Home Flippers- Do your research BEFORE you buy

facebooktwittergoogle_pluslinkedinmail

Home Flippers! Have you ever purchased a home only to find out that it had a bad foundation or cracked joists in the basement? Was it a much higher investment than expected? We have been there and seen it all. Complete Building Solutions wants to assist you with your purchasing decision. Call us BEFORE you buy, so we can help save you time and money.

Tired of your asphalt buckling?

facebooktwittergoogle_pluslinkedinmail

blog for 05112017 tired of your asphalt buckling 3

Now that the snow and ice have melted off your driveway, you will probably be surprised by the damage that was not there last fall. If your driveway could talk, it would say that it needs some repairs as well as regular care and maintenance.

In these northern states, buckling can be caused by frost heave in the spring or even from driving very heavy vehicles or machinery on the driveway repeatedly. CBS visits many sites where the asphalt has buckled as much as eight inches between winter freeze and spring time.

blog for 05112017 tired of your asphalt buckling 2

Many times upon excavation of the driveways, we find that not only is the soil comprised of organic clay, but many times, eluvial clay is also present. These two soils should always be removed prior to laying asphalt atop, as they will never dry out, and the freeze cycle will turn the wet clay into a larger ice cube.

The other issue that we find every day, is the installation of an insulation board under the soil, between the block foundation and the wet soils. This insulation board not only traps water at the block foundation, it also creates absolutely no thermal break, as many contractors believe it does.

blog for 05112017 tired of your asphalt buckling 1

As you can see in the pics, the trapped water eats away at the block and helps the wet clay to retain more liquid, exacerbating the freeze/thaw cycle. When builders/developers put in driveways and sidewalks, there should always be a soil correction of poor soils, and the sub rate beneath the asphalt topping should be no less than “cobit” that will compact to a density of 95 percent to ensure the asphalt will retain its elevation.

If you see your concrete or asphalt toppings move at your home, winter to spring…call CBS for an evaluation!

Read the Fine Print

facebooktwittergoogle_pluslinkedinmail

Many of the large insurance companies can make it very difficult for home and building owners to receive the maximum insurance funds in a catastrophe. Additionally, they will constantly move the goal post, re-writing their policy language. After you file a claim, insurance companies send out their inspection adjusters and you are notified of your final claim dollars. Often times building owners are in a situation where they need to negotiate with insurance companies and show evidence to get their full coverage on severely damaged exterior building products. I know this first hand.

Over the decades, after overseeing the completion of more than 50,000 roofs, I have seen insurance companies continually change claim coverage on crucial exterior building components. About 15 years ago my own home was hit by a horrific hail storm leaving nearly two inches of shingle granules in my gutters. Shingle granules are vital in preserving the lifetime of the roof by protecting the underlying asphalt from the sun’s harmful UV rays. This impact to my new 40 year shingles cut their life in half. I assumed my insurance company would cover such loss but they had discontinued granular loss coverage for some reason from hail damage. The news was quite a blow knowing that without granules the shingles will not last…period.

Through 40 years of field and personal experience dealing with hail and insurance companies, I have compiled a team to bridge the gap between building owners and the insurance companies. As a local engineering consulting firm it is our goal to help you in these situations and be your consumer advocate!

Storm damage is covered on your policy. It is my fear that all damaged pertinent materials should be replaced in order to protect your home long term and many times it’s not. Contact us, we want to make sure your home performs and is sheltered from the storm AND fine print.

Contractors and Engineers Working Together

facebooktwittergoogle_pluslinkedinmail

Contractors and EngineersOn a daily basis homeowners & property management companies call our firm to obtain city approval for remodels/additions, fix ice dams, find leaks, write scopes/procure bids, create reports detailing their home’s construction defects, etc.

However, what many people do not know is that contractors can and do use our services regularly. Contractors are finding that it is incredibly helpful to have an engineer on hand. Investing a few extra dollars to ensure their company is protected is more than worth it.

