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Maintaining the Exterior

of a Building

Presented by Keith Moore

This presentation will cover

• Identifying different types of facades• How to review the building • Maintaining the exterior façade through 

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• Maintaining the exterior façade through proper maintenance

• Specification for RFP’s• Quiz

Different Types of Exterior Claddings

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Stucco

• Should have control joints• Beads around windows and doors• When you tap it should sound like your tapping 

concrete

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• Hard feel of concrete

Man made Stone/Brick

• Sub‐Category of Stucco • Stone • Brick

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EIFS/Dryvit

• No metal accessories• Hollow sounding when tapped• By removing the face of an electrical outlet maybe 

able to see the foam.

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• May see foam at damaged section

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Cement Board Siding

• Generally has wood trim accessories• About an 1/8” or greater in thick

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Brick

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Masonry / CMU

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Metal Panels or Accessories

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Reviewing a building for maintenance needs

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Maintaining a Facade

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Maintaining a Facade

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Stucco

• Blistering Finish:Identify the cause of the blister, it is caused from water behind the finish coat. Once the source of the water is fixed scrape 

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the water is fixed scrape off the blistered finish and apply new finish colored and textured to match

Stucco continued

• Cracks• Cracks greater than an 

credit card width  need to be treated with an Elastomeric Crack Filler

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Elastomeric Crack Filler• Spider cracks are best 

treated with two coats 0f an Elastomeric coating with a perm rating greater then 12. 

Stucco

• Cracks greater the 1/8” will need to have a fiberglass mesh applied over the surface with a cement basecoat and a new finish coat applied

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Stucco continued

• Cleaning

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Stucco

• Efflorescence• Verify there is not 

underlying cause for the Efflorescence

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Efflorescence• Can be cleaned 

with a mild acidic cleaner and a soft bristle brush

EIFS

• Contractor needs to be insured to work on EIFS/Dryvit. 

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EIFS

• Cracks• Clean loose finish• Apply Elastomeric Crack Filler• Apply either finish coat or 

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apply Acrylic paint

EIFS

• Damage

7531

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642 8

EIFS

• Before and After

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EIFS

• RE/CoatingAirborne grime, splash‐up from roadways andpedestrian traffic – buildings get dirty, especially inurban areas. And when they get soiled, they look oldand uncared for. This is not the image building tenantswant to project. The clean and recoat process combines a thorough 

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The clean and recoat process combines a thorough pressure washing and surface finishing with a highperformance specialty coating. Specialty coatings deliver far more than paint; they actually resistaccumulation of dirt, mold and pollutants, preserving abuilding’s value while enhancing its appearance andreducing maintenance needs. Specialty coatings areintegrally colored with high‐quality pigments tocomplement building additions or to totally transforma structure’s appearance.

1. Repair and damaged areas

2. Clean the building

3. Apply Primer

4. Apply coating per manufacturers instructions

5. Re-caulk building after Re/Coating

EIFS

• Sealants – In most EIFS systems this the first and last line of defense

Not a good use of sealant

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EIFS

• Remove old sealant• Brush clean joint• Install either backer rod

or bond breaker tape• Tape both sides of joint

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Install sealantTool sealant in both directionsRemove tape

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Cement Siding• Low Maintenance if 

properly taken of• Sealants at trim• Painting should be done 

every 36‐72 months. Or 

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as needed. • Warped boards should 

be replaced• Damaged boards should 

be replaced 

Brick/Masonry Trouble Shooting Guide

Symptom Significance Possible Causes Typical Remedies

Cracking of Brick units •Aesthetics•Will allow water and chloride penetration to metal components

•Corrosion of Metal components•Absence of expansion joints•Thermally induced movement•Failed mortar joints•Structural Movement•Seismic

If Corrosion related,expose steel and treatIf non‐moving maybe pinned or stitchedIf moving crack install new expansion jointRepoint

Face Spalling •Aesthetics Corrosion of brick ties If Corrosion related, expose 

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Face Spalling•Will allow water and chloride penetration to metal components•May lead to Spalling of other units

Thermally InducedImproper Mortar MixSettling and seismicTrapped MoistureBuilding Modifications

