<\/a> Fig. 1 \u2013 Simple Building Envelope<\/p>\n Professional assessment, diagnosis, design and management of the building envelope can save money, decrease energy usage, lengthen the life of building materials and improve the environment within.<\/p>\n As part of their \u201cWhole Building Design Guide,\u201d the U.S. National Institute of Building Sciences (NIBS) developed a comprehensive guide for\u00a0exterior envelope design and construction for institutional and office buildings in late 2016 under guidance from the past Federal Envelope Advisory Committee. This report thoroughly outlines all of the components of the building envelope and offers an exhaustive list of related resource pages related to air barriers, air quality and mold prevention, and sustainability and wind safety, to name a few categories.<\/p>\n In examining a structure in its entirety, there are a number of common building envelope concerns, including:<\/p>\n As we break this review into the parts that make up the building envelope, let\u2019s begin with the\u00a0ROOF<\/strong>. A building\u2019s roof is like the seal to an envelope. It\u2019s meant to close the envelope securely, keeping the contents safe from outside elements. In the case of most commercial, industrial or educational institutions, roofs are usually flat, or low-slope. The importance of the roof to a building is paramount.<\/p>\n Commercial roofs, as shown in the picture above, come in a variety of system types, including asphalt-based, single ply, rubber and metal. The choice of these system types will depend upon specification, budget, climate and environmental considerations. If you need to learn more about flat roofs, check out this complete survey of low-slope roofing in the guide to\u00a0Choosing a Flat Roof<\/a>.<\/p>\n Beyond the membrane itself, proper installation of the many components that meet the commercial roof membrane at its termination point is critical. Additionally, roof penetrations for HVAC equipment must be checked during inspection. In consideration of these important details, an essential roof system accessory is\u00a0sealant<\/a>. Both sealants and caulking are maintenance items that should be checked for serviceability every year with periodic replacement or redressing, typically after several years of service.<\/p>\n Once installed, a commercial roof must be inspected annually at minimum (and immediately after a major weather event). To determine whether repair or replacement of a commercial roof system is necessary, a licensed roofing contractor should assess the existing roof system. He or she will inspect the roof for damage and discuss details with the building owner, such as the age of the roof, the building\u2019s use, climate concerns, the building owner\u2019s financial expectations, budget, building code, energy requirements and possible replacement needs.<\/p>\n When it comes time for a roof replacement, the commercial roofing contractor should discuss options with the building owner for either a complete tear-off or reroof over the existing system. If significant damage to the deck is found, there may be no choice but to replace it during tear-off and reroof. In this case, new components above the deck may include\u00a0vapour barriers<\/a>,\u00a0rigid polyiso insulation<\/a>,\u00a0cover boards<\/a>,\u00a0primers and coatings<\/a>, all applied prior to the installation of the roof membrane. These additional components are designed to provide further weather protection and waterproofing, and to contribute to energy savings for building heating and cooling.<\/p>\n Fig. 2 \u2013 The Components of the Building Envelope\u00a0(courtesy of\u00a0<\/em>Moisture Management LLC<\/em><\/a>)<\/em><\/p>\n The second component of the building envelope includes the\u00a0WALLS<\/strong>. The walls can be compared to the sides of a box \u2014 each meets in a corner. While the roof may offer its own set of complications, the walls have even more parts and pieces to consider and keep dry. The key elements in a typical masonry wall building envelope are featured in the diagram above and described below:<\/p>\n Exterior wall construction<\/p>\n<\/div>\n Masonry wall<\/p>\n<\/div>\n<\/div>\n Masonry walls<\/strong>\u00a0are exterior walls, often constructed of brick, stone or concrete. Defects in the masonry walls, such as cracked mortar joints or efflorescence (a crystalline deposit of salts that appears as a white, powdery scum on the surface after construction) are evidence of moisture intrusion into the wall.<\/p>\n Through-Wall Flashing System<\/strong><\/p>\n Through-wall flashing<\/a>\u00a0is used to divert moisture that has entered the wall to the outside before it can cause damage. Through-wall flashing is commonly fabricated using membranes such as AquaBarrier TWF\u2122 in such a way as to provide bond strength in mortar joints.<\/p>\n Fig. 3 Concrete block wall with through-wall flashing.<\/p>\n Additional\u00a0asphalt through-wall flashing products<\/a>\u00a0(as shown in the diagram above) are considered effective in diverting moisture outside the wall system.<\/p>\n Coping Cap Joints<\/strong><\/p>\n Sealing the wall top<\/a>\u00a0is an important design consideration when detailing masonry buildings. If water penetrates the top of exterior walls, the entire wall system can be compromised, leading to efflorescence and deterioration. Many types of masonry walls require proper capping to help extend the life of the wall, minimize maintenance and contribute to sustainability.