Pike & Virginia Condominium
 This well-known Seattle landmark was experiencing widespread leakage at many of its exterior envelope systems.  The PL:BECS report provided detailed recommendations to address all leak sources, including at window systems.  The PL:BECS report provided detailed recommendations for proper integration of various elements, such as at junctures of planters and windows. |
Seattle, Washington
Client: Pike & Virginia Homeowner’s Association & Olson Sundberg Architects Dates of Service: 1995 Project Summary: This familiar Pike Place Market 1970’s landmark had been experiencing widespread water infiltration for many years. The 8-story, cast-in-place concrete structure displayed wide-ranging symptoms, including rotting wood floors, leaks deep within the building, efflorescence on concrete block infill walls, corrosion of its steel canopy, etc.
Exterior envelope systems included cast-in-place concrete, concrete block masonry, metal siding, store-front windows, modified bitumen roofing, and fluid plaza waterproofing. PL:BECS Services: PL:BECS was retained to determine the sources of these leaks and provide recommended corrective measures. Due to the complexity of the numerous envelope systems and junctures, extensive testing was required to determine the leak sources. The PL:BECS investigation revealed that the leakage affected nearly all exterior elements, including the roofs, terrace decks, planters, canopy, window systems, cast-in-place concrete structure, and the concrete block walls. Some of the primary flaws, such as the window system leakage, could have been easily prevented at the installation phase, but required extensive and costly remedial work. Recommended corrective measures included complete window system replacement, new deck, planter, and canopy waterproofing, as well as various lesser items. PL:BECS subsequently provided consulting services to Olson Sundberg Architects in the design of the corrective measures, as well as to Edifice Construction during their installation. |
