Development of Maintenance Protocol
We are considered some of the foremost experts for water intrusion prevention. However, we spend most of our days investigating the cause of leaks and the most economical and efficient protocol to repair.
Proper and timely maintenance is critical. It is also less expensive than the results of deferred or improper maintenance. Properly maintained building components perform as intended with extended service life.
In order to help our clients avoid costly repairs, special assessments and deteriorating properties, we developed our Maintenance Manual. The manual is customized for each building highlighting the maintenance needs of the building’s components and a precise schedule of when to perform this maintenance.
The Maintenance Manual is a document that can be used as a communication and tracking tool to make sure those tasks are getting done. These manuals tell the team when maintenance procedures need to be done, what things to look for, and also provides a sign off matrix to keep track of what has been done, by who and when. With good communication, clearly defined task assignments and written expectations, building maintenance status can be reviewed with our maintenance schedule in minutes.
The Maintenance Manual allows the Building Owner, Property Manager and Maintenance Staff to track and budget for necessary maintenance and reduces the risk of unforeseen and unnecessary repairs.
Building Evaluation & Analysis
We provide reviews of all exterior materials and claddings types from Exterior Insulation and Finish Systems (EIFS), metal panels, fiber-cement cladding, stucco, and every type in between. We assess all building envelope components, as they perform as a whole. Our primary method of investigating various building materials is accomplished through visual observations and assessments to identify signs of possible water intrusion, deferred maintenance, construction defects/ deficient conditions, premature failure and product installations that are not in accordance with building code, manufacturers’ recommended installation instructions and/ or industry standards.
Once a condition assessment is performed, we can determine the level of repairs required to correct any construction deficiencies.
For Invasive/ Forensic Investigations, we review target locations to locate damage or deleterious conditions resulting from possible concealed water intrusion. The target locations will be documented as to the methods and materials utilized. Elevated moisture locations will be located and identified. The types of invasive tests and specific target locations will be determined onsite.
Scope of Repair Development
We can prepare a Scope of Repair (SOR) identifying and documenting repair solutions for contractor pricing. The Construction Documents (CD’s) Includes the SOR, details, specifications and bid form for distribution. The Bid Form provides contractors a standard format to submit the information required for evaluation of the bid. We also provide Bid Administration Services that include soliciting qualified contractor bids, a pre-bid walk, answering contractors’ Requests For Information (RFIs) and bid comparison/ analysis.
Design & Detailing Services
We provide Design/ Envelope Consultant Services, applying over 20 years of experience in design review and inspection services to ensure your project is done right. Constructing a building envelope correctly dramatically improves a structure's useful life and reduces long-term maintenance costs. We have the ability to prepare and stamp construction drawings for permit review and approval in accordance with state licensing requirements. We can draft drawings/ details as your design and construction team prepares for the bidding, construction and the permit application processes.
Cost Analysis & Bid Reviews
Prior to receiving bids, we have the ability prepare budgetary costs for the required repairs; so you will know in advance the costs involved. After receiving bids, we evaluate and prepare a spreadsheet of bid results to make sure the bids are complete per the bid documents and following up with the contractor(s) when necessary so there are no surprises.
As part of your design and construction team, we will consult with contractors and architects to review (Redline Review) and develop your drawings and specifications (Design Services) to help ensure your structure is built for maximum weather protection. We offer Shop Drawings and Submittals Review for building envelope systems to confirm compliance of building products with project specifications. We can also provide the expertise needed when seeking a LEED designation.
Repair Oversight & Administration
We perform third party site observations of building envelope/ waterproofing material assemblies of the construction work to assess installation compliance with manufacturers' recommendations and the construction documents. We provide guidance and support for your construction team/ sub-contractors to prevent, or correct, work observed on site and document compliance to the construction documents and best practices.
We can complete a final punch list job walk and a final report that documents the repairs that were completed in the scope of the project.
We also provide timely input and response to Requests For Information (RFIs) related to components of the building envelope system or any waterproofing questions in our scope.