<\/p>\n Fig. 4 Masonry wall cap illustration (courtesy International Masonry Institute<\/em>).\u00a0<\/strong><\/p>\n Masonry Control Joints<\/strong><\/p>\n Masonry control joints are needed to allow building movement and require periodic re-caulking to remain watertight. In most cases, movement is inevitable, and control joints placed in concrete masonry walls are one method of crack control. They are located where cracking is likely to occur due to excessive tensile stress. Control joints are typically located at:<\/p>\n Expansion Joints<\/strong><\/p>\n Expansion joints allow independent movement between adjoining structural members, minimizing cracking when movement is restrained. This allows for thermal expansion and contraction without introducing stress into the system. In building construction, an expansion joint is a mid-structure separation designed to relieve stress on building materials caused by building movement. Structural movement can be attributed to thermal expansion and contraction caused by temperature changes or sway caused by wind. Expansion joints are especially important when looking at buildings with a large horizontal dimension.<\/p>\n Fig. 5 Movement illustration showing both control joint and expansion joint (courtesy International Masonry Institute<\/em>).<\/p>\n The International Masonry Institute offers helpful information on the differences between\u00a0control joints vs. expansion joints<\/a>, as noted in the diagram above.<\/p>\n Exterior Insulation and Finishing Systems (EIFS)<\/strong><\/p>\n According to the definitions of the International Building Code and ASTM International,<\/p>\n EIFS<\/a>\u00a0is a non-load bearing, exterior wall cladding system that consists of an insulation board attached either adhesively or mechanically (or both) to the substrate, an integrally reinforced base coat, and a textured protective finish coat. Another EIFS system known as EIFS with Drainage is the predominate method of EIFS applied today. As the name implies, this system helps to eliminate moisture before it has an opportunity to enter the wall cavity.<\/p>\n Fig. 6. Illustration showing EIFS.<\/p>\n Fenestration Systems<\/strong><\/p>\n Fenestration systems represent the design, construction or presence of openings in a building,<\/p>\n including the windows, sunshades, light screens and exterior doors. Since these openings all penetrate the exterior surface of the building envelope, they must be properly installed and maintained to avoid future leaks.<\/p>\n Fig. 7. A building with multiple fenestrations.<\/p>\n If skylights are part of the building, the tie-in with the roof membrane can be an\u00a0entry point for moisture<\/a>\u00a0if not properly installed and maintained. Sealants must be reapplied as they weaken with age. \u201cThe Building Envelope Design Guide\u201d from the National Institute of Building Sciences offers detailed information about fenestration systems.<\/p>\n Fig. 8. A building design employing hundreds of skylights.<\/p>\n The final part of the building envelope is the\u00a0BELOW-GRADE WATERPROOFING<\/strong>, which is essential to a solid foundation and to the integrity of the entire building envelope environment. Correct installation of below-grade systems is critical in preventing foundation leaks. The foundation wall of a building may be a concrete retaining or basement wall, or a structural wall complete with load-bearing pilasters.<\/p>\n Figure 9. Below grade foundation wall. Now that we\u2019ve walked through an overview of the building envelope, let\u2019s get into details about the products that make up a typical building envelope project. Starting at the top with the roof, a number of products are part of an overall roofing system. For our example, we\u2019ll outline what you can expect in a common commercial and industrial application.<\/p>\n The\u00a0heavy-duty ROOFING SYSTEM<\/a>\u00a0shown below may be found on a school or university, a library or a hospital. Beginning with the steel deck, the system includes many important layers. Those include a vapour protector, polyiso insulation, a cover board, a composite base sheet, base sheet flashing, a composite cap sheet made of a heavy-duty reinforced glass scrim, styrene-butadiene-styrene (SBS) modified bitumen and a granulated surface, finished with a cap sheet flashing.<\/p>\n Moving down from the roof, there are numerous\u00a0WALL SYSTEM products<\/strong>\u00a0found in both the walls themselves and tied to fenestrations (doors and windows). Wall system product categories include\u00a0thermal insulation<\/a>,\u00a0air\/vapour\/weather barrier membrane systems<\/a>\u00a0,\u00a0through-wall flashing\u00a0<\/a>\u00a0and\u00a0accessories<\/a>\u00a0to aid in the proper installation of the products. For a more thorough understanding of these systems, refer to our article \u201cAn Introduction to Vapour Barriers and Vapour Retarders<\/a>.\u201d<\/p>\n For effective installation and waterproofing of wall systems, many contractors use specific products, such as self-adhering and torch-on wall membranes,\u00a0weather-resistive barriers<\/a>,\u00a0permeable air\/vapor barriers<\/a>\u00a0and\u00a0nonpermeable air\/vapor barrier systems<\/a>.