LFMC thanks our host Tom Holmes, Facilities Supervisor with Oregon Community Credit Union
Tour of the recently completed OCCU technology department remodel, beautiful work by Tom's team and McKenzie Commercial.
Discuss LFMC Published Article on Facility Executive - QOTW How To Network With Local Facility Management Peers
Introductions by all members, discuss summer projects. One organization working on energy upgrade to with Brooks Boilers, one recently completed two boiler conversions to aluminum self condensing, one had worked with creating their own steam with a Parker system as a local utility went away from selling it (significant savings, working with the controls and sound). One organization recently completed a remodel to expand usable space. One organization working on how to optimize watering systems to maintain aesthetic goals and save dollars.
Primary Discussion Topic: Windows/Glazing for the Facilities Professional
Presentation by Tom Holmes with discussion by all members present
Applications for glass with building structure and design.
Types of glass - raw or annealed glass (plate or raw). Tempered/Safety glass. Laminated - raw or tempered or combination (cars). Insulated - glass filled or not, Low-E (rated lowest .2 which is most common for residential, .4, .6, etc). After about 3 years the gas leaks out of insulated glass.
Low E has small metallic pieces coated on the glass to reflect heat (depending on climate the Low E pane will be interior or exterior). Thermal pane means the frame itself is insulated. Gas doesn't add any R value.
Tinting on insulated glass on the outside will cause it to fail as it "cooks" the interior space between panes and will blow the seals. Stay away from reflective tint (film). Reflective tint applications vs reflective glass - typically the ROI on reflective glass is better, tinting generally only recommended with single pane windows. Alternatives to tinting include blinds. Clear tinting utilized as a security film especially floor level windows. Some have had experience with Clean Innovations in Portland and ES&A in Eugene with applications.
Steam/condensation in window is an indication of seal failure, increases heat for interior layers. Effervescence an indication of frame failure.
Caulking - usually last about 30 years. Moisture and sun impact lifespan. Recommend butyl or polyurethane for exterior (specific recommendation for Vulkem 113 or like/better), silicone is good for inside (but silicone does not adhere to silicone so you have to remove all old before applying new). Caulking failure is common and moisture only needs a small penetration to cause big problems.
Window leaks - often coming from the siding and/or roof with moisture moving downward
Flashing - metal and soft flashing, must be applied properly and in conjunction with siding/material transitions. Watershed - application failure more than material failure, installed to route moisture away from the structure.
Thank you to this month's webpage sponsor - BELFOR Property Restoration Water/Fire Damage - Call BELFOR 541.726.9905
01/18/18 at Oregon Research Institute
Many thanks to this months sponsor:
Providing education and training that will help individuals and teams develop in their facilities, maintenance and risk related goals