Residential owners first approached us in 2006 to investigate persistent window fogging, formally known as insulating glass unit (IGU) failure. Unlike the hotel portion, which used reflective glazing, the residential IGUs were clear and non-reflective. In addition to widespread fogging, residents were experiencing overheating. Our investigation revealed a systemic failure of the IGUs, and in 2011 we were retained as Construction Project Manager to lead and coordinate the full glazing replacement program.
The scope presented several interlocking challenges. The original IGUs had been designed for a specific framing system, requiring tailored installation methods for the replacement units. Mitigating the overheating called for more reflective, spectrally selective glazing, which required negotiation with the municipal authority. Accessing the upper floors above an active hotel, while handling large-format IGUs, added further logistical and safety complexity.
Working closely with the developer, hotel staff, and residential owners, we partnered with the access contractor to design a custom-engineered platform suspended from the roof and wrapping the tower. This allowed crews to replace one full floor of glazing per week, minimizing disruption to hotel operations and residents throughout the program.
The new triple-glazed low-e IGUs improved energy efficiency and created a more consistent appearance across the facade. Owners have reported reduced glare and an average 5°C drop in internal summer temperatures, a marked improvement in comfort in the residential suites.
