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Christmas Comes Early for Nick!
Please join with me in extending well deserved CONGRATULATIONS to NICK HENN for passing the PE exam in the State of Maryland! After graduating from Unversity of Maryland’s engineering school, Nick has worked hard for four years, completed a detailed application which documented his experience, spent the past several months studying for an 8 hour exam (Yikes!!), and passed the exam…..proving to the State he is technically competent. We are pleased to order your new business cards and now address you as MR. P.E. (hee hee). Way to go Nick…WAY. TO. GO.
From Our Family To Yours
We wish all of our devoted blog readers, clients, friends and family a beautiful HOLIDAY SEASON.
Updates to the Magical Building Codes
New Adhesive Anchor Certifications
With the upcoming International Building Code (IBC) update, individuals and companies should take note of the new requirements, which will become adopted by the local jurisdictions in 2012. One of the significant changes will require that only a certified individual may install adhesive anchors in concrete structural elements where continuous tension is applied, such as for pipe hanging systems, hanging signs, ceiling supported mechanical equipment, and awnings. For these applications, an inspector specifically approved by the building official must also continuously inspect the installation of the anchors. The contractor’s personnel must be certified under the new ACI/CRSI Adhesive Anchor Installer Certification program. The requirement was prompted by a 2006 “Big Dig” incident, in which two people in a car were killed when a heavy panel fell from the tunnel ceiling.
Moisture Testing Extraordinaire!!
ETC is proud to announce that Alicia Afroilan, one of our staff engineers has recently become an ICRI certified Concrete Slab Moisture Testing Technician. Alicia is now 1 of only 10 certified technicians in the MD/DC/VA area!! WAY TO GO GIRL!
Moisture permeating from concrete floor slabs affects the performance of flooring systems such as resilient and textile floor coverings and coatings, and can cause floor covering system failures such as debonding and deterioration of finish flooring and microbial growth. Manufacturers of such systems generally require moisture testing to be performed before installation on concrete. Omitting these tests when they are required by the Manufacturer may void the flooring system warranty. This is a relevant issue for both new construction and the repair/rehabilitation field alike.
So give Alicia a call next time you are faced with such concerns or call just to say “congratuations”! She’ll be pleased to hear from you!
65 and Over!
When water freezes it can exert pressures up to 20,000 pounds per square inch. When it freezes in a closed space (like a plumbing or fire sprinkler line) bad, expensive things happen. Water conductors are usually routed within interior walls where they tend to stay above freezing temperatures, but some lines (especially for sprinklers) are necessarily located in attic spaces or in exterior walls. Heat loss at those areas is inevitable. Insulation is installed to help reduce loss, but no amount of insulation can stop it entirely.
Under normal circumstances, and as long as the insulation is adequate (with respect to thermal resistance), dry, uncompacted, and positioned between the pipes and the unheated side of the wall or attic, the pipes should be protected against freezing. Where problems often arise is during prolonged absences from home (such as vacations) during winter months when occupants turn their thermostats down to conserve energy.
A setting of sixty degrees, as an example, only assures something close to that temperature at the thermostat. Heat loss through attics and walls could easily produce freezing temperatures at the pipes therein. Turning heat off entirely (which also happens) obviously makes matters far worse.
It could be beneficial for Condominium associations, apartment complexes, etc. to establish a policy that thermostats are not to be set below a reasonable temperature during heating season. Sixty-five to sixty-eight degrees would probably suffice for most properties in the Washington/Baltimore area, but a higher minimum may be indicated for older buildings or those in harsher climates.
Another problem area is interruption of electric or service for non-payment, which of course translates to no heat. Units that are abandoned or in foreclosure are particularly vulnerable. We recommend that arrangements be made with gas and electric providers to notify management when service to condominium units, townhomes, or apartments is about to be discontinued. If necessary to do so, paying those utilities until accounts are transferred or settled is far less costly to an Association than the cost of repairing damage caused by froze and burst water lines. Even if the damage is covered by insurance, the rate hike the carrier is sure to impose will likely be considerable.
Turkey Day!!
Wishing all of my readers a very blessed Thanksgiving Day.
Fun Turkey Facts
The average weight of a turkey purchased at Thanksgiving is 15 pounds.
The heaviest turkey ever raised was 86 pounds, about the size of a large dog.
A 15 pound turkey usually has about 70 percent white meat and 30 percent dark meat.
The five most popular ways to serve leftover turkey is as a sandwich, in stew, chili or soup, casseroles and as a burger.
Turkey has more protein than chicken or beef.
Turkeys will have 3,500 feathers at maturity.
Commercially raised turkeys cannot fly.
Turkeys have heart attacks. The United States Air Force was doing test runs and breaking the sound barrier. Nearby turkeys dropped dead with heart attacks.
Turkeys have poor night vision.
It takes 75-80 pounds of feed to raise a 30 pound tom turkey.
A 16-week-old turkey is called a fryer. A five to seven month old turkey is called a young roaster.
Planning For A Rainy Day
To date there are only eight states that require replacement reserve studies, by law, for homeowners associations, condominiums, and cooperatives. The only one in the Mid-Atlantic region that does so is Virginia, which mandates studies every five years. Maryland requires budgeting of reserves but there is no current statute or regulation stating ”perform a reserve study.”
