The International Energy Conservation Code and other regulatory requirements now include minimum standards for energy efficient building performance. Heating and air conditioning system design has shifted toward maximizing efficiency and controlling the indoor environment within ever-tighter tolerances. New HVAC systems are more reliant on limited rates of air leakage and heat transfer through the envelope. Sick building syndrome and HVAC performance failures are very often caused by uncontrolled air leakage and/or unplanned thermal “bridging” through the building envelope. And building envelope defects are the leading cause of claims and litigation relating to buildings.

BPA will review Design and Construction Documents for your project to assure conformance with the owner’s performance requirements. The components addressed in these reviews include air barriers, waterproofing and water management systems, thermal insulation, diffusive vapor control, and exterior wall cladding systems.

Our reviews address interfaces between dissimilar assemblies comprising the exterior envelope, and the coordination of envelope assemblies with structural elements, interior finishes, HVAC system design and other building systems that may affect, or be affected by, the performance of the envelope.

The drawings and specifications are reviewed to help verify that systems are compatible with each other, appropriate performance testing and other quality assurance procedures are specified, and all necessary project-specific details are included in the final documents.

Example Projects:

• Francis Gregory Library – Washington, DC
• H.D. Woodson High School – Washington, DC
• Charles High School – La Plata, MD
• University Town Center – College Park, MD

The remedial work associated with correcting major deficiencies and repairing or replacing damaged building components requires careful planning and execution. BPA provides construction management services for renovation projects, to address the root causes of building system failures and repair the consequential damage.

BPA will identify qualified renovation contractors and manage the solicitation process. We will assist the owner in selecting the firms best suited to the needs of the project, and in negotiating the contract for the work. Working with occupants and management personnel as well as with the construction team, we will develop and manage an implementation plan to complete the remedial work while minimizing disruptions to the safe use and occupancy of the facility.

We support and advise the construction manager and trade contractors through the pre-construction phases, to help the project team furnish a complete and coordinated exterior building enclosure that provides the level of performance and service life required by the Owner.  During construction operations, we conduct pre-installation conferences with critical trade contractors to help verify the full understanding of project requirements, and the proper sequencing and coordination of trades that comprise the exterior envelope. Our construction-phase commissioning professionals conduct periodic inspections, review the development and implementation of contractors’ quality control plans for the project, and manage the scope of on-site testing.

BPA will work with your project team to develop a scope of systems performance verification testing and specify test procedures, including detailed methodologies for assessing the results of each test. We will manage the performance of testing activities and coordinate those activities with those of the construction team. We can provide tests for the following:  

• Air leakage: ASTM E 283, ASTM E 779, ASTM E 783, ASTM E 1186
• Water leakage: ASTM C 1153, ASTM D 5957, ASTM E 331, AAMA 501, ASTM E 1105
• Thermal performance: ASTM C 1060

Our expertise in building in systems integration and constructability has been developed over years of forensic analysis of existing building problems, and diagnostic testing to confirm actual performance and verify areas and modes of failure.
Non-destructive tests to ascertain the performance of existing envelope systems include:

• Air Infiltration: Test the integrity of an existing air barrier, and identify sources of air leakage in the existing envelope.
• Water Infiltration: Test the integrity of existing glazing by means of ASTM E 1105 and/or AAMA 501.2
• Roof Moisture Surveys: Test the integrity of roofing and horizontal waterproofing systems using infrared thermography (ASTM C1153) and nuclear backscatter methodology
• Infrared Imaging: is used to identify areas of air leakage and gaps in the thermal envelope. Effective testing requires a minimum of 15⁰ to 20⁰F of temperature difference between the inside and outside of the building. It is preferable to obtain infrared images from the interior of the wall assembly, since most wall systems are built with cavities between the veneer and the structural wall, where the air barrier plane is located. Infrared images of the exterior wall surface will often show temperature anomalies at weeps and other designed openings in the veneer system.

To verify the types and conditions of flashings, air and thermal barriers, and other concealed elements, it is necessary to remove surface materials in selected locations to facilitate a visual inspection. Invasive investigations of this type are performed in conjunction with an experienced contractor who will install temporary protection, remove existing materials, and restore the area after the visual analysis has been completed.

BPA has extensive experience in the delivery of asset management services for real estate portfolios. Working with the owner, occupants and operations personnel, we can assist the property owner in maximizing and maintaining the value of the asset and addressing financial and physical issues. We can deploy the following professional services, depending on the needs of the property or portfolio:

• Negotiation and analysis of sale or refinancing transactions
• Oversee transfer of interests in a local partnership
• Review major capital improvement projects
• Review and audit property operation and management performance
• Determine appropriate rents and rent increases
• Work with regulatory agencies to develop and implement workout plans for troubled assets
• Review financial performance goals on behalf of partnership owners

The successful design of a building restoration or renovation project relies on a full and accurate analysis of the building envelope. We have reviewed the integrity and performance of existing building envelope systems in structures from two years old to more than 200 years old. We tailor our investigation services to respond to the owner’s needs, verify root causes and major contributing factors, and develop alternative approaches to remediation.

Retro-commissioning begins with an assessment of the construction materials comprising the existing envelope. We thoroughly inspect the existing building to determine material types and conditions and verify existing construction details. Our evaluation is focused on performance:

Water Management Systems: Assess the drainage planes intended to prevent the infiltration of storm water through the building envelope and minimize the impact of bulk water on the thermal envelope and exterior finish systems.

Air Barrier and Vapor Retarder Systems: Review the continuity and performance of air barriers and vapor retarders, which must minimize the uncontrolled movement of air through the building envelope and control the condensation of water vapor within the assembly.

Dew Point / Vapor Pressure: Analyze vapor pressure to identify where the dew point temperature occurs in the exterior wall, roof and/or floor assemblies of an existing building.

Thermal Performance: Assess the continuity and thermal performance of roof, wall and below-grade envelope assemblies.

Heating, Ventilation and Air Conditioning Systems: Assess the condition and operation of mechanical equipment, including controls and building management systems, and determine the impact of current systems operation on elements of the building enclosure.

Example Projects:

• International Monetary Fund headquarters – Washington, DC
• Veterans Administration / VISN 7 Facilities – GA, AL and SC

We perform each facility condition assessment using a methodology based on the ASTM E 2018 standard, employing a team of subject-matter experts rather than a single generalist. Our team will review all available documents related to the facility, discuss operations and maintenance with site-based personnel, and conduct a thorough walk-through survey of existing conditions. Our objective is to issue a Property Condition Report that can be relied upon as a complete and accurate assessment of the facility’s current condition, with all the information needed for the owner to develop and implement a capital plan for the long-term maintenance of the asset.

Example Projects:

• Five Municipal Properties – City of Hyattsville, MD
• 50 Industrial Facilities – Siemens U.S.