Neutral Architect

IMA helped pioneer the use of a neutral architect in Northern California construction disputes. A neutral architect is a third-party professional who oversees reasonable corrective measures needed to resolve claims and repair defects. The disputants jointly retain the neutral architect, who is charged with fairly applying industry standards. With no obligation to any one party, the neutral architect can act as an intermediary and represent the interests of the project. The advantages: The disputants save time, avoid the expense of hiring attorneys and advocate experts, and receive an unbiased solution. IMA has been serving as a neutral architect since 1996, when it became one of the first firms in Northern California to take on this role.

Peer Review/Quality Assurance

Our peer review and quality assurance services help clients avoid costly errors, conflicts, and omissions in project documents as well as eliminate unnecessary costs.

While peer review of architectural documents has not been a common practice, it’s increasingly clear that most projects would benefit greatly from this service. Climbing construction costs, accelerated schedules, the increasing complexity of technical and regulatory requirements, and pressures to reduce design fees all substantially increase the risk of errors. And these errors can have serious consequences, including safety problems and the need for multimillion-dollar corrective measures. It's much easier, less expensive, and faster to make needed changes on paper than it is to correct problems in the field—or worse, after construction is completed.

IMA’s experienced staff helps institutional owners, private developers, architects, and contractors reduce the risks by reviewing project documents at critical milestones. Working from a fresh perspective, a seasoned architect can objectively evaluate a set of documents for accuracy, code compliance, completeness, and coordination of building systems and physical components.

IMA also conducts value engineering reviews, which methodically identify and eliminate unnecessary costs. Simple cost-reduction efforts often backfire because of inaccurate analysis, forcing expenditures later in the project or resulting in long-term building maintenance costs. IMA’s professionals—who are highly skilled in the technical issues that typically come into play here—perform a true value engineering analysis, helping to ensure that projected savings are real. IMA often pairs this work with constructability analysis, assessing the feasibility of constructing a project based on the construction documents and local industry limitations.

In addition, IMA provides specialized review services for snow and cold country projects. Learn more . . .

Customer Service Repair Facilitation

Builders and homeowner groups sometimes lose trust in one another in the midst of home repair initiatives. Bringing in a credible and knowledgeable third party such as IMA can help reduce tensions and resolve problems, allowing both parties to achieve their legitimate objectives. When a builder has been unable to address problems to the homeowner’s satisfaction, IMA works to understand the problems, then establishes the scope of repairs—including testing programs—and monitors their execution by repair contractors. We have provided this service to more than 350 homeowners in four separate residential developments over the past seven years.

Curtain Wall Investigation

High-rise curtain wall systems historically have been prone to certain performance problems, particularly related to water control. IMA combines its experience in analyzing stone, metal, and glazed curtain wall systems with its expertise in water intrusion problems to consult with architects and owners on both original building designs and mitigation designs. Our services include detailed site investigations, analysis of existing curtain wall façades, and design and supervision of testing procedures.

Remedial Design and Reconstruction

IMA has proven expertise in investigating, documenting, and designing remedial repairs that involve the least possible time and expense for owners, contractors, and architects. Our expertise includes curtain wall construction, EIFS (exterior insulation and finish systems), hardboard siding, stucco systems, and a broad range of systems that protect against water intrusion and control vapor. IMA can conduct damage surveys and prepare scope reports, reconstruction drawings, and specifications. We also will coordinate the remedial repairs with trade subcontractors, construction cost consultants, and other specialty experts.

Problems of Moisture and Mold in Buildings

Moisture in buildings is the single greatest cause of construction litigation—including the highly publicized mold cases of recent years.

As longtime experts in tropical as well as snow and cold country architecture, IMA’s senior staff members have dealt with the problems of moisture in buildings for more than 20 years on hundreds of projects. In the past eight years these have included numerous mold remediation projects: The only way to control the growth of mold in a building is to control moisture. IMA’s moisture-related consulting services include review of project documents, water testing and investigation of existing conditions, and laboratory simulations. We also conduct intrusive investigations to identify sources of moisture, develop repair recommendations, and test repairs.

ADA and California Title 24 Compliance

Often mistakenly referred to as a building code, the Americans with Disabilities Act (ADA) is actually a civil rights law subject to interpretation by the courts (which can impose penalties for noncompliance), rather than by permit-issuing agencies. Compliance with the published regulations is complex and means something different for each building. IMA has helped more than 40 existing hotel, restaurant, retail, higher education, and civic buildings comply with the ADA and Title 24 of the California Building Code (the state’s accessibility regulation). Our services include drawing reviews, surveys of as-built conditions, and documents to revise new designs or renovate existing buildings to meet “reasonably achievable” accessibility standards.

Code and Regulatory Analysis and Strategies

Drawing on our in-depth and up-to-date knowledge of life-safety codes, fire codes, and general construction requirements, IMA provides code- and regulation-related support to building owners, contractors, and design consultants. IMA’s senior staff members participate in ICBO Code Committee sessions where the work of interpreting and modifying current building codes is done, and have a combined total of more than 200 years of code analysis experience.

Project Coordination/Owner Representation

IMA provides a wide range of project coordination and owner representation services. Traditionally, project coordination and owner representation were part of a design architect’s contract; now these services are often contracted out to construction managers and other construction consultants, who may not be experienced architects. IMA improves on both options by giving owners the expertise of senior architects. IMA has substantial experience with a wide range of project and construction types, and we can provide full coordination and representation or tailor our services to a specific project issue or set of owner requirements.

Specifications and Technical Reports

IMA’s staff of senior project architects includes published authorities on the appropriate use of materials and construction methods. Our expert knowledge base gives IMA a solid foundation for developing and writing specifications for new construction as well as renovation projects. IMA’s specifications and technical report writers also are well versed in the construction industry, allowing us to draw on a deep well of collaborative experience to develop project-specific reports and specifications.

Roof, Wall, and Foundation Waterproofing Systems

Nothing is more likely to cause a dispute than a water leak and the damage that can stem from water intrusion. IMA has repeatedly provided effective solutions that are less disruptive and easier to implement than demolition and replacement. We also consult with owners and architects to ensure that new building designs incorporate the appropriate waterproofing systems. Our services include drawing and detail review and consulting, damage assessment, and mitigation recommendations. Not only do we understand the failure process, we also know that waterproofing products and systems are constantly evolving—and not every new idea is an improvement. To provide the best solutions for our clients, IMA maintains working relationships with top roofing and waterproofing experts.

Learn more about IMA’s water intrusion expertise from this case study.

Building Component Product and Systems Research

IMA’s understanding of materials—along with our ability to develop code-equivalent building systems, identify building products for those systems, and develop testing methodologies to demonstrate code compliance—has saved our clients time, business disruptions, and substantial expense. For example, in 2001 IMA developed and tested a method to raise the fire rating of gypsum-board ceilings to meet both our client’s needs and testing agency criteria. This system received International Conference of Building Officials approval and was published as the ICBO report, ER-5857—Forty-Minute Finish-Rated Ceiling Assembly.

In addition, IMA verifies building product claims through testing that establishes the products’ serviceability and performance characteristics.

Specifications and Technical Reports

IMA’s staff of senior project architects includes published authorities on the appropriate use of materials and construction methods. Our expert knowledge base gives IMA a solid foundation for developing and writing specifications for new construction as well as renovation projects. IMA’s specifications and technical report writers also are well versed in the construction industry, allowing us to draw on a deep well of collaborative experience to develop project-specific reports and specifications.