The Dallas Women’s Forum
Alexander Mansion
4607 Ross Avenue
Dallas, Texas 75204

Client’s Objectives:

✅ Address life-safety aspects of the exterior façade and roofing of the historic facility originally constructed in 1906.

✅ Remove and replace deteriorated roofing materials and install a new modified bitumen roofing system.

✅ Design and complete repairs to address leaks in the roof areas and “worst-case” wall conditions.

✅Assess the repair and restoration requirements for exterior masonry and historic wood windows.

✅ Assess the removal and repair of unsafe structural issues.

✅ Assess historic detailing for columns, cast stone detailing, decorative metal, and windows.

Solution:

1. The roof and facade of the historic Alexander Mansion had significant deterioration. The first task was to investigate the facility and identify recommended work, and classify that work as
2. a life-safety requirement;
3. roofing and waterproofing requirements to address interior leakage or significant deterioration; and other recommended exterior work associated with repair and waterproofing.

Due to funding issues, only “as-needed” and “urgent” issues were addressed during 2017. Additional work will be completed on the facility as funds and donations are acquired.

Texas Roof Management (TRM) and Frontier Waterproofing completed work on the building with design and recommendations by Arnold & Associates, Inc., in association with Holly Hall, Architect. Initial work was completed with the assistance of numerous pro bono donations, as well as materials and supplies provided by TRM and Siplast, Inc.

 

Preserving History, Enhancing Guest Experience

At Hotel Monaco Denver, a premier destination in downtown Denver, we successfully restored the historic windows of two iconic landmark buildings while keeping the hotel fully operational. Managed by Xenia Hotels & Resorts, Inc., this project balanced strict preservation standards with modern functionality, ensuring an exceptional guest experience.

Project Overview

The goal was to evaluate and restore the historic windows of two distinct buildings:

✅ Railway Exchange Building (1909/1913): A Beaux-Arts masterpiece with a Terra Cotta façade and large wood double-hung windows.

✅ New Building (1937): An Art Moderne gem featuring smooth limestone and expansive steel windows.

Both structures are listed on the Denver Historic Register and the National Register of Historic Places, demanding meticulous care to maintain their historic integrity.

The Challenge

The project required:

✅ Assessing historic steel and wood double-hung windows for restoration or replacement.

✅ Developing a cost-effective plan while adhering to preservation guidelines.

✅ Completing the work with minimal disruption to hotel guests and operations.

Previous renovations had added large storm windows, creating a challenge to balance historic authenticity with modern energy efficiency.

Our Solution

In collaboration with the Denver Historic Commission and Complete Property Services, Arnold & Associates, Inc. executed a preservation-focused restoration:

✅ Wood Windows: Restored, resealed, repaired, and fitted with new exterior storm windows for added protection.

✅ Steel Windows: Repaired, sealed, repainted (inside and out), and paired with reinstalled interior storm windows.

✅ Broken Glass Replacement: Preserved historic authenticity while ensuring durability.

This approach preserved the buildings’ heritage while improving energy efficiency and window longevity.

Project Details

✅ Timeline: March 2017 – September 2017

✅ Cost: Approximately $1,513,000

✅ Contractor: Arnold & Associates, Inc.

✅ Project Manager: Denise Pickles Schroderbek (407-982-4160)

Results

✅ Preserved historic charm: Maintained the architectural integrity of two Denver landmarks.

✅ Improved Efficiency: Upgraded windows for enhanced energy performance while maintaining heritage.

✅ Seamless Execution: Finished on schedule and within budget, causing no disruption to hotel operations or guest comfort.

Why It Matters

The restored windows not only enhance the aesthetic appeal of Hotel Monaco Denver but also ensure its legacy as a historic and welcoming destination for travelers. This project showcases how preservation and modern hospitality can coexist beautifully.

Discover the timeless elegance of Hotel Monaco Denver, where history meets modern luxury.

Project Name: Hotel Monaco Denver, Denver, Colorado
Owner: Xenia Hotels & Resorts, Inc.
Project Manager: Denise Pickles Schroderbek 407-982-4160

Project Overview

The iconic Loews Miami Beach Hotel, encompassing the historic St. Moritz, faced significant exterior challenges due to deteriorating stucco surfaces caused by prolonged exposure to salts and UV light. The client, Loews Hotels & Co., aimed to revitalize the hotel’s exterior with advanced coating materials, sealants, and fresh paint across all exterior walls, including specialty coping metal for decorative elements. The project required meticulous stucco repairs before coating, all while the hotel remained operational during a simultaneous interior lobby remodeling and pool deck project.

Client Objectives

✅   Exterior Upgrade: Restore the hotel’s facade to its original grandeur with durable, high-quality materials.

✅  Tight Timeline: Complete the project by December 2016, aligning with South Beach’s peak tourist season.

✅  Minimal Disruption: Execute all work with the hotel fully operational, ensuring guest satisfaction and uninterrupted hotel functions.

✅  Weather Resilience: Account for potential tropical storms, a common occurrence in Miami, within the project scope.

Our Solution

Arnold & Associates, Inc., led by consultant Michael L. Cogburn, AIA, CSI, delivered comprehensive plans and specifications for competitive bidding and construction. In close collaboration with Loews Hotels’ Director of Engineering, Andre Thuijs, and the hotel management team, we partnered with Capital Contractor Services (CCS) to execute the project. Key highlights include:

✅  Strategic Coordination: Seamless collaboration between the hotel staff, owner, consultant, and contractor ensured minimal disruption to guests despite ongoing interior renovations and a tropical storm event.

✅  Weather Preparedness: The project scope included demobilization and remobilization plans, allowing the team to navigate the storm without delays or additional costs.

✅  Exceptional Execution: The contractor adhered to the tight summer 2016 schedule, delivering high-quality workmanship within the approved budget of approximately $1,101,000.

Results

The facade restoration was a resounding success, restoring the Loews Miami Beach Hotel to its iconic status on Collins Street in South Beach. The project was completed on time, within budget, and with outstanding craftsmanship, enhancing the hotel’s aesthetic appeal and durability while maintaining uninterrupted guest services.

Project Details

✅  Client: Loews Hotels & Co.

✅  Location: Loews Miami Beach Hotel, South Beach, Miami

✅  Project Cost: ~$1,101,000

✅  Contractor: Capital Contractor Services (CCS)

✅ Consultant: Michael L. Cogburn, AIA, CSI, Arnold & Associates, Inc.

✅ Director of Engineering: Andre Thuijs

✅  Completion Date: December 2016

Why Choose Arnold & Associates, Inc.?

This project exemplifies our commitment to delivering high-quality facade restoration solutions with precision, efficiency, and minimal disruption. Our expertise in coordinating complex projects under tight schedules ensures exceptional results for iconic properties like the Loews Miami Beach Hotel.

For expert facade restoration and project management, contact Arnold & Associates, Inc. to elevate your property’s aesthetic and structural integrity.

 

Montage Hotel y Villas Roof Replacement: A Case Study in Effective Roof Failure Solutions

Project Overview

The Montage Hotel y Villas in Cabo San Lucas, Mexico, faced significant challenges during its construction due to roof failures following Tropical Storm Lidia in September 2017. These failures caused work stoppages and damage to interior finishes, threatening the project’s tight completion timeline for the summer of 2018. Arnold & Associates, Inc. (AAI), led by Lyle J. Shive, REWC, RRO, was engaged to evaluate the issues, recommend solutions, and oversee corrective actions to ensure the project met its deadlines.

Client Objectives

✅ Assess Roof Failures: Identify the causes of roof system failures that led to water damage and construction delays after Tropical Storm Lidia.

✅ Coordinate Corrective Actions: Work with the Architect of Record and General Contractor to implement design changes and corrective procedures.

✅ Optimize Solutions: Select roofing solutions based on local material availability, the expertise of local roofing companies, and the project’s tight timeline.

✅ Meet Deadlines: Complete roof replacements while construction continued, ensuring the hotel’s opening by summer 2018.

Project Background

Construction of the Montage Hotel y Villas began in late 2016, with an initial completion date of March 2018. The development includes a main hotel with reception, ballroom, restaurant, retail, and spa facilities, plus 8 residential villas, over 30 guest cabanas, and various outbuildings for services like security, tennis, and dining. Tropical Storm Lidia exposed critical flaws in the roofing systems, prompting an urgent response to prevent further delays and damage.

Identified Issues

The original roof system consisted of:

✅ A structural concrete roof deck with fluid-applied asphaltic waterproofing.

✅ 2-inch EPS foam insulation boards, loose-laid before the waterproofing cured.

✅ A topping of standard and lightweight concrete, coated with spray-applied polyurea.

This hybrid system exhibited widespread cracking, allowing water infiltration into interior spaces. “Dead flat” deck conditions and internal drain bowl assemblies prevented proper drainage, leading to standing water and deterioration of the waterproofing. Approximately 30 buildings were affected at the time of AAI’s review.

Comprehensive Solution

AAI recommended a complete demolition of the failed roof assemblies down to the structural decks, a process that began in November 2017 and continued through April 2018. The proposed solution included:

✅ New Insulation System: Application of polyurethane spray foam insulation over prepared concrete decks.

✅ Roof Membrane: A spray-applied polyurea coating, topped with a compatible paint coating for durability.

✅ Ongoing Oversight: AAI conducted multi-day site visits every two weeks to monitor progress and ensure quality.

✅ Final Review: Post-installation, AAI provided a detailed punch list of deficient items for correction.

This work, spanning December 2017 to July 2018, allowed the hotel to adjust its opening from March to June 2018, maintaining the overall project timeline.

Results

The roof replacement project was successfully completed, enabling the Montage Hotel y Villas to meet its revised summer 2018 opening. AAI’s expertise ensured the new roofing system was robust, compatible with local conditions, and installed by skilled local contractors. AAI continues to support additional projects within the Twin Dolphins development, of which Montage Hotel y Villas is a part.

Project Details

✅ Location: Cabo San Lucas, BCS, Mexico

✅ Owner: Ohana Real Estate Investors

✅ Construction Manager: Thor/Urbana

✅ Project Manager: Mr. Vicente Madrid (+52 55 3223 6308)

✅ Consultant: Arnold & Associates, Inc.

For expert roof failure analysis and corrective solutions, contact Arnold & Associates, Inc. to ensure your project stays on track.

 

 

 

Client’s Objectives:

• Stop leaks through the historic exterior masonry wall system.
• Restore exterior masonry wall construction to a water-resistant assembly with 100% tuckpointing of all mortar and removal/replacement of all broken brick.
• Improve water resistance with the installation of masonry water repellents and new joint sealants.

Solution:

Three (3) story-heavy masonry brick structure originally used as a rice mill in the early 1900s required extensive leak repair, masonry waterproofing, and waterproofing restoration including extensive masonry repair and installation of a penetrating masonry repellent/sealer.

Once the largest rice mill in North America, the building was repurposed for ownership loft living. Designed and developed by Sean Cummings and Anthony “T.J.” Iarocci, in association with architect Wayne Troyer and designer LM Pagano, it contains 69 lofts, townhouses, and studios ranging from one to three bedrooms and 750 to 2100 square feet. The Rice Mill was renovated by Gibbs Construction. Infused with the personality of a boutique hotel as much as the residential one, it opened on September 1, 2011.

The repurposing design and construction did not provide for needed through masonry repairs, wall flashings, and end dams to prevent water from migrating into interior spaces. A number of “bad experiences” prompted the hiring a waterproofing consultant to resolve continual leak issues in the exterior wall assembly. Arnold & Associates, Inc. was selected to proceed with completing analysis, design, and construction documents for weatherproofing the heavy masonry exterior.

After initial evaluations and extensive mockup testing of the exterior masonry wall systems, Arnold & Associates, Inc identified the sources of water infiltration in the exterior walls of the facility.

Arnold & Associates designed correction by insisting on a major exterior masonry repair project including 100% masonry mortar tuckpointing, broken brick removal/replacement, and wall construction repairs including removal/replacement of failed joint sealants. The project was continued and specifications were written, details drawn, and experience waterproofing contractors were contacted to bid the work.

Construction needed to improve the building weather resistance began in 2012 and was completed in 2013 by Frontier Waterproofing, Denton, Texas.

Total Project Cost = Approximately $568,580.00

Client’s Objectives:

• Evaluate the existing curtain wall system to determine the extent of the failure of existing gaskets and frame design.
• Determine the source of leakage at the intersection of the curtainwall system and roof areas where water is leaking into the hotel.
• Determine a Probable Summary of Costs for Correction.

 

 

Solution:

The W New Orleans is a recently converted and renovated 24 story hotel property located in downtown New Orleans adjacent to Harrah’s Casino. The exterior curtain wall system is glazed with reflective glass in dark bronze anodized frames with spandrel glass panels at each floor level.

Arnold & Associates, Inc. conducted an extensive review of the hotel facility focusing on those leak issues which have become evident after the major hotel conversion and addition in 1999-2000, approximately (3) years ago.

Arnold and Associates, Inc. Consultant Michael L. Cogburn, AIA, CSI completed the review from a two-man basket on two separate drops on separate sides of the building. Additionally, a full examination of the sill condition of the curtainwall system above the roof areas was completed.

Aged gaskets were brittle causing leakage through the window system. Inappropriate seaman installation which dams up the designed weeping systems of the curtainwall system above fourth-floor roof areas is recommended to be corrected immediately to allow the use of meeting rooms and guest rooms during rain conditions. Additional testing requiring a full removal of the lower sections of the curtainwall system (sill, subsoil, glass, etc.) was suggested and recommended to fully understand the conditions which exist that allow water to enter the inside of the guest room spaces adjacent to this wall condition at the fourth floor

Client’s Objectives

✅  Evaluate hurricane damage to the hotel.
✅ Determine a probable summary of costs for replacement.
✅ Complete the project on time and within budget.

Solution

In 2017, Embassy Suites by Hilton San Juan sustained significant damage from a major hurricane, affecting its three distinct roof systems: a steep slope standing seam, a low slope PVC (polyvinyl chloride) system, and a coating system over concrete decking. The damage included:
✅ Major sections of the metal roof were blown off.
✅ Sections of the low-slope PVC roof detached.
✅ Roof coating system struck by storm-driven debris.

✅ Displaced exhaust fans, dismantled ductwork, and condensers blown off their bases.

Project Scope

The primary goal was to restore the roof to a watertight condition and implement long-term replacements. The highest roofs, featuring standing seam systems, are located approximately 100 feet above ground level and required designs to withstand wind speeds of at least 150 miles per hour.

Key Actions Taken:

✅  Standing Seam Roof (High Slope):

• Reduced panel width to 16 inches using 0.040-inch panels.
• Installed new underlayment.
• Reduced hat channel spacing, fastening to decking at 6-inch centers.
• Decreased clip spacing and used stainless-steel fasteners and clips for enhanced durability.

✅  Low Slope PVC Roof:

• Mechanically fastened a base to lightweight insulation.
• Heat-welded SBS (styrene butadiene styrene) base and cap layers.

✅  Concrete Roof:

• Cleaned and re-roofed with a liquid membrane system.

✅  Additional Repairs:

• Rebuilt ductwork.
• Installed new hurricane-resistant stands for condensers.
• Added crossover structures where required.
• Replaced exhaust fans.
• Upgraded electrical systems to meet current code standards.
• Replaced internal drains to improve drainage capacity.
•  

Project Details

✅  Start Date: March 2017

✅  Completion Date: September 2017

✅  Project Consultant: Gary L. Mitchell, RRC, RRO, CCCA

✅  Project Cost: $1,267,000

✅ Project Owner: Blackstone

The project was completed on time and within budget, ensuring the hotel’s roof systems were restored to withstand future environmental challenges while meeting all regulatory requirements.

 

 

Skylight Replacement Project for Hotel Atrium

Project Objectives

✅ Evaluate Existing Skylight: Assess the condition of the large atrium skylight to identify issues and determine suitable replacement options.
✅ Cost Estimation: Provide a probable summary of costs for skylight replacement options.
✅ Minimize Disruption: Complete the project with minimal impact on hotel operations and guest experience.

Project Overview

In 2013, Arnold & Associates, Inc. was engaged by the property owner, Blackstone, to address ongoing issues with a large atrium skylight at a hotel. The skylight, a Kalwall-manufactured aluminum structure, was experiencing persistent leaks despite multiple repair attempts. The goal was to evaluate the skylight’s condition, recommend solutions, and execute the project while the hotel remained fully operational.

Skylight Specifications

✅ Structure: Aluminum structural skylight with 2-3/4-inch thick translucent panels.
✅ Slope: 3 in 12.
✅ Purlin Tubes: Two 4-inch x 4-inch x 1/8-inch aluminum purlins spaced at 7 feet 10-    5/16 inches and 18 feet 8-11/16 inches on each side of the ridge.
✅ Wind Bracing: 4-inch x 4-inch x 1/8-inch aluminum tube.
✅ Loads

• Dead load: 7 psf.
• Live load: 20 psf.
• Wind loading (ASCE 7-93):
  • Cladding fastener uplift: 68.2 psf (field), 110.8 psf (perimeter).
  • Cladding panels: 49.5 psf (field), 93.9 psf (perimeter).
  • Rafters: 36.0 psf (field), 76.6 psf (perimeter).

Issues Identified

A thorough field investigation revealed:

✅ Persistent leaks at panel junctions, leading to moisture infiltration into the building.
✅ Standing water at the junction of two elevator shafts and skylight.
✅ Moisture infiltration at the wall-skylight junction in both elevator shafts.
✅ Fiberglass bloom causing panel surface cracking.
✅ Backing out of fasteners in multiple locations.

Solutions Implemented

Arnold & Associates, Inc. recommended a comprehensive replacement strategy to address the skylight’s issues while ensuring long-term durability and minimal disruption to hotel operations:

✅ Panel Replacement: All translucent panels were replaced to eliminate leaks and address fiberglass bloom.
✅ Additional Bracing: Bracing was added at the elevator shaft junctions to create a positive slope, preventing water ponding.
✅ Flashing Installation: Aluminum angle flashing with silicon tape was installed at wall perimeters to enhance water resistance.
✅ Protective Coating: A coating was applied to the new panels to prevent fiberglass bloom and extend panel lifespan.
✅ Fastener Upgrades: Additional fasteners were installed to improve wind load uplift resistance.

Project Details

✅ Consultant: Gary L. Mitchell, RRC, RRO, CCCA.
✅ Total Cost: $639,666.00.
✅ Owner: Blackstone.
✅ Completion: The project was completed with minimal disruption to hotel operations, ensuring guests experienced no significant inconvenience.

Why Choose Arnold & Associates, Inc.?

Arnold & Associates, Inc. specializes in providing high-quality, cost-effective solutions for complex building envelope issues. Our expertise in skylight replacement and dedication to reducing operational disruptions make us the ideal partner for property owners seeking durable, long-term solutions.

For professional skylight evaluation and replacement services, contact Arnold & Associates, Inc. today.

 

 

 

 Client’s Objectives: 

• Evaluate existing hotels in the historic area of Baton Rouge for below-grade waterproofing. 
• Evaluate existing historic drainage tunnel near the hotel for hotel usage. 
• Determine a Probable Summary of Costs for below-grade waterproofing options. 
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions. 

Solution: 

Built-in 1929, Hilton Baton Rouge Capital Center is located downtown Baton Rouge Historic area on the banks of the Mississippi River. The Mississippi River is about 238 feet from the hotel with a berm, and road separating them. The below-grade area is an occupied space with water infiltrating the wall and floor system. 

It was difficult determining the water level at the exterior, but it is believed that the water level is above the concrete floor slab. The water level fluctuates throughout the year but is at its highest during the spring when the snow melts from the Northern states and flows into the Mississippi. In the historic area of Baton Rouge, there are underground tunnels, many of which have been infilled. The hotel has one which shows the history of the City. The Ownership wanted to build a restaurant depicting the cities history in this area and use the tunnel as a showplace. 

Our first course of action was to stop the infiltration of moisture. Most of the water was infiltrating between the floor slab and concrete wall. After reviewing several manufacturers, Koester a German waterproofing system was selected. This system was designed for this application. A Waterproofing Contractor was selected. 

 

Although somewhat unsure of how the waterproofing system would work against the Mississippi River, I visited the site several years later with no additional infiltration noted, and the Owner had started renovations. 

 

 

Arnold’s Project Consultant: Gary L. Mitchell, RRC, RRO, CCCA 

Project Costs: $77,985.00 

Project Owner: Rockbridge Capital 

Waterproofing Solutions for Hilton Baton Rouge Capital Center

Overview

Located in the historic downtown area of Baton Rouge along the Mississippi River, the Hilton Baton Rouge Capital Center, built in 1929, faced significant challenges with water infiltration in its below-grade occupied spaces. Our team was tasked with evaluating the hotel’s below-grade waterproofing, assessing a historic drainage tunnel for potential use, and providing cost-effective solutions with minimal disruption to hotel operations.

Challenges

✅ Water Infiltration: The below-grade area experienced water seepage through the walls and floor slab, primarily at the junction, due to the proximity of the Mississippi River, approximately 238 feet away, separated by a berm and road.

✅ Fluctuating Water Levels: The river’s water level, especially high during spring snowmelt from northern states, complicated waterproofing efforts.

✅ Historic Drainage Tunnel: An existing underground tunnel, reflective of Baton Rouge’s history, was considered for conversion into a restaurant showcasing the city’s heritage.

✅ Operational Continuity: The project needed to be completed without disrupting hotel guests or functions.

Solutions

Our team conducted a thorough evaluation of the below-grade waterproofing needs and the historic drainage tunnel. Key actions included:

✅ Waterproofing System Selection: After reviewing multiple options, we chose the Koester waterproofing system, a German-engineered solution ideal for addressing water infiltration at the floor-wall junction.

✅ Professional Implementation: A specialized waterproofing contractor was hired to install the system, ensuring precision and durability.

✅ Tunnel Assessment: The historic drainage tunnel was evaluated for structural integrity and potential use as a unique restaurant space, aligning with the owner’s vision to highlight Baton Rouge’s history.

Results

✅ Successful Waterproofing: A follow-up visit years later confirmed no further water infiltration, validating the effectiveness of the Koester system against the Mississippi River’s challenges.

✅ Minimal Disruption: The project was completed seamlessly, allowing the hotel to maintain normal operations throughout.

✅ Ongoing Renovations: The owner proceeded with renovations, including plans to transform the historic tunnel into a restaurant, enhancing the hotel’s cultural appeal.

Project Details

✅ Consultant: Gary L. Mitchell, RRC, RRO, CCCA

✅ Project Cost: $77,985.00

✅ Project Owner: Rockbridge Capital

✅ Location: Hilton Baton Rouge Capital Center, Downtown Baton Rouge, Louisiana

Why Choose Our Waterproofing Expertise?

Our team specializes in delivering tailored waterproofing solutions for historic and operational properties. By combining advanced technology, such as the Koester system, with meticulous planning, we ensure long-lasting results with minimal disruption. Contact us to learn how we can protect your property from water damage while preserving its historical value.

Keywords: Below-grade waterproofing, historic building restoration, Hilton Baton Rouge, Mississippi River waterproofing, Koester waterproofing system, drainage tunnel renovation, Baton Rouge historic area.

 

 

 

Sheraton Kauai Exterior Renovation:
Restoring Poipu Beach’s Iconic Resort
Project Overview

The Sheraton Kauai, located in Poipu Beach, Koloa, Kauai, Hawaii, underwent a comprehensive exterior renovation to address structural deterioration, enhance aesthetics, and ensure guest comfort. Originally built in 1987, the resort was significantly impacted by Hurricane Iniki in 1992, leading to the reconstruction of its Beach Side in 1995. The property comprises three distinct sections—Oceanside, Beach Side, and Garden Side—along with amenities like a lobby, shops, restaurants, bars, pools, ballrooms, and offices.

This project, managed by Arnold and Associates, Inc., focused on evaluating and repairing concrete spalling, stucco cracking, and Exterior Insulation and Finishing Systems (EIFS) issues while resolving balcony leaks and refreshing the hotel’s exterior appearance. Completed between May and September 2008, the renovation was executed with minimal disruption to hotel operations, ensuring guests continued to enjoy their stay.

Objectives

✅ Assess Structural Integrity: Evaluate concrete, stucco, and EIFS systems to determine the extent of concrete spalling and stucco cracking, designing solutions to halt deterioration.

✅ Resolve Balcony Leakage: Identify and address the source of water leaks on guest room balconies.

✅ Modernize Aesthetics: Update and refresh the exterior walls to enhance the resort’s visual appeal.

✅ Cost Estimation: Provide a probable cost summary for the repairs and upgrades.

✅ Minimize Disruption: Complete the project during hotel operations with minimal impact on guests and staff.

Property Details

The Sheraton Kauai consists of:

✅ Oceanside: Two structural concrete buildings, including a four-story tower and a two-story building.

✅ Beach Side: Three four-story structural steel buildings with stucco and EIFS veneers, located around the main pool area.

✅ Garden Side: Located across the road, complementing the resort’s diverse layout.

✅ Additional Facilities: Lobby, shops, restaurants, bars, pools, ballrooms, and office spaces.

Hurricane Iniki, a Category 4 storm, destroyed the Beach Side in 1992, leading to its reconstruction in 1995. The Oceanside and other structures required targeted repairs to maintain structural integrity and guest safety.

Solutions and Implementation

Arnold and Associates, Inc., led by Edward L. Arnold, RRC, RWC, and William G. Hobgood, III, RRO, conducted a thorough assessment of the hotel’s exterior. Key actions included:

✅ Structural Evaluation: Noted concrete spalling in the Oceanside towers and stucco/EIFS cracking in the Beach Side buildings.

✅ Leak Investigation: Identified the sources of balcony leaks to prevent water damage and ensure guest comfort.

✅ Aesthetic Upgrade: Created a new color scheme to modernize the resort’s exterior while keeping its tropical charm.

✅ Project Execution: After identifying repair areas, the project was put out for bid. Work started in May 2008 and finished by September 2008, following a strict timeline to minimize guest disruption.

 

Project Summary

✅ Project Name: Sheraton Kauai – Poipu Beach, Koloa, Kauai, Hawaii

✅ Owner: Starwood Hotels & Resorts Worldwide, Inc.

✅ General Manager: Angela Vento (Contact: 808.742.1661)

✅ Director of Engineering: Jason Hasenberg

✅ Probable Cost: Approximately $1,279,000

✅ Timeline: May 2008 – September 2008

Why This Matters

The Sheraton Kauai renovation project showcases how targeted structural repairs and aesthetic upgrades can extend the lifespan of a historic resort while enhancing guest experience. By addressing critical issues like concrete deterioration and balcony leaks, the project ensured the property’s longevity and safety. The refreshed exterior design aligns with modern aesthetic standards, making the Sheraton Kauai a standout destination in Poipu Beach.

For more information on similar renovation projects or to explore partnership opportunities, contact Arnold and Associates, Inc.

•  

Lubbock State Supported Living Center Roof Replacement Project

Project Overview

The Lubbock State Supported Living Center in Lubbock, Texas, underwent a comprehensive roof replacement project for multiple facilities, covering approximately 200,000 square feet. The Texas Department of Health & Human Services Commission engaged Arnold & Associates, Inc. to investigate and specify the replacement of a 35-year-old roofing and gravel surfacing system across 20 buildings on the campus.

Project Objectives

✅ Replace outdated roofing systems across multiple buildings.

✅ Remove existing gravel surfacing and asphaltic built-up roofing.

✅ Install a modern, durable roofing solution to enhance building functionality and aesthetics.

Solution

Arnold & Associates, Inc. designed and specified a high-performance roofing system to meet the client’s needs. Key project details include:

✅ Scope: Replacement of roofing systems on 20 buildings with gable-configured roofs installed over structural gypsum planks.

✅ Materials: Removal of existing gravel and installation of a gypsum recover board topped with a 60 mil PVC membrane in a ribbed design (Sarnafil Decor System).

✅ Design Enhancements: Incorporation of multiple color schemes to improve building identification across the campus.

✅ Warranty: The new roofing system is backed by a 20-year manufacturer’s warranty.

Expertise and Experience

Arnold & Associates, Inc. has partnered with the Texas Department of Health & Human Services Commission for over 15 years, delivering roofing and waterproofing consulting services. In the past three years, the firm has completed major roofing projects across 12 campuses, including a similar 200,000-square-foot roof replacement initiative in Abilene, Texas.

Project Summary

✅ Project Cost: $2,200,000

✅ Client: Texas Department of Health & Human Services Commission, Austin, TX

✅ Services: Roofing and Waterproofing Consulting

✅ Senior Project Consultant: Syd N. Singer, Arnold & Associates, Inc.

Why Choose Arnold & Associates, Inc.?

With extensive experience in large-scale roofing projects and a proven track record with state agencies, Arnold & Associates, Inc. delivers reliable, high-quality solutions tailored to client needs. Contact us to learn more about our roofing and waterproofing consulting services for state-supported facilities.

 

 

Client Objectives:

• Roof replacement for multiple facilities of various square footage totaling approximately 200,000 square feet..
• Investigate and specify the replacement of the existing roofing and gravel surfacing system.

Solution

The Texas Department of Health & Human Services Commission directly hired Arnold & Associates, Inc. to investigate and specify the replacement of the existing roofing and gravel surfacing system which was more than thirty-five (35) years old over twenty (20) buildings at the campus in Lubbock, Texas. The existing roofing, which was sloped in gable configuration, was installed directly to structural gypsum planks.

The gravel was removed from the asphaltic built up roofing on each building in preparation for installing a layer of gypsum recover board and 60 mil PVC membrane in a ribbed design (Sarnafil Decor System). The roof areas were designed with several different colors selected to enhance the identification of each building on the campus. The new roofing system is warranted by the manufacturer for twenty (20) years.

Arnold & Associates, Inc. has been working for the Texas Department of Health & Human Services Commission for approximately fifteen (15) years with work in major phases on twelve (12) campuses in the last three (3) years. Currently, Arnold & Associates, Inc. is working on other campuses including approximately 200,000 square feet of total roof area on multiple buildings in Abilene, Texas.

Summary

• Roof Replacement: $2,200,000.00.
• Owner: Texas Department of Health & Human Services Commission, Austin, TX.
• Services Provided: Roofing and Waterproofing Consulting
• Senior Project Consultant: Syd N. Singer, Arnold & Assoicates, Inc.

Rose Hall Resort and Country Club: Comprehensive Roofing and Facade Renovation

Project Overview

Rose Hall Resort and Country Club, a premier hospitality destination, faced significant challenges with water leakage and structural deterioration across its roofing, facade, balcony, and fenestration systems. Arnold & Associates, Inc. was engaged to evaluate these issues, identify the sources of failure, and develop a strategic five-year plan for repair and renovation. This case study outlines the evaluation process, solutions implemented, and the successful outcomes achieved, ensuring compliance with ASTM E 2128 standards.

Client Objectives

The primary goals for the project included:

✅ Conducting a thorough evaluation of the existing roof and facade systems per ASTM E 2128 (“Standard Guide for Evaluating Water Leakage of Building Walls”) to assess the extent of failures in roofing, balconies, fenestration, and facade systems.

✅ Identifying the sources of water leakage, documenting conditions with detailed photographs and drawings.

✅ Developing a comprehensive five-year plan for system replacement and renovation, incorporating short-term and long-term goals to ensure durability and performance.

 

Property Description

Rose Hall Resort and Country Club comprises:

✅ Two main towers connected by a central link housing the main entrance, shops, administrative offices, and dining areas.

✅ Separate buildings for living quarters, a golf pro-shop, and maintenance facilities.

 

Roofing Systems:

✅ Hotel: Sprayed polyurethane over a built-up roof system on a concrete deck.

✅ Living Quarters: Wood frame with underlayment and asphalt shingles.

✅ Pro Shop and Maintenance: Wood frame with wood shingles.

 

Challenges Identified

Arnold & Associates conducted an in-depth evaluation, uncovering significant issues:

✅ Fenestration Failures: Over 300 sliding glass doors in guest rooms exhibited failed framing, bearings, and waterproofing, leading to water infiltration.

✅ Concrete Balconies: Significant spalling and rebar rusting, posing safety hazards due to the risk of falling concrete.

✅ Hotel Roof System: Water trapped between the sprayed polyurethane and built-up roof layers created a “waterbed” effect, causing leaks into the hotel interior.

✅ Pro Shop and Maintenance Roofs: Severe deterioration of wood shake shingles resulted in water infiltration.

 

Solutions Implemented

Immediate Leak Mitigation

The priority was to halt active leaks to stabilize the property while developing long-term solutions. Key actions included:

✅ Emergency Repairs: Specifications for immediate leak repairs were developed and implemented, costing $229,000.

✅ Hurricane Ivan Response: Following a direct hit from Hurricane Ivan, emergency specifications were created for the replacement of over 40 damaged sliding glass doors.

 

Long-Term Renovation Plan

A five-year plan was established to address all identified issues, with design criteria including:

✅ Upgrading the roofing R-value from 2 to over R-15 for improved energy efficiency.

✅ Ensuring systems could withstand wind loads exceeding 150 mph for enhanced durability.

 

Key Renovation Projects

• Roof Replacement:

✅ All roofs were replaced with high-performance modified bituminous roof systems and wood shakes where applicable.

✅ Total cost: $2,800,000.

• Sliding Glass Door Replacement:

✅ Over 300 sliding glass doors were replaced with modern, watertight systems.

✅ Total cost: $1,800,000.

• Concrete Balcony Repairs:

✅ Balconies were rebuilt to address spalling and rebar corrosion, ensuring safety and longevity.

✅ Total cost: $390,000.

• Storefront Window Replacement:

✅ Storefront windows were replaced to enhance aesthetics and performance.

✅ Total cost: $1,200,000.

• Facade Recoating:

✅ The facade system was recoated to improve weather resistance and appearance.

 

Outcomes

The renovation project successfully transformed Rose Hall Resort, addressing all water leakage and structural issues. Key achievements include:

✅ Enhanced Durability: New roofing and fenestration systems meet high wind-load and energy-efficiency standards.

✅ Improved Safety: Rebuilt balconies eliminated the risk of falling concrete.

✅ Restored Aesthetics: The recoated facade and replaced storefront windows enhanced the resort’s visual appeal.

✅ Operational Continuity: Emergency repairs and strategic planning minimized disruptions during the renovation process.

 

Project Summary

✅ Total Roof Replacement Cost: $2,800,000

✅ Sliding Glass Door Replacement Cost: $1,800,000

✅ Emergency Repairs Cost: $229,000

✅ Concrete Repairs Cost: $390,000

✅.    Storefront Replacement Cost: $1,200,000

 

Why Choose Arnold & Associates?

Arnold & Associates, Inc. has demonstrated expertise in evaluating complex building systems, delivering tailored solutions, and managing large-scale renovations under challenging conditions, including those related to hurricanes. Their adherence to ASTM E 2128 standards ensured a thorough and reliable approach to resolving water leakage and structural issues.

For expert building system evaluations and renovations, contact Arnold & Associates, Inc. to safeguard your property’s performance and longevity.

Keywords: Rose Hall Resort, roofing renovation, facade repair, ASTM E 2128, water leakage, sliding glass door replacement, concrete balcony repair, modified bituminous roofing, hurricane-resistant design, building system evaluation.

 

Sheraton Halifax Hotel Renovation – Halifax, Nova Scotia

Project Overview

The Sheraton Halifax Hotel, managed by Starwood Hotels & Resorts Worldwide, underwent an extensive renovation to address critical structural and aesthetic issues. Located in Halifax, Nova Scotia, this project focused on resolving roof leaks, redesigning the outdoor plaza/sun deck, restoring exterior masonry, and enhancing the visual appeal of the lower roof area visible from tower guest rooms.

Client Objectives

✅ Eliminate Roof Leaks: Address intermittent leaks across 22 deteriorated roof areas.

✅ Redesign Plaza/Sun Deck: Stop leaks and revamp the existing outdoor pool deck.

✅ Restore Masonry Walls: Convert exterior masonry into a water-resistant assembly.

✅ Enhance Aesthetics: Improve the visual appeal of the lower roof area for guest satisfaction.

 

Solutions Implemented

The project was divided into two major contracts: Roofing and Masonry Restoration, with a total cost of approximately $2.7 million.

Roofing Renovation

✅ Scope: Repaired and replaced 22 existing roofing areas to eliminate leaks.

 

 

 Pool Deck Redesign: The outdoor pool deck, plagued by multiple leaks, was completely rebuilt. The process included:

✅ Removal of existing landscaping, wood decking, and roofing.

✅ Installation of a 60 mil Sarnafil reinforced single-ply membrane with high-density architectural pavers.

✅ Custom color and pattern selection approved by the owner.

✅ Cost: Approximately $1,250,000.

 

Masonry Restoration

✅ Scope: Comprehensive restoration of exterior masonry walls to ensure water resistance and structural integrity.

✅ Work Performed:

• Removed and replaced existing sealants and copper through-wall flashings.
• Installed additional vertical control joints and stainless steel end dam protection at all windows.
• Rebuilt the exterior split-face block veneer on a significant portion of the building’s exterior elevation.
• Replaced guardrails/handrails and performed a complete exterior wall cleaning.

✅ Cost: Approximately $1,450,000.

 

Project Details

✅ Project Name: Sheraton Halifax Hotel Renovation

✅ Location: Halifax, Nova Scotia, Canada

✅ Owner: Starwood Hotels & Resorts Worldwide

✅ Key Contacts:

• P. of Hotel Operations: Jim Hill (902-421-1700)
• Engineer: John Chapman/Gary Crotty (902-421-1700)
• Controller: Mary Banks (902-421-1700)
• Fax: 902-422-5805

✅ Total Project Cost: Approximately $2.7 million

 

Outcome

The renovation successfully addressed all client objectives, delivering a leak-free roof, a redesigned and functional outdoor pool deck, restored water-resistant masonry walls, and an enhanced aesthetic for guest-facing areas. The project improved both the structural integrity and visual appeal of the Sheraton Halifax Hotel, ensuring long-term durability and guest satisfaction.

Client’s Objectives:

• Stop leaks through the rooftop pool deck
• Stop leaks through roof areas and upgrade existing roofs and warranties
• Restore exterior precast concrete panel wall construction to a water-resistant assembly
• Improve the aesthetics of the lower roof area viewable from tower guest rooms.

Solution:

Work included three (3)separate major contracts for Pool Deck Waterproofing, Roofing, and Exterior Wall Waterproofing.

 

Roof Top Pool Area

Description of Projects 1& 2: Work included separate contracts for ninth (9th) floor roof Pool  Deck replacement and miscellaneous roof system repairs and reconditioning. Extended life of roof systems approximately ten (10) additional years at a minimal cost. Cost for Roofing = $83,209.00

Project Cost Pool Deck Repair = $126,625.00

Total Project Costs = $209,834.00

Description of Project 3: An additional project was prepared for execution in the Spring of 1999 which included the full removal and replacement of all exterior wall sealants in the pre-cast concrete panel exterior wall system. A large portion of the scope of work included the installation of an 18 to 20 mil thick coating system on all exterior walls.  During the course of the project, two high magnitude hurricanes (80 to 100 mph winds) passed by the property without causing leakage. The project was successfully completed.

Total Project Costs = $212,366.00

 

Client’s Objectives:

• Roof assembly able to withstand severe operational abuse
• Roof assembly damage must be easily identified and repaired by in plant personnel
• Roof assembly to require minimal maintenance during anticipated life span
• Roof assembly must have elastomeric properties

Solution:

Specifications to remove existing materials to 24 gauge deck, to stiffen up deck assembly, side lap fasten 24 gauge deck at 18 inches on center, replace deteriorated 24 gauge deck with 18-gauge deck, clean and prime all deck, install two layers insulation with staggered joints, and install granulated SBS asphalt modified B.U.R. assembly with aluminum foil faced SBS flashings.

Demolition involved the removal of five roof-mounted concrete transformer pads and runways in conjunction with an abatement firm. Construction documents provided for all expansion joints to be 22 gauge galvanized sheet metal and for replacement of all internal drains.

Due to the facility size of 1,784,966 square feet, the project was phased into six parts over a projected 18- month period with a budget of $7,000,000 for 1,286,496 square feet of roof replacement.  Project substantially completed within 14 months by L.E. Schwartz & Son, Inc., at a final cost of $6,250,000.

Client’s Objectives:

• 1927 landmark hotel with pink exterior stucco walls should be preserved from further exterior deterioration of the stucco, sealants, painted finishes and windows.
• Evaluate existing spalling concrete decorative cornices, railings, and balustrades, as well as stabilizing wall substrates. Determine the extent of concrete spalling and stucco cracking, and to design a solution to repair the damage and stop the deterioration of the structure.
• Determine the source of leakage at the exterior walls. Retain the color fastness of the exterior color throughout the building.
• Determine a Probable Summary of Costs for Correction.
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions.

Solution:

The Don Cesar Beach Resort & Spa was originally built in 1927 and has had a long history of prominence on the beach on the west coast of Florida. Its unusual history includes the buildings use as a hospital, convalescence center in WWII, a VA office building, and was once even considered for demolition.

Beginning in 2004, Arnold and Associates, Inc., Architect/Senior Consultant Michael Cogburn, AIA, CSI, conducted an extensive review of the hotel facility focusing on the deterioration of the structure and the cracking of the stucco. The original budget was established at approximately $1.5 million.

Once the Scope of Work was fully defined, the project was issued for bidding. The project was awarded to Valcourt Building Services started in October of 2005 and completed by Christmas, 2006. The Project was highly successful and substantially under budget.

Final Cost = Approximately $1,040,000.00.
Project Name: The Don Cesar, St. Pete Beach, Florida
Owner: Loews Hotels, Inc. and Prudential
General Manager: John Marks 727-360-1881
Director of Engineering: John Jones 727-360-1881
Consultant: Michael L. Cogburn, AIA, CSI

Client’s Objectives:

• Stop leaks through windows and exterior masonry wall system.
• Restore exterior masonry wall construction to a water-resistant assembly.
• Improve aesthetics through extensive cleaning of masonry and coatings.

Solution:

Eight (8) story brick veneer hospital required extensive curtainwall leak repair, masonry waterproofing, and cast stone restoration including installation of new sealants, end dams, and penetrating masonry sealer.

The Hospital administration was unsure of how to proceed and reluctant to enter into an agreement with a consultant or architectural firm that was unable to be trusted to solve the water infiltration issues on the facility. A number of “bad experiences” prompted a cautious approach to hiring a waterproofing consultant. Upon research into Arnold & Associates, Inc. references and multiple discussions, Arnold & Associates, Inc. was selected to proceed with the first phase of the evaluation and testing services.

After initial evaluations and extensive testing of the exterior masonry wall systems, Arnold & Associates, Inc. successfully identified the sources of water infiltration in several areas of the facility.

The existing aluminum curtainwall system was experiencing significant aging in the gasket system which resulted in windblown rain forcing itself through the seals and into the interior spaces during thunderstorms. In addition, the perimeter sealants around and at end conditions were also aged, brittle, and cracking contributed to great quantities of water infiltration around the system. The original design and construction did not provide for needed through-wall flashings and end dams to prevent water from migrating into interior spaces. Consequently, hospital offices, patient rooms, and ancillary spaces continued to leak.

In one area, an executive conference room, leaks were continuing for a period of eight (8) years without resolution. Arnold & Associates successfully identified the source of water infiltration and designed correction.

The project was continued and specifications were written, details are drawn, and experience waterproofing contractors contacted to bid the work.

The project was successfully completed, on time, and on budget with excellent results…..no leaks!

Total Project Cost = $202,000.00

Project Name: Presbyterian Hospital of Greenville  – Greenville, Texas, U. S. A.

Owner: Presbyterian Hospital of Greenville – Hunt Hospital District

Director of Support Services: Karan Ellis 903-408-5000 fax 903-408-1699

Director of Plant Services: Danny Reed 903-408-5000 fax 903-408-1009[

Client’s Objectives:

• Roofing and Waterproofing System Selection.
• Design Specifications and Detailing for the Development.
• On-site Field Observation.

 

Solution:

Flushing Town Centre which later became Sky View Parc is a significant multi-use development in Flushing, NY directly under the flight path of La Guardia Airport. The development encompasses approximately 14 acres of ground area which also reflects the size of the roofing/waterproofing extent. The development has large retail tenants below the podium level and a landscaped activity level above the large retail area and an amenity deck on the multilevel parking structure. Initial condominium and apartment units include three multi-level towers including approximately 448 units. Future towers are designed to accommodate another 619 units.

Working with the design architects, landscape architects, mechanical/electrical/plumbing engineers, and owner/developer representatives, Arnold & Associates, Inc. combined hours of research and analysis of systems into a formal presentation and recommendation on system selection. Once roofing and waterproofing systems were selected, Arnold & Associates, Inc. Senior Consultants integrated the system selections into comprehensive specifications for the project. Working closely with architects with Perkins Eastman, Inc.

