LEAK
INVESTIGATION
The leak investigations also provide lessons learned why did some thing fail? Was it poor craftsmanship? Was it bad detailing? Was it in compatible materials? Learning these lessons helps you design a building that will be much less susceptible to these problems.
Then there is the world of paper where the details work perfectly, and then there is the real world where do decide conditions or unforeseen conditions, the details don’t work or don’t fit. In these conditions, or when a good waterproofing consultant can add value to a project. I have always been an architect that has thrived in the field working with contractors.
ROOFING
CONSULTING
Deeper in the niche service of roofing consulting, I find much of my time spent working on leak investigations. Leak investigations are a hands-on series of testing possible deficiencies in the exterior of the building in order to understand what actually needs to be repaired, and therefore solve the leak. By learning where water comes into buildings, it helps me to design details that have redundancy, and therefore have a better chance of staying dry.
Leak investigations have to be treated in a holistic manner where you’re testing horizontal then vertical components. There are also many times when there might be more than one leak and therefore the professional testing should spend the time and be thorough. It’s always good to double check other areas during testing and see if there are multiple leaks.
My second focus is keeping building safe by working on
LOCAL LAW 11
FISP PROJECTS
Local Law 11 was established in 1998 by the New York City Building Department to ensure the safety of building facades over six stories for the public. Every five years, these buildings must undergo close-up inspections by a Registered Architect or Professional Engineer who is also a Qualified Exterior Wall Consultant (QEWI). These inspections assess the upcoming maintenance needs of the façades and appurtenances of the building. The program is now known as the Façade Inspection Safety Program, or FISP.
The close-up inspections are conducted from street level to the top of the building, covering every 60 linear feet of street-facing facades and public areas. The rear and side facades, roofs, bulkheads, balconies, parapets, railings, air conditioners, and other features are all visually examined during the inspection.
Given the large number of buildings that need inspections, FISP is divided into three Sub-Cycles: A, B, and C. A building’s Sub-Cycle window is determined by its block number. Each Sub-Cycle lasts two years, and owners must file the report within the designated window or face penalties. Building owners also need to check the status of the previous Cycle, as all SWARMP repairs must be completed before filing the FISP report.
At Madocks Architecture, we take a team approach to review the status of the previous Cycle report and confirm that any required repairs were completed. We work with owners to schedule the necessary close-up inspections of the street-facing facades. Our internal review process then presents the newly observed conditions within the FISP report for the owners and the Department of Buildings. Reports are filed as either “Safe,” “SWARMP” (Safe With a Repair Maintenance Program), or “Unsafe.” An Unsafe building has conditions that are dangerous and need immediate repair. If a building is marked Unsafe, it requires a sidewalk shed to protect the public and the owner must quickly address the issues.
KEEP
IN MIND
During construction it’s important to have a second set of eyes making sure that the contractors have someone that they can rely on to help them with field conditions that might not have been planned for. It’s the roofing consultants roll to help contractors identify and solve these problems for the good of the project. In the end I want to be on the same team with the contractors so that owners can get quality work that will last for decades.