<\/p>\n In the case of\u00a0IKO\u2019s Ener-Air\u2122 polyisocyanurate rigid foam wall insulation<\/a>\u00a0sheathing system, the exterior then becomes a high-performing air barrier, vapor barrier and wall insulation all-in-one product when joined together on a building exterior using\u00a0IKO\u2019s AquaBarrier\u2122 Tapes<\/a>. Beyond wall exterior uses, these tapes also can be used for numerous applications in specialized detail areas, such as windows, doors, skylights and metal cladding systems, and under siding at inside and outside corners.<\/p>\n Beyond tapes, there are other important building envelope accessories, such as\u00a0adhesives, mastics and sealants<\/a>, and\u00a0primers and coatings<\/a>. Among these superior accessory products are:<\/p>\n Many popular wall systems also include those with a metal cladding exterior fa\u00e7ade, such as architectural and aluminum wall panels, insulated metal wall panels, aluminum composite material panels (ACPs), insulated wall cladding panels, insulated translucent fiberglass panels, metal column covers and curtain wall systems.<\/p>\n As mentioned earlier in the overview, fenestration systems within walls represent the design, construction or presence of openings in a building, including the windows, sunshades, rain screens, light screens and exterior doors.<\/p>\n Sun shades<\/p>\n<\/div>\n Rain screens<\/p>\n<\/div>\n Light screens<\/p>\n<\/div>\n<\/div>\n Many buildings constructed today extend one or more floors below grade level. These below-grade areas provide functional spaces for such uses as storage, office space, mechanical\/electrical rooms,\u00a0parking, tunnels or crawlspaces. These below-grade areas in buildings provide important critical functions for the building.<\/p>\n According to the recent industry article, \u201cCEU: Below-Grade Waterproofing Systems and Design<\/a>,\u2019 failure to pay adequate attention to below-ground levels when designing a building can lead to significant problems. If the design, installation and inspections of foundations\/basements are ignored, or if below-grade waterproofing is not installed or is inappropriately installed, this can lead to a serious negative impact on the building life span and performance.<\/p>\n Following the wall system products, there are a number of important\u00a0BELOW-GRADE WATERPROOFING products,<\/strong>\u00a0including membranes, primers and mastics. Two outstanding products in the IKO line of below-grade waterproofing foundation protection include:<\/p>\n AquaBarrierTM<\/sup> FP Foundation Protection<\/a>, is a self-adhering, cold-applied SBS-modified composite sheet membrane designed to provide primary waterproofing and foundation protection from the damaging effects of water. AquaBarrier FP can be applied to all common building substrates, including concrete, gypsum, CMU and OSB.<\/p>\n AquaBarrier FP<\/p>\n IKO\u2019s\u00a0Protectoboard\u2122<\/a>\u00a0is a versatile asphaltic cover board<\/strong>\u00a0composed of a mineral-fortified asphalt core between two layers of high-strength reinforcing fiberglass mat. Protectoboard is not only designed as an overlay board in a conventional roof system but also can be applied as a protection board in a vertical wall application or as a protective layer over the waterproofing membrane in a below-grade installation. The\u00a0New Energy Code for Commercial Buildings<\/a>,\u00a0Standard 90.1-2016, was published in late 2016.<\/strong>\u00a0Developed jointly by the International Code Council or ICC (residential and commercial buildings) and the American Society of Heating, Refrigerating and Air-Conditioning Engineers or ASHRAE (commercial buildings). While the public can participate in either of these processes, by law the U.S. Department of Energy (DOE) is required to participate in both. ANSI\/ASHRAE\/IES Standard 90.1 is a model standard also known as the\u00a0Energy Standard for Buildings Except Low-Rise Residential Buildings<\/em>. An updated edition is published every three years and provides the\u00a0basis for energy codes adopted<\/a>\u00a0by the U.S. The 2016 edition contains several important changes to reduce energy consumption \u2013 changes that set the stage for future building energy efficiency requirements in commercial buildings.<\/p>\n \u201cWith the new energy code comes new methodologies in the process of constructing a commercial building,\u201d says Russell Mink, vice president of\u00a0Moisture Management, LLC<\/a>, an Indianapolis-based roofing, waterproofing and building envelope consulting group. We recently spoke to Mink for some third-party expertise. He also shared his thoughts about the challenges of the new code, saying \u201cThe construction industry hasn\u2019t quite caught up to it. Inspections are far more important now that the insulation is on the outside wall. It changes through-wall flashing details, so that now it goes from the brick to the backup wall to the air barrier to the drywall.\u201d<\/p>\n As the staff at Moisture Management moves to meet the demands of the industry, it plans to complete certification as a Building Envelope Commissioning Agent. \u201cBuilding envelopes are complex, with window walls, sun screens, and other features tied to wall systems. Building envelope specialists have so much to learn,\u201d comments Mink.<\/p>\n The American National Standards Institute (ANSI) offers the \u201cStandard Guide for Building Enclosure Commissioning (ASTM E2947-16a)<\/a>.