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When Was the Last Time Your Building was Caulked?

A building that is properly caulked reduces the risk of structural damage and water infiltration, while also lowering heating and cooling costs.

As cooler weather approaches, building owners and property managers are encouraged to determine when the last time the exterior of their property was caulked. Caulking is traditionally completed in the fall and winter, when masonry and joints contract due to cooler temperatures, which allows for easier and more successful application of the product.

Caulk that is properly applied to a structure will seal joints and cracks that reduce and/or eliminate the intrusion of air, dust, moisture, insects, pollutants, and noise. Having a building that is properly caulked can additionally result in reduced heating and cooling costs, as well as a lower chance of water infiltration. The infiltration of water can ultimately lead to rust damage, further cracking, and leaks. Anchors that have incurred rust damage can also become unstable and, at times, fail – causing serious damage to structures.

“If you can’t remember the last time your building was caulked, it’s time to do it again,” said Chuck McCrimmon, founder, and president of Dakota Evans Restoration, Inc. “Being proactive can help reduce the chances of water infiltration, which can lead to costly repairs in the long run.”

McCrimmon acknowledges that caulk is something that is not regularly considered but is an important part of the overall maintenance of a building. Due to expansion and contraction of joints, voids can occur on the sides of windows and other areas in a structure. Once water gets in and starts expanding, he warns that it is then too late to stop damage from occurring.

In order for the caulk to serve its purpose, it must stay in place for an extended period of time. This can be achieved with proper caulk application, which then maintains proper adhesion to both sides of a joint. Another key factor is making sure caulk can have easy flex movement with the joint it is being adhered to. The ideal time to caulk is when temperatures are between 40 and 80 degrees, and the area is void of frost, dirt, and debris.

By addressing exterior caulking projects during the fall and winter months, moisture is sealed out, causing the building or structure to be more effectively maintained. It is recommended that re-caulking takes place on the exterior of buildings every 8 to 10 years due to the heating and cooling cycles in the Midwest.

For more information, call Dakota Evans at 847-439-5367, or email inquiry@dakotaevans.com. Dakota Evans can be found online at dakotaevans.com.

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Dakota Evans Restoration Handles Large Coating Project at Area Car Dealership

Dakota Evans Restoration, Inc., recently handled a large, time-sensitive 10,000-square foot coating project at an area car dealership.

The company specializes in many different commercial improvement projects, including façade restoration, multi-family balcony repair and parking garages, in addition to the coating project that covered the entire service department floor at a Downers Grove car dealership.

“Car manufacturers actually require that dealerships meet periodic maintenance standards for the floors that their cars are serviced on,” said Sam Miceli, a coating division representative for Dakota Evans. “This work is very specialized and Dakota Evans has years of experience handling these types of projects.”

The entire project from start to finish equaled five full work days, which included times that the dealership was closed so as not to interrupt the dealership’s service schedule.

The process began with a thorough cleaning and degreasing of the floor, which was scrubbed with specialized machines to remove any contaminants. Next, large floor grinders were utilized to remove latent materials. Workers also used hand-held grinders to get around small edges in the floors and columns in the service department area.

“These machines are able to recover almost all of the dust and coatings from the floor, which helps to keep the environment as dust-free as possible,” Miceli said.

The recovery system was then hooked up to a large, commercial HEPA vacuum.

Once these first steps were completed, a grinder with multiple rotating heads was used on the floor surface to remove any leftover residue. Then, the concrete was examined to locate delaminated areas, cracks and damage, or areas broken into small pieces – known as ‘spalls’.

The damaged areas were then removed and patched where needed. All cracks and holes were patched with a 100-percent epoxy mix with sand, which is made into a ‘slurry’ mix that evens out the floor.

After all of the patching was done, the floor needed to cure for a minimum of 24 hours, and then the Dakota Evans team grinded all areas that were patched to ensure there was an even surface. Large blowers were then used and the surface was wiped down with a xylene solvent, to remove all particles off the floor. A two-part epoxy floor primer was then applied to the floor using squeegees, and silica aggregate was broadcast into the epoxy to saturation.

The blowers were used a final time the next day to remove any excess aggregate from floor, leaving a non-slip finish. After all the aggregate was removed and cleaned, an intermediate solid epoxy coat was applied.

One final coat of chemical-resistant urethane was applied to finish the floor, and left to cure overnight before the project was completed.