, psteel and treatReplace unitsRepoint

Efflorescence •Can cause Spalling of brick face•Aesthetics•May lead to mortar failure

Water intrusion Brick Selection Installing Brick in wet conditionsComposition of back up materialsFailure of other components

Wash with low pressureUse CleanersClear Water repellantsInspect and repair other causesRepointInstall a water managed system 

Failed Mortar Joints •Aesthetics•Allows water penetration•Weakens brick structure

Water intrusion Improper pointingWrong MortarMovementExposure to elements like acid rain

Cut out deteriorated Mortar and reportRepoint

Brick/Masonry

Tuck pointingI. Preparation: 

I. Protect surrounding areas II. Add temporary protection from the 

elements if necessaryII. Mortar Mixing:

I. Typical Prehydrated Type N – each batch should be used within 2 hours of mixing

II DO NOT use any materials that have frozen

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II. DO NOT use any materials that have frozenIII. Tuck pointing:

I. Tuck‐point any area to be deficient as evident by shear cracks, shrinkage cracks, separation cracks, dislodge mortar, unfilled joints, erosion and holes

II. Grind out old mortar to a uniform depth of ¾” or until sound mortar is reached. DO NOT damage brick edge

III. Bow Dust and loose particles out of jointIV. Lightly dampen edgesV. Use Prehydrated Type NVI. Pack mortar tightly in thin layers until joint 

is completely filled. Tool to match existingVII. Clean surface of extra mortar

A Crack of 1/100 of an inch at the mortar joint will generate a leak.

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Brick/MasonryCracked Bricks/CMU should be replaced:

The cause of the cracked bricks should be determined:1. Building Movement2. Lack of expansion   joints

k f l l

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3. Lack of lintels4. Missing Flashing 

Brick/MasonryEfflorescence

• Verify if there are leaks causing the Efflorescence

• Clean with Mild 

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Muriatic Acid and a wire brush

Metal Basic Types• Structural Steel • Steel High Heat (Heat exchangers, Pipes, Flues and 

Stacks)• Galvanized• Aluminum

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Aluminum

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Structural SteelExposed structure steel requires careful selection of an appropriate repainting system. The degree of protection is directly related to the environment. Harsh sea salt exposure or excessive exposure to road salt will require greater protection. 

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Basic application apply an anticorrosive primer to CLEAN steel. Any contaminants will prevent primer from adhering and cause delaminating. 

Structural SteelPaint Options: Quick Dry Enamel (limited to spraying only)W.B.Light Industrial Coating (not for hand railings)

Over Zinc primer – Ornamental, moderate traffic advantage non yellowing

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Over Alkyd Primer – Ornamental , moderate traffic

Alkyds ‐ areas of exposed to repeated water contact and should be limited to semi gloss and gloss

Epoxy and high build Epoxy – Works good in areas where chemicals and cleaning are required – may chalk or yellow

Polyurethane needs proper primer, solvent based good for areas prone to graffiti

High Heat Requires a high degree of preparation to maximize adhesion. Generally requires complete removal of existing coating 

Paint’s: 

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Heat Resistant Enamel – hot water piping (steel) heater casing, boilers max service temp to 400 oF

Heat Resistant Enamel – Used on steam pipes, tanks max service temp to 800 oF

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Galvanized Metal Galvanized metals produce zinc oxides and 

hydroxides (white rust) they will break down Alkyd and oil type of coatings. 

Paints:Latex

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Flat or Matte Smooth large smooth surfacesLow Sheen large smooth areas but need greater dirt resistanceSemi Gloss washabilityGlosswashabilityAlkyd Flat used on non contact areas Gloss used on high contact areasEpoxy Chemical and abrasion resistant

Aluminum Aluminum will corrode in humid environments, particularly in the presence of salts. The surface will form white oxide, effectively reducing the corrosion. Abrasion and natural erosion can remove this oxide layer. 

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How do you tell if it Aluminum or Galvanized? Paints: Alkyd 

Flat or Matte easy to touch upSemi Gloss Resistant to stainsGloss washability and abrasion resistant

Aluminum Paints • Polyurethane used in extremely harsh marine environments.  Resists graffiti. 

