A Six-Year-Old Building in Trouble

Six years after its construction, the siding on a newly built middle school began to fall off. The School District was concerned—how could a structure so new already show such significant signs of failure? They reached out to a contractor, hoping for a quick diagnosis and fix. However, the contractor's assessment left them with more questions than answers. Was the issue truly being addressed, or was something being overlooked?

Unsure of the contractor’s understanding of the problem, the owners decided to seek a second opinion. They needed a team with experience to uncover the cause of the problem. That is when they called us. With our extensive background in architecture, engineering, and construction, coupled with a rigorous, methodical approach to building assessments, we were the perfect fit to tackle this challenge.

Upon arriving at the site, we recognized that this was not simple wear and tear. We conducted a Level 1 Envelope Assessment, a visual and non-invasive assessment using moisture meters. Since the failing siding was in the process of being replaced, we took the opportunity to utilize the openings to look beyond the surface as well. What we uncovered was alarming—the building had not been constructed according to its original design specifications.

Our assessment approach, which involves a thorough comparison of the limited design documents available to us with the actual construction, allowed us to identify the root cause of the problem. We discovered that a critical product specified in the design had been omitted during construction, leading to a failure in the building's envelope. This oversight had gone unnoticed by others, but our attention to detail and methodical review of the construction process enabled us to catch it. Additionally, the spacing of the fasteners is vitally important to ensure the longevity of a system. The fastener installation observed on the existing siding did not meet the manufacturer's recommendation.

To diagnose the issue accurately, our experience with these systems was the guide through the assessment. As a theory began to materialize, our specialists confirmed their findings utilizing measurements, imaging, and comparisons to the manufacturer’s details and specifications. The exploratory openings that were observed also provided vital information to guide our field staff to identify the cause of these envelope failures, revealing the discrepancies between the design and installation.

Equipped with these findings, the School District was able to take the necessary steps to repair the building. Our detailed report gave them the confidence and clarity they needed to make informed decisions, ultimately saving them from potentially costly and recurring issues..

The below image shows the broken off section of siding at the location of a fastener: