Exterior Inspections & Restoration | H|A|G

Niles Multi-Residential Inspection & Repairs

Multi-Residential Inspection & Repairs

Many residents of this 560-unit, eight-building residential complex constructed in the 1970s were reporting leaking exterior walls, and large areas of face brick were observed to spall brick “crust.”

Our team surveyed the interiors of 75+ units to immediately address items for short-term repairs, made up-close, hands-on inspections of all buildings, mapped the locations and types of deterioration onto “Façade Maps” of all elevations, removed, laboratory-tested and analyzed the key areas of suspect face brick, and prepared a comprehensive Condition Assessment Report of our findings to meet the highest industry standards of care for the owner.

As part of our investigation, we discovered that the original balcony design allowed water to prematurely age the precast concrete structures and steel guardrail assemblies, and also enter the buildings. Imminently hazardous balconies were identified and our team designed matching replacement concrete structural repairs, balcony waterproofing systems, finishes and new code-compliant guardrails, and monitored the quality of the repair work.

Lincoln Park Historic Home – TLC

by H|A|G

Lincoln Park Historic Home - TLC

Hicks Architectural Group provided an exterior condition assessment report for this late 19th century home, an early Landmarked design by architect Louis Sullivan. Source points of water infiltration and efflorescence were inspected and addressed with masonry repairs, an ornamental copper gutter rebuild, and chimney upgrades. Replacement masonry materials were discussed and approved on-site with the City of Chicago’s Historic Preservation Division.

On the Boards

by Various Clients

Office Interior Build-Out for Spring 2014 Completion

A small business with 3-4 employees is moving into a “vanilla box” 1,200 square foot commercial space in Lincoln Square. HAG has completed design and construction documents for a casual, contemporary interior-on-a-budget to provide characterful daytime workspace and evening seminar/workshop facilities.

Queen Anne Interior Renovation for Summer 2014 Completion

This 6,000 sq ft “Orange Listed” Chicago Landmark mansion in Wicker Park has been gutted, altered, and segmented so many times over its 120+ year life that the original interior has been destroyed. HAG was requested to reunite the disparate interior and the beautiful Queen Anne exterior to create a comfortable, classic single family home. Currently, we are developing accurate 3D computer models to plan room layouts and demonstrate the future “feel” of the renovation.

Third Party Technical Consulting Services for Continuing Residential Developer Clients

HAG performs regular benchmark inspections for high-end residential builders, helping them to accurately pinpoint new construction deficiencies prior to the completion of work. Recently completed: the interior-side inspection of the roof, exterior walls, and building systems to confirm the watertightness of the building’s construction and suitability for insulation and drywall installation.

Ongoing Exterior Facade & Parking Deck Condition Assessment and Mitigation Repairs for Watergate Condominiums, Hyde Park, for Summer 2014 Completion

Over a seven-year relationship with this building (built circa 1971), HAG has become this owner’s go-to expert for a variety of building diagnostic services and mitigation repairs. Currently, we are preparing bid documents to direct concrete repairs on the aging exterior facades, roof parapets, and multi-level garage interior to further extend the life of the property.

Ongoing Brick Masonry & Exterior Insulated Finish System Mitigation Repairs for Ashburn Baptist Church, Orland Park, for Summer 2014 Completion

Built circa 1990, this church has been plagued with a variety of interior water damage. After a close visual inspection of the exterior and a review of a few targeted construction openings, HAG prepared a condition assessment report of our findings. Phased exterior mitigation repairs, started in 2013, will conclude in 2014.

Residential Masonry & Roof Mitigation Repairs for Various Chicagoland Private Homeowners, for Winter 2013-Spring 2014 Completion

HAG is proud to have assisted these homeowners, diagnosing their water leaks, prescribing repairs, reviewing contractor bids, inspecting the construction and signing off on the quality of these completed projects.

Suburban Common Area

by Tattersall Square Condominiums

Residents in this 90-unit condominium reported that dropping debris and dripping salts from the roof of the community’s shared below-grade garage were damaging their cars.

H|A|G confirmed that the waterproofing membrane on the spartan rooftop common courtyard above had reached the end of its service life. The need for replacement garage roof waterproofing required the removal of topside damaged paving, aging planters, and a water feature. Additionally, first-floor residents complained that their courtyard-facing windows provided them no privacy.

H|A|G designed and provided construction drawings for the renovated courtyard, and assisted the owner with budget estimates, the competitive bid, permitting, and construction administration for:

Structural reinforced concrete deck repairs and a 20-year-material-warrantied waterproofing system for the 22,500 sq. ft. garage roof/plaza.
The selection of the sand bed-set brick paving system for ease of maintenance to access waterproofing in the event of future work and aesthetics.
The design of intensive and extensive landscaping around natural pathways through the site, and arranged to provide more privacy to first-floor residents with windows facing the courtyard.
The design of a new shading pergola, reflection pool, path security, and landscape lighting.

Download PDF

High-Rise Sundeck

by 3900 Lake Shore Drive Condominium Association with DK Condo Building Management

[rev_slider alias=”high-rise-sundeck”][/rev_slider]Located along the north lakefront, this 26-story residential tower experienced widespread roof leaking from an aged rooftop observation deck. H|A|G further determined that the deck structure was overloaded by the weight of the deteriorating surfacing materials.

All roof materials were removed down to the roof structure, and structural repairs were performed to the deck. A new roof and south-facing common amenity were designed, bid, and permitted, consisting of:

A replacement 20-year-warrantied waterproofing system for multiple roofs with increased, energy code compliant roof insulation.
A new 20-year-warrantied natural wood finished deck for all occupied areas.
A new life-safety tie-back perimeter system for facade maintenance and window washing.
New planters, containing low-maintenance intensive and extensive landscaping, with an integral irrigation system.
A new granite food preparation counter and non-corroding metal sunshade for furnished areas.
New low-glare safety/landscape lighting, controlled by adjustable timers.

Download PDF

Commercial Plaza

by Parkway Properties Inc.

The Illinois Center’s entry plaza, located above a retail concourse, experienced heavy pedestrian traffic and intermittent maintenance. Latent construction defects and a series of ill-planned renovations had damaged the deck’s waterproofing over time and allowed the rapid deterioration of the existing poured concrete walking surfaces, destroying the original character of the historic plaza. As a result, water leaks were reported at multiple locations within below-grade lease spaces. Water had invaded plaza lighting conduit, shorting fixtures. Under-sized deck drains created areas of spotty ponding and swamped landscaped planters.

H|A|G was initially employed to temporarily fix spot waterproofing failures, then ultimately trusted to draw up redesign options for a comprehensive, cost-effective plaza remodeling that respects the character of the existing buildings. This work included:

Planning the demolition of the 45,000 sq. ft. failed paving system and waterproofing materials to coordinate for future phased work, and directing the repairs to the existing concrete structural deck.
Comprehensive design of the replacement 20-year-material-warrantied/3-year-labor-warrantied waterproofing and custom sand-bed set precast concrete paver system, selected for their appearance and ease of maintenance.
Design of replacement glass perimeter quardrails, recladding of above-grade planters, plus new efficient path and landscape lighting, integrated flagpoles, fixed seating, and monumental signage.
Preparation of construction bid and permit documents, and competitive bid negotiation services with the owner.
Construction administration services and control of mock-ups to ensure consistently high standards of quality.

Download PDF