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32 M A Y , 2 0 1 6
include cranes, helicopters and other means of removing
existing and installing new equipment. This type of con-
struction results in extensive Reserve Studies and budgets,
which result in high maintenance fees.
A summary of the typical components that make up the
common and limited common elements of a high rise follows.
Building Envelope
The basic function of the envelope or enclosure of a build-
ing or structure is to protect the conditioned interior spaces
from the surrounding environment. In a condominium, the
majority of the building envelope is a part of either the
common or limited common elements. It includes the roofs
and facades, which also include the windows and doors,
promenade decks, balconies etc.
The building envelope is designed to reflect the following
conditions;
• Structural integrity
• Moisture infiltration
THE HIGH RISE...from page 31.
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• Air infiltration
• Energy conservation
• Sound attenuation
• Fire safety
• Durability
• Aesthetics
One of the most prob-
lem prone areas of the
building exterior are those
constructed of concrete. If
a concrete surface is not
protected and moisture is
absorbed into the concrete,
this will result in rusting of
the reinforcing steel which
will cause expansion of the steel and cracking of the con-
crete which will allow for additional infiltration. This condi-
tion typically occurs in the following areas:
1. Balcony surfaces which are generally limited common
elements and the responsibility of the association. In many
(above) Location of a “pitch pocket”
where the handrail post is embedded
in the concrete balcony. Moisture has
entered the pocket causing rusting
of the steel and cracking of the
concrete.
CONT I NU E S ON PAGE 34