Documenting Wall Systems
When specifying a Wall Asset Management Software platform for annual services.
FM-Pro- WallfPro™ is a commercially available solution for building an inventory of commercial Wall systems.
The application software can incorporate detailed as built construction records with a document management area at both the facility and Wall section pages.
As Built Wall Systems
For the Individual Wall asset areas, the program will provide data areas for documenting.
Wall assessment information is organized and inventoried using references from the CSI master format, Wall type classifications. A widely used classification method widely shared between North American Architects, Engineers and Building owners.
As the sample below demonstrates using a combination of industry standards, naming and numbering will allow a consistent accounting of the inventory of Wall systems, even when using multiple service providers.
|Unit Masonry||04 20 00|
|Brick Veneer Masonry||04 21 13.13|
|Structural Clay Tile Masonry||04 21 23|
Sample: CSI Numbering use of Unit Masonry Wall systems where there is a general group noted by 04 20 00 and specific types under this category e.g. 04 21 13.13. The addition of listing the Wall system components; vapor barriers, insulation, attachment, further enhances the as built information.
|Wall System Construction|
|Existing System type||Document the layers of the Existing Wall system.|
The core information is obtained by taking a Wall core; the information may also be obtained from "As Built" records. Layer Type Standard entries are Primary Exterior Wall Type, Insulation, Vapor retarder, sheathing and Interior Finish. Provide a description of the layer type from exterior. Include the Method of Attachment to the layer. Note: Also, details for Wall systems, rain screens, drainage should also be documented.
|Core Photos||Include Core Photos in report to document the Wall system.|
|1. Type of Defect||Defect type (e.g. spalling, structural cracking, surface damage).|
|2. Severity||Severity rating (Minor, Moderate, Major)|
|3. Quantity||The quantity of this defect type|
|4. Status||Outstanding if this defect has yet to be repaired.|
|5. Photo||Photo(s) shows the defect.|
|6. Details and Condition||A description of the type, cause, size, additional details|
|Wall Top Details|
|1. Description||A description of the item such as parapet wall, projection, termination.|
|2. Flashing membrane||Description of the flashing membrane (if applicable).|
|3. Flashing metal||Description of the flashing metal (if applicable).|
|4. Photo||Photo shows construction detail and flashing.|
|5. Details and conditions||Details and condition information for each Wall detail should be documented.|
|1. Type of Survey||The type of survey performed.|
|2. Date performed||Date of the survey.|
|3. Membrane condition||Membrane condition (e.g. dry, damp, wet).|
|4. Insulation condition||Insulation condition (e.g. dry, damp, wet).|
|5. Survey details||Additional information about the survey performed, if required|
|6. Survey photos||One or more photos, with a date and description of the findings|
|7. Thermographs||One or more Thermographs, with a date and description|
|8. Historical||Record any relevant history, delta of previous moisture surveys|
|1. Type of Activity||Type of activity - e.g. inspection, repair, replacement etc.|
|2. Budget Year||Recommendations to be completed, a specific budget year.|
|3. Action Items?||Recommended activity is one that must be done ASAP in order to eliminate health and safety issues, or to prevent high cost repairs later.|
|4. Allocation||Budget allocation - e.g. expense or capital.|
|5. Urgency||Urgency - low, moderate, high.|
|6. Budget Cost||Estimate budget amount|
|7. Details of Activity||An explanation of the recommended Wall activity.|
|8. Scope of work||Any reference documents|
In the Wall system construction, list the Wall system components and method of attachment from the structural deck to the top surfacing. Including of the thickness of each component and the R-value of each Wall component and the total R-value for the Wall system.
In Wall system details provide a description of the primary details, terminations and penetrations per Wall area.
The Wall defect area should support entering observed defects for each Wall area. The defect descriptions should apply to each unique Wall system as to provide the district the ability to track defects rates by each Wall type.