 | Bob Crager of Lewis Street Glass is a 26 year veteran in the glass business. Lewis Street Glass is a leading Wichita Glass company, serving the entire Wichita/Sedgwick County area since 1919. They do anything and everything having to do with glass, both residential and commercial. They also do Auto glass. They are located at 743 South Market, facing Kellogg on the South, and you can reach them by phone at (316) 263-8259. You can email Bob Crager at bcrager@lewisstreetglass.com |
Glass
2011-07-01 13:56:00
Commercial building and glass maintenance
Answer: The components of a commercial building envelope/exterior are as varied as its occupants, and its uses. Brick and glass, bitumen and composite panels, many metals, marble and stone, can be, and all are, used for the interior and exterior construction of today’s commercial buildings. And all exterior building materials respond differently, one from the other, to the forces of high heat, winds, rain, snow, ice and other inclement weather conditions. Ideally, the envelope of the building ensures that the weather stays on the outside, where it belongs, and that the people and property inside are protected, with a level of comfort that is acceptable. One of the best ways to minimize a building’s risk of water damage is to develop, maintain, and follow a systematic operations and maintenance inspection routine that includes all interior and exterior elements of the building envelope.
Anywhere the outside wall meets the ground can be a notoriously high-risk area for damaging water intrusion. Building components such as hose bibs, roof drains and landscape irrigation systems can put a lot of water in the wrong place at the wrong time. Even a small leak can turn into a major headache like a flooded basement or parking garage. It’s important that you schedule and make regular inspections, if you’re the one responsible for maintaining the building or buildings for the owners that employ you. Train yourselves to constantly be on the lookout for both the expected, as well as the unexpected event that can ruin your day.
Each month, you should have on your schedule to inspect all at-grade plumbing systems, all at-grade drainage systems and be sure to regularly test any basement flood control and/or sump systems. You should also replace any leaking fittings or drains immediately, even if those leaks are small. Check to see if the irrigation system sprays water right against the foundation or exterior walls, collecting in pools. Make the changes necessary to prevent that from happening in the future. Check out all the roof drain outlets, including all gutters and downspouts, making certain that they are clear of any debris that can collect there. Some maintenance people have found out too late the importance of making sure that any water elements present on the exterior are not at risk for vandalism. A flooded building due to this kind of prank is not fun to find in any building you’re responsible for. Make certain that any runoff water is directed away from the foundation or perimeter of the building, and find the source of any standing water you might discover. Keep in mind that below-grade building elements are a significant part of the building envelope. Basement walls and floors play crucial roles in protecting the building from water intrusion, and can provide important warnings of water problems above. Also, check for signs of effervescence, a condition where moisture boils up through the surface of the concrete, evidenced by the flaking of the mortar or concrete. A landscape irrigation line leak may first manifest as mold on the basement walls. Try to keep yourself out of the mindset of “out of sight, out of mind”. That’s potentially costly.
About every 3 months of the year, you should check any basement floor drains and the basement drainage system. Check all basement walls for signs of water staining or damage. If found, do not ignore, but track the source of the water or moisture and repair that cause immediately.
Windows and glass doors are also areas that you should give considerable attention to in order to properly maintain them against breaking, cracking, movement, wear, tear and/or vandalism.
Keeping all of this in mind, you should know that even the most carefully operated and maintained commercial building will likely experience a water or wind damage event at some time during its lifetime. The building staff charged with this area of responsibility should have a well-practiced emergency response plan. Just like the fire drills that your children do in school, everyone hopes they never need to use these plans. However, they can be helpful to ensure a more rapid recovery from a major roof leak, flooded basement or soaked office carpets. Often the speed of response to a high wind or water damage event is the most vital key to getting back to normal day-to-day operations.
A good and easily executed water emergency response plan includes quick shut down of the main water supply lines, safe and quick shut down of electric and gas supply lines, if appropriate. Keep tools you might need in these circumstances accessible, as well as emergency phone numbers for fire, police, and emergency personnel.
You’ll also want quick access to companies who do water extraction, window and door glass replacement, heating and air conditioning, and plumbing specialists. Now that’s a plan you can use! More next month…
