Band-aid fixes are often applied to a hotel prior to selling to make the building more appealing. Catching these masked issues early on can prevent a catastrophic mold and moisture outbreak in your hotel.

 

CASE SUMMARY

Even though the mold growth was found behind the newly installed VWC the root cause could be traced back to a decision made just before the purchase of the hotel.

A mid-rise hotel in Tampa, Florida had recently undergone a sale. The new owner, who was changing flags, was updating the Furniture, Fixtures, and Equipment (FF&E) to meet the brand standards for the new flag. This 400+-room hotel, located in a commercial district of Tampa, was fairly basic in design, with a corporate feel. Though there were no major influential factors present that would elevate the probability of a mold and moisture problem (such as being located next to a large body of water), the hotel was unexpectedly impacted by a severe mold problem behind new vinyl wall covering (VWC) during the renovation process.

What makes this particular case study so interesting is the fact that the Property Condition Assessment (PCA) had not detected any mold in the building, nor had the construction team observed any mold as renovations began. The mold was only discovered after the new VWC had been installed. Ironically, even though the mold growth was new, the root cause of the problem could be traced back to a decision made just prior to the purchase.

Continue Reading DON’T LET A SIMPLE BAND-AID FIX CAUSE A MOLD OUTBREAK IN YOUR HOTEL

 

The Super Bowl was right around the corner, and much was at stake for this hotel. It was undergoing a room rehab with a hard deadline when an unforeseen mold and moisture problem brought work to a screeching halt..

 

Hotel renovation projects are often scheduled around upcoming events like large conventions or sporting events. For obvious reasons, these types of renovations typically have a hard deadline that cannot be missed. This puts a lot of stress on the construction and project management teams, who know that no matter what surprises may unfold during the rehab, the scheduled deadline must still be met. They must be able to overcome any obstacles while still keeping costs to a minimum.

 

CASE SUMMARY

This Midwestern project was a fast-track renovation of a 600-room hotel with a hard stop deadline of Super Bowl XLVI in Indianapolis. The renovation was intended to be a simple FF&E (Furniture, Fixtures & Equipment) project to upgrade the hotel’s appearance and give it a fresh feel for patrons coming to town for the Super Bowl.

During rehab of the first few rooms, the construction team pulled back the vinyl wall covering only to discover an unexpected mold issue on the vast majority of exterior walls. Panic and uncertainty immediately ensued as the project team tried to determine what needed to be done, how much it would cost, and whether the deadline would still be able to be met.

Continue Reading HOTEL RENOVATION FOR THE SUPER BOWL HALTED DUE TO MOLD OUTBREAK

 

When it comes to building performance, too much of a good thing can become a bad thing. Humidification to provide medical patient comfort is a good thing. Frost and ice damage due to that same humidification is not so good.

When new building code requirements require high performance and innovation incentives, such as those found in green building rating systems, significant confusion and some building failure will ensue. This is the current situation that designers and contractors are facing in wall system air barrier design and performance. Overly complex and problematic exterior wall systems due to a market-driven design emphasis on energy savings, high performance, and innovation inevitably lead to increased risk and liability in all climates, and concern about mold and moisture damage in hot/humid climates.

Significant in 2012 was the issuance of the International Green Construction Code (IgCC). This provided a vehicle for codifying many elements of the U.S. Green Building Council (USGBC) Leadership in Energy & Environmental Design (LEED)® rating systems and ASHRAE standards that have been issued over the last decade. (Most of them have been released in just the last two years.)

The development of codes such as the IgCC are often based on collaboration through cooperating industry professional society sponsors. Despite the benefits of collaboration, high performance and innovation initiatives are often driven by code empirical laboratory analysis, which sometimes does not translate well to field applications. This codification is then pushed out to contractors, who unfortunately must then face the task of interpreting sometimes puzzling requirements that don’t always make sense or work in the field.

Continue Reading AIR BARRIERS: EXPECTATIONS VS. REALITY
 — THAWING A FROSTY RELATIONSHIP

 

Construction of a large luxury resort located in a warm, humid climate was coming to a close during the summer. Because the vinyl wall covering on the interior side of the exterior walls had an impermeable finish, it functioned as a vapor retarder (also referred to as a vapor barrier).

The HVAC system consisted of a continuous toilet exhaust and packaged terminal air-conditioner (PTAC) units. The outside air exchange rate in each guest room averaged six times an hour, all from infiltration.

In this case, problems developed both inside the building and inside the wall.

The combined effect of excessive outside air infiltration and an improperly located vapor retarder caused $5.5 million in moisture and mold damage, even before the facility was opened (Figure 1). If these same design combinations had occurred in a more temperate climate, the problems would have been limited to increased energy consumption and possible complaints about guest comfort.

This is one example of how hot, humid climates present unique challenges that are often overlooked by the design and construction community. However, challenges also occur for buildings located in other climates. Meeting these challenges depends on understanding a building’s local climate conditions and how they contribute to IAQ and mold problems.

 

CONTINUE READING

 

INTRODUCTION

An alarming number of new buildings suffer from moisture and mold problems. The risk of failure is highest in—but not limited to—cold, temperate, warm-humid, and hot-humid climates. The debate on why some buildings fail and others do not, as well as who is responsible for these failures and how to fix them, rages on. Instead of being aired in architecture schools and at engineering society meetings, however, this debate goes on in courtrooms and mediation hearings, among highly paid expert witnesses and lawyers—not among people who should be preventing failures, but among those who are rewarded by their occurrence.

The building industry seems baffled about the prevalence of building failures. Many wonder why the rate of building failures is not declining despite better technology, increased training, and more sophisticated building systems. It is not due to indifference or ignorance. We know we can prevent buildings from failing because we can fix them once they do fail. The primary reason we are not coming to grips with this far-reaching problem is simple: the design professionals entrusted with building performance are not receiving adequate feedback on the performance of their previous buildings.

Without that feedback, we do not know why some buildings work well and others do not, despite being apparently designed the same way. Metrics may say that the industry did a good job, yet clients keep complaining about building failure and the construction litigation business keeps growing. Until architects and engineers receive better performance feedback, they will have neither the ability nor the incentive to change.

 

Continue Reading Why Buildings Fail

After over 25 years of figuring out why buildings end up as catastrophic mold and moisture building failures – there are some apparent truths that have remained seemingly unchanged.

 

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Buildings should not be designed in silos (but they still are). Despite advances in technical understanding and higher standards for building performance, like building envelope airtightness, the design task for the building envelope is still being completed in a vacuum of other critical disciplines. On a recent project, the facade consultant was asked how their design interfaced with the overall building pressurization requirements established by the HVAC design. The answer: “We don’t consider that in our design. They do their thing and we do ours.”

Continue Reading Three Forgotten Truths about Mold and Moisture Building Failures

Do You Know the Vital Signs for Avoiding Moisture & Mold Problems?

Will Your Brand Standards Cause You Headaches?

How Will You Recover Costs If You Do Get Into Trouble?

 

Sign up for our free July 10 webinar on “Hotel Renovations: More Than Just Minding the Dust”.

 

The time has come to perform that next renovation cycle for your hotel. You have successfully lined up your team of property staff, designers, and contractors. You are pleased with the fresh look proposed by the designers. Work is scheduled around your occupancy rate and the first wave of workers is let loose. You are ready for success – until the unexpected happens. Hidden moisture and mold damage disrupts your schedule, delays your reopening, requires redesign work, and increases the construction budget with a multitude of change orders.

If you had seen this coming, your entire renovation strategy would have been altered from the beginning. But could you have seen it coming? Most likely….if you had checked the essential building vital signs. A hotel owner/operator should assess these markers as the first step in any renovation to determine the potential for hidden moisture and mold damage. Understanding those vital signs, as well as the possible negative impact of brand standards, is critical for success.

Continue Reading Hotel Renovation: More Than Just Minding the Dust

moisture problems

Suppose there was a tool that could predict, before a single penny was spent on construction, the likelihood of whether your building would fail. Not only that, but this tool could also provide you with enough information to make significant design changes that would dramatically decrease any risk factors. Would you be interested? Of course you would.

At the risk of oversimplifying a complex process that contains multiple variables, we believe we have created such a tool. The following moisture prediction charts have been adapted from a mold and moisture manual Liberty Building Forensics Group developed for Disney Corporation in the early 1990s. Over the past two decades, they have been beta-tested on literally thousands of hotels, and have proven time and time again to be as true today as they were 20 years ago.

Although the charts were created with hotel guest rooms and wall cavities in mind, the general principles demonstrated would hold true for most buildings. Hotels just happen to be the simplest commercial building structure, so they were the easiest to beta test. Continue Reading The Incredible Predictability of Moisture Problems

Avoid Catastrophic Mold and Moisture Problems in Hot, Humid Climates Due to Air Barrier Standard Confusion

 

By George DuBose, CGC; Richard Scott, AIA, NCARB, LEED AP; and Donald B. Snell, PC CIEC

 

Imagine the following scenario: you just designed your newest project to meet the most current whole building air leakage standards, and your mechanical engineer subconsultant has designed an HVAC system that includes one of the latest energy recovery strategies. Both factors are intended to meet high energy efficiency goals, making you proud that your firm is doing its part (amongst other things) to minimize your impact on the climate change problem.

Continue Reading Till Death Do Us Part: Preventing a Facade and HVAC Divorce When It Comes to Air Barrier Performance

As the building and construction industry continues to come out of the hibernation that has been the norm since 2009, it unfortunately appears that it’s déjà vu all over again when it comes to water-related building failures. As new buildings are being constructed, the same design and construction deficiencies of the past are being repeated, leading to (often catastrophic) mold and moisture problems.

 

It may seem somewhat unbelievable that the industry still finds itself making these same basic mistakes time after time. After all, preventative solutions to these issues have been understood and well-published for many years.

 

Continue Reading Design and Construction Amnesia: We Have Lost our Minds and it is Causing Catastrophic Mold and Moisture Building Failures