Arnold & Associates, Inc. specified all below-grade waterproofing systems which were installed to prevent water migration and contamination into the lower portions of the development. Below grade hydrostatic pressures were reviewed and materials and thicknesses were determined. All below-grade waterproofing systems were installed on the positive side of the structural concrete systems. Products selected were carefully installed at lower structural slabs and piling caps as well as vertical wall conditions below grade. Contractor installation was monitored by Arnold & Associates, Inc. Senior Consultants and manufacturer’s technical representatives to ensure a successful long term solution.

Roofing systems were also chosen and specified by Arnold & Associates, Inc. in collaboration with the Architects of Record, Perkins Eastman of New York. An extensive review of conditions above the large retail space below the podium level created challenges with requirements restricting the number of roof penetrations and drains. The owner/developer envisioned a highly landscaped podium level, and landscape screened areas and grass areas were developed to complement the overall pedestrian experience and design. Waterproofing systems were selected instead of roofing systems due to the extend of landscaping, hardscape, and pedestrian walkways required by the designers. Reflective roofing systems at the three towers required extensive coordination and selection in order to provide the most effective solution to incorporate with mechanical systems and roof penetrations. Arnold & Associates, Inc. also advised and specified deck coating systems and other specific materials and systems including sheet metal flashings.

Overall Phase I of the project is completed with excellent response to the development with major portions of the development occupied and retail spaces leased.

Consultants: Michael L. Cogburn, CSI & William “Bill” Hobgood, III, RRO.

Client’s Objectives:

• Replace existing deteriorated synthetic slate roofing with natural slate in color to match
• Stop leaks in Main Plaza Deck Courtyard Mill Street Plaza Deck and enhance drainage
• Remove Mill Street Plaza Deck raised planter area and install new hydronic snowmelt system and natural flagstone slab design.
• Complete all work before tourist season and minimize the hardship of noise and operational issues

Solution:

Work included separate major contracts for Roofing and Plaza Deck Repair and Restoration. Roofing contract included repair and replacement of 435 squares of existing synthetic steep-sloped roofing areas with natural slate and an extensive leak and waterproofing repair to existing outdoor Plaza Deck areas.

Description of Project 1: Under extreme time constraints and bidding procedures, Arnold & Associates was commissioned to complete Contract Documents, coordinate Owner purchased Vermont Slate, and provide on-site quality observation services on the removal and replacement of 435 squares of slate roofing on a steep-sloped roof system of this five-star hotel in Aspen, Colorado.

The Owner’s requirements for installation required that the slate be installed before winter and the ski season. After extensive contractor qualification interviews, the project was successfully bid and awarded. The project scope included the roof slate removal/replacement on three (3) separate hotel buildings as well as copper sheet metal fabrication work, and a state-of-the-art ice melt system installation.[/vc_column_text][/vc_column_inner][vc_column_inner width=”1/2″][vc_single_image image=”14680″ img_size=”449 x 303″ alignment=”center” image_hovers=”false”][vc_column_text]Total Project Cost = $1.55 million.

Description of Project 2: Under a separate construction contract and a four-week construction schedule, Arnold & Associates, Inc. successfully bid, negotiated, and coordinate the award of construction contracts with a waterproofing contractor to complete plaza deck waterproofing repairs on two separate plaza deck areas of the facility which had been leaking into ballrooms, meeting rooms, and other public spaces below the deck. Work was completed on time and in budget within the operational issues of the hotel. Work included removal and re-installation of existing Colorado flagstone slabs, copper perimeter flashings, and waterproofing membrane. On a separate plaza deck, work included the removal of a large raised planter, waterproofing, filling, and installation of a hydronic snowmelt system.

Total Project Cost = $285,000

Owner: Starwood Hotels & Resorts Worldwide, Inc.

Corporate Director: Mr. David Bray – 602-852-3902

fax: 602-852-0519

Client’s Objectives:

• Provide replacement of existing sealants at the perimeter of windows and control joints
• Provide masonry repair and tuckpointing procedures
• Provide cleaning of existing masonry
• Provide specialized cleaning of anodized aluminum window frames to remove heavy oxidation and staining
• Provide specialized cleaning of window glass to remove streaking which would not clean with typical window cleaning techniques

Solution:

Upon examination of the building, it was noted that to remove existing sealants properly would require excessive grinding of the masonry. The potential of dust entering the hospital rooms due to the grinding was too great. We, therefore, designed the new sealant joints at the perimeter of windows to be installed using extruded silicone spanning over the existing sealant which was allowed to remain in place.

Both the glass and the metal window frames were discolored and stained from lime deposits bleeding out of the precast spandrel panels and from oxidation. The lime deposits were streaked onto the glass and would no longer clean. We recommended the use of a specialized cleaning process for the metal frames utilizing volcanic pumice as an abrasive cleaning agent.

For the glass, we recommended the use of a specialized cleaning process using cerium oxide as a polishing agent to clean the glass.

The total project included the use of silicone sealants and extruded silicone for waterproof joints. The masonry was tuck-pointed, received limited areas of masonry replacement, was cleaned and treated with a clear water-repellant. The windows were wet-glazed with silicone sealant to address the deteriorating neoprene gaskets. The exterior aluminum frames at windows and louvers were cleaned with the specialized process. The exterior glass was cleaned and the project was expanded to also include cleaning of the interior glass panes.

The project was originally budgeted at $416,283.00. Butch’s Waterproofing Company of Houston, Texas, the primary contractor, completed the project within eight months at a final project cost of $373,400.00.

Client’s Objectives:

• Major interior renovation of Administration offices prompted a need to ensure that the roof and exterior wall systems of this 45-year-old building be watertight.
• Update clay roof tile roofing and underlayment and replace damaged tiles.
• Restore exterior masonry wall construction to a water-resistant assembly while verifying the soundness of construction.
• Improve the aesthetic appearance of exterior walls and wall systems.

Solution:

Design Criteria:

• Facility to remain in use during construction.
• Limit all noise, odor, and disturbances to occupants.
• Attempt to match renovation materials with materials of the original building
• Provide compatible and comparable roofing system components with existing conditions.
• Factory Mutual wind uplift requirements should be met.
• Underwriters Laboratories Class A required.

 Scope of Work Included:

• Complete systematic inspection of currently installed clay tile roof shingles and lead-coated copper flashings, removing and replacing broken and cracked tiles, re-anchoring of loose tiles, and securing flashings at roof/wall intersections.
• Seal penetrations at chimney areas on East and west elevations. Remove and replace the metal cap on the East chimney area. Install cap designed to eliminate water infiltration into the chimney flue.
• Remove and replace flashings and membrane roofing at concealed gutters on sloped clay tile roofs
• Installation of wood siding on dormers – install new lead-coated copper flashings as required
• Removal and replacement of cast stone coping sealants; clean and seal cast stone
• Removal and replacement of exterior joints in dissimilar materials including cast stone to brick, stone to stone, window and door sealants, etc. Seal all exterior penetrations.
• Tuckpoint approximately 50% of exterior brick veneer, Repair Cast Stone Cornices, Dentils, Columns, Quoins, Bullnose, and Decorative Trim Pieces.
• Clean and seal cast stone entirely.
• Clean and paint plaster entry soffit.
• Clean and relamp exterior “period” wall mounted light fixtures and seal J-boxes to the wall.
• Replace dry-rotted wood panels and trim and doors/frames; prime and paint to match existing finishes.
• Seal all below-grade penetrations and openings in concrete basement walls, clean areaway drains, and monitor
• corrections.

Architect: Beck (formerly Urban) Architecture, Inc.

