The Importance of Building Envelope Maintenance in Commercial and Institutional Facilities

Building envelopes are fundamental to the structural integrity and comfort of institutional and commercial facilities, acting as a protective barrier against external hazards. These structures encompass the six sides of a building — the ground floor, four walls, and the roof — and require diligent maintenance and care to prevent future complications.

A Suit of Armor for Buildings

Darek Brandt, P.E., a principal at Walter P Moore, a national consulting engineering firm, underscores the significance of building envelopes in ensuring that conditions inside a facility are comfortable, habitable, and durable. ‘It’s that simple,’ says Brandt. ‘The building envelope should keep the outside out and the inside in.’

Should facility managers neglect their building envelopes, a variety of issues can arise, ranging from water and heat damage to energy inefficiencies and poor indoor air quality (IAQ). Regular upkeep is crucial, yet with limited budgets and tight schedules, it can be burdensome to prioritize envelope maintenance. ‘While it’s tempting to put things off, there is a very high cost to low maintenance,’ cautions Brandt.

Understanding Building Envelope Challenges

Dr. Joseph Lstiburek, founding principal of Building Science Corporation, highlights how shifts in building codes and materials have influenced building envelope performance. Previously, when buildings were considered ‘energy pigs,’ they would allow air and heat to escape, providing some level of natural drying after water intrusion. However, those days are gone, and current designs necessitate more robust strategies to manage water and heat.

Lstiburek explains that materials employed in modern construction are not only less durable than their predecessors, but the trend towards sustainability has introduced recycled materials that, while improving energy efficiency, can also increase the likelihood of building envelope failures. He stresses the importance of controlling moisture and properly installing roofing, windows, and foundations as critical components of maintaining the building envelope.

Prioritizing Maintenance with Limited Resources

Recognizing the challenges posed by budget constraints and time limitations, Brandt suggests that facility managers focus their initial maintenance efforts on waterproofing, starting with the roof. ‘A little bit goes a long way on the roof in terms of maintenance and repairs,’ he advises. A well-maintained roof is essential to prevent water ingress, which can compromise other structural aspects and insulation performance.

Regular roof maintenance plays a crucial role in keeping warranties valid and averting leaks. Brandt emphasizes, ‘You can easily void your warranty by not maintaining, not inspecting, not using certified installers and repair contractors.’

Effective Drainage Solutions

Improper drainage can lead to water accumulation around a building, which can damage plaster barriers and other systems. To combat this, Lstiburek recommends ensuring that the ground around the building slopes away, implementing drainage systems that can effectively direct rainwater outside the structure.

“We must consider the possibility of water seeping in and have a proper system in place for directing the water outside,” he notes, advocating for effective drainage mechanisms at both roofing and vertical levels.

Mitigating Water Intrusion from Windows

Windows can also be potential points of failure, with Lstiburek indicating that roughly 10 percent of windows may leak due to manufacturing defects. Proper window installation with effective flashing, which redirects water outside and seals entry points, is vital for maintaining the integrity of the building envelope. Routine maintenance of these flashings, including reapplying sealants and caulk, is necessary to ensure long-lasting protection.

Addressing Indoor Air Quality

In addition to moisture management, controlling air leakage is crucial for maintaining healthy indoor environments. A robust HVAC filtration system aids in removing pollutants, and employing a continuous air barrier on the exterior of the building can minimize unintended air exchange. ‘This includes your air barriers, waterproofing, your roof membranes, your fenestrations, your curtain walls and gaskets,’ explains Brandt, noting how their performance directly impacts IAQ and moisture levels.

Insulation quality also plays a significant role in creating energy-efficient spaces. Properly designed insulation not only improves the building’s thermal performance but also works to reduce air leakage. Integrating foam insulation at junction points can enhance these properties, ensuring that the building envelope functions optimally.

Conclusion

In conclusion, the maintenance of building envelopes is not merely a matter of aesthetics; rather, it is a critical aspect of building management that directly influences energy efficiency, comfort, and overall structural integrity. Facility managers are encouraged to prioritize envelope upkeep to mitigate potential issues resulting from water damage, air leaks, and inadequate insulation. By recognizing and addressing these concerns proactively, long-term operational costs can be minimized while simultaneously enhancing the health and comfort of occupants.

Ronnie Wendt is a freelance writer based in Minocqua, Wisconsin.

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