About Dakota Evans Restoration, Inc.

Dakota Evans is a masonry restoration company based in Palatine, Illinois, that handles a variety of commercial projects in Illinois, Wisconsin, Indiana and Michigan. For more information, please visit www.DakotaEvans.com or call 847-439-5367.

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Dakota Evans Restoration Tackles Multi-Level Parking Structure Project

side-by-side-parking-garage

Traffic deck coating, caulking and concrete repairs were among the tasks completed by the team at Dakota Evans Restorations, Inc.

Dakota Evans Restoration recently completed a multi-level parking structure project at a large condominium complex in the northwest suburbs.

The 10-year-old, 14,000 square foot parking structure was in need of a number of improvements, including traffic deck coating, caulking, concrete repairs and new striping.

“When we encounter a project of this scale, there are many variables, and several items that need to be corrected to ensure the structure is protected long term from deterioration,” said Mike Landry, a representative of Dakota Evans Restoration, Inc.

Shot blasting, grinding, caulking and crack repair were all completed by Dakota Evans’ crews, which addressed repairs to the concrete, and to the structure itself.

MasterSeal Traffic 2500, a waterproof traffic deck coating system that provides high level protection, was also was applied to the structure for both traffic and pedestrian areas. Striping for each parking space was completed, in addition to miscellaneous concrete repairs.

An epoxy coating system was used to address areas that were severely deteriorated due to calcium chloride infiltration.

Though tenants were asked to remove their vehicles for two weeks, Dakota Evans Restoration was able to complete the project four days ahead of schedule. Landry said the goal of the company is to always to meet and exceed expectations in regards to competition time and budget.

For more information about all of the services provided by Dakota Evans Restoration, please visit the website at http://dakotaevans.com/.

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Dakota Evans Partners with Elmhurst Architecture Firm on Restoration of Famed Mies van der Rohe House

McCormick House pictureMcCormick House is a post-war steel and glass modular home built in 1952, which was purchased by the Elmhurst Art Museum and moved to the museum campus in 1994.  

The largest of three houses in the U.S. built and designed by famed architect and builder Mies van der Rohe, is currently undergoing the first phase of an extensive restoration project to bring it back to its post-war glory.

The structure, called McCormick House, was built in 1952 and originally located at 299 Prospect Avenue in Elmhurst, Illinois. It was purchased by the Elmhurst Art Museum and moved to is present location on the museum campus in 1994. The house is considered a cornerstone of the museum’s collection.

The restoration project was initiated due to considerable paint deterioration on the home’s steel exterior and interior. Damage also resulted from decades of rain falling over the flat roof, which caused large pieces of the building to fall off of the nearly 55-year-old modular pre-fab home.

Dakota Evans Restoration, Inc. based in Palatine, Illinois is the general contractor of the project. Among their tasks are to remove multiple layers of paint (40 Mils thick), in addition to abatement, coating of all interior and exterior surfaces, caulking, window glazing and concrete replacement.

“Dakota Evans is uniquely qualified to work on projects such as this, where specific skills are needed to ensure the integrity of the structure is maintained during the restoration process,” said Sam Miceli, of Dakota Evans Restoration’s coating division. “Safety codes, as well as working in accordance with the Secretary of the Interior’s Standards for Restoration are highly important professional skill-sets to possess.”

Elmhurst-based Architecture Studio is leading the restoration project, under the direction of founder Heidi Granke. Among the firm’s areas of expertise are historic preservation, design and planning, and specifically working with dated materials to maintain their historical integrity as they are restored to their original appearance.

Due to the substantial metal surfaces both inside and outside of the structure which were beginning to show rust, Dakota Evans utilized coating techniques required to upgrade the surfaces and prevent further corrosion.

The all glass and steel structure’s architectural significance is that it was a prototype for mass-produced modular housing. The house was inspired by Farnsworth House (1951) in Plano, Illinois, as well as Lake Shore Drive Towers at 860-880 Lake Shore Drive in Chicago (1951), which also utilized glass and steel materials on the interior and exterior. Use of these materials was a brand new concept in the 1950’s.

In addition to the notable history of the structure itself, there are also stories of former high profile Chicago area residents and others connected to McCormick House.

