BUILDING ENCLOSURE CONDITION ASSESSMENTS
This is an evaluation of the condition of building enclosure. Typical items reviewed include the cladding, windows, doors, flashings, sealants, balconies, decks, roofs, walkways, and parking garage.
Our services typically include:
- Review of the original architectural drawings.
- Assessment of the historical performance of the building enclosure by reviewing previous remedial work, an inventory of previously reported enclosure related problems, reports, and/or depreciation reports.
- A questionnaire for distribution to all occupants. This questionnaire provides us with an overview of the building enclosure related problems.
- A visual review of the key building enclosure components.
- A moisture content survey.
- Exploratory openings.
We are often retained to provide a second opinion of reports by other professionals. In our review of the report, which is typically a Building Enclosure Condition Assessment, we will typically:
- Conduct a visual review of the building.
- Comment on the appropriateness of the type, quantity and location(s) of the field data as it relates specifically to the building and accepted building enclosure consulting practices. We may also perform field testing to determine if the report’s results can be replicated.
- Comment on whether the report’s conclusions and recommendations are adequately supported by the field data.
- Comment on the report’s opinions of probable cost.
Third-party home warranty insurance has been mandatory since 1999 for most new residential construction in BC. Minimum home warranty insurance includes 2 years on labour and materials, 5 years on the building envelope (or enclosure), and 10 years on the structure. Similar home warranty coverage applies to building enclosure renovations as well.
We are often retained to provide a review of the building enclosure prior to warranty expiration. Our services are similar to those we provide for a Building Enclosure Condition Assessment. Depending on the needs of the client, intrusive testing, such as moisture content survey and exploratory openings, may or may not be included.
Our professional staff are experienced in providing objective and impartial opinions, typically in the form of expert reports. In the preparation of such reports, we typically, under the direction of the client’s lawyer, collect evidence, investigate the causes of failure, and determine building enclosure defects.