Building Enclosure Commissioning Process: A Guide for New Buildings
Unveiling the Nuances of BECx
It isn't uncommon for owners to construct new buildings only to discover the truth upon occupancy: enclosure issues adversely affecting the building’s quality and performance.
The enclosure is powerful. If not installed correctly, it can lead to air infiltration, water intrusion, poor thermal performance, or energy inefficiency. Building enclosure commissioning (BECx) helps avoid these uncertainties.
BECx is a proactive approach to affirming a better quality, more efficient, and sustainable building. It is a form of risk management for the owner’s protection throughout the entire process, from concept development to design to initial and post-occupancies of the building.
Watch the short video below to learn how BECx mitigates risk and ensures quality control for your building.
What is BECx?
BECx is a systematic review and evaluation process that ensures the design, construction, and operation of a new building meet the owner’s project requirements (OPR) and the architect's basis of design (BOD). This includes standards for performance, energy efficiency, durability, and occupant comfort. Overseen by a qualified third-party provider, this process is essential for anyone concerned with a building’s long-term performance.
BECx is more than just a quality assurance process. It's an opportunity to:
Accumulate points toward LEED or WELL certifications
Establish an initial plan of action, assess potential design issues, and run interference with potential constructability issues prior to commencing work
Monitor the construction to affirm proper implementation of plans
Avoid the stress of persistent post-construction building problems, which can lead to costly repairs and dissatisfied occupants
Construct a building that will achieve long-term success, reducing operating costs, maximizing its value, and extending its lifespan
5 Steps of Building Enclosure Commissioning
BECx is a collaborative effort that brings together the owner, architects, engineers, builders, facility managers, and third-party commission agents.
A third-party BECx consultant works with the team until the completion of the project to ensure that the enclosure performs efficiently. They also do a post-occupancy assessment and evaluation up to a year after the building is completed. You can see all of this in action as GHP works with two school renovations in Nashville.
It’s a thorough, 5-step process:
1. Project Inception
The BECx process is implemented from the very beginning. The building's ultimate performance depends on the entire team working together throughout the project. A BECx consultant, who serves as an independent third-party commissioning agent, may work in concert with the overall building commissioning agent or separately. But no matter what, they need to work in a coordinated manner.
2. Pre-design Planning
During this phase, the BECx consultant establishes the OPR and gathers general details of the project. This includes items such as building envelope and enclosure, community context, occupant comfort, and other owner requirements like insurance company requirements, facility guidelines, and preferred systems/manufacturers. The OPR serves as a starting point for the design phases in order to balance the performance and budget of the project. Key steps for pre-design include a kickoff meeting, an OPR document, project scope and budget for commissioning, and a commissioning progress report.
3. Design Process
After the pre-design phase, the BECx consultant conducts a comprehensive design review. They work with the owner, design team, contractor, and others to establish the OPR for the building enclosure and the basis of design (BOD). These will serve as guidelines during design and contract document preparation.
The BECx agent meets with the project team as necessary to confirm that the process is on track. This could include advice on building enclosure system design, construction methods, and design concepts that could improve the building's performance and longevity. Professionals recommend building enclosure systems with materials and methods designed to keep water out, insulate from the elements, and prevent unwanted thermal transfer.
Once the designs have been reviewed and revised, the BECx consultant verifies the final building enclosure plans. They check specifications, details, and the overall design to ensure it is well-prepared to meet the building's performance expectations. This is when any final modifications are made pre-construction.
4. Construction
Third-party consultants monitor the construction phase of the building's enclosure components, including details such as window jambs, sills, heads, seals, and insulation, to ensure proper installation and prevent potential leakage or damage. BECx consultants check work for design compliance to minimize risk and protect against future problems. Agents examine critical zones such as flashing, window sealants, and roofing details to uncover any potential issues that would otherwise go unnoticed.
