The Importance of Hiring a Building Enclosure Commissioning Consultant
Quality Assurance for Your Building Enclosure
A CASE STUDY
With the increasing emphasis on sustainability and long-term building functionality, it’s no surprise that more building owners are turning to building enclosure commissioning (BECx). The BECx process leads to increased efficiency and lifespan for a building while ensuring a comfortable environment for occupants.
GHP is involved in two public Nashville school renovations, providing third-party BECx services. Our focus is on evaluating systems at all stages and collaborating with the design team, owner, facilities managers, contractors, and other parties.
Project Highlights
Timeline:
BECx occurs over the entire duration of the project from the design and construction phases to post-construction
Project Size:
School #1: 58,312 square feet plus a new addition construction
School #2: 49,605 square feet, including a total of 61 classrooms
Project Scope:
Peer review design documents for the exterior building enclosure systems
Undertake limited construction oversight of the building enclosure systems, including pre-installation conferences and follow-ups during installation
Modernize the buildings so they adhere to the latest local school district design guidelines and standards
Test a percentage of the building enclosure systems to confirm success of the BECx process
Challenges and Objectives
The renovation’s objective is to enhance the long-term sustainability of the school buildings. This includes an exhaustive assessment of the building enclosure systems to identify and address potential vulnerabilities.
New construction and renovations often encounter problems within the first 5 years due to lax building enclosure design reviews and not implementing appropriate BECx processes. These issues can result in building envelope and enclosure issues such as moisture intrusion, mold growth, materials decay, and ultimately structural damage.
It also makes things more difficult for occupants. Lack of skilled BECx can create uncomfortable indoor temperature and air quality inconsistencies. It is vital to prevent such potential pitfalls in the schools through rigorous BECx.
Another goal for the school renovations is achieving the LEED v4 prerequisites for fundamental commissioning, with the intent to qualify for two additional points for enhanced commissioning. GHP must ensure efficient review turnaround times, manage tight budgets, and maintain coordination during an interactive design process.
Solutions
Peer Review
The commissioning process begins with peer review services from GHP. Our team focuses on the design of the exterior systems for the school buildings, conducting reviews of the design development phase (DDP) and contract document phase (CDP) deliverables. We report findings at the conclusion of each review to the design team and create an issues log that requires follow-up by the designers. GHP also maintains a close partnership with the sustainability consultant to address LEED certification requirements.
On-site Construction Visits
GHP's consulting services continue with regular site observations during construction. Pre-construction kick-off meetings are vital for reviewing schedules and discussing timeframes. Building enclosure systems will be mocked up for review prior to full installation. BECx professionals will then check the details of the building enclosure systems during pre-installation conferences. After the pre-installation stage, GHP will continue the BECx process with on-site visits and detailed installation reviews during the various stages of construction. Quality control procedures for each of the building enclosure systems confirm that the construction conforms to contract documents.
Field Testing
A key aspect of the BECx process is field testing wall and window installations according to FGIA tests such as E1105 or E2128. A GHP subcontractor will implement the testing. Before installation of interior finish materials and fitting of interior window surrounds, the subcontractor will carry out water testing. This ensures the accuracy of the testing, plus durability and quality of the exterior components.
Final Completion
GHP’s responsibility extends to overseeing the completion of building enclosure systems, including on-grade floor systems, roofing, exterior walls, doors, and windows. After substantial completion, we will revisit the site to perform a final review of these systems and building performance over the first 10-12 months of use. This offers an additional opportunity to rectify any possible issues before the contractor’s standard one-year warranty period ends.
Results
The BECx process provides invaluable insight and quality assurance throughout a project's lifetime. We are completing the document reviews and assessments for the Nashville schools in a timely manner and offering guidance and solutions to ensure the highest quality building outcome. More importantly, successful BECx will result in these school facilities being less likely to face the liability of water intrusion, adverse air filtration, or other common building defects.
The buildings stand to gain two LEED certification points upon completion of BECx. Achievement of this provides a recognized eco-friendly, cost-effective solution that adds to the schools' value.
Conclusion
A building project that begins and ends with BECx is a testament to a higher quality of construction that lasts longer than the standard project. The school system’s objective for these renovation projects is not just about modernizing the structures. They are also about making a long-term investment in more energy efficient, durable, and sustainable outcomes. GHP’s BECx process enables these goals. We address potential issues upfront in order to save on costs in the long run and ensure a high-performing building that meets the needs of its occupants.