Christopher L. Moulder, P.E.
Structural Services Director, Built Environment Solutions
SERVICES GROUP
LOCATION
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Expert QuestionS & AnswerS
In your work on roofing systems, what’s the issue you see most often that building owners don’t realize is developing until it becomes expensive?
Failed perimeter and penetration flashings and fenestrations. These can be maintained at minimal expense to prevent internal damages until full roof replacements are required. I have served as expert for both plaintiff and defense for roof and storm damage claims in multiple states in over 500 cases and most share the same trend that claimed damages could have been avoided through proper regular maintenance.
Construction defect investigation and restoration design — what unique evidence and challenges does each present?
For both plaintiff and defense litigation services for construction defect, the engineer MUST maintain clear and unbiased analysis and reasonable recommendations for causes of the defect, who may be carrying the responsibility and most importantly: what are the most feasible level of repairs.
For restoration design, there is always a balance on repairs required to return the structure to a safe and properly performing condition. This is usually a balancing act with the funds available.
Condo boards often face difficult decisions about repair scope and timing — how do you help them prioritize when the building has multiple competing maintenance needs and a limited budget?
It all starts with an audit of all the issues. Then you must balance the needs in the following priorities:
1) Life-safety and structural repairs.
2) Building leaks with roof being primary and walls being secondary
3) Building systems issues (i.e.: MEP)
4) Site drainage issues
5) Preventative measures
6) Aesthetic issues
For each of the above, the consultant must find optional repairs, evaluate performance, and compare costs.
What’s the most unexpected building issue you’ve found during a condominium assessment that the board had no idea was developing?
I was asked to conduct a roof assessment for what were thought to be roof leaks after a roof replacement 12 months prior. Upon examination of the attic, I observed that the roofer had neglected to install any of the bathroom and dryer exhaust vents through the roof. Furthermore, they had failed to cut in the ridge and soffit vents for proper cross-ventilation. As a result, all the moist air from these appurtenances had generated a humid environment where organic growth was thriving throughout.
What’s the one thing condo boards consistently underestimate that ends up costing them the most?
The level of care and diligence necessary to properly maintain their assets. Instead of focusing on key issues, they often worry more about new landscaping and repainting projects, which are not where their priorities should be focused.
Background
Mr. Christopher Moulder holds a B.S. degree in Civil Engineering and is a registered professional engineer in Colorado, Wyoming, Missouri, Kansas, Texas, Oklahoma, Louisiana, Arkansas, Mississippi, Alabama, Georgia, Florida, South Carolina, North Carolina, Tennessee, and Kentucky.
His professional experience spans more than 25 years and has focused on forensic evaluations of buildings, preparing new and existing building structural engineering design and consulting services, providing roofing consultant services, providing building envelope design and consulting services, providing forensic investigation services on multiple building issues, and serving as an expert witness on multiple plaintiff and defense cases. Mr. Moulder has broad experience in all aspects of rehabilitation and repair contract negotiation, planning, design, and construction. He has been involved in projects including single family, multi-family, commercial, retail, medical, hospitality, assembly, education, industrial, and clerical. These projects have involved clients including, but not limited to, public agencies, private companies, construction companies, attorneys, insurance companies, homeowner associations, private owners, school districts, and government entities. The projects ranged in size from single-family homes to high-rise buildings to large campus facilities.
Mr. Moulder’s structural design experience includes wood (light frame and timber), light-gauge steel, structural steel, structural concrete, and some masonry. In addition to his structural experience, Mr. Moulder has roof, building envelope, and below-grade waterproofing design experience on multiple projects in different states and climate zones. He has been the engineer of record on numerous repair and rehabilitation projects from simple repairs to complete reconstruction of all different complexities.
When called upon for insurance claims or by property owners outside of an insurance claim, Mr. Moulder performed field investigations on buildings of all different types and uses. The primary focus of many of these investigations was to determine the reason(s) that the structure, building systems, or building envelope were not performing as intended or the extent of damage to the building related to a wide variety of causes. These projects involved in-depth understandings of building code and applicable standards compliance; design defects; construction defects; foundation movement and its causes; construction contractual disputes; structural failures; plumbing failures; building envelope water intrusion; post-fire structural issues; vibration effects resulting from blasting, earthquakes, and construction equipment; storm and flood damage; hail damage; damage from high winds; vehicle impact to buildings; and plumbing leaks.
In addition to Mr. Moulder’s new construction design and building enclosure consulting experience, he also has extensive experience in the preparation of construction and bidding documents necessary for the restoration and/or rehabilitation of existing properties. These services also include providing construction administration services such as supervising the bidding phase, reviewing bids, recommending a contractor, organizing regular project meetings, providing construction quality assurance observations and associated reports, settling disputes between the owner and contractor, and presiding over the project close-out.
Education and Certifications
- Civil Engineering, B.S.: University of Colorado, Denver (2009)
- Registered Professional Engineer: Colorado, Wyoming, Missouri, Kansas, Texas, Oklahoma, Louisiana, Arkansas, Mississippi, Alabama, Georgia, Florida, South Carolina, North Carolina, Tennessee, and Kentucky.
Publications
- “Water: How to Approach a Problem with Mismanaged Water at Your Property,” Community Contact Magazine, Spring 2016