Below are a few of the areas contractors hire us for:

-Structural issues

If a contractor is working on a home, often times, the city will require an engineer’s letter verifying that the span and load calculations are correct. Other times, contractors are not required, but choose to obtain an engineer’s opinion before proceeding with difficult work.

-Structural design

If a homeowner is requiring a difficult addition, contractors request engineer designs from our firm before beginning the work.

Structural Design and Plans

-City approval

Most cities are requiring an engineer’s letter to acquire a permit and to perform certain aspects of a project.

-Project oversight

Many contractors are hiring us to perform project oversight. This is just another area of protection for them. Large projects can be chaotic because of the magnitude and variety of subcontractors and specialties on site. Having an engineering firm present allows the General Contractor to prioritize their time with the assurance that their employees & subcontractors are producing correct and efficient work. This is beneficial for both the homeowner and the contractor. The homeowner is happy because their home was built to last and perform and the contractor can sleep easily knowing there are no problems to be foreseen in the future.

Hiring CBS can be looked at as an investment that pays off. Law suits are timely, expensive, and exhausting for all parties involved.  As any contractor knows, it is not a matter of if you get dragged into a lawsuit, but when. Your insurance might cover some of your expenses (no guarantee), but only after countless hours of litigation with your valuable time. Doesn’t it make sense to protect your assets and hire a firm whose sole focus is oversight? We are here to help make you money, build your reputation, and keep you out of court.

For more information, contact us TODAY (612) 868-2922

What is Wrong with my Windows?

facebooktwittergoogle_pluslinkedinmail

rotted window

Proper window installation is crucial to having a lasting home. The process should be thoughtfully planned out from start to finish because there are multiple steps that can leave your home vulnerable to degradation if they are not done properly.

Good windows are designed to last 30-50 years. However, a typical warranty provides coverage for only 10 years on average. One of the biggest reasons for this is that window manufacturers know how frequently improper home building practices actually occur. So, as a homeowner or management company how can you tell if your windows have been correctly installed?

Here are some signs that your windows were either installed improperly or are faulty:

-Moisture Intrusion

If you notice leaking from your windows, there is definitely a problem. This could be an array of construction defects including flashing or installation issues. Immediate action should be taken to avoid permanent water damage to your home.

-Drafty windows especially during winter months

Drafty windows are a sure sign that your windows are not insulated properly. This is concerning because around 10-25% of a home’s heat is lost through the windows. You are losing heat and paying big $$ for it.

-Difficulties opening, closing, or locking the window

If you are unable to open, close, or lock your new windows, it is likely it was installed improperly.

 -Fog or condensation has developed inside the window unit

Certain windows, such as double and triple-paned assemblies, are filled with safe gasses that aid in the energy efficiency of your home. When this gas becomes depleted, either naturally over time or because of improper installation, the pane will appear cloudy and/or have condensation. Be sure to clean the exterior of the window to verify that the moisture is within the pane.

-Frost on the inside of windows

Frost on the inside of windows is most likely from poor insulation or a bad seal. It presents a danger to your home because, upon melting, it transfers moisture to anything nearby causing cracked paint, discoloration of materials, and can even migrate to your home’s walls and cause water damage.

All of the above issues are indicative of poorly installed or faulty windows. It is important to have those checked by a professional to prevent any further damage that could be occurring within the home and/or energy loss. Complete Building Solutions, an engineering & consulting firm based out of the Twin Cities of Minnesota, specializes in home performance and has combined knowledge extending over 80 years. We would be happy to do an inspection for you. Check out our Facebook page and give us a call today!

(612) 868-2922

https://www.facebook.com/completebuildingsolutionsmn/

Boulder Retaining Wall and Related Drainage Issues

facebooktwittergoogle_pluslinkedinmail

Boulder retaining wall

The above picture demonstrates how a boulder retaining wall has moved along side the foundation of a home since its initial construction.  Boulder retaining walls are a common landscaping and erosion control method used in many homes.  If a foundation wall is over 48 inches, it needs to be designed by an engineer and requires plans for ordinance and structural review by the local governing body.

