As a rule of thumb, facility owners should spend 2-5% of a building’s value each year on maintenance. That can help maintain property value and avoid far higher costs that can come from deferred maintenance. In addition, larger set asides should have a budget built up for larger scale projects such as roof replacements, or full scale window or curtain wall replacement when systems approach the end of their useful life.
While it may be inconvenient to vacate a space to check a water stain on the exterior wall, over the longer term, it is far more disruptive and costly if hidden water damage develops into widespread mold or structural damage. Asset management can pay dividends, and it starts with a few key considerations.
Elements of a Functional Building Enclosure
Maintaining the building enclosure is essential for ensuring appropriate environmental conditions throughout the entire facility. Not only does it provide a physical boundary that protects from the elements, but it also separates interior spaces which can have different environmental conditioning needs. So, what should you consider?
Thermal Performance
Thermal imaging during construction and post-occupancy can help identify problem areas for thermal and sometimes air tightness issues and inform decision-making. When retrofitting existing facilities, advanced insulation materials can provide flexibility if space is limited.
Certain facilities, like hotels, university dorms, and hospitals, may require more stringent thermal performance than typical commercial buildings since they operate 24/7 and demand consistent interior conditions for occupant comfort. In cases like this, it can help to specify higher R-values than code minimum requirements, using continuous exterior insulation systems to minimize thermal bridges.
Occupant Health and Safety
Air tightness and vapor-flow control are essential, so it is important to optimize HVAC systems, especially considering interactions with the enclosure, space, and people in the space. Adequate ventilation and proper pressure between spaces can significantly reduce air leakage and condensation risk. It can also minimize contaminant buildup and prevent coughs and sneezes from spreading contaminants such as the flu or measles.
Thermal envelope details should eliminate cavities that might harbor pathogens. Carefully detailing connections between components can help minimize thermal bridges and air leakage that can compromise infection control measures or create cold spots that can lead to condensation issues. That is particularly concerning in sterile environments, since it can support microbial growth. Yet, higher ventilation requirements may increase energy demands or reduce thermal efficiency.
Resilience
The building enclosure also needs to be compatible with the supporting structure and carry its own load, as well as meet or exceed fire safety standards and perform under increasingly common extreme environmental conditions, from filtering wildfire smoke to withstanding hurricanes. Enhanced thermal mass can help maintain interior conditions during power outages with less of a load on back-up power supplies. Windows and glazing can optimize comfort while also promoting resilience.
Maintaining a high-performing building enclosure requires routine inspections and planning for upgrades that can improve performance while lowering long-term operating costs. Building occupants will notice these improvements.
Spotting Red Flags
When the building enclosure starts under-performing, building occupants notice. Complaints about comfort, particularly those related to temperature, stuffiness, drafts, or dampness, are indications that there may be an underlying issue with the building enclosure. Specific warning signs can include:
- Visual and physical indicators such as condensation on surfaces and discoloration or staining on ceilings and walls. Drafts near windows and doors or whistling during windy conditions are also clear signs that action is needed. Suspended ceiling tiles with dust deposits around edges can indicate air leakage from above. Material deterioration is another watch-out. It can include rust, peeling paint or wall coverings, or degradation of sealants at joints.
- Operational indicators such as difficulty maintaining positive or negative pressure in critical areas such as operating rooms or isolation spaces. Fluctuations in temperature in spaces next to exterior walls are another indication that further inspection is needed. So are doors that won’t stay closed or are difficult to open due to differences in pressure. HVAC strain is another warning sign. That can include increased energy consumption, systems running at capacity during moderate weather, and greater than normal cycling of equipment.
- Instrumental and/or diagnostic indicators such as high particulate matter counts or humidity levels. Odor transfer between areas shouldn’t be dismissed. Blower door tests can help indicate excessive air leakage. Significant temperature differentials between surfaces and ambient air can suggest that additional investigation is needed. Infrared thermography can help identify thermal bridges or insulation voids.
While it may be easy to overlook or postpone these warning signs, an ounce of prevention is worth a pound of cure. Even in the absence of an obvious problem, proactive inspections are critical for the longevity of every facility.
Being Proactive is Always a Less Disruptive Path Forward
Many building enclosure inspections can be performed visually from the exterior with minimal to no disruptions to facility activities. However, in-house inspections are also important. These require more planning and coordination. Managers can use electronic calendars to plan for routine inspections and maintenance. Setting an alert months ahead as well as follow up reminders as the date gets closer will also help the facility prepare.
Catching problems before they become serious issues can avoid disruptions to occupancy while reducing costs. Focusing on the building enclosure is key to extending the life of critical assets.