Michael Murray, Associate Principal
Mr. Armagan Kartaltepe II
7001 Preston Road Suite 210
Dallas, Texas 75205
phone: 214-522-8494

fax: 214-522-8537

Client: University of North Texas, Denton, Texas

Mr. Fred Pole, Vice President of

Administrative Affairs

Mr. Ray McFarlane, Director of
Physical Plant
P. O. Box 311040
Denton, Texas 76203-1040
Phone: 940-565-2103
Fax: 940-565-4650

Project Cost for Roofing, Masonry Repair, and Waterproofing

Total Project Costs= Approximately $450,000

Client’s Objectives:

• Tower Glass Replacement
• Scenic Elevator Reglaze
• Sundial Restaurant Reglaze
• Skylight Glass Replacement

Solution:

On March 14, 2008, a tornado with wind speeds over 200 mph ripped through Atlanta. The Westin Peachtree Hotel sustained extensive glass damage. 540 glazing units were broken and over 70% of the scenic elevator glass was damaged. 100% of the skylight glass was impacted and 81 rooms were out of service long term. Westin Peachtree Hotel is 723 feet tall with 73 floors and 320 rooms. It is the second tallest hotel in the Western Hemisphere. For this project 6,350 panes of glass were replaced and 800 skylight units.

Arnold & Associates, Inc. conducted an extensive review of the hotel and also developed a comprehensive permit and bid package for correction.

Project challenges included the safety of guests, the general public, and construction personnel, as well as logistics of loading/unloading, materials, and labor transportation. The sequencing of construction was developed to minimize noise/disruption to hotel operations. Five (5) floors were taken out of service at a time as work progressed from top to bottom. The 15-month schedule was completed on time with minimal hotel disruption.

Some of the construction challenges were in working with Skanska Inc and Harmon Inc. making sure the project and all involved followed strict safety guidelines. 100% tie-off for glazers and netting had to be at each window location. The protective film had to be installed on each glazing unit before removal. Swing stages were staged around the entire perimeter and tools had to be tethered to each worker. Pedestrians were protected with low-level netting and pedestrian walkways at street level.

Construction Cost: $22,500,000.00

Administration Building Austin College – Sherman, Texas

Client’s Objectives:

• Evaluate water intrusion issues related to the solid masonry exterior walls of the 1946 building.
• Complete bidding documents for masonry repairs and restoration cleaning.
• Maintain campus budgets and schedules.
• Prevent further water intrusion issues.

Solution:

Arnold & Associates, Inc. completed a thorough evaluation and recommended masonry repairs and cleaning of this 64-year-old solid masonry building.  Extensive repairs and pointing of masonry joints, as well as repairs to sealant joints, cast stone, and other masonry components, were executed by trained waterproofing contractors. Rusting steel lintels above windows were removed/replaced and others were successfully cleaned and painted with rust-inhibiting paint. Building cast stone and brick were cleaned and a high-quality water repellent installed. Exterior windows were cleaned and painted and all exterior ferrous metal components were painted.

The Project was completed on time, and water intrusion issues were successfully mediated.

Final Cost = Approximately $135,000.00

Project Name:

Administration Building-Austin College

Consultant:

Michael L. Cogburn, CSI

Client’s Objectives:

• Provide new roofing to replace existing coal-tar roofing which was more than thirty-five years old
• Provide new roofing for as many buildings as possible. The project listed twenty-three buildings to receive new roofing, but only fourteen were included in the client’s original budgeting before the start of the project.

Solution:

Upon investigation of existing conditions, we found the building to have coal-tar bitumen roofing with gravel surfacing. The roofing had been mopped directly to a perlite-based lightweight fill material placed over structural concrete planks. The existing roofs had no slope for drainage.

The existing conditions allowed gravel to be vacuumed and the existing roofing to remain as a temporary roof. Vermiculite-based lightweight insulating concrete was poured over the existing roofing to provide thermal insulation and sloped to drainage. A two-ply modified bitumen roofing system with a twenty-year manufacturer’s warranty was placed over the lightweight insulating concrete.

We included the budgeted buildings as the base bid to address the differential between the number of roofs that needed new roofing vs. the budgeting restrictions. We allowed each additional building to be bid as an alternate bid item. Since we had been able to design a roofing system that did not require tear-off of existing roofing, the budgeted funds extended further than the fourteen buildings included in the budget.

The original bid allowed roofing of all the budgeted buildings plus a classroom building and the campus kitchen. Before the contract could be awarded, a fire damaged the roof of the main administration building. Since roof replacement of the administration building had been included in the bidding, the required structural repair and roof replacement of this building was also included in the contract.

Near the end of the project, high winds blew a portion of the Central Boiler Building’s roof. Since this building had also been included in the bidding, the new roof for this building was added to the contract, and roof replacement began within five days of the wind damage.

The Project was originally budgeted to reroof fourteen buildings with $693,000.00. Sixteen building roofs were awarded within the original budget. At the completion of the project, Seyforth Roofing Company had installed the new roofing system on eighteen buildings within seven months at a final cost of $814,353.00.

Client’s Objectives:

• Evaluate existing Concrete Decks, Masonry, Siding, Balcony Hand Rails, and Metal Roofing systems. Determine the extent of concrete spalling and facade deterioration, and design a solution to repair the damage and stop the deterioration of the structure. Determine the source of leakage into the below-grade parking garage, and design the waterproofing solutions, and coordinate the sub-consultants responsible for designing the snow-melt system at the front entrance driveway.
• Change, update, and refresh the look of the exterior walls of the hotel. Determine a Probable Summary of Costs for Correction. Complete the project while the Hotel is shut down for the spring and fall seasons.

Solution:

The Sheraton Steamboat was originally built in1980. The resort is located at the base of the Gondola that services the ski mountain. The original wood balcony handrails were is poor condition and gave the hotel a dated appearance. The front entry driveway is located over the parking garage. There were two main issues at play for this portion of the project. First, there were numerous leaks into the parking garage, and it basically rained in the garage year-round. The other issue was the shoveling and melting of snow around the entrance walkway and to the shops and ancillary buildings and the excessive amount of labor that it took to keep the area cleaned for the guests to safely pass.

Arnold and Associates, Inc., William G. Hobgood, III, RRO, conducted an extensive review of the hotel facility focusing on the deterioration of the concrete balcony decks, masonry, balcony handrails, and the front entrance drive and parking garage of the Resort. Arnold & Associates, coordinated with the Owner’s Architect and the snow-melt system design team to produce the contract documents.

A new color scheme was devised for the property, as well as a new balcony handrail design, the project was put out to bid. The project was started in August of 2008 and completed in several phases by the end of May of 2010.Probable Cost = Approximately $3,225,000.00.

Project Name: Sheraton Steamboat Springs –Steamboat Springs, Colorado

Owner: Starwood Hotels & Resorts Worldwide,

General Manager: John Curnow 970-871-6100

Director of Engineering: Pat Lichenstein

Client’s Objectives:

Evaluate and direct the roofing projects on multiple buildings on the University campus.

Scarification of the existing SPF roofing system.

Solution:

Over the last ten (10) years, The University of Texas Southwestern Medical Center at Dallas has enlisted the professional services of Arnold & Associates, Inc. to evaluate and direct the roofing projects on multiple buildings on the University campus. Demolition of the existing SPF Roofing system was considered but was not taken due to the significant savings of reconditioning the existing SPF roofing systems. New silicone coatings used for all roof projects provide long term durability and protection from UV light degradation.

Projects consisted of scarification of the existing SPF roofing system and installing additional thickness of polyurethane foam and silicone coating system. Systems installed were completed during regular business hours and weekends with strict coordination with Engineering Staff due to highly sensitive building occupants.

Arnold & Associates, Inc. has provided waterproofing services as well as roofing design/documentation services for multiple other projects on campus through the Physical Plant.

Final Cost = Approximately $1.5M

Project Name: The University of Texas Southwestern Medical

Center at Dallas

Consultant: Michael L. Cogburn, AIA, CSI