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A Building Envelope Checklist Monitoring and Maintenance can help Defer Replacement
October, 2007
By Kevin Day and Ted Denniston
How long do building envelopes last?
More often than not, property managers get varied opinions from their consultants about how long their building envelope systems should last. A checklist can provide guidance in making decisions.
Ongoing problems do not always require immediate system replacement, provided the shortcomings are monitored in connection with maintenance and strategic repairs. Deferring replacement with strategic repairs enables better cash flow and should be considered whenever possible. In assessing whether time can be bought, or otherwise, considerations must include:
• Evaluation of the risk of water penetration, and the extent and nature of damage;
• If there is mould, make sure it is isolated from the occupied spaces - this can include indoor air quality (IAQ) testing;
• The capital plan (reserve fund) must be structured to reflect whether or not the building envelope components are at a satisfactory or marginal performance level.
Building managers will get the best value from consultants if they:
1. Ask for explanations of the full range of solutions and the associated risks;
2. Ensure practicality and logistics deal with both the cause and symptoms of problems;
3. Don't rule out the opportunity to try small-scale repairs and then monitor the performance; and
4. View full-scale remediation as a last resort.
A building management team doesn't necessarily need to know the peculiarities and idiosyncrasies of various building envelope components, but it does need to know three basic things:
1. What building envelope systems are in place?
2. What is their general condition?
3. What allocation has been made for maintenance, repair and/or replacement?
Here's the best plan of attack for managers to manage building envelopes:
Go back and re-read your financial plans:
• List out the age of all primary building components, make sure a budget figure is assigned to each
• Benchmark remaining service life against norms
• Look for items that are missing
• Question the budget amounts assigned
• Budget for interim maintenance programs between general renewals (this may be carried in operation expenditures, or could be in the capital plan)
• Ask your consultants: what are all our options?
Walk the building yourself - don't be shy!
• Call for help when you're unsure of what you see
• Investigating a small problem could be a simple fix, ignoring it could be a more expensive/complicated fix
Keep good records - CRITICAL!
• Record all maintenance activities and costs, and capture this information in concert with the financial plan
• Maintain a database of warranties (e.g., insulated glazing units, roofing, etc.)
• For leakage problems, keep track of locations, times/dates, weather conditions and take photos and/or make sketches. Don't forget to get access to the space above, look for open windows, damaged finishes, etc.
Look for opportunities to combine work:
• Weatherstripping replacement and operable window and hardware repairs
• Sealant replacement and cladding maintenance
• Window replacement and interior air sealing
Building envelope systems all require different levels of maintenance. Seek to understand them and get help when you need it. Use consultants, but push them to provide good value, and have them: identify options/benefits/risks, concise reporting with less jargon. Remember that proactive maintenance can reduce life cycle costs and defer the need for costly replacements.
Kevin Day is a building science specialist with Halsall. Ted Denniston is Halsall's western regional manager. They can be reached at kday@halsall.com and tdenniston@halsall.com.
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