In efforts to “reduce costs”; more and more building owners seem to be asking “Why hire a building envelope consultant?” In an effort to answer that question I have examined this topic thoroughly and will attempt to explain the ROI of using a Building Envelope Consultant (BEC).

Building envelope consultants are specially trained independent professional’s hired by the Owner (typically), to act as an expert adviser relative to all aspects of the building envelope. Qualified consultants combine vast experience with active membership in industry organizations and participation in continuing education seminars to maintain a level of expertise not feasible to those not solely focused on this area of practice on a daily basis. As a result they are up to date on the pros and cons of new materials and technologies that enter the market as well as those that are phased out. Since consultants are independent from manufacturers and contractors they are able to provide unbiased advice on material and repair options.

By performing a building envelope survey and discussing with the Owner the needs and long term plans for the building the BEC will assist in planning capital expenditures, forecasting and prioritizing future maintenance and identifying potentially unsafe conditions. During the pre-design phase; the BEC will provide the Owner with several options and make recommendations based on the needs assessment mentioned above.

During the bidding process a level playing field is established by having specifications and drawings developed in advance and reducing ambiguities in the bid process. A list of qualified, recommended contractors can also be provided by the BEC based on prior similar projects. Additionally the BEC takes on the burden of ensuring that the design will be in conformance with local building codes, manufacturer’s requirements, appropriate insurance carrier guidelines and best industry practices.

During the construction phase of the contract, having a BEC on board for construction administration helps to ensure that the work performed is done so as required by the contract documents. After all the finished product is only as good as the workmanship of the installer. Unlike interior construction; observation of ongoing building envelope restoration by the Owners is often not practical, nor recommended, and in many cases not allowed due to safety concerns. As a result, it is crucial that a building envelope consultant act as the eyes and ears for the Owner.

After construction is complete the BEC will ensure that all appropriate warranties are executed and will provide a long term maintenance plan for the building envelope; this helps ensure that the Owner gets the most bang for their buck out of the finished product.

Through proper planning, design and construction administration, the BEC can often double the expected life of a restoration or reroof effort. Therefore as shown in the cost and value charts the value provided by a qualified Building Envelope Consultant can dwarf the initial “added expense” and provide a substantial Return on Investment.

To view a copy of the original newsletter click here.