5. Occupancy and Operations
The BECx consultant conducts a final review of the building enclosure upon completion of the project, guaranteeing proper functioning of components and absence of leaks or insulation issues. The consultant also provides comprehensive documentation to the owner detailing the commissioning process, inspection findings, and maintenance recommendations. This equips the owner with the necessary information for ongoing building management.
Top 3 Areas for Review During BECx
During BECx, specific areas garner more attention due to their crucial role in maintaining a building's structural integrity and energy efficiency. Three significant areas we closely assess for common design flaws include:
Flashing: Flashing contributes significantly to a building's waterproofing system. It is primarily used to expel water away from vulnerable points where it can penetrate and cause damage. These include intersections of walls and roofs, window and door openings, or decks. Proper installation and choice of materials are vital to prolong the performance and life expectancy of the overall structure. During BECx, the consultant checks the flashing's installation, its material quality, and its compatibility with other building materials.
Window Details and Sealants: Windows form a critical part of a building enclosure, and their detailing and sealing can make or break a building's energy performance and durability. During the BECx process, the consultant checks the sealants used around the window frames for their compatibility with the building materials and their effectiveness in preventing moisture intrusion. The consultant also scrutinizes the detailing of the windows and how they relate to surrounding elements like flashing and cladding. Any weaknesses could lead to thermal bridges, air leakage, bulk water entry, and potential water damage.
Roofing: The roof acts as the first line of defense against weather elements and is therefore one of the most important components of a building. It's responsible not only for keeping out rain, snow, and wind but also for maintaining indoor climate control. A BECx consultant checks for proper roof design and material selection, installation quality, and the adequacy of waterproofing measures. They pay special attention to areas that can become water penetration points, such as the junctions of roof and wall surfaces, vent or chimney penetrations, and the roof's edges. Ensuring that the roofing system has durable thermal and moisture resistance is key for building longevity.
The Value of BECx for Building Owners
Building enclosure commissioning is worth a lot for building owners and managers because of:
Quality Control
BECx consultants ensure everything is done right from the beginning, reducing the need for costly future repairs. This safeguards the building owner's financial stake in the property.
Without a proper building enclosure commissioning, you risk the contract documents lacking thorough preparation and having holes in them. A third party can properly watch out for the owner’s interest to make sure that all processes are done correctly.
Profitability
Owners who plan for long-term ownership will find BECx an excellent way to set their building up for success from the beginning. With good quality construction and efficient systems, the building is less likely to require heavy maintenance, proving more profitable in the long run.
Buildings without BECx may need frequent maintenance in as little as 5 years. Leaky windows, disjointed roofs, and inefficient building envelopes can lead to rapid deterioration, often resulting in expensive remediation such as environmental experts and moisture mapping.
Longevity
BECx can significantly enhance a building's lifespan. By ensuring design and construction meet necessary standards, owners avoid early wear and tear and expand the longevity of their investment.
It also promotes sustainability and helps buildings earn points for LEED or WELL. Such certifications require lower energy consumption and water use, making systems more efficient.
“Architects often don't realize the amount of skill required to keep water out of a building. It takes extensive experience to understand the nuances and practicalities of waterproofing. Mastering this art is no easy feat.”
—Scott Dorrough, AIA, NCARB, CGC, LEED®AP
Senior Project Manager
How a Third-Party Consultant Sets Your Building Up for Success
BECx consultants play an instrumental role in:
Validating the design, construction, and entire lifecycle of a building
Guiding your team to sidestep common pitfalls and work efficiently toward your building goals
Planning for long-term building maintenance, which ensures a longer, more efficient, and cost-effective lifespan
Contributing toward significant cost savings and high performance over time
BECx agents like GHP manage all processes, pinpointing potential flaws in the building envelope and enclosure that could lead to leakage or other issues down the line. Their role is crucial in protecting the building owner against these risks by driving corrective actions in both the design and construction stages. Their in-depth understanding of building enclosure systems allows them to identify and address potential problems before they become costly or damaging.
All of this makes BECx a proactive approach that brings a new level of quality assurance not only to your building and portfolio but also to the construction industry.