, a building is “turned over” without any formal communication about the operating and maintenance requirements. The project team must assume responsibility for communicating their design assumptions, operational expectations, and maintenance requirements to the property manager. Operations manuals must be prepared, and staff must be trained to perform regular maintenance to minimize more costly remedial and repair work and to ensure efficient functioning of all building systems. Documentation must also be prepared for tenants/owners as well as walk-through demonstrations.
Most of the problems that occur in high-rise residential buildings are the result of interplay between the movement of air, moisture and heat.
An improved understanding by designers of the forces acting in a high-rise building is essential to better performance.