Sometimes a project is not well built first time around, or has deteriorated over time, or been subject to extreme stress such as in a fire. The repairs and rehabilitiation for such a building are generally called "remediation."
The process of remediation may involve several steps, depending on circumstances:
There is little advantage in repairing a damaged building before discovering why it is damaged and whether the damage is gistoric or ongoing. While each project is unique, our investigation and analysis typically includes the following steps:
- an interview with the potential client to determine the nature of their concerns;
- in a multi-family project, the preparation, distribution, collection and analysis of owner/occupant questionnaires designed to list the full range of observed problems;
- an on site investigation by a qualified Building Envelope Professional (BEP), which may involve moisture probing, cutting inspection ports, taking of material samples and photographing observations;
- analysis of findings in-house, usually with the collective input of our entire professional staff;
- preparation of an assessment report summarizing our findings, analysis and recommendations for remediation.
Because our Principals are environmentally sensitive Architects, we are trained to evaluate designs and consider alternative, healthier design solutions. In some instances we have been instructed to replicate original construction in a more robust fashion because the owner(s) could not conceive of any other aesthetic. However, on several projects we have modified original designs to:
- improve long term durability;
- increase water shedding;
- reduce building envelope maintenance costs
- use healthier materials which cause less health problems now and in the future for occupants
Because our Principals are Architects, we are trained to produce drawings and specifications of a quality permitting competitive tendering to maximize owners' value in the remediation process. We have also assisted Owners who have chosen to negotiate a fixed price contract with their pre-selected Contractor, or proceed on a cost plus basis with their pre-selected Contractor. Our services during remediation construction typically include:
- obtaining building permits, including liaison with warranty providers;
- conducting the tender process and assisting in contract award;
- attending site meetings
- providing enhanced field review during the construction process
- administering the contract including evaluating Contractor invoices, dealing with changes to the project, reviewing the suitability of materials through submittals, reviewing mockups of proposed construction details,
- applying for occupancy permits
- collecting product and material warranty information for owners
- preparing a Building Envelope Maintenance Manual
The completion of a remediation project is just "the end of the beginning." Building codes suggest buildings should last 50-100 years or more, assuming periodic maintenance and renewal.
Our available services in support of the ongoing health of our remediated buildings include:
- explaining the Building Envelope Maintenance Manual to Owners
- developing a reserve fund analysis which identifies the approximate amounts necessary to deal in the future with expected maintenance and renewal, as well as determining the approximate annual contribution required to establish that fund and reduce the likelihood and extent of future "special assessments."
- providing the annual reviews required to properly implement a building envelope maintenance programme;
- coordinating the renewal of envelope components when they have surpassed their useful lifetime;
