Building Envelope Breakdown

Of the components that make up the building envelope, perhaps the most important when determining the source of a problem is the wall system. To function as intended, several factors must be taken into consideration. These include the selection and design of compatible materials and systems, proper detailing of materials and systems, proper detailing of material junctions and terminations, installation and inspection of these details during construction, the ability of composite envelope systems to function during weather cycles, and proper maintenance. The slightest difference between design intent and the way a wall system was constructed can have a major impact on performance.

Proactive Maintenance: Key to Proper Performance

With any type of wall system, the key to long-term performance is a regular maintenance program that is designed with the life-cycle of specific building components in mind.

Proactive maintenance should encompass an annual maintenance budget, regular building condition assessments, annual proactive maintenance, and season visual inspections.

Reactive Maintenance: Getting to the Bottom Leaks

One of the most common problems for which reactive maintenance is required is water leakage-water penetrating the outer surfaces of the building. Interestingly, as much as 90 percent of all water intrusion problems occur within one percent of the total exterior surface area of the building. When investigating a leak, the team should review project documents to determine the intended design of the building; evaluate drawings in order to understand the wall system application and how the building was intended to manage water and/or moisture; determine the building's service history; perform a visual inspection; and perform an investigative test to recreate leakage and water paths under controlled conditions. This information, coupled with guidance from a design and/or construction professional, will result in realistic repair approaches.

Armed with building envelope knowledge- in particular the wall system, building owners have the opportunity to avoid quick-fix solutions and instead implement long-term solutions that will likely save money and time. The end-result of following these steps is a more efficient, durable, and cost-effective facility for everyone to enjoy for years to come.