Embedded Files
The Drainage Circle formed in 2014 and commissioned the 2015 RMX Roof & Drainage Study defining several distinct projects. After rejecting several bids for a comprehensive contract to address all drainage issues, and at the suggestion of Scott Miller (Hofeller Co.), the Drainage Circle in 2017 decided to pursue the work in prioritized projects: Shingle Roofs (coordinated with Solar Panels), Gutters, Common House Roof, Garage Roof, Stormwater, East Patio, and Envelope.
The WE Garage Roof/Patio Drainage Project is located in the Board > Garage Roof section.
2017 Civil Engineering Request For Proposals to Contract for Engineering Services: Design Development and Construction Phases
Candidate firms:
Mr. Herb Ule; (617) 303-1176; viesturs.ule@stvinc.com http://stvinc.com/
Simpson Gumpertz & Heger (SGH) 41 Seyon St #500, Waltham, MA 02453. 781.907.9000 http://www.sgh.com/ Len Morse Fortier (781) 907-9370 lmfortier@sgh.com
RMX Northeast, Inc. 213 West Street | Milford, MA 01757. Phone:888-769-6346 | Email: tony@rmxne.com http://www.rmxne.com/
2015 RMX Report Summary
The RMX Report constitutes the first of three phases of planning for construction. It is the conceptual or “Schematic Phase” description of drainage work on the property. RMX is careful to distinguish this report from the “Design/Development Phase” that would examine each condition in greater detail. The third and final “Construction Phase” contract documents would describe work outcomes (specifications and technical drawings) appropriate for bidding, legal approvals, contract administration with legal standing as established by judicial precedent.
The RMX Report explicitly recommends that we work with a Civil Engineer to prepare Design/Development and Construction phase documents appropriate for contracting work related to the garage roof and landscaping. The report’s cost estimates exclude the consultant costs. For other work, in the absence of document prepared by consultants, a contractor’s bid and additional Owner (and Property Management by proxy)-Contractor communications constitute the “contract documents.”
1. Garage Roof Work (requiring civil engineering):
(#1) Regrade membrane and earthworks to pitch away from building and raise openings
(#1) Redress any inadequate flashing at openings and wall-roof transitions
Redress discontinuous membrane [where?]
Missing protection board and improper membrane material
2. Landscape Work:
(#1) Regrade assemblies and earthworks to pitch away from building and raise openings (along tracks, glade path commonhouse door)
Redress inadequate flashing at openings and wall-earthwork transitions
(#2) Install additional catch basins
(#2) Redress any blockages of drain lines to leaching trenches or city discharge points
(#5) Audit, clean out, and expand garage ramp slot drain capacity
Replace all subsurface drainage and water-proofing assemblies [$$!]
Manage water discharge points for adequate drainage paths (along tracks, downspouts throughout)
Manage grading to produce adequate drainage paths around building perimeters (121-122)
Improve drainage path from glade to catch basins so as to prevent discharge across property line
3. Shingle Roof Work prior to and coordinated with any photovoltaic installations:
(#3) Remove and replace all shingles, and underlayment materials of Common House and West End
(#4) Remove and replace all shingles, and underlayment materials in valleys only of East End
(#3) Install rubber membrane (Ice and Water Shield) at eaves, valleys [elsewhere?]
Install diverters above each pitched roof skylight curbs
Repair void between cap shingles and drip edge at back of one dormer
4. Gutters and Downspout Work
(#3) Evaluate roof drainage design, gutter and downspout sizing and landscape water management (unit 120)
(#3) Remove, replace and install additional gutters and downspouts
5. Commonhouse Flat Roof Work:
Resolve inadequate drainage pattern
Resolve wood trim contact (below doors, penthouse trim, rake boards)
Repair sheet metal screw installations at metal coping caps
2015 Drainage Study
2015-10 RMX Roof & Drainage Report.Comments.pdf2017 Drainage RFP
Drainage Engineering RFP.pdfDrainage Primer
Drainage Primer
After gravity, water is the single most powerful force acting on our buildings. Often the key factor in keeping our homes healthy, safe, comfortable and attractive over the long term is how construction details and systems are engineered and maintained to manage the impacts of water. While the range of products and techniques for defending buildings against water damage can seem dizzying at times, the basic principals that underlies all questions of water are remarkably simple:
Water flows downward. (Notable exceptions such as wicking and surface tension are addressed elsewhere.)
When pooled and contained (like a bath tub) in any assembly, water will eventually find a way to leak through any joint no matter how much adhesive, caulk or sealant is applied.
Water will freeze and expand exerting extraordinary forces when contained (frost heaves in our garage roof patio).
When wet, most porous and semi-porous building materials are subject to mold growth, rotting, and/or deterioration.
Water vapor flows towards dryer air.
Water vapor will condense when it encounters cold surfaces.
Given the inescapable nature of the first four of these principals, the majority of construction problems related to water begin and end with the issue of drainage. (Bob Cowherd)
Dec 2009 Garage Leak
Dec 2009 Garage Leak
I’m sorry this happened on the rare couple of days when we were all away. Thank you to everyone who responded to the emergency. Based on the email descriptions and a look at the situation, I believe that 7 things went wrong:
1. Ben’s spigot on his roof deck froze and sprang a slow leak several weeks ago (Ben and I talked this morning and a plumber has shut it down at about 11am this morning).
2. Normally this water would flow to the 104 downspout but this froze.
3. Normally, when the 104 downspout is blocked or overwhelmed, the water flows to downspout by 107 but this froze too.
4. Normally, when both downspouts are blocked, the gutter overflows at the corner of 104 causing icicles there dripping down next to the parking garage entry, but a leak in the gutter caused the gutter to drain in a more vulnerable location between 107 and 106.
5. Normally, the water would flow away from the building and drain into the garden percolating into our foundation wall drainage system installed in 2007 but snow and ice trapped the water along the front edge of the building creating a puddle.
6. Normally, when water backs up at the front of the building it drains into our new patio drain system installed in 2008 but that too was blocked by snow and ice.
7. Normally, when one or more of the preceding things happens, it is conspicuous enough to trigger action by attentive residents, but many of us were away.
What finally went right is that Bill Huber and others noticed the icicles in the garage ceiling and took action for which we should all be extremely grateful. If not for these timely actions, the flooding of our foyer, bathroom and kitchen could have ruined our hardwood dining room and living room floors. As it is, the vinyl and slate flooring, and plywood subflooring of the flooded areas of 107 are considered “non-porous” and “semi-porous” and should dry out with a relatively small risk of hazardous mold growth.
Recommended action items:
1. Add “shut off spigots at the 105 and 106 roof decks” to the list of winterization tasks.
2. Ask Hofeller to patch the gutter leak between 106 and 107.
3. Examine insulation damage and mold growth in the garage ceiling under the flooded area for possible remediation.
As for shoveling off the patio, this remains an option. However, with so many contingencies built into our drainage system it would have sufficed to cut a channel through the snow/ice on the patio to drain the water to the garden and/or the patio drain, whichever is easiest. Shoveling off our patios and even our roofs (as has become a routine task in much of rural New England) should be seen as a lower priority after ensuring that all of our footpaths and drainage channels are clear.
Thank you,
Bob Cowherd
Videos
Videos
East End Rear Downspout Leak https://youtu.be/Z6UoQ47xuXY
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