“The house was originally built for Isabella Gardner, and her third husband, Robert Hall McCormick III, who was the grandson of Robert McCormick, Jr., one of the developers who worked with Mies on Lake Shore Drive Towers,” said Jenny Gibbs, the Elmhurst Art Museum executive director.

Gardner was a critically acclaimed poet, and actress whose social circles included the likes of Orson Welles, T.S. Eliot, Robert Frost and other high profile individuals whom she and her husband entertained in the home between 1952 and 1959, Gibbs said. The two ultimately divorced, which caused major gossip among elite social circles in the Chicago area.

Bella, as she was nick named, was also the niece and goddaughter of Isabella Stewart Gardner, who founded the Isabella Stewart Gardner Museum in Boston, Massachusetts.

The first phase of the restoration project is expected to be completed in early May. Later phase projects for the ongoing restoration of McCormick House will include floor replacement, wall reconfiguration and replacement of a post construction kitchen to its original location.

On May 14, Elmhurst Art Museum will host Soiree 2016, which will be entitled ‘Seduction by Design.’ The evening will recreate the Chicago Playboy Club, circa 1960 in conjunction with the exhibit Playboy Architecture 1953-1979. To learn more visit ElmhurstArtMuseum.org/soiree.

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Dakota Evans Caulk Talk: Winter is the Optimal Time for Exterior Caulking Projects

Dakota Evans handled a caulking project at Fenwick High School in Oak Park, Illinois.

Dakota Evans handled a caulking project at Fenwick High School in Oak Park, Illinois.

Due to the heating and cooling cycles in the Midwest, the exterior of buildings should be re-caulked every 8-11 years.

So what does a masonry restoration company do during the winter months in the Midwest? The answer is (which surprises some) a substantial amount of exterior caulking projects, despite the chilly temperatures.

“Most people think you can’t caulk a building when it’s cold outside; in fact, the most successful caulking projects are completed in the winter,” said Chuck McCrimmon, founder and president of Dakota Evans Restoration, Inc. “Cold temperatures cause building joints and masonry to contract, allowing us to more easily apply caulk to them.”

The types of buildings and/or structures that are prime candidates for exterior caulking projects include pre-cast, parking structures, masonry buildings, window parameters and control joints.

Despite the work being done outside, Dakota Evans keeps the caulking materials at room temperature with the use of caulk heaters. The building joints are cleared with solvent-based cleaners.

Polyurethane silicones and hybrids such as a polyether are used, to provide for more longevity.

By addressing exterior caulking projects during the winter months, moisture is sealed out causing the building or structure to be more effectively maintained. For more information, call 847-439-5367 or email inquiry@dakotaevans.com. Dakota Evans can be found online at http://dakotaevans.com.

About Dakota Evans Restoration Inc.

Founded in 1997, Dakota Evans Restoration, Inc. serves clients in Illinois, Wisconsin and Michigan. Projects include multi-family housing, hospitals, private universities and commercial buildings. Among the company specialties are tuck pointing, masonry repair, balcony repair and replacement, concrete repair and specialty coatings (painting) services.

 

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Dakota Evans Tackles Major Bridge Project in South Suburbs

Dakota Evans Bridge Project

The professional tuck pointing and restoration company handled a project that involved replacing deteriorated steel, sandblasting and re-coating the bridge, while ensuring the safety of workers.

Dakota Evans continues to expertly handle large scale projects for multi-family housing communities, hospitals, private universities and commercial buildings in Illinois, Wisconsin, Indiana and Michigan.

In early September, the company completed a nearly two-month bridge project in Harvey, Illinois that involved removing and replacing deteriorated steel, along with sandblasting the structure prior to refinishing its surface.

The bridge, which was 60 feet long and 30 feet wide, required total refinishing because it had not been coated for nearly four decades. The surge (of water) below the bridge is used to transport finished materials from one end of the complex to a one million square foot production facility on the other side of it.

To start the project out, planners at Dakota Evans determined how best to build a structure made of pipe scaffolding and plywood, so that workers had a place to complete their tasks on the underside of the bridge.

Safety also was a major concern. The steel had to be sandblasted, and debris would most likely land in the water below without a plan to capture it, in addition to causing breathing hazards for workers. Personal protection equipment including goggles, gloves and helmets were required, by Dakota Evans, while a fresh oxygen supply was pumped into the workers’ helmets. The area was enclosed so that debris would not escape into the water.