There are many elements that can encourage boulder wall movement, but here are

the three main causes:

1.) Often, the wall has been built on unsuitable soils that lacked compaction and ultimately could not support the weight of the wall. Contributing further to this problem, is the added pressure from the soil and related area behind the wall.

2.) Secondly, sometimes retaining walls are built with improper drainage behind it, including no installation of drain tile, drainage material behind the rocks and/or fabric to hold that material in place.

3.) Thirdly, the poor drainage of rain water behind the wall causes erosion to take place and further soil settlement under the boulder wall itself.  This water often comes from a roof or rain gutter that empties behind the wall.

In this case, as the picture depicts, some of those elements were present. This wall had movement subsequent to its initial construction.  This resulted in damage to the outside parge coat on the foundation wall of the home and a leak developed in the basement adjacent to this boulder wall.

Here are some of the things to consider when constructing a boulder retaining wall:

  1. How high is the rock wall going to be? Will it need to be engineered?
  2. Location of the rock wall, asking is it on stable slopes, consisting of firm, undisturbed soil?
  3. The ground surface above the Boulder Wall. How much water will come through this area?
  4. The proper angle of the rockery face of the Boulder Retaining Wall.
  5. The proper rock size should be used to construct the wall.
  6. Rock placement including the rocks to be embedded into the soil at the base to provide maximum stability.
  7. The drainage must be provided behind the wall to assure that water will not erode the soil behind or underneath he boulders. This includes the use of a drain tile system, erosion fabric, and drainage material such as gravel behind the boulder wall itself.

As a homeowner, before taking on construction of a boulder wall, you may want to check with experts in this area.

 

Name
Email *

Reduce Your Energy Bill – Energy Savings Testimonial!

facebooktwittergoogle_pluslinkedinmail

eneryg light

As an engineering consulting firm overseeing projects, Complete Building Solutions has been serving Minnesota homeowners with home performance issues for years, and we provide solutions that last!  CBS will typically test for heat loss using a thermal camera before and after improvements and then, at times, will test even a year later.

Over the weekend we received an email from an ecstatic client stating that their energy bills had dropped by over 35%! This is the kind of thing that drives us to continue doing what we do best, advocating for the consumer by ensuring long lasting homes.

This particular project consisted of 53 Minneapolis townhome units that needed serious work done. The attic systems were lacking sufficient ventilation and insulation resulting in a large temperature difference from the inside of the attic to outside. This led to heat loss, condensation, and non-adherance to fire codes. In short, the attics were “rotting” from the inside out, and the energy bills were high.

Here’s the proof. This client’s energy bill decreased by 35% after an attic inspection and the necessary improvements.

 


“Immediately after the roofing project, we noticed things like the furnace running less often, the thermostat not needing to be kept as high, the upstairs room feeling evenly heated compared to downstairs, etc.  We continue to be very thankful for these improvements following our roofing project.”

 

 Old monthly bill versus new monthly bill 

Snip It Energy Bill

This particular bill is based on Xcel Energy’s Averaged Monthly Payment Service which looks at the past 12 months worth of billing data and calculates an averaged amount to pay the next 12 months. You can see the significant drop in charges from the previous years average which was set before the attic improvements had been made.

To read more about this same clients Energy Savings click here !

 

 

Choosing Ice-Melts

facebooktwittergoogle_pluslinkedinmail

Ice-Melts

As we speak, our social media newsfeeds are blowing up with snow warnings, schools are closing, business meetings are being rescheduled, and families are stocking up for the incoming storm in Minneapolis.  If you are making last minute runs to the store, be sure to acquire the proper ice-melt that fits your home’s needs. Below is a chart, put together by Consumer Reports, that can help you determine which product is right for your home.

Keep in mind that certain products effect asphalt and concrete differently. According to a recent study, magnesium products “are the most damaging to the concrete”, specifically Calcium magnesium acetate (Lee, 5). Within the same study, sodium chloride products were discovered to be the least detrimental to concrete.  As far as asphalt is concerned, acetate products can be disadvantageous because of their tendency “to break down the bonds between aggregate and asphalt binder” (consumer reports, 1).  The chart below provides many options for safe asphalt de-icers.

