The Importance of Building Envelope Maintenance: A Guide for Facility Managers

Building envelopes, the protective outer shell of institutional and commercial facilities, play a critical role in safeguarding structures from environmental hazards. They encompass six key surfaces: the ground floor, four walls, and the roof, functioning like a suit of armor. Proper upkeep of these envelopes is essential to prevent significant future issues within facilities, according to experts in building science.

Understanding the Building Envelope

Darek Brandt, P.E., a principal at Walter P Moore—a national consulting engineering firm specializing in building envelopes—emphasizes that understanding and maintaining the building envelope is paramount. “The envelope should keep the outside out and the inside in,” he explains. When managed effectively, the inner conditions of the building can remain comfortable, habitable, and durable. Failing to do so can lead to water and heat damage, diminished energy efficiency, and compromised indoor air quality (IAQ).

Despite the clear risks associated with neglecting the building envelope, many facility managers find themselves tempted to postpone maintenance due to limited funds and time. Brandt warns against this mindset, stating, “There is a very high cost to low maintenance.”

Common Building Envelope Challenges

Dr. Joseph Lstiburek, founding principal of Building Science Corporation, discusses how advancements in building codes and materials have contributed to building envelope issues. Historically, buildings were often designed with less energy efficiency, allowing air flow that inadvertently helped dry out structures after water infiltration. “In the past, we didn’t worry too much about incidental water leakage, as it would eventually dry out,” he notes. However, with modern construction, once a building envelope becomes wet, it tends to stay wet, leading to significant concerns.

Moreover, Lstiburek points out that many of the construction materials used today are less durable than their predecessors, prompting a reevaluation of building maintenance strategies. While aiming for enhanced energy efficiency through the use of recycled materials is commendable, he cautions that this shift has made building envelopes more susceptible to failure. “Right now, I believe we are doing more harm than good,” he says.

Prioritizing Waterproofing and Inspection

Given the limited resources available for maintenance, Brandt suggests focusing efforts on waterproofing, starting with the roof. Water intrusion can compromise not only roofing materials but also insulation and other vital components of construction. He adds that maintaining and inspecting roofing materials is crucial to preserving manufacturers’ warranties and preventing leaks.

Proper drainage around a building is also vital in protecting envelopes from water seepage. Lstiburek insists on the necessity of ensuring proper ground slopes away from the building: “We must consider the possibility of water seeping in and have a proper system in place for directing the water outside.”

Furthermore, windows are often a source of leaks. According to Lstiburek, about 10 percent of windows leak upon manufacture, stressing the importance of effective flashings and sealants. Regular maintenance of these components, including reapplying caulk and sealants, can significantly enhance the durability of the envelope.

Enhancing Indoor Air Quality

In addition to moisture management, controlling air leakage is critical for maintaining IAQ. Brandt highlights the significance of a continuous air barrier to minimize unwanted air infiltration. “This includes your air barriers, waterproofing, roof membranes, and fenestrations,” he states. Continuous air barriers contribute to effective management of indoor moisture and air quality.

Insulation is another vital element in effective building envelope performance. “Properly designed and installed insulation can maximize building R values and reduce adverse effects of thermal bridging,” Brandt explains. Improving insulation methods can lead to better energy efficiency and indoor comfort while simultaneously impacting energy costs.

Conclusion

The maintenance of building envelopes is a multifaceted task that requires attention to waterproofing, drainage, air quality, and insulation. Facility managers are encouraged to take a proactive approach to these responsibilities to prevent costly future repairs and ensure a safe and comfortable environment for building occupants. With the right strategies in place, the longevity and efficiency of a building’s envelope can be significantly enhanced, providing lasting benefits to both the structure and its users.

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Ronnie Wendt is a freelance writer based in Minocqua, Wisconsin, specializing in topics related to building maintenance and engineering.

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