Bermuda House is located close to the sea in Florida. The aggressive environment had accelerated corrosion of the reinforcement, resulting in the need for a full-scale concrete restoration and waterproofing project, which was completed in 18 months.

Every repair job has its own unique set of challenges. The intricacies found in a high-rise repair project often give contractors little pause. Generally, high-rise projects, which can encompass everything from apartments and condominiums to office buildings and industrial structures, are similar in nature to any other residential or commercial project. The difference is that the work is performed on a larger scale and at height.

Factors that are common to any repair job - such as gaining access to work areas, building relationships with owners and tenants and maintaining a good safety record - tend to be heightened on a high-rise project because of the nature of the job. With a good understanding of the unique nuances of high-rise repair, all members of the design-build team can minimize challenges to ensure project success.

Key Factors of Successful High-Rise Repair

One of the biggest challenges to any high-rise repair project is securing access to the work area. Swing stages are generally the best option, as they allow workers to concentrate access on the areas that need repair. However, this type of rigging might not be feasible on some structures; in which case, scaffolding must be erected. Gaining access can be one of the most costly aspects of this type of job (particularly if only a few small repairs are necessary, yet scaffolding has to be erected over the entire structure to gain access to those areas).

Needless to say, on such large projects, the planning and sequencing of work is also a major factor. It is not uncommon on high-rise projects to see up to 20 different jobs being performed at one time. The scope of work varies from job to job, but could include tasks such as shoring, erecting formwork and planning a pouring sequence - all while ensuring the crews have access to the right areas and the right equipment at the right time. In this case, it is important to thoroughly lay out a sequencing strategy during pre-project planning meetings, enabling the effective management of the various crews and the timing of their tasks.

When planning out this sequence, there can be many factors that can affect productivity on the job. Even seemingly small details, such as the size of the work area, can have a huge impact. For instance, the difference between one large repair area and several small repair areas can affect everything from the distance of saw-cutting that will have to be performed to how easy or difficult it will be to move equipment around the job or to what type of placement method to use to fill in the area once the repairs have been completed. Even the type of material used will have an impact on how the job is planned.

Despite forward planning, unforeseen circumstances cannot always be prevented from arising. Most contractors are prepared for the common problems - things like adverse weather and disparities between plans and actual conditions - but, as with other factors, these things can present even more of a challenge on high-rise projects.

In common with most other projects, high-rise repair jobs are surveyed before work begins to determine the scope of the repair needed. However, more often than not, only a percentage of the building is surveyed, and the remainder of the proposed work is extrapolated from that data - meaning that once the contractor gets on site, they may find conditions to be very different than anticipated. Actual conditions could include everything from severely cracked and spalled concrete to failed sealants and poor masonry work that has caused walls to bow. Because these unforeseen variables can often have a major impact on project factors such as time and cost, honesty with the owners during the planning stages is vital.

Communication is Key

Balcony repairs in progress.

Good communication practices are essential during all aspects of any job to maintain a successful relationship with the owner, and nowhere is this more true than on a high-rise project, where ownership might shift during construction. Most problems in contractor/owner relationships stem from a failure to communicate expectations. Therefore, these should be addressed in pre-project planning meetings with the owners and any other interested parties in attendance. Before the contract is signed, it is important to know that all parties involved understand and agree with the terms. Communication should continue during the course of work, as well. Maintaining good relationships through effective communication will go a long way toward the success of the project.

Security Concerns Grow With Height

On any repair project, protecting the existing structure is of paramount importance, but high-rise buildings pose a plethora of additional protection concerns. Every part of the structure must be secured, from the roof and parapets walls to windows, sliding doors and balcony railings. Contractors must also consider the very real possibility of damage to a piece of property near the construction site, be it a vehicle or part of the building's landscaping. Protection planning should be a significant part of the pre-project planning process.

On a high-rise project, the safety of three different sets of people must be considered: the crews, the building's owners and tenants and any inspectors or engineers working on the job. It is important that these groups understand all aspects of safety on the job, from wearing personal protection to ensuring that access areas are used safely and correctly.

Conclusion

Although the challenges of high-rise repair can be trying at times, they can be managed easily through careful thought and consideration to detail. A combination of meticulous planning, excellent communication and an emphasis on safety can often make even the toughest jobs run smoothly.

Author

Scott Greenhaus is President of VSL and Senior Vice President of Structural Preservation Systems (SPS). He has over 25 years' experience in the structural repair, strengthening and protection of existing structures.