Only a handful of workers could be on the project at any given time, and they had to be spaced out due to a five foot clearance in the confined work area. A laborer continually removed debris that measured roughly 40,000 pounds at the project’s conclusion.

Inspection, Replacement, Sandblasting and Complete Refinishing
At the start of the project, the steel had to be inspected by structural engineers to check the integrity of the structure. Steel beams, supports and fasteners that had deteriorated were cut out and replaced, prior to the coating of the bridge.

The coating work involved removing the outer layers of the steel through sandblasting and grinding, including the bottom side which was sandblasted to the bare metal. The entire bridge had to be primed and all structural steel received a zinc-rich inhibitor primer coating, following by an intermediate coat of two-part epoxy. A top coat of urethane to protect the epoxy from UV rays and retain its color also was applied.

During the sandblasting, the challenge was moving the heavy material, and to ensure the work area didn’t get overloaded by its weight. To accomplish this, laborers continually removed debris on a daily basis. Clean-up was a massive part of the entire project.

According to Sam Miceli, who led the coating and refinishing portion of the project, with proper maintenance, the bridge coating should last around 25 years if periodic touch-ups and repairs are made, as needed.

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Check back next month on the Dakota Evans blog, as we profile the restoration of an art museum designed by world renowned architect, Ludwig Mies van der Rohe.

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Dakota Evans Hired to Fortify Building Where 15,000 Pound Panel Fell in Northfield

In late July, Dakota Evans Restoration was tasked with a project where a concrete panel fell four stories to the ground in an office complex, which was documented in the Chicago Tribune. The project was completed less than ten days after the event, and business is up and running again.

Dakota Evans Restoration was recently involved in a fascinating project. As documented by an August 5, 2015 article in the Chicago Tribune, the Village of Northfield closed a building to the public and removed the occupancy permit after a concrete panel weighing 15,000 pounds fell four stories from a building in Northfield Plaza, located at 570 Frontage Road.

The panel was discovered July 29; the date it fell is unclear and most definitely happened during non-business hours. It is unbelievably fortunate that no one was injured, because the arePicture Summarya where it lay was in the vicinity of pedestrian entrances and walkways in this busy, business complex.

Dakota Evans was brought in by the structural engineer hired by the Village, who would provide specification for a steel retrofit to achieve stability for all seven panels that hang over entrances and walkways in the complex at 1 and 2 Northfield Plaza.

The difficult process of implementation and installation of the retrofit anchors was completed by Dakota Evans. This process involved a major piece of steel reinforcement both at the inside of the top office floor space and at the roof level. Both were secured by pre-drilling into the concrete roof deck and spandrels over the top floor windows. Building ownership assisted with removing ceiling tiles at the inside office space, and roofers had the task of removing roofing materials to expose the concrete roof deck.

All of this work was completed the weekend of August 8-9 to assist in getting the office complex back its occupancy permits, so that business there could continue – only ten days after the panel was discovered.

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The Serious Importance of Maintaining Structures

Could the building ownership have done anything to prevent this? Preventative maintenance may have kept this panel from falling in the first place, though many variables can contribute to such a serious event. One thing that is sure-the simple process of replacing sealants that protect steel from moisture infiltration and deterioration of steel connections on a regular basis is most definitely best practice to avoid what could have been a real disaster, and possible loss of life if the timing of this event specifically, were different.

A final thought, and something that we at Dakota Evans continually advise for. General building façade maintenance is an absolute necessity. Buildings are very similar to the human body; if you don’t take care of it, you increase your chances of it falling apart, or becoming a victim of unintended/unwanted circumstances.

For more information, please contact Dakota Evans Restoration at 847-439-5367 or email inquiry@DakotaEvans.com.

Article written by Mike Landry, Senior Project Manager at Dakota Evans

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Preparation is a Critical Piece of Any Coating Project

Successful specialty coatings and painting jobs rely on proper preparation.

Successful specialty coatings and painting jobs rely on proper preparation.

