Unintended Consequences: A Review of Critical Details, Serviceability, and Durability of Modern High-Performance Facades

Abstract

The design of modern high-performance facades for the construction industry’s largest and most significant projects often involves the use of prefabrication, modern glazing, or curtain wall technologies (or combinations thereof). As a means of quality assurance and control, we depend on familiar tools: applicable codes and industry standards, specified performance requirements, Building Enclosure Commissioning, best practices, warranties, performance mock-ups, performance verification testing, and field inspection. Yet even systems designed with the highest level of detail and the most rigorous quality assurance/quality control programs may still be undermined by piecemeal value management, shortcomings in coordination, and cost and schedule issues. The forensics of building enclosure science is replete with cautionary tales of building enclosures that were designed with the highest of aspirations but that failed to perform as intended. Using an institutional building constructed in 2001 as a case study, we will take a deep dive into the critical details (transitions within the assembly as it evolves from roof to wall, joints, and water management systems) and other sometimes vague requirements such as serviceability and durability. The advantage of hindsight during an evaluation is that we are able to evaluate individual failures as well as the relationship and cascading effects that failures can have on other time-dependent durability requirements. We will present a taxonomy for understanding and analyzing each individual failure, the relationships such failures have with one another, and the decisions made during a project. These organizational strategies may be useful tools when making decisions during early project phases. While the ultimate service life of many “modern” curtain wall systems is expected to exceed the careers of practitioners tasked with design, manufacture, and installation of the systems, a critical look at these issues will become increasingly important as the building stock of high-performance facades and architectural glass continues to age.