RAS Engineering is a professional engineering company serving building managers and owners by providing advice, oversight restoration, and testing to ensure that all components of a build’s exterior and structure meet the standards necessary to provide quality durability and safe protection against the elements.
Hurricane Damage Assessment
Glazed Assemblies: Ensuring Exterior Glazing Resilience
Exterior glazing is a critical part of any building's envelope. It serves not only as a design feature but also plays a crucial role in structural performance, especially when it comes to resisting environmental forces such as wind. When assessing glazing assemblies for vulnerability to wind and weather, one must examine various components, including the glass or metal, framing systems, and their anchors. These components work together to ensure the assembly’s structural integrity.
The assessment process should consider the type of glazing and framing used, identify the manufacturer, evaluate the assembly’s performance criteria, and examine the age and current condition of the assemblies. This holistic approach ensures that performance reliability is accurately determined and areas of concern are identified before they lead to failures.
Level 1 Assessment
A Level 1 assessment is the first step in evaluating the condition and performance of exterior glazing assemblies. This nondestructive assessment involves research, documentation review, and observations. The goal is to gather enough information to understand the assembly without having to resort to destructive testing methods. Below are the key tasks involved in a Level 1 assessment:
Review Project Design Documents
One of the most critical tasks in a Level 1 assessment is reviewing the original project design documents. These documents provide valuable information such as:
The building’s age, which can give clues to the expected lifespan of the glazing assemblies.
Specifications for performance criteria, which outline how well the assemblies are designed to withstand environmental forces.
Manufacturer information, helping assess the quality and reliability of the systems in place.
Assembly and anchoring details, including how the glazing assemblies are attached to the building structure, which is essential when assessing wind vulnerability.
It’s important to verify all information from the design documents during a field inspection, as changes or modifications may have been made during the construction phase that differ from the original design.
Review Construction Submittal Documents
Construction submittals such as shop drawings, engineering calculations, test reports, product approval documents, and manufacturers’ literature also provide essential insights into the performance and reliability of glazing assemblies. These documents may contain:
Detailed engineering calculations that confirm the structural integrity of the glazing system.
Test reports and product approval documents that verify whether the assembly meets required safety and performance standards.
However, these documents may not always be available, as they are often lost over time or were never submitted. If these documents can be retrieved, they can help avoid the need for more in-depth testing or inspections, potentially saving time and costs associated with a Level 2 assessment.
Determine the Age of Assemblies
The age of the assemblies plays a vital role in their performance assessment. Older assemblies may be more prone to failures, and their performance may not meet modern standards. If the original project documents do not provide this information, public records, such as building permits or tax assessments, can help pinpoint the age of the building and, by extension, the likely age of its windows, skylights, and glazed doors. Determining whether the glazing is original to the building or part of a renovation is key to assessing its longevity and future performance.
Review Repair and Maintenance Records
Maintenance records provide insight into the service history of the glazing systems. Regular repairs and maintenance can significantly extend the useful life of glazing assemblies. Records of any windstorm-related repairs are especially important in gauging the durability of the assemblies. Elements such as weatherstripping, sealants, and hardware often require periodic upkeep to ensure long-term performance. If assemblies have undergone frequent repairs, it may signal that a more in-depth evaluation or replacement is necessary.
A Level 1 assessment offers a solid foundation for understanding the condition of glazing assemblies without invasive testing. By reviewing documentation, assessing the age, and analyzing the service history, property managers and building owners can make informed decisions on the performance and future needs of their exterior glazing systems. This process is essential for ensuring that buildings remain resilient against the forces of nature, particularly wind, and continue to provide safety and durability for years to come.