Objectives
Recognize commonly encountered findings from design reviews.
Assess time and monetary costs of responding to findings from reviews.
Review implementation strategies for proactive moisture management during construction.
Understand how inspections and testing prior to acceptance can prevent water events in a new or renovated building.


Description
New construction or renovations are major investments that can be quickly degraded and even become a risk to occupants by simply adding water and waiting for mold to grow. Substantial changes have occurred in the last ten to fifteen years concerning mold growth in buildings. Mold growth historically was not regarded as a concern. This led to mold growth often being ignored. Mold growth indoors is now recognized as a concern for several reasons, including health effects. Although the mechanisms of health effects associated with mold growth remain poorly understood and thus controversial, there is wide acknowledgement that damp or water damaged buildings are undesirable and should not be considered acceptable.
Reviews of design drawings were conducted for features or details that might permit water intrusion or moisture accumulation. Design reviews generated between six and 46 comments in the reviews surveyed. Comments were more likely to relate to the mechanical system than to the envelope (63% to 80% of total), although potential failures for the envelope would likely have created larger costs for corrective actions. For the review with the most comments, the response of the design team was complete in six weeks.
In compliance with ANSI/GEI standard MM1001 (approved 2009), stringent moisture management programs (MMP) have been implemented during construction of projects as proactive means of preventing mold growth in these buildings. These programs included designated water incident managers, periodic moisture surveys of installed and stored building materials, and environmental monitoring of construction sites after the partially enclosed phase. Documentation of appropriate and successful responses to water incidents is a key component of a MMP. The MMP components assessed here were not unduly burdensome, but potential improvements were identified during its implementation. Measurable modifications of the environment were also documented even during the partially-enclosed phase of construction. These results indicate that environmental management during construction can mitigate moisture impacts early in the life of newly constructed buildings.
Commissioning of wet systems, evaluation of dehumidification aspects of mechanical systems, and water management features of the building envelope in newly constructed buildings should involve third party testing. Such testing and/or assessment of plumbing fixtures, condensate drains, window and door seals and HVAC discharge temperature and humidity can identify mistakes or assembly oversights in a routine manner independent of the day to day disruptions of daily construction work. This also provides . Such acceptance phase inspections and testing have been conducted in several large commercial buildings and a health care building. In all cases, at the acceptance inspection/testing subsequent to the punch list phase of the project, there were findings of water or moisture related issues, which were subsequently corrected prior to occupancy. This represents clear, objective savings since leaks discovered after occupancy will disrupt operations and incur greater costs than leaks repaired prior to occupancy.

Design reviews undeniably can provide overall improvements in the final project delivered. Any changes resulting from reviews need to be implemented early to minimize disruptions and costs associated with any changes of design, materials, or procedures. Objective moisture management programs implemented during construction can greatly reduce the risk of mold growth from construction moisture issues. The extra expense of having third party verification that wet systems and moisture control aspects of mechanical systems is nominal relative to the potential cost of moisture related failures.