Insulation II - Points from articles

• Adding insulation to the interior side of walls of such masonry buildings in cold, and particularly cold and wet, climates may cause performance and durability problems.  There are specific moisture control principles that must be followed for a successful insulated retrofit of a solid load-bearing masonry wall. 

• Uninsulated masonry (even “thick” multi-wythe construction) would have an average R value of roughly R-5, which is far below current energy code requirements; application of insulation has substantial benefits.

• Increasing the building airtightness (which would result from this interior retrofit) can cause indoor air quality problems: mechanical ventilation, pollution source control, and combustion safety measures must be implemented to manage this risk. 

• When examining the moisture problem, the fundamental premise is that mass masonry walls manage moisture in a different way than modern, drained assemblies.  Therefore, the balance of moisture (into and out of the wall) is strongly affected by the application of interior insulation.  For one, the masonry wall becomes colder: the inside face of the masonry wall changes from seeing moderate temperatures to regularly experiencing freezing temperatures.  In addition, the wall has reduced drying to the interior (by cooling the masonry, and by adding vapor impermeable layers on the interior), and the amount of energy flow through the wall (and thus drying potential) has been minimized.  In addition, moisture flow due to air leakage into the interface between the masonry and insulation can result in condensation problems; excellent airtightness is desirable to prevent this.  Another issue is rot/corrosion of embedded elements: embedded wood timbers are a common embedded element with durability concerns.  

• A more successful approach involves spraying an airtight insulating foam directly to the interior side of the existing masonry: all air leakage condensation is strictly controlled, and it is the most practical approach to achieving high levels of airtightness in existing buildings.  The spray foam also acts as a moisture barrier, and any small amount of incidental rain penetration will be localized and controlled.  High-density closed cell polyurethane foam is generally a good solution for thinner applications (e.g., 2” of ccPCF), and open-celled semi-permeable foams (e.g., 5” ocSPF) can be a good choice for greater thickness if the interior is kept at a low humidity during winter and the outdoor temperature is not too cold.

Insulation

JB Clancy
"Milton’s Energy Code requires insulation for the portions of wall that have been opened up and exposed.  So all the areas where we can see the exterior of the wall we are supposed to insulate that wall.  The code states that these cavities need to be fully filled with insulation.  What the code did not anticipate is insulating a building with load bearing masonry walls.  

That said, Insulation can be used but we need to proceed with knowledge and understanding of the existing wall.  I have attached two articles on the subject. 

The key points to these articles are if insulation is used we need to make sure the exterior water infiltration is addressed.  We also need to somehow determine the condition of the brick and its susceptibility to damage when freeze/thaw cycles occur.  Lastly, if we do use insulation my feeling is not to use two much, maybe a single lift of 2” of closed cell spray foam."

Peter Stames

"Essentially the entire wall is a cavity in that there are no stops between the interior wall framing and the brick.  Do we simply assume that what you see is what is insulated?  Probably.

Also, being that there are walls on the third floor that are not  insulated and are originally exposed, what will they require in these areas?  Same for the roof?"

  

Articles on Insulating Masonry Buildings

http://www.greenbuildingadvisor.com/blogs/dept/musings/insulating-old-brick-buildings

http://www.buildingscience.com/documents/reports/rr-1105-internal-insulation-masonry-walls-final-measure-guideline

Pool Fence

Just for reference

Meeting Notes 6/22/12

Meeting by phone Pete Millington, Peter Stames

Agreed to rescission of the contract and generation of new contract to absorb Change Orders:

•  #4 Extra Kitchen Demolition, 
• #5 Guest Bath Demo,
• #6 Scope Cast Iron Plumbing, 
• #7 Asbestos removal, 
• #8 Basement Demolition, 
• #9 Garage Door Openers, 
• #10Additional Torsion Spring, 
• #11 Brown Bath Demo.
• #14 Pest control
• #17 Temp fence for pool  
  Also included in the new contract is the plumbing restoration, kitchen demolition, master bath demolition and electrical demolition.

New contract will be generated by Wednesday the 27th at the latest.  Change order sequencing will start over at #1.

_________________________________________________________________________________

New Change Order sequence waiting for pricing and approvals.

• #1 Window Repairs and Tune Ups 1
• #2 Guest House Renovation
• #3 Guest Bath Plumbing
• #4 Cast Iron Drain Pipe Repair
• #5 Engineer for sewer
• #6 Sewer Line
• #7 Gas Service
• #8 Storm Window Replacement

_________________________________________________________________________________

Sewer Engineer

It is necessary for us to hire an engineer to design the system for the sewer hook up.  I am assuming that this is OK.  It will cost $1,800.00 - $2,500.00.  We will submit a Change Order by Monday and meet them on Wednesday. Please let us know asap if you would like to hold off on this.

Meeting Notes - 6/15/12

Attendees: Peter Millington, Peter Stames

Change Orders - Change Orders for Basement demolition (#8), Asbestos Abatement (#7) and Garage door openers (#9) were signed.  Peter asked that we add on to the garage door project the replacement of the second torsion spring.

We discussed the basement and that after demolition we will have the abatement companies revisit for tightened quotes on the mold remediation and then we will discuss what parts of the basement will be quoted to be put back together.

Archia will provide a couple of hydrometers to keep track of humidity in the basement.  We need to confirm that the basement is always kept below 50% humidity to avoid future mold cultivation.

Archia will drain pool and set up saw horses and caution tape for safety.  This will be done on a T&M basis.

Archia submitted the proposal for the Guest House Renovation.  Waiting for client to review.

PJM would like to know if there is any way to connect the guest house to the sewer.  Chris will follow up next week.

Archia sent out email connecting Laura Lee Willard and the client for initial design meeting.

