Morabito Consultants is providing structural and building envelope engineering services for the evaluation and rehabilitation of the exterior façade at The Penthouse Condominium, a 27-story, 224-unit residential high-rise in Towson, Maryland. The project was initiated to address long-standing water intrusion concerns, recurring EIFS deterioration, aging sealant systems, and deficiencies associated with original window and door installations. Comprehensive façade assessments included drone surveys, visual investigations, balcony inspections, and a detailed study of the building’s existing EIFS cladding system and envelope performance.
Investigations identified widespread deterioration of the existing EIFS system, including failed repair patches, cracking at window and door openings, deteriorated sealants, inadequate flashing details, and moisture intrusion pathways associated with the original façade design. Morabito Consultants developed long-term restoration strategies focused on replacing aging EIFS cladding with a modern drained wall assembly, integrating a continuous air and water barrier system, and improving the performance of the building envelope through coordinated window and door replacement. The proposed recladding program includes installation of new EIFS assemblies, replacement or reinstallation of fenestration systems, perimeter flashing upgrades, and enhanced waterproofing details designed to improve durability and reduce future maintenance requirements.
In addition to façade remediation design, Morabito Consultants developed a comprehensive window replacement protocol to establish consistent installation standards for individual unit owners and ensure proper integration between new windows, flashing systems, and EIFS restoration work. Services include façade evaluation, repair design, bidding and permitting support, construction administration, quality control inspections, and ongoing consultation throughout implementation of the building envelope modernization program. Upon completion, the project will improve weather resistance, reduce water infiltration, enhance energy efficiency, and extend the service life of the residential tower.