Specification for the use of surface protection products in historic interiors during construction

Projects involving historic interiors range from the meticulous restoration of a classic movie theater to renovating abandoned lofts for new residences. The size of the building, the importance of the interiors, and the scope of work will determine the best way to protect interior finishes during construction work. However, all work involving historic buildings shares the need to properly plan and specify the appropriate temporary surface protection products. Without such provisions, unnecessary damage may occur which will require additional funds and may result in the complete loss of certain interior finishes. Relying on the contractor to protect interiors without specifying such surface protection puts historic material and finishes at unnecessary risk. Protective measures must be specified in the construction specifications for the job. Although the general language of the contract may refer to “protect existing construction” and may require the contractor to “restore any damage to its original condition at no additional cost,” the general nature of the language provides little protection for existing historic finishes or features. . Rather than provide adequate protection, some contractors deliberately choose to repair the damage, believing that it is cheaper. Therefore, best practice for historic interiors is to specify protection of all historic architectural features and finishes using temporary surface protection products.

An important difference between protecting historic interior features and finishes and protecting new interior features and finishes during construction is the timing of the construction schedule. In new construction, finishes such as cabinets and flooring are installed late in the construction schedule, after mechanical and electrical systems and other high-impact work are completed, so finishes are not exposed to major construction operations. In conservation work, however, existing interior finishes are exposed to all high-impact and potentially damaging construction phases of the project. Significant architectural features that are easily removed should be stored off-site, if possible, to protect them from vandalism, theft, and damage during construction. Light fixtures, fireplace mantels, and interior doors are typical examples. Construction personnel’s access to spaces with significant features and finishes should be restricted, except for their work directly related to the upkeep of such spaces. Spaces with restricted access must be identified by the planning team and noted in the construction documents to allow the contractor to include any associated costs in their price proposal. For spaces such as hallways and lobbies, it may not be feasible to limit access, and for all interior spaces, some construction work may be required. In such circumstances, interior finishes must be physically isolated from construction operations by protective barriers and coverings such as Zipwall systems. Such surfaces are generally limited to floors, walls up to approximately 6 feet in height, and special constructions such as stairs. Floors need to be protected from damage from abrasion, falling objects and there are a variety of floor protection products available from companies that specialize in surface protection.

Temporary protection during construction may involve covering historic features, such as floors and walls, as well as the use of temporary doors to control the passage of workers and the inevitable dust and dirt. Prominently located fire extinguishers are required. Where protection against liquid spills is required, a water resistant surface protection layer should be used. In projects where electrical systems are upgraded, fire protection must be used. Care must be taken in choosing the proper floor protection to ensure that moisture from spilled liquids is not trapped against the historic floor or that newly installed or repaired flooring can breathe. Care should also be taken to avoid coatings such as rosin paper, which could stain the historic floor. Historic stairways, balustrades, balconies, chimneys, door and window frames, and other components will also need to be protected from construction damage. There are a variety of surface protection products on the market, including Swiftwrap Handrail Protection, Ram Jamb Door Jamb Protection, DoorGuard Temporary Door Protection, and others. It makes sense to contact a surface protection expert to choose the best temporary protection for the project.

Specifying the temporary protection of historic interiors during construction is the responsibility of both the architect and the contractor. Most general conditions of a construction contract contain language such as: “The Contractor shall be solely responsible for and have control over the means, methods, techniques, sequences and procedures of construction and to coordinate all parts of the work. For projects it is recommended that the temporary protection of historic interiors during construction be specified in a separate section of Division 1 specifications to ensure that bidders do not overlook required provisions.When creating a separate section in a proposal for price, the bidder will be inclined to treat “special project procedures” as an additional cost rather than a part of the temporary facilities required for any alteration project The contractor’s project manager may anticipate reasonable expenses to provide protection of specific temporary surface during construction ion. To ensure the adequacy of temporary protection measures on projects involving a site manager, temporary protection is often best provided by the construction manager, who normally works for the owner on a cost plus fee basis. In general, temporary surface protection should be specified in terms of product name, type, and the company where the products are available.

The contractor must photographically document the conditions prior to the start of construction. For small projects, a videotape survey can also be an effective supplement to photographs of existing conditions. The owner may want to document existing conditions independently of the contractor to avoid any future disputes regarding damage caused by construction operations as opposed to pre-existing damage. The temporary protection of historic interiors during construction, an essential component of any conservation project, is largely a construction management issue. A successful protection program is the result of careful advance planning, thorough project-specific specifications, owner vigilance, contract enforcement, and contractor diligence. Cost savings can be achieved by minimizing damage to the historic structure in the course of construction work and the proper use of temporary surface protection products.