SAFETY

To whom it may concern,


We need to be more careful about safety on this project especially during the demolition period.  

• It has been noted that there have been incidences of inappropriate footwear and bear feet on the project.  There are sharp objects and occasional nails in the floors.  Boots are recommended.
• There is unhealthy mold situation in the basement.  All parties should wear masks if going into this space.
• There is currently exposed asbestos in the house.  If airborne it becomes a hazard.
• There are flying bricks, and other dangerous scenarios going on.  

Please always be aware.  Please avoid bringing children and pets to the job site.  If possible let us know when you will be walking through so we can take extra precautions.

There are 4 fire extinguishers on site.  One on each level.  Please locate them so you know where they are.

This week thru 6/15/12

Continuing on removal of the chimney.  It has been a bear so far with steel rods holding the cap together.  Should move better today.  Need to keep in mind impending weather.

Guest bath demo will be done as well.  Will get plumbing costs for re-plumbing that bath

Expect to have numbers for mold remediation and demo in the main house basement by Tuesday.  Numbers warrant getting one more remediation number.

Plumbing Issues 6/6/112

Met with PJM, Able Plumbing, JB Clancy, Peter Stames


Please see previous post "Cast Iron Plumbing Life Expectancy"

Looked at cracked 2" drain pipe in ceiling of kitchen.  Able suggested that his may be the case with all  the 2" drains in the house.  These drains connect the plumbing fixtures to the 4" waste lines.

There are also many areas where PVC clean-outs have been cut in to the waste lines.  This suggests that there have been issues in those pipes that needed to be snaked and/or repaired in the past.

Change Order #6 - To confirm if there are issues or not we have decided to hire a drain company to run a camera down the plumbing areas of concern to determine if the drain plumbing is in jeopardy and needs to be repaired or replaced.  This work will also determine locations of septic lines leaving the guest house and their condition.

Cast Iron Plumbing Life Expectancy

HOW LONG WILL THE VERTICAL PIPES LAST? The life span of a drainage pipe of cast iron is determined by the interior corrosion. In a project executed at KIMAB, Europe’s leading corrosion and metal research institute, the result shows that the pipes can have a significantly shorter life span than what was formerly believed. In general, it has been said that cast iron drainpipes have a life span of around 50 years. Jörgen Almqvist from KIMAB doesn’t agree. “Based on my experience and statistics from the projects I have worked on, you can establish that cast iron pipes, or gray pipes, have a much shorter life span than that,” says Jörgen. In the Study that KIMAB undertook, there could be up to 20 years’ difference in the life span of the pipes in the same building. The horizontal kitchen pipes had the shortest life span, and the pipe parts that survived best over time were the vertical bathroom pipes. An average life span of cast iron pipes is thus closer to 40 years, and the kitchen pipes were worn out already after 30 years. The study shows that the attack of corrosion varies greatly between different kinds of pipes and different parts of the same pipe. Among other things it was found that the vertical pipes in the kitchen were in much worse shape than the bathroom pipes. This was not only because the kitchen pipes experienced a higher frequency of rinsing, but also because a more agressive water passed through them, where pieces of food and fat create a build-up that can retain moisture and chlorides. The life span is therefore to a large extent dependent on how the pipes are used, both in terms of frequency and of what is rinsed down them. “My recommendation is that when the drainpipes get close to 30 years old, they should be inspected and repairs should be considered instead of being forced to take severe measures when a leak occurs. Our results show that there is a large need for maintenance in the drainpipes of buildings from the 1960’s and 1970’s, that is those that were installed during the Million Program,” Jörgen concludes. Check out this link "Life expectancy of home components" for more information

Chimney and Historic

From JB Clancy to Milton Building Dept.
"Just so we have a record concerning the chimney demo, here is the e-mail thread about the historic district and my notes from my phone conversation with Stephen O’Donnell."

Received permit for Chimney removal today.

Notes 6/6/12

Today we will be meeting Kim Cleary from Cleary and Sons Window Restoration company to go over the window issues and get an estimate for repairs.

Change Order #4 for Extra Kitchen Demo has been submitted and verbally agreed to by PJM.  Need signed copy.  Work started 6/5 and will be finished 6/7.

Change Order #5 for Guest Bath Demo was submitted 6/6.  Waiting on signed approval and will get started.

Guest house renovation estimate is coming together.  Should have early next week.

Basement mold remediation estimate is in the works.  Should have early next week.

Chimney Demolition - Applying for permit today.  Will take down when weather is clear.

Design question:  The ceilings in the different parts of the kitchen are at different heights.  Can we get a determination on ultimate ceiling height so that we can prepare for that?

Copper work

Brendan McCarthy will be over on Saturday to climb the roof and look at flashings around the area.
You will have us an estimate for that by early next week.

Chimney Renovations

Met with  Brendan McCarthy on Friday 6/1/12 regarding the chimney repair work.  I found him very informative.  He had some interesting techniques for repairing the chimneys.

• He suggested removing the limestone/ concrete coping around the transition areas of the chimneys and shoring up with steel or pressure treated material and then wrapping the areas in copper in the same look and profile as the limestone was originally.  This would solve the problem of the stone dissolving and shed the water correctly.

We went over all of the rest of the copper areas and came up with scenarios for them.  These would be done in a phased scenario in order to protect budget and spread it out over a logical time frame.

• The gutters could be treated to stop them from leaking with a coating of something.  This would make them effective for some time.  We can also add aluminum downspouts to so as to not incur the expense of copper that may in turn be stolen again.
• other copper flashings will also probably need to be replaced over time.  These will be assessed, mapped out and presented in a schedule with a plan of attack.

I expect an estimate from Brendan in the next few days.