SERVICES
CONSULTING SERVICES
NEW CONSTRUCTION BUILDING ENVELOPE ENGINEERING
We provide professional engineering services through all stages of construction. During the design and permit stage, we assist with architectural drawing reviews, details, material specification recommendations, shop drawing reviews, product and system submittals, and all applicable Letters of Assurance. During the construction phase, we perform Enhanced Field Reviews to assess the quality of the contractor’s work and determine general conformance with the contract documents.
RETROFIT BUILDING ENVELOPE ENGINEERING
All buildings require some level of maintenance. Whether it is due to a known deficiency necessitating major retrofit or simply a proactive owner looking for a balanced approach to building envelope maintenance work, SEE can help. Following a visual building envelope condition assessment with recommendations, we can assist the owner through all phases of the restoration project. We will prepare a full specifications and tender package, act on behalf of the owner for any applicable building permits, and obtain contractor bids. Once the project is awarded we will provide full contract management services and quality assurance field reviews during the project.
HIGH PERFORMANCE BUILDING ENVELOPE DESIGN
The City of Vancouver and the province of British Columbia continue to promote increasing levels of energy efficiency through progressive building code changes which seek to have all new construction be designed to net zero energy standards by 2030 and 2032, respectively. As a result, builders and homeowners have to rely on a more integrative approach to new construction and major retrofit projects. Our team actively pursues training in high performance standards and seeks to encourage its implementation while considering the financial and practical implications.
PASSIVE HOUSE DESIGN AND CONSULTING
An emerging high energy performance standard in our local market, Passive House (or Passiv Haus) is an energy standard which looks to reduce the energy requirements of a building through passive means, including super-insulated building envelope, stringent air tightness requirements, strategic shading to optimize solar heat gain during the winter and limit it during the summer, and high efficiency heat recovery air conditioning systems to provide a stable and comfortable indoor environment. Our Passive House-certified staff is ready and eager to assist builders, architects and homeowners who are cementing themselves at the forefront of high performance construction industry.
THERMAL MODELLING
One-, two- and three-dimensional modeling using computer-aided steady state finite element software to establish effective thermal resistance values (R-value and U-value) of building assemblies; as well as thermal bridging effects (psi-value and chi-value) for project-specific construction details.
HYGROTHERMAL MODELLING
SEE has developed in-house software using industry-accepted steady state calculation methods which enables us to quickly and efficiently model roof, wall and floor assemblies and determine effective assembly thermal resistance and assess for condensation potential. Where added levels of verification are required, we will use comprehensive dynamic hygrothermal modeling software, such as WUFI 2D, to assess wetting risks and drying potentials using hourly calculations and local weather data.
FIELD SERVICES
QUALITY ASSURANCE FIELD REVIEWS
We assist owners, architects, builders by attending construction sites to assess the general quality of the contractor’s work and determine general conformance with the contract documents for the project, as it relates to the building envelope. Field reviews are not to be construed as a substitute for the contractor’s quality control program, nor must they be considered a certification or warranty of the work.
ROPE ACCESS AND BOSUN CHAIR FIELD REVIEWS
Taking our field reviews to new heights, our staff is trained and certified as SPRAT Rope Access Technicians to provide an up-close visual review and assess in situ conditions of existing and new construction buildings of any height.
IN-FIELD WINDOW WATER TIGHTNESS TESTING
Following standardized testing procedures, we will perform sample testing of installed windows on new construction projects as part of our quality assurance services. Leak investigations on existing buildings are also possible with due regard to the occupied and finished nature of the test location.
PLANT REVIEW
Review material fabrication at point of manufacture. Quality assurance reporting.
BUILDING CONDITION ASSESSMENTS
HPO WARRANTY REVIEW
Home Protection Office (HPO) guidelines specify warranty periods for 2-5-10 year periods following the construction of new residential properties ranging from single family homes to high-rise towers. Each warranty period covers specific building components which can be claimed through the underwriter’s insurance policy.
BUILDING ENVELOPE MAINTENANCE AND RENEWAL PROGRAMS
All buildings require ongoing maintenance. In the worst cases, re-cladding may be necessary to adequately address systemic moisture infiltration and extend the life of a building. SEE can assist by performing an in-depth review of the subject building to help establish a building envelope renewal program. Once established, SEE can then assist in preparing a specifications and tender package, processing contractor’s bids, contract management, and quality assurance field reviews.
LEAK INVESTIGATIONS AND MOISTURE PROBE ASSESSMENTS
Concerns of water leaks or moisture damage require a profound understanding of building envelope systems and in-depth knowledge of a variety of construction methods and materials. Investigative tools such as thermal imaging and moisture probe testing can be used to validate possible failure modes and determine the appropriate repair strategy.
PRE-PURCHASE AND RE-FINANCING REPORTS
Review of commercial real-estate properties following ASTM E2018-15 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process”. We assess the condition of the building envelope, structure, and mechanical and electrical systems for the purposes purchasing or re-financing commercial properties.
DEPRECIATION REPORTS /
CONTINGENCY RESERVE FUND STUDIES
Depreciation Reports, made mandatory for most British Columbia strata-titled developments since December 2013, are long-term financial planning tools for use by Strata Councils, Owners and prospective buyers. The Depreciation Reports provided by SEE not only meet the requirements of the BC Strata Property Act and Regulations, but give depth and explanation to the recommended repair and maintenance program. The reports are written in plain English, readable and understandable to technical and non-technical people alike. SEE will work with your Strata Council and Property Manager to understand your building’s maintenance history and tailor a maintenance plan to meet the specific circumstances and conditions at each building.
As part of our comprehensive contingency reserve fund (CRF) planning services, we are available to meet with Strata Councils and owners to present the Depreciation Report, explain the technical background of recommended repair work, and answer questions with clarity. We have experience with every development type, from low-rise to high-rise; residential, commercial and split stratas; and complex airspace parcel developments.