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Building Envelope Analysis
Building envelope problems are one of the most common building problems encountered. Yet, they are still some of the least understood and can be some of the hardest to properly diagnose and correct.
The building envelope is what separates the inside of a building from the outside. A typical building envelope consists of the foundation, exterior walls, windows, doors, and the roof. This sounds simple enough…but because of the many complex products and systems involved, the building as a whole can become quite complicated.
Building Envelope Issues
When the building envelope is damaged, or was built wrong to begin with, then issues begin to appear. The problems listed below and many other problems can be attributed to building envelope issues.
Have you seen any of these issues in your building?
Identifying Issues With The Building Envelope
While some building envelope problems are easy to identify, others make it difficult to accurately find the root cause. They often camouflage themselves as another issue; making detection and correction of the real problem a challenge. Not only can these issues “hide in plain sight” but many moisture related problems happen in hidden areas and are not discovered until a substantial amount of damage has been done.
To identify the not-so-obvious symptoms, particularly if the interior signs have not occurred or been identified, is when an inspectors’ knowledge and experience comes into play. It’s equally important that the inspector have a thorough knowledge of inspection methods and assessment protocols.
Many building owners have found that trying to fix a moisture issue, without knowing the actual root cause of the problem, can be a very frustrating, time consuming, and expensive way to solve an issue
Moisture Inside Your Building?
Not all moisture related issues are caused by moisture entering the building from the exterior.
What do you do when the moisture issue is created inside your building?
Or when both interior and exterior factors are contributing to a moisture issue?
Many factors can influence how moisture moves into and out of commercial buildings. These factors include, building usage, zones, stack effect, wind, pressure differentials, and interior and exterior claddings; all of which make commercial buildings more complicated and therefore more difficult to properly diagnose than residential property.
(Image Source: WHBG)
Additional factors contributing to moisture entering the building from the exterior include building age and construction, poor building practices, improperly installed components, shoddy repairs, deferred maintenance, and environmental factors.
Combine all these considerations with internal issues such as ground water, condensation, humidity levels, air pressure differentials, and building functions; all of which contribute to moisture inside the building envelope. That makes for many, many ways for air and moisture to interact with the building and its components.
Building Envelope Analysis - Investigations & Assessments
Several methods of investigation and assessment are available depending on the type of problem you are experiencing.
An investigation begins by obtaining information as much information as possible about the building and the issue. Information can come from the building owner, maintenance people, employees, as well as contractors who have worked on the issue. Building plans, drawings, maintenance details, and other documentation are also used. By obtaining as much information as possible about the building and the issue we are better able to address your needs and help you resolve the problem.
Visual Inspection – This is an on-site inspection of the building to assess building conditions. Oftentimes a visual inspection is performed in combination with some form of non-invasive testing. Depending on the nature or complexity of the issue, the findings of this inspection can be used to create a detailed plan of action to diagnose and determine causes.
Non-Invasive Testing – This testing is used to support the findings of the visual inspection. Electronic moisture detection equipment, moisture measurement tools, permeability testing, borescope cameras, hygrometers, plus other equipment and test methods can be used to assess the building.
Invasive Testing & Analysis – Invasive testing is used to verify findings, determine if proper components were used in construction, verify if proper installation or repair techniques were followed, and to define the extent of a problem. Examples of invasive testing include the removal of various materials and claddings, sealant testing, and water testing.
Call Toll Free: 888-260-6832
Stonegate Property Inspections LLC
PO Box 89222
Sioux Falls, SD 57109 |
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