VERY DIFFICULT TO REPAINT..

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• Aluminum Paint  finish not resistant to abrasion or      impact

• Epoxy great for high traffic areas. Can yellow or Chalk 

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Specifications and RFP

• Should always be based on the products manufacturers maintenance requirements

• There are multiple Associations dedicated to building components

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• They should always state • Contractor Requirements • Complete description of scope• Complete list of approved products• A detailed list of means • Hours that work can completed 

Some Resources

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Specification Example“Site Specific” Scope of Work Requirements:

(This section identifies requirements that are specific to a restaurant location(s).  The vendor/contractor shall verify all requirements withFacility Manager before bidding and/or work commences.  “N/A” any lines not used below.)The extent of the work is to….Contractor/vendor shall obtain access to each restaurant by notifying the private security company (contracted by GM) and discussingappropriate entry protocol OR by obtaining a key/alarm code from General Manager.The warranty shall be one year labor from contractor, 5 years minimum/up to ten years materials form Manufacturer

General:

Contractor/vendor shall adhere to recognized industry standards in workmanship and construction for EIFS, Stucco, and

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Coatings/Paints.At the discretion of Facility Manager, a Sto Corp Representative may be scheduled (minimum two weeks notice) to perform an onsiteassessment to determine best repair methods. For contact information, see #16 below.Contractor/vendor is responsible for providing all tools and equipment necessary to perform work in a professional manner.Contractor/vendor shall meet all federal, state and local codes and if required, American with Disabilities Act (ADA) guidelines.  If permits are required, Contractor/vendor is responsible for obtaining.   Copy shall be made available to Facility Manager.Contractor shall provide list of any subcontractors used to Facility Manager prior to work commencement.All installations shall be completed in compliance with manufacturer’s printed instructions.Substitutions  in specified materials and/or procedures must be approved by Facility Manager.At the discretion of the Facility Manager, an on‐site pre‐construction meeting with Operations, Contractor, Subcontractor, and StoCorp Representative may be held to review objectives and work completion.  Discussion of customer access and security will beaddressed.Tables in this specification delineate “brand” specific requirements.  Not all specified materials may be used on each project.  Ifexisting materials used in a restaurant and Table specification do not match, notify Facility Manager to gain clarification on what Specification to use.A “zero” tolerance policy in regards to your employee’s behavior. Professional practices and behavior shall be required. If multiple days are needed  to complete work, contractor/vendor shall provide Facility Manager a detailed schedule outlining each day’sactivities and what restaurant areas  will be affected.

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Specification Example (continued)

If unanticipated issues arise during work performance, contact Facility Manager immediatelyto discuss appropriate remedies.

No additional work shall be completed that is outside of the original bid specification without the written consent of the Facility Manager.

Sto Corp. contact info:Primary: Chuck Duffin- Strategic Accounts Manager

Ph: 940-894-2092Email: cduffin@stocorp.com

Secondary: Tim SalernoPh: 407-466-5371Email: tsalerno@stocorp.com

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Specifications:Repaint:

EIFS, Stucco (no cracks), Hardie Siding, Pre-Primed Wood surfaces: ref: Sto Coat Lotusan-216-recoat specification

Cracked (hairline) stucco surfaces:ref: StoSilco Lastic-222-recoat specification

Re-Surfacing EIFS:ref: Sto Therm Essence F-300 specification

EIFS Re-Clad:ref: Sto Therm Essence NExT E-100G specificationref: Longhorn EIFS Installation Booklet (as guideline) attached

Stucco Repair:ref: Sto Stucco Repair and Maintenance Guide 2.01

Scope of Work:Contractor/vendor shall protect the restaurant from demolition dust and debris prior to work start.Cleaning EIFS

ref: StoTherm EIFS Reference Guide: Repair & Maintenance booklet No. 1.01, page 3

Color Specifications…

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Excellent Color

Specifications

Your Test…

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What is the product

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Your Test

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Stucco wall, what’s wrong and how do you repair?

Your Test

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How do you fix? Should you clean? Or Paint?

Your Test

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Stucco Wall. What’s the Wrong? What’s the repair

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Your Test

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Questions…..

Thank You

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Thank You