Ice-Melts Comparison

For more information and tips on de-icing best practices, check out the following link: http://www.consumerreports.org/cro/2014/02/best-ice-melts/index.htm .

 

If you are noticing large build-ups of ice around your home check out what our engineer and consultants have to say http://cbsmn.com/blog/?p=149 about PERMANENTLY fixing the problem.  

 

Sources:

“Best Rock Salt and Ice Melts Review – Consumer Reports.” Best Rock Salt and Ice Melts Review – Consumer Reports. N.p., Feb. 2014. Web. 02 Feb. 2016.

Lee, H., R. D. Cody, A. M. Cody, and P. G. Spry. EFFECTS OF VARIOUS DEICING CHEMICALS ON PAVEMENT CONCRETE DETERIORATION. Proc. of Mid-Continent Transportation Symposium 2000, Center for Transportation Research and Education, 2711 South Loop Drive. N.p.: n.p., 2000. 151-55. Print.

 

 

Leaks: Don’t Ignore the Unseen

facebooktwittergoogle_pluslinkedinmail

Roof Leakage

It is mid-January in Minnesota. We have seen temperatures plunge below zero and return to the mid-thirties (degrees Fahrenheit) multiple times. This varying temperature span is a recipe for attic leaks. Ultimately, the leakage problem exists because your attic system is failing somewhere.

A healthy attic means three things: first and foremost, the bypasses are sealed, two, an airflow is provided by correct ventilation, and three, the right amount of insulation pertinent to your area is present. To learn more about the attic system check out this blog post  http://cbsmn.com/blog/?p=121 .

When your attic is not performing at its peak, leakage can occur. Many homeowners assume that if a leak were present, it would be visible on the sheetrock surface of their home. This is NOT the case. When was the last time you visited your attic? You might be surprised at what you would find.

There are multiple ways that water can infiltrate your attic. One way is through condensation and frost. When your attic system is not functioning properly, warm air will escape through open bypasses and move into your attic. When this warm air meets the cold attic, it will stick to metals first and wood structures second. During periods of cold temperatures, this moisture will become visible as frost. When the weather begins to warm up, this frost will begin to thaw. All of this moisture has to go somewhere, so it leaks onto the attic insulation.

Another way moisture can enter the attic is through the build-up of ice dams. Again, these ice dams are formed because your attic is not performing adequately. As snow melts and water moves down your roof, the dam continues to build.  Water will search for ways to migrate underneath the shingles, through the roofing deck, and into the attic.

This dripping moisture from condensation & ice dams can cause mold to form, but more importantly, the insulation will become damp. Ultimately, this weakens the materials ability to resist heat flow (R-value=resistance to heat flow). It no longer acts as an insulator, but conversely, as a conductor of heat, allowing warm air to escape through your attic. In concurrence with the ineffective insulation, mold may also form on the roofing deck of the attic. The mold will continue to spread and break down the structural materials in your attic. Can you believe that all of this is may be occurring without you even knowing?

Ice build up on slate roof.

Because Minnesota is the 3rd coldest state in the United States (http://www.wdsu.com/weather/states-with-the-coldest-winters/22668580), it is even more important to ensure attic performance.  This is the time to call the Twin Cities premier engineering and consulting firm, Complete Building Solutions. Your attic will be assessed as a whole, and the proper course of action will be determined. We pride ourselves on our ability to create building solutions for your home that last.

High Energy Bills: The Truth about the Attic

facebooktwittergoogle_pluslinkedinmail

 

 

 

Ice Damming Prevention MN

What if we told you there is a way to drastically decrease your energy loss and ultimately put money back in your pocket?  All you have to do is, look up. Your attic could be needing some serious attention.

It is common knowledge that warm air rises towards the top part of a building. This creates a pressure gradient within the structure. A higher pressure exists near the uppermost part of a building while a lower pressure resides near the bottom. Ultimately, the low pressure near the foundation will pull cool air into the building while the high pressure at the uppermost part of the building drives warm air out through any crevice it can find.