If you’re contemplating a coating project for the building you own or manage, below is some solid advice – and important considerations to think about. The first, and most important message we can emphasize is that the appropriate preparation can dictate the success, or failure of your project. Consider the below steps:

  • Pressure washing is a very important first step in preparing the surface you plan to coat (masonry, steel or wood structures). Be sure to clean all areas to remove dust, dirt, chalking, mildew, tree sap and other foreign matter that may be present on the surface. Mildew will need to be treated to stop the re-growth from damaging your new coating.
  • Hand scrape to remove any remaining failing paint on the surface.
  • If the surface is steel, you will need to use a wire brush and/or mechanically grind rust to the bare metal. In some cases, a more aggressive method of sand blasting may be required – in situations where there is a high buildup of rust or mil scale on steel structures to achieve a proper surface ready for coating.
  • Once a surface is clean and prepared, choosing the proper primer is key. Remember, there are many primers on the market and none are suitable for all types of surfaces-if the wrong primer is chosen, your project will have to be re-done (costing you unnecessary additional money and time).
  • Caulking or sealing all open holes, seams and cracks is also a vital step. Picking the right sealant for the project surface also can have a serious impact (positive or negative). It’s important to note that not all sealants are paintable.
  • Finally, you will need to select the right finish for your project. Again, there are many different types of finishes available, and it’s important to understand which product will work optimally in producing a successful, final product.

So as you can see, there is much more to a coating project than meets the eye – a majority of the important steps occur below the final product that you can see.

For your next project: We invite you to call or email us, or send a request through our website at http://dakotaevans.com/contact-us/. Dakota Evans has highly trained estimators who will visit your location to fully understand your project and make the necessary recommendations. We look forward to hearing from you.

Dakota Evans Restoration

Office: 847-439-5367

Email: inquiry@dakotaevans.com

http://dakotaevans.com/

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Proper Building Maintenance Now, Can Pay Dividends in the Future

Proper building maintenance improves your building’s longevity.

Property managers, maintenance supervisors, building engineers and other individuals in charge of extending the lives of the buildings should ask certain questions….

· Are you taking proper care of your building?

· Do you have the right contractor performing maintenance work?

· Is it always the low bidder who performs your work? How is that working out for you?

At Dakota Evans, we are encountering more and more managers of buildings that are not performing some of the most basic and simple maintenance for the buildings they manage. Many times, associations are more concerned about flowers and other aesthetic features of properties–instead of the important steps that must be taken to extend the building’s life.

Oftentimes, board members of associations change…and records are not kept as to when and what was done in the past. The best plan is to keep a record book that includes when and what building maintenance is performed. Much like the human body, a building requires more up-keep as it ages. Below are some areas that need attention and/or maintenance on a regular basis:

Balconies: All balconies must have the joint between the C-Channel at the perimeter of the concrete deck routinely inspected and maintained-otherwise there is the threat of moisture infiltration. It is also important to have a special deck coating applied, also to keep water away from the structure to prolong the life of the balcony. If this type of regular maintenance is not performed, the costs to replace steel and concrete can exceed $10,000 per balcony. Ouch!

Caulking: Caulking involves a couple types of sealants that helps bridge the gap between two different materials. Without regular maintenance relating to caulking, moisture infiltration can occur and energy consumption can increase. Since utility charges make up nearly 30-percent of a building’s operating costs-anything on top of that can really hit the pocketbook. Typical sealants last 10-15 years and should be visually inspected regularly. Remember…urethane sealants are not compatible with silicone sealants. Dakota Evans pays special attention to which sealants work together and ensures all joins are properly prepped, primed and installed to ensure longevity.

Masonry: The majority of buildings built after 1980 do not have severe weather ratings that are suitable for the Midwest climate. What does this mean? The brick masonry manufactured today does not have the same weather resistant capabilities as old historical brick masonry. Because of this, it is extremely important to have the proper flashings and weep systems installed. Many new brick masonry walls have moisture infiltration issues from the day they are built-most times due to poor craftsmanship or design. These problems can sometimes be corrected by proper thru-wall flashing installation, which is the installation of a membrane to direct water that accumulates in the wall from inside of the building. End dams also can prevent water from moving laterally within a curtail wall or window system. Regarding brick masonry, Dakota Evans applies a generous coat of MasterProtect H 177 (formerly Enviroseal Double 7) High-Performance, Water-Based, Silane/Siloxane Water-Repellent Sealer for brick.

All building managers and others who oversee the health and life of buildings must be diligent about protecting their exterior building façade. This maintenance is important to the longevity and the integrity of the building…remember…once a building starts getting old-it’s just like us humans…it’s all about preventative care and maintenance to extend its life.