It is always better to install fall arrest and tie-back anchors for window washing, suspended maintenance, and fall protection systems in the “new construction” phase. But far too often, builders attempt to save the client money on construction costs without considering retrofit. There are several reasons to avoid retrofitting these systems when at all possible:
- it is a lot more expensive
- will require penetrating the roofing assembly and possibly voiding the existing warranty
- intrusive; retrofitting can require gaining access through suites to get onto balconies and terraces
- construction work during occupancy can disrupt the day-to-day operation and enjoyment of the building and tenants’ units
- reinforcing of the structure may be required
- cutting open the ceiling in tenants’ units may be required
Unfortunately, each day, buildings require retrofitting of anchor systems for many reasons. They may be old, the current system may be deficient, or the building may have never installed a system. When it is decided in these cases that a system will be installed, some things must be considered.
Challenges of Retrofitting Fall Protection Systems
The Drawings
Search everywhere you can to locate the as-built architectural and structural drawings. Suppose the window washing system manufacturer has complete sets of drawings. In that case, he may not need as much or any access to private suites and terraces, thus eliminating the need to inconvenience tenants at the design stage. Remember that access will still be required for installation and annual inspections. Note: If this particular building already has anchors, there is a good chance that a drawing of this anchor system is posted at the roof access point.
Roof Warranty
Check to see if there is an existing warranty in effect on the roof. If there is, ensure the roofer does all the patchwork for the roof anchor system installation; otherwise, the existing warranty may be voided. If there is no warranty, ensure the roof anchor contractor will provide its roofing contractor. It is also worth considering having your anchor system installed simultaneously as re-roofing.
Suite Access
If the anchor contractor tells you that suite access is required, make sure that tenants are aware of the exact date the site walkthrough will occur. This way, the roof anchor contractor and building supervisor will not encounter any resistance when entering tenants’ units.
Window Washing or Suspended Maintenance?
One of the most important things to understand is the type of system the anchor contractors propose. Clarify if you want window washing only or if you can suspend swing stages for facade work. The difference in cost and functionality can be pretty significant. Knowledge is power. Knowing and understanding more will save money and headaches, from getting quotes to supervising the construction of the job.