Legal requirements notwithstanding, reserve studies are essential to responsible financial planning and a reserve study can only be accomplished by physical inspection of the common elements of a community. You can buy reserve study software wherein you fill in some blanks and it disgorges an annual contribution, but it would be imprudent to assume all systems are “typical”. The five-year period cited in the Virginia statute should be adequate for most communities. Three to four years would be better, particularly for older and/or more complex associations.
Take It Off…Take It ALL Off!!
It looks good and it feels nice underfoot, but carpeting is one of the worst things you can do to a balcony. Carpet, artificial turf and similar floor coverings tend to hold water, impair drainage and retard evaporation. The longer water remains in contact with concrete, the more opportunity it has to exploit small cracks and the natural porosity of concrete in pursuit of a favorite target… steel (in this case the embedded reinforcement). When water contacts steel, it usually results in corrosion (rust). Rust occupies more space than the parent metal and the force that accompanies its formation is more than enough to shatter (spall) concrete that confines it.
If you simply cannot live without carpet on your balcony, at least coat the concrete with a protective surfacing; but beware, appropriate coatings are not cheap (and mere paint will not suffice). It should also be noted that carpeting will reduce the serviceable lives of coatings and fairly frequent re-application may be necessary.
It’s equally ill-advised to carpet wood balconies. Prolonged exposure to water contributes to decay (rot) and distortion (warping/cupping) of the wood, as well as corrosion of steel components.
Checking Out The Show
It sure was a great day for education and networking at the Chesapeake Chapter CAI Trade Show and Expo. ETC always looks forward to being a part of this event. 
We’re pleased to take a break from the field and office to visit with our current clients. It’s also nice to have the opportunity to meet new ones as well. Our engineers welcome your question and enjoy offering a little FREE advise.
A bonus to this show was seeing many of our friends and clients from the Eastern Shore! It’s not often they have time to make their way across the bridge. Thanks to CAI for accommodating ALL its members. There’s no better way to grow the organization then showing support to its membership. Way to go CAI!!!
FORE!!
Looks like a great time was had by all during The Ocean City Development Corporation golf outing this past week. They were quite lucky to find a brief period of dry weather to enjoy their fun outing. I guess you could say the “Golf Gods” were smiling upon them, well except for the one fighting his way out of a sand trap!
Applause go out to Igor Conev of Mann Properties and his dedicated golf committee. Sounds like everyone had a fun day while benefiting the downtown area of Ocean City. Great job guys…look forward to another successful year in 2012!!
Lien Basics
If you default on payment to a contractor for work performed, there are things he can do to compel payment, one of which is to place a lien against your property. The particulars (time limitations, notification requirements, etc.) are governed by statute and vary from state to state, but one constant is that a lien is an encumbrance that must be satisfied or excused before one has clear title to real or personal property. If the work is performed for a condominium or homeowners association, the attachment usually extends to individual units.
A lien initiated by a contractor is a concept most people understand. What may not be as widely understood is that subcontractors or material suppliers could also obtain liens against your property if the primary contractor doesn’t pay them, even if you paid the contractor in full. There are a few ways to protect yourself against this and they should be in place when the contract is ratified.
A payment bond (often obtained along with a performance bond) is primarily a guarantee that the contractor’s subs and suppliers will be paid. We routinely recommend payment and performance bonds for major construction projects.
Another way to help reduce the potential for attachment by subcontractors and suppliers is to require lien releases from those parties before final payment is made to the contractor. Those terms would have to be established in the contract and the practice is normally associated with retainage. Some amount (typically ten percent of the contract amount) is withheld until all work has been completed, and closeout documents (warranties, special instructions, etc.) have been issued, along with lien releases from all involved parties. Ten percent may not cover all eventualities, but it would help.
We are not attorneys and the information presented here should not be construed as legal advice. The one bit of legal advice we do offer is, “consult your attorney before entering into any construction contract”.
Curing Concrete In The Cold
Placing concrete in cold weather is not impossible. Typically in the cold, the biggest concern is with excessive moisture, which can cause bleeding water to surface. Once this occurs, the finish of the concrete will have compromised strength and will likely suffer from freeze-thaw damage. If bleed water is evident, it should be skimmed off with a rope or hose prior to troweling.
Another thing to keep in mind is the temperature of the water used in the mix. Water should be added to the dry ingredients at a consistent temperature and only in sufficient quantity to ensure hydration and reasonable workability. Low slump concrete is not only stronger than concrete with a high water content, it’s less prone to bleeding. Heated water can be used during mixing to help raise initial temperatures until insulation can be applied.
Anything that the newly placed concrete will come into contact with should also be above 35 degrees, Fahrenheit and it should never be placed onto frozen ground. Curing concrete should be insulated, protected, and heated for anywhere from one to six days, depending on exposure to the weather. The internal temperature of the concrete should be kept at about 50 degrees, Fahrenheit. Insulating blankets or other thermal protection can be used to maintain appropriate temperature. Heated enclosures can be used to keep out snow and wind; however, they are often expensive. Heat should be slowly removed after the initial cure to gradually cool the concrete and help prevent thermal shock. Once all of that is done, the concrete is ready to face the cold!