The Ask
Santa Fe College’s flagship Fine Arts Hall, a three-story performing arts center constructed in 2011, began exhibiting systemic cladding failures several years after completion. The building envelope showed excessive cracking, buckling, faded and burned paint, and other signs of distress. Concerns centered on the stucco assembly’s ability to manage moisture and resist cracking, raising questions about compliance with building codes, industry standards, and workmanship practices.
Approach
Miller Building Group (formerly Hoy & Miller Consulting, LLC) was retained to perform a comprehensive evaluation of the stucco assembly. The investigation included:
- Review of project plans, specifications, and prior reports
- Visual observation and documentation of distress patterns
- 2D and 3D mapping, plus thermographic photography using UAVs
- Limited destructive testing at representative locations
- Petrographic and chemical analysis of stucco samples by a third-party laboratory
Key deficiencies identified included:
- Insufficient stucco thickness and improper curing
- Under-sanded scratch and brown coats
- Incipient debonding between coats
- Improper lath lap and insufficient backing lap
- Missing water-resistive barrier and weep screeds
- Missing sealants at accessories, penetrations, and roof flashing
- Alkali burn of paint due to premature application
- Corroded lath, ‘Z’ clips, and fasteners
Responsibility for these deficiencies was allocated between the architect and contractor, with recommendations for full replacement of the stucco assembly and a detailed repair protocol.
Outcome
Miller Building Group’s thorough evaluation provided Santa Fe College with clear, actionable findings and a path forward for remediation. The matter was settled prior to litigation, saving time and resources for all parties. Miller Building Group also provided third-party quality assurance services during the remediation process, ensuring that repairs were completed in accordance with best practices and applicable codes. The Fine Arts Hall’s cladding was restored to a durable, code-compliant condition, supporting the long-term performance of this flagship facility.
