This post is password protected. To view it please enter your password below:

Password:

This post is password protected. To view it please enter your password below:

Password:

1. Some Thoughts On Administering Government and Grant Funds
2. Some Thoughts On Ventilation of Unoccupied Spaces
3. Some Thoughts On Construction Quality.

As always, a link to download a pdf of each article is included.

Conventional Wisdom
As day-to-day decisions are made regarding how to repair your building, beware of conventional
wisdom. Conventional wisdom is the basis of advice promulgated by suppliers and contractors
who are engaged in conventional construction, most of which is residential or light commercial.
The fundamental premise is that cost is of utmost importance and durability is secondary. Since
average home ownership is reputed to last only seven years, conventional wisdom may be
appropriate for many homeowners. But for individuals or organizations planning to preserve a
building, replacing sound original materials with short-lived materials is almost always a bad
idea, for example, replacing wood windows with vinyl windows. Similarly, use of temporary
materials like aluminum flashing and pressure-treated wood is ultimately more expensive than
use of more durable materials. When planning repairs and improvements you may wish to seek
durability and analyze costs vs. benefits over time, as befits preservation of a significant
building.

Be careful where you get advice. Contractors and building material stores recommend
construction and repairs using tools and materials currently in stock. For example, a roofer who
doesn’t normally repair slate roofs will recommend patching a leaking slate roof with roofing
cement and replacing it with relatively short-lived asphalt shingles long before replacement of
the slate is warranted. A roofer who doesn’t have craftsmen who can do flat seam metal work
will never think of recommending flat seam metal roofing, even though it may be the most
historically appropriate and cost-effective roofing. A contractor used to replacing wood
windows with vinyl windows will recommend replacement when repair of the wood, by the
proper craftsman with the proper skills, will cost half as much as vinyl; and historic wood
windows are proven to last many times longer. Building materials store clerks commonly
recommend replacement of high quality historic windows with vinyl windows without ever
seeing or evaluating the originals. Many similar examples can be given so select your advisors
carefully. Measures of quality are not the same for all building owners; correct solutions to
building problems are not universal.

 Remember, almost all advisors will recommend the cheapest, most conventional solution to any building problem without any concept of context or historic value of a building.

Ordering Work
When asking for long-lived repairs, often the reaction of contractors is: “We don’t do it that
way,” or “It’s not done that way,” or “Nobody does it that way any more.” Interpret these
comments as the contractor’s way of telling you they don’t know how to make durable repairs,
or they will be uncompetitive if they make durable repairs. Contractors are constantly under
pressure from owners to reduce first costs as much as possible, and are most comfortable with
conventional materials and techniques they are used to. Because of market conditions most
construction is low first cost, short life expectancy “improvements.” Long-lived institutions and
preservationists are not conventional clients; if you get a “Nobody does it that way anymore.”
response from a contractor, continue searching for a craftsman who is comfortable using durable
materials and enjoys high-quality work.

Specifying Work
In order to ensure you get the quality you expect it is necessary to have every contract in writing
and to be specific regarding materials and their installation. For further recommendations on
selecting contractors, please refer to Bero Architecture’s “Some Thoughts on Choosing a
Contractor,” available by calling (585) 262-2035 or on our web site: www.beroarchitecture.com,
under “Some Thoughts on Frequently Asked Questions.”

Download PDF

Unoccupied spaces such as attics, basements, and crawl spaces must be ventilated to remove moisture and water vapor that has entered from surrounding air or soil, or has been created by human activity. Humidity above about 65% supports the growth of molds. Insects thrive in damp environments. If vapor is not allowed to escape, and the temperature drops below the dew point, vapor will condense on building materials, causing deterioration in insulation, framing, interior and exterior paint, etc. The quantity of water vapor depends on building type (e.g., residence, school, etc.), activity (e.g., bathroom, kitchen, etc.), air temperature, and relative humidity. Generally, crawl spaces and basements require greater ventilation than an equivalent area of attic. In new buildings, minimum required ventilation is specified in the Residential Code or Building Code. Achieving these minimums is a good practice in older buildings, whether or not required by codes.1

Attics

During winter, attic ventilation cools the attic and decreases chances for condensation and damaging ice dams. During summer, attic ventilation prolongs the life of asphalt shingles by moderating excessive summer heat build-up; shingle manufacturers require a minimum amount of ventilation in order for them to honor their warrantees. Year-round, attic ventilation expels humid air that rises up through the building from the basement, reducing condensation in exterior wall cavities and helping to preserve exterior paint. Attics are usually vented through a combination of soffit vents at eaves allowing cool air to enter the attic, and ridge or gable vents at the peak allowing hot air to escape. In some historic buildings it is difficult to install soffit vents because rafters terminate on a heavy timber plate that blocks the flow of dry, cooling air; in these cases alternate provisions should be made.

