Building Management Hawaii April/May - (Page 17)

Phase The Work When full repair is unaffordable, prioritize by safety. By Richard Malmgren Outrigger Ohana East Hotel W RestoRation hile large is a relative term, sometimes a concrete repair job is financially too large for an owner to undertake in one bite. And yet rather than performing the repairs in manageable, more economical pieces over an extended period of time, the repairs are too often put off until the situation becomes intolerable, as well as much more expensive. RCM Construction Corporation often suggests to owners that the repair of delaminating and spalling concrete be performed in phases. Here are two such projects: Project 1 RCM recently completed Phase I of lanai repairs on a three-story apartment building. Owned by a family whose father had built the building 43 years ago, no concrete repairs had previously been done. Due to Hawaii’s salt-laden environment, the roof edge and the 10 concrete lanai in five vertical stacks were in bad shape with rusting rebar. Pieces of concrete had fallen from the edges. While the extent of repairs at individual lanai varied, some lanai required 75 percent of their surface area to be completely removed by pneumatic chipping tools and replaced. After providing a ballpark figure for the repair, we were immediately informed by the client that such funds were unavailable. With some encouragement, the owner told us that they were financially capable of paying for four or five lanai repairs. We discussed various options aimed to maximize the owner’s return. It was agreed that for Phase I we’d perform repairs on the lanai that were in the worst condition with cracked and fallen concrete, namely the third and fourth vertical stacks and roof edges. Upon completion the owner would start saving for Phase II repairs that would include the remaining lanai and roof edge. A life-safety condition at these locations would have existed for several more years had the owner not take this approach. Phase II is forthcoming. www.buildingmanagementhawaii.com Project 2 A second project involved a much larger, 40-year-old, four-story concrete and concrete block building in Makiki. The concrete lanai, corridor and concrete block walls were evidencing spalling. The owner had insufficient funds to undertake all of the repairs. Again, we suggested using an affordable, two-phase approach, giving the family a few years to recoup for the Phase II work. Although both the front and rear of the building required extensive repairs, the space under the rear lanai was rarely used. Because the front of the building presented the greatest chance of falling concrete actually hitting a person or vehicle, we suggested that Phase I address the front and Phase II could take care of the rear of the building. Both Phase I and Phase II have been successfully completed. Richard Malmgren formed RCM Construction Corporation, a Hawaii licensed general contracting company, in April 1986. RCM is equipped with an extensive arsenal of pneumatic tools, injection systems and hi-tech repair materials to restore damaged concrete and eliminate initial failure. • Picket and Glass Systems, Windwalls • Custom Designs, Colors and Engineering for Your Rail System • Corrosion Protection with AAMA 2605 Certification • Concrete Repair, Waterproofing Telephone: 808-845-2474 Email: structurs001@hawaii.rr.com License #AC-13555 BMH April - May 2013 17 http://www.buildingmanagementhawaii.com

Table of Contents for the Digital Edition of Building Management Hawaii April/May

Lifts: Elevators & Escalators
Service Providers Leverage Cutting-Edge Technology
Time To Modernize?
Ready To Switch Gears?
Concrete: Restoration & Repairs
When To Test For Lead
3 Steps For A Solid Spalling Job
Deep Secrets
Phase The Work
Concrete Restoration
Tips On How To Reduce Spalling On Newer Buildings
The Difference Between Repair & Restoration
Insurance
Equipment Breakdown Insurance
High-rise Hotspot
EDITORIAL
Toolbox Talk: How to choose the correct ladder for the job.
Industry News and Movers & Shakers
On Site: Saving Staff

Building Management Hawaii April/May