How to Prevent 4 Building Envelope System Fails and Save BIG!

Wednesday, 10 July 2019

Building Envelope Systems Fails Costs Big

How to Prevent 4 Building Envelope System Fails and Save BIG!

Exactly how important is the building envelope and what happens when it fails?

Besides aesthetics, the building envelope is the one to thank for four basic yet massively important functions; which are:

Temperature Regulation
Moisture Management
Structural Support
Air Flow

In this article, we break down what building envelope systems are, their functions, how they can fail, and what you can do about it, right now.

What We Will Cover:

Restorative Projects and Building Envelopes

What Exactly is a Building Envelope Systems and How They Help?

By definition, a building envelope is what separates the unconditioned and conditioned environment of a building.

It's a collective term for all the layers and components that make up a single design strategy that ensures a building is well-protected, as well as energy efficient and sustainable.

In the simplest sense, it's the "skin" that makes a consistent (and comfortable) inside building climate possible.

That's why the outer shell, the building envelope must be skilfully constructed in order for any new or old building to be able to prevent water, air, heat, noise, and light from affecting the delicate building climate equilibrium.

What Are the 4 Main Functions of Building Envelopes?

While the overall function of a building envelope is to maintain an indoor building environment which makes for excellent climate control, we can break this down into four main functions:

Weather and Moisture Control
Airflow
Thermal Control
Thermal Control

1. Weather and Moisture Control. Controlling water (from daily weather conditions, moisture or vapor) is fundamental to a building envelope. Everything from the roof, walls, floors, and even the basement must be designed to repel water (or at least designed to cushion possible water damage) in order to preserve building integrity.

When left unchecked, moisture will take every opportunity to seep everywhere and cause numerous problems. Leaks, mold infestations and early structural damage are a few examples.

2. Airflow. We have the building envelope to thank when it comes to maintaining good indoor air quality, circulation, and insulation performance. By air flow, we mean not only how the air flows through the building envelope and the interior space—this also involves energy consumption and comfort.

Airflow is directly linked to energy control, since controlling air movement may account for 10 to 20% of heat loss within the building. On the other hand, air flow also dictates indoor air quality, and condensation, which both contribute to comfort (or discomfort) of inhabitants in a building.

3. Energy Efficiency, Heat, and Thermal Control. A thermal envelope is one of the most important functions of a building envelope. While it may be easy for individuals to assume that thermostats are responsible for keeping the ideal building climate, a good building envelope keeps the heat from escaping and thus helps save energy (and money).

4. Noise Reduction. Apart from air, water, and heat, building envelopes also efficiently keep out noise. And for structures like office buildings and hotels (and similar industries), this is a necessity. Each and every individual component of the building envelope contributes to the overall efficiency of the building envelope in keeping the elements at bay. Windows and glass, for instance, help reduce outside noise and enhance interior comfort levels.

A good example of this is our recent window retrofit and PTAC soundproofing San Francisco project (Holiday Inn Fisherman's Wharf), where we were able to reduce outdoor sound from 80 decibels to 30.

And that's just one example. If you wish to have more information on our building envelope projects, facade restoration or adaptive reuse, feel free to contact one of our building restoration specialists.

What are the 4 Main Reasons Building Envelopes Fail?

When a building envelope works perfectly, people wouldn't notice. However, when built insufficiently, building envelopes can cause a cascade of problems.

According to BDCNetwork.com, 50% of envelope failure may be attributed to moisture intrusion, which further leads to mold growth or eventual degradation of the building's structural integrity. Issues with moisture intrusion may be caused by one or a combination of the factors below:

Let's discuss several reasons why building envelopes can fail.

Acts of Nature. The most impeccable of designs eventually fail under acts of nature. Natural disasters, unforeseen prolonged bad weather, and extreme temperature differences can take its toll. Although there is nothing you can do about this once the damage is done, we suggest taking routine inspection and maintenance seriously so small flaws can be addressed immediately.
Design-Related Problems. In some cases, building envelopes may fail due to design deficiencies. For instance, when architects recommend materials for designs they were not intended for. This can also happen when contractors (or subcontractors) skimp on the design to compensate for cost or other considerations.
Poor Workmanship. An envelope may still fail if its great design isn't properly executed. It is common to have workmanship problems caused by inexperienced and unsupervised personnel working in the field. As much as possible, choose the right builders for the job—preferably those with a proven track record of excellence.
Poor Materials. When it's not the design or the builders, the problem lies in the quality, and the wear and tear of the materials used. It is typical for materials to be unable to measure up to its advertised quality due to a number of circumstances you can't control. Also, fails may happen if materials were mishandled, substandard, or defective.

Why Hiring a Building Envelope Consultant Reduces Costs?

Because it takes time and considerable investment on your end, the decision to restore or repair your building isn't something you decide on a whim.

Careful strategic planning, especially with the advice of a seasoned building envelope consultant is essential in order to reduce costs and headache in the long run.

For new constructions, it's the consultant's job to collaborate with designers, builders, and owners to create high-performance building envelope systems. As for existing buildings, consultants survey current building envelope performance and address flaws and issues.

A Building Envelope Consultant Helps Reduce Costs by:

Identifying flaws early on, while they're still manageable for both costs and time.
Recommending the latest building envelope solutions which can help you save time and money.
Implementing best practices in building envelope repair and ensuring all enhancements are executed correctly.

And the list goes on.

It's safe to say, building envelope consultants can both help restore and protect your important assets all while saving you the most.

Restorative Projects and Building Envelopes

Building envelopes are also an integral part of reconstruction projects such as adaptive reuse and facade restorations.

Part of reuse and restoration is making sure the structures are retrofitted with materials that would make the building functional, energy efficient, comfortable and durable even in the years to come.

Reviving existing buildings is becoming a growing option in the reality of limited resources and expanding consumption.

Landmark Restorations is at the forefront of this green movement, whether in retrofitting the simplest of things to massive building envelope repair projects.

With our years of experience and countless satisfied clients, we are confident of the results we bring to the table. Whether it's for energy efficiency, thermal envelopes, soundproofing, and various projects for your commercial property, we're here for you.

Please include attribution to Landmark Restorations with this graphic.