Basements

Basement ventilation allows the escape of humid, musty air that promotes rot, mold, and mildew and attracts wood eating insects. In most cases, adequate ventilation can be achieved through foundation vents or screened basement windows installed to create cross ventilation. Basements are usually vented by leaving basement windows open spring, summer, and fall to promote air and vapor movement out of a building. Screens in these windows help protect against insect and animal intrusion. For safety, consider installing burglar bars as well. These can be obtained at

hardware stores and are simple to install. Wood basement windows close to grade are protected by installing window wells. Some owners use dehumidifiers to reduce humidity in basements. When dehumidifiers are used, basement vents or windows should be closed. Effectiveness of basement dehumidifiers is usually marginal and costs to operate, high; Bero Architecture does not recommend their use except as a last resort. Neither ventilation nor dehumidifiers will ameliorate standing water; the source of the water should be investigated and, when possible, eliminated. Properties located on level sites and in areas with a high water table sometimes require perimeter drains leading to a sump pump but exterior moisture sources should always be controlled ² before resorting to a drain and sump pump system.

Crawlspaces

Crawlspaces typically have dirt floors and lack windows and so tend to be damp. There are two methods of introducing air for ventilation: from the out-of-doors via openings in the foundation wall; or from the adjacent basement by openings in the shared basement wall. Because of modern concerns for energy conservation, owners often wish to add insulation to reduce heat loss through the floor above. If ventilation is introduced through the exterior perimeter wall, insulation can be added between the floor joists, providing a cool crawl space. If ventilation is introduced from the basement, insulation is usually added to the crawlspace perimeter foundation wall, providing a warm crawl space. A cool crawlspace is more efficient but is not suitable where water pipes excluded from the heated envelope may freeze.

1. Please refer to Bero Architecture’s “Some Thoughts on New York Building Codes“

2. Please refer to Bero Architecture’s “Some Thoughts on Stormwater Management“

Download PDF

Project Delivery

1. Most granting agencies require the following steps as requisites to obtaining funds:Design Development: Drawings, outline specifications, and estimates fix and further describe the size and character of the project. These are usually reviewed, and must be approved, by the granting agency before contract documents are prepared. The granting agency representative essentially becomes part of the project team and must be kept informed as plans change and mature. In New York, if State funds are granted for work on National Register-listed (or eligible) buildings, your architect will submit the drawings for that review to the State Office of Parks, Recreation, and Historic Preservation, often called the SHPO  1 (ship-o).

2. Contract Documents: Working drawings and specifications describe the work in detail. They are used for competitive bidding, obtaining a building permit, and construction of the building. Again, they must be approved by the grantor before bidding.

3. Bidding: Most grantors require competitive bidding. If government funds are used, the bidding must be open to the public. Requirements for advertising the work are regulated by State or Federal law. Requirements for M/WBE, women and minority owned business enterprise participation, are established by the grantor. Your architect can help you comply with government regulations and find qualified bidders who are interested in constructing your project.

4. Contract Administration: Architects visit the site from time to time to assist Contractors with interpretation of Contract Documents (drawings and specs), to assist in revising contracts if necessitated by site discoveries or requested revisions, and to verify that, in general, work conforms to the Documents.

5. As the work proceeds, the Architect determines amounts owed to contractors for periodic payments and certifies those amounts to the grantor and owner. This eliminates potential conflict between owner and contractor, and assures the grantor of a disinterested overview of the work, fair to both owner and contractor.

1. SHPO stands for the State Historic Preservation Officer, a federally mandated position.

Download PDF

For more about this renovation also see: Palmyra Community Library Renovation Part 1

Library Entrance

Circulation Desk

Reading Area

This post is password protected. To view it please enter your password below:

Password:

This post is password protected. To view it please enter your password below:

Password:

Featured Work: Boynton House Rehabilitation

The Boynton House rehabilitation is progressing toward late spring completion.  The story of this major rehabilitation was recently seen on WXXI in a “sneak-peak” of their documentary about the project.  While interior rehabilitation nears completion, work on the new garage and pergola is ongoing.

Read More:

Boynton House Rehabilitation
Boynton House Site Development
Frank Lloyd Wright House Restoration In Progress