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CAI-MN Managers Seminar. Components of Building Construction – Building 101. Basic knowledge of your buildings, how to maintain them and things to look for on your spring walkthrough. Introduction. Welcome Who we are?

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components of building construction building 101

CAI-MN Managers Seminar

Components of Building Construction –Building 101

Basic knowledge of your buildings, how to maintain them and things to look for on your spring walkthrough.

  • Welcome
  • Who we are?
  • Building Envelope:  is the physical separator between the interior and the exterior environments of a building. It serves as the outer shell to help maintain the indoor environment (together with the mechanical conditioning systems) and facilitate its climate control.
components of building construction building 1011

Parking Garages

  • Grounds, Grade, Parking Lots and Driveways
  • Siding, Façade and Windows
  • Decks
  • Attic
  • Roof
  • HVAC/Pools/


Components of Building Construction –Building 101

Table of Contents

parking garages and ramps
Parking Garages and Ramps
  • Spancrete

Precast planks set on concrete posts, block or poured walls.

  • Poured Concrete

Poured garage with reinforcement (i.e. Rebar/Steel)


common issues with parking garages

Water intrusion @ Perimeter

  • Efflorescence
  • Eroding Conduits


  • Bursting/leaking pipes from living spaces.
Common Issues with Parking Garages

Parking garages free of water, efflorescence and moisture should last forever.

Eliminating water issues early is important for longevity

maintenance and what to notice in your garages

Yearly walkthrough to check and compare water intrusion.

  • Ensure proper water management from the outside (Gutters, Grade, Drainage, Damp Proofing)
  • Wash away road salt accumulation after winter months.
  • Ensure the foundation is damp proofed.
Maintenance and What to notice in your Garages.
grounds parking lots driveways
Grounds, Parking Lots & Driveways
  • Moving water away from your building is important in making it last.
  • Compaction-Compaction-Compaction
grounds lawn

Things to look for on a walkthrough.

  • Negative grade at the foundation
  • Drip holes from roof water
  • Soggy Grass or water accumulation
  • Sprinklers shooting water at the foundation
  • Rock beds near the foundation collecting water
  • Overusing the sprinkler system can add water around the foundation and cause problems
  • Having proper grade sloped away from the building is important
  • Watch for misdirected sprinkler heads that shoot towards the building
  • In areas with grade issues, using drain tile may help move water.
  • Gutters help move roof water away from the foundation
  • Roof water should be directed away from the foundation, ensure that there is proper extensions on all downspouts.
  • Rock beds near the foundation are often a source of water intrusion. (This will also cause issues in driveways/sidewalks)
Grounds - Lawn

Building Code:

R401.3 Drainage- Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard.  Lots shall be graded so as to drain surface water away from foundation walls.  The grade away from foundation walls shall fall a minimum of 6 inches within the first 10 feet.

driveways walkways and parking lots

Heaving can be caused by several things (Water mgmt, poor compaction, low grade materials, substrate)

  • All asphalt and concrete must be sloped to move water from the building.
  • Walkways and entry slabs should NOT be connected to the building.
  • Check for damages after winter that may have been caused by snow melt, heaving or plow damage.
Driveways, Walkways and Parking Lots

Things to look for on a walkthrough

Improper grade

Cracks, heaving, dips, slab movement

Ensure there is a proper maintenance plan in place to care for these areas. Have a plan for Inspection, sealing and replacement.

siding fa ade windows
Siding, Façade, Windows
  • Siding and exterior façades are only the first line of defense (and often not waterproof), a proper moisture barrier and water management system is important for the longevity of a building.
  • Proper flashing in ALL areas is extremely important.

Siding and Exterior Façades

EIFS/Stucco w/ WMS

Vinyl Siding

Hardie Siding

Brick Veneer with Weeps

maintenance of your fa ade

Things to look for on a walkthrough

  • Movement in siding
  • Cracks/chips/hail damage
  • Paint peeling
  • Façade below grade
  • Wavy siding
  • Mold and mildew
  • Mortar joint cracking
  • Keep your façade clean of dirt, mold and mildew.
  • Monitor movement signs of moisture issues including homeowner complaints.
  • Look for efflorescence in brick façades.
  • Ensure proper caulking and maintenance of caulk.
  • Keep up on painting/patching of siding.
  • Consult a professional immediately if you notice hail damage.
  • Flashings should properly pitch away from building.
  • Ensure weeps are above ground.
Maintenance of your Façade

Life Expectancy with proper installation and maintenance

EIFS/Stucco 50+ years.

Vinyl 25+ years

Hardie 50 years

Brick 100+ years


Wood Decks

  • Cedar
  • Treated
  • Composite

Concrete Decks

  • Spancrete
  • Poured Concrete
wood and composite decks

What to look for on a walkthrough

  • Peeling and chipping paint
  • Mold, mildew and rot
  • Standing water
  • Loose railings or members
  • Deck posts moving off footings.
  • Movement of footings
  • A slight grade away from building helps move water away.
  • Flashing is important to keep water out of the building.
  • If you are replacing decks most cities will require plans signed by an engineer.
  • Wrapping wood with metal or siding can expedite the deterioration of deck members.
  • Using improper paint can also expedite deterioration.
  • All deck posts should sit on proper footings.
  • Deck carpets and rugs often will keep water on the members and can cause premature rot/damage.
Wood and Composite Decks


Treated wood expands and contracts the greatest

Treated decks can last 25-30 years

Cedar Decks 10-15

concrete decks and brick patios

Things to look for on a walkthrough

  • Chipped and cracked concrete
  • Standing water on decks
  • Efflorescence
  • Moving water off concrete is important
  • Carpets and rugs will often hold water and increase deterioration of concrete.
  • Proper maintenance is important as these decks can be cost prohibitive to replace.
  • Using products such as Dektec can protect from deterioration.
  • WMS is important under brick patios.
Concrete Decks and Brick Patios