 No wonder your energy bill is literally THROUGH THE ROOF!

You can see why it is so important to have a properly insulated attic. In order for an attic to perform at its best, it must function as a system. Three main areas must work together to ensure peak performance:

  1. Bypasses

Frequently, the ceiling bypasses are not sealed correctly rendering the attic insulation ineffective. Sealing bypasses can be anything from an interior wall extending into the attic, ducting, bathroom fans, plumb vents, lights, and wires. Many times, these bypasses are not insulated at all, leaving the home vulnerable to serious energy loss.

  1. Insulation

Insulation is naturally resistant to conductive heat flow. Depending on the density, thickness, and type of insulation, the level of resistance, or R-value, varies.  A higher R-value will be more effective against heat trying to escape. Your geographic location helps to determine how much insulation you need. Again, the more insulation used, the higher the R-value.

  1. Ventilation

An effective ventilation system helps keep your attic at a temperature which allows for best performance. Keeping attic temperatures down in the summer while also keeping the attics dry in the winter is essential. This allows for a prolonged life of materials and structures as well as lower energy bills

All three of the systems mentioned above must work together in order for a home to function at its best. Having a new home does NOT guarantee this.

Luckily, CBS has ensured peak attic performance in more than 120 townhome association’s in order to eradicate heat loss due to incorrectly insulated ceiling bypasses. Our experienced engineers understand that insulating an attic is irrelevant if the bypasses have not been sealed properly. Our team addresses the attic as a whole structure, not just as individual parts, in order to find the root of the problem and act accordingly.

Be aware! If you have/are experiencing any of the following, your attic may need some attention:

A) Ice dams

Ice dams

  • When heat escapes through poorly insulated areas, the attic is warmed up and melts snow on your roof. This melting snow migrates to the edge of the roof where it freezes and continues to build up and hold water in the form of a dam. This is a serious issue that can lead to further problems such as severe water damage.

For more information on ice dams, check out a previous blog: Ice Dams vs. Natural Ice Build-up

B) Mold

  • As we touched upon earlier, warm air rises and will try to escape out of any open channel it can find in your attic. An open bypass is a great vessel for this air to escape. As the escaping warm air meets the cool air from outside, condensation is formed. This condensation, along with other forms of moisture intrusion, leave your home very susceptible to mold. This mold will be apparent not only within the attic, but on walls and other areas of the home. Think of the health implications this proposes.

C) Nail pops on roof

  • The hygroscopic nature of plywood or OSB (oriented strand board) contributes greatly to the nail pop issue. Plywood is made from several layers of veneer held tonail popgether by glue. During periods of drastic temperature differences (40-50 degrees F difference) between the attic and exterior, expansion and contraction between the different layers of veneer (or within OSB) occurs. What do you think happens to the wood when this takes place? Here’s a hint, we have all experienced this at one point or another. Yes, the wood literally becomes unglued! You can see why this is a problem. The nails are slowly and forcefully pushed upwards due to the conflicting movement (“ungluing”) of the wood. This phenomena transpires more frequently as moisture content in the attic increases, primarily from unsealed bypasses.

Nail pops must be taken care of immediately in order to prevent moisture intrusion, however, if your attic is not insulated properly, they will continue to occur. If you are interested in prolonging the life of your roof, this issue must be acknowledged and corrected.

D) High energy bills

  • Your energy bills could be high because your attic is not sealed and insulated properly. Remember, heat rises and will escape out of any area it can find. If measures are not taken to keep heat within the home, such as sealing bypasses, your hard earned money is being lost to the atmosphere.

Want to learn more about energy savings? Check out this blog: Energy Savings

If you have noticed any of the above issues, it is time to call CBS. Using our expert knowledge to best assess your needs, the root of the issue will be determined and corrected.  Don’t waste time and money addressing symptoms that come from a poorly insulated attic when the real problems are still lurking within. Imagine the peace of mind and money saved by having a smaller energy bill, the lifetime of your roof extended by 15 years, prevention of water damage, and a healthy family. Why not call CBS to take care of the real problem once and for all?

Contact CBS