Water Intrusion & Structural Evaluation – North Clark, Uptown, Chicago IL
Initial Findings –

This building has several immediate needs, which are listed in order of importance in relation to:

1.    Health and safety of owners

2.    Contribution to moisture intrusion

3.    Best practices

Additional repairs noted in this report/estimate can be staged over 1-3 years. A staging plan will be prepared upon approval. The following repairs/investigations should be performed, even if the HOA does not intend to move forward on the remainder of the list.

1. The rear balconies need to be evaluated by a structural engineer and the supports need to be reinforced/supported before a catastrophic event occurs. We encourage you to keep balcony use to a minimum prior to having repairs made.

2. The front elevation flashing at the balconies and doors needs to be evaluated, redesigned, removed and replaced.

3. An investigation of the roof system to determine the condition/ damage sustained by the roof system, condition of the trusses and other framing components of the roof framing needs to take place.

Cracking of mortar AND brick indicates stress points where the masonry is failing. Bottom line, your building needs extensive repair to retain its value. The work can be staged over several years if necessary. We encourage the HOA to apply for a construction loan. We recently worked with Countryside Bank, they have a division that specializes in construction loans, which has a detailed documentation process to track repairs/payouts over a construction.

Balcony Repairs -

Collaborate with licensed structural engineer to design appropriate structural supports for balconies. Includes cutting holes in ceilings adjacent to the current structural supports to determine the severity of the issue and how to effectively repair condition to City Code.  This will need to be done for every support. Estimate to include structural engineer fees and temporary sealing of holes. Estimate WILL NOT include any permanent repairs or permits. This repair may require sign off from the City. Estimate for repair will be provided after repair design is approved by all parties.

 *Interior repairs will be estimated after all exterior and structural repairs have been made.

Front Elevation Flashings –

Evaluate and re-design flashings on the front elevation at the balconies, windows, transoms and doors, all levels, document

Parapets – Install WickRight Vapor Permeable Membrane, WickRight Vented Drip Edge/both sides

There are additional parapets which need to be measured. Remove capstones, clean bottom of stones and top of wall. Remove all roofing materials from the parapet wall. Install WickRight Vapor Permeable Membrane, WickRight Vented Drip Edge and HB TetroFlash self-adhered flashing. Re-install Capstones with polyurethane sealant, backer rod and head pins if needed. *Does not include demising walls or mechanicals buildings.

Roof Ventilation – Install WickRight Roof Vent along roof perimeter

It may also be necessary to install Roof Vent along demising walls and the base of the mechanical buildings - however, the perimeter should be done first. The wood deck on along parapet needs to be removed prior to any roof repair.

How we install WickRight Roof Vent - Cut 1.5" slot in roof deck and install Roof Vent into slot to sit on trusses. During this process, we will check ALL truss ends for water damage. Install roofing materials to waterproof the parapet walls up to top of Roof Vent, carefully tying new roofing materials into the existing roofing materials - this may be temporary or permanent, depending on the conditions found during the roof investigation. A revised estimate will be provided if the roof materials or roof system need significant repairs. Install Double Caulk Pocket Counter Flashing w/bugscreen.

Estimate WILL NOT include installation of WickRight Roof Vent around base of or roof of Stairwell or Mechanical buildings or on demising walls. If adding more roof ventilation is necessary, an additional estimate will be provided. Our advice is to see if additional venting is needed after the perimeter is vented.

Masonry Maintenance – Formal quotes to be provided by masonry contractors

1.    Brick side and rear elevations

2.    Brick and renaissance stone front elevation

3.    Mechanical buildings, interiors of parapets and demising walls

 
Spot grind and re-point masonry, repair expansion joints –

Requires access with a swing stage. All elevations, etc. need to be spot ground, re-pointed, sealed consecutively, while a swing stage is in place. Swing stage to be left in place up to 30 days. Additional rental fees charged after 30 days, unless delays are weather related or caused by mason's schedule.

Seal Side and Rear elevations with ChemTrete –

Chemtrete representative will visit the property, test the various building materials for porosity and specify the necessary application thickness per material to be granted a warranty. The rep will return after application cures and test again before granting a warranty. Your building qualifies as commercial and may be offered a 20-year manufacturer's warranty. **Warranty does not cover cracks in the mortar due to building instability post application.

Seal front elevation with Chemtrete –

Please Note: The Renaissance Stone on the front elevation may not seal completely. Sealant will be applied at rate specified by Chemtrete, but is unlikely to be warrantied. We will look for opportunities to flash under decorative sections that can be removed and to shield structural elements that lend themselves to sheet metal "awnings." (See "Flashing Design", line item #3) Sealant application should be completed 4-5 dry days following Masonry Maintenance while swing stage is in place. If delayed and swing stage must be re-installed, an additional access charge per elevation will be incurred.

Window Repairs –

Repair steel lentils and flash limestone sills - number of windows TBD. Price will reflect lentil repair being performed at same time as sills - oversized sills will need to be estimated separately. This amount covers windows at ground level or that can be repaired on a 20' or less ladder.

 Windows on 2nd or higher stories will need to accessed with a swing stage and repaired during the Masonry Maintenance phase while a swing stage is in place. Front Elevation 3 stairwell windows included. Estimates will not include installing head flashing nor removing and flashing behind keystones. Some windows on the side elevations have no sills. This is not a "best practice." We would like to look at the units where these windows are installed, as well as the units below these windows to determine our best course of action.

Door Repairs –

Remove door sills and install proper pan flashing/door sill flashings, re-install doors.