Lunny Building Diagnostics Consulting
Lunny Building Diagnostics provides a wide range of consulting services
Bid Specification Review
When a property is in need of remediation work we will help you understand what the contractor is proposing as a repair. So often, moisture reports are delivered without a clear understanding of what repairs are actually needed. Our reports spell out what repairs are needed and how they should be performed. When a contractor submits a Bid to repair a home, the way the repair is performed is key to future system performance. Lunny Building Diagnostics has a complete understanding of building science, water management and what is needed to ensure a long lasting repair. Often repair costs can fluctuate drastically, some repairs do not go far enough to address the actual issue, and some go too far.
THE PROCESS: Let Lunny Building Diagnostics review these contractors’ bids and provide an unbiased opinion for a better understanding. After you have accessed your report, we recommend that you send that report to remediation contractors (we are more than happy to supply you with a list) and wait for at least 3 bids for Rob to then review. Don’t sign on with a stucco contractor, until Rob Lunny has reviewed their proposed bids. If you would like to hire Lunny Building Diagnostics for 3rd party oversight, then this step must be taken first.
Litigation Consulting & Expert Witness Testimony
If you have decided legal counsel is needed, we can provide details on system installation deficiencies as well as oversight for warranty repairs. We have a clear understanding of Building Science and wall system construction and work with law firms in PA, NJ, & Delaware. Lunny Building Diagnostics provides Litigation Consulting and Expert Witness Testimony for individual homeowners and groups of homeowners in commercial and residential settings.
We focus on providing advocacy, consulting and support for our clients and/or their legal teams regarding building envelope performance, water intrusion, stucco, EIFS, windows, failure analysis, building diagnostics, infrared thermography, destructive and non-destructive testing, and consulting on remedial work design and detailing. Our specialty area is performing simple to complex leak investigations in order to determine the causation and origin of leaks, and we work closely with engineering and architectural firms to create comprehensive and effective scopes of repairs and cost to cure.
Independent third-party inspections are in the best interest of ALL parties involved, including homeowners, building owners, general contractors, sub-contractors, code officials, and even applicators. The purpose of these inspections is to assure that the exterior cladding system is installed in compliance with manufacturers’ recommended details and specifications. Additionally, it is imperative that all of the components of the structure that interface with the system be properly designed and installed to prevent moisture intrusion and the potential resulting damage.
Third-Party inspections are also required by international and local code in some circumstances as well as by many municipalities throughout the United States, through local ordinances and/or building codes. Additionally, many building owners engage our third-party inspection services for their own “peace of mind”.
The process begins with a review of any and all related construction documents including drawings and specifications, this is key to a successful completion of the project. Document review is followed by a pre-application meeting, which may require the presence of some or all of the following individuals: The building owner, general contractor, a representative of the system manufacturer, as well as any other relevant sub-contractors to discuss the proper interface of the System with other construction components and materials on the project. It is necessary for Lunny Building Diagnostics to receive copies of all project plans and specifications for review prior to the pre-construction meeting.
As with repair monitoring, all site visits are randomly scheduled. This allows our inspectors to observe “real working” conditions. Each site visit is photo documented. Any “problems” observed at the time of inspection are documented and are expected to be corrected along with photo and written documentation of corrective action by the contractor prior to our next site visit. The frequency and fees for these site visits are determined by the scope of work to be performed. Additionally, every attempt is made to maintain an open line of communication with the repair contractor throughout the repair process. This helps to avoid redundant site visits.
At minimum, monitoring of new construction applications requires site visits at the following specific stages of the application:
- Inspection of substrate, appropriate flashing and installation of weather barrier.
- Observation of WRB application, this is the critical component that protects the building.
- Application of the reinforcing mesh and base coat, wire lath & scratch coat depending on the system being installed.
- Application of the finish coat.
- Joint preparation and installation of the sealants.
Inspectors will also note any additional observations believed to be relevant to the proper installation and performance of the System. Upon completion of the installation, Lunny Building Diagnostics will submit a “Final Letter of Completion” along with photo-documentation of our site visits.
The cost for 3rd Party Oversight is $425/hr. (This price is subject to change at the inspector’s discretion)