\u201d The purpose of the guide is to provide procedures, methods and documentation techniques that may be used in the application of the building enclosure commissioning (BECx) process. The guide outlines the process for each building delivery phase, from predesign through owner occupancy and operation. The primary focus of this process includes new construction of building enclosures, existing building enclosures undergoing substantial renovation or alteration and continuous commissioning of enclosure systems.<\/p>\n Additionally, the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) offers a course that introduces the BECx process by outlining key quality-based tasks that achieve a successful building enclosure. The seminar focuses on both design and construction phase BECx activities.<\/p>\n For additional information, please visit IKO\u2019s\u00a0building envelope products section<\/a>.<\/p>\n A high-performing building envelope is the foundation of every durable, energy-efficient, and sustainable commercial property.<\/p>\n This FAQ provides general guidance. Specific recommendations, warranty coverage and code compliance depend on the building, its assemblies, contract terms and local regulations. Contact a qualified roofing professional<\/a> for a site-specific assessment.<\/i><\/p>\n What is a building envelope?<\/b> What are the main components of a building envelope?<\/b> Why is the building envelope important?<\/b> How does a building envelope improve energy efficiency?<\/b> How can I evaluate the quality of my building envelope?<\/b> Typical diagnostic methods include infrared (IR) thermography<\/a> (to detect thermal bridges and insulation voids), blower-door or equivalent whole-building airtightness testing (for air leakage), moisture meters and invasive probes (for wet assemblies), and hygrothermal analysis when complex moisture dynamics are suspected.<\/p>\n Regular assessments help property managers address small issues before they become costly repairs.<\/p>\n How often should the building envelope be inspected?<\/b> Note that regular inspections help catch problems early but do not automatically change warranty terms. We recommend you review your warranty and service contracts for coverage details.<\/p>\n How do I choose the right specialist for building envelope systems?<\/b>
\nThe building envelope consists of the parts of a building that keep the weather out and conditioned environment in. This includes three main systems: the roof, the wall (including doors and windows) and below-grade waterproofing elements. While this applies to virtually any building, our focus for this article is on commercial and industrial buildings.<\/p>\n![\"what](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Simple-Building-Envelope.jpg\" "\\"what")
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![\"large](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Commercial-Roof.jpg\" "\\"large")
<\/p>\n![\"The](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Components-of-Buildling-Envelope.jpg\" "\\"The")
<\/p>\n![\"vapour](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Exterior-Wall-Construction.jpg\" "\\"vapour")
<\/p>\n![\"Masonry](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Masonry-Wall.jpg\" "\\"Masonry")
<\/p>\n![\"Concrete](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Concrete-Block-Wall.jpg\" "\\"Concrete")
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![\"Expansion](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Control-and-exponsion-joints.jpg\" "\\"Expansion")
<\/p>\n![\"Illustration](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/EIFS.jpg\" "\\"Illustration")
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<\/p>\n![\"A](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/building-with-skylights.jpg\" "\\"A")
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\n<\/a><\/p>\nBuilding Envelope Product Specifics<\/strong><\/h2>\n
![\"illustration](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/cap-sheet-flashing.jpg\" "\\"illustration")
<\/p>\n![\"wall](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/Wall_Diagram.jpg\" "\\"wall")
<\/p>\n![\"vapor](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/IKO-ener-air.jpg\" "\\"vapor")
<\/p>\n![\"building](\"https:\/\/www.iko.com\/wp-content\/uploads\/2018\/08\/aquabarrier-products-new.jpg\" "\\"building")
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![\"sun](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/sun-shades.jpg\" "\\"sun")
<\/p>\n![\"Rain](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/rain-screens.jpg\" "\\"Rain")
<\/p>\n![\"Light](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/light-screens.jpg\" "\\"Light")
<\/p>\n![\"IKO's](\"https:\/\/www.iko.com\/comm\/wp-content\/uploads\/sites\/7\/2018\/08\/aquabarrier-fp.jpg\" "\\"IKO's")
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\n<\/a><\/p>\nImportant Code and Technical Considerations<\/h2>\n
The New Energy Code<\/h3>\n
What is Building Enclosure (Envelope) Commissioning and Why is it Important?<\/h3>\n
Frequently Asked Questions About Building Envelopes<\/h2>\n
\nA building envelope is the complete set of elements that separates a building\u2019s interior from the outside environment. Typically, they consist of the roof, exterior walls, windows, and doors, along with the interfaces that connect them. Below-grade elements (foundations, retaining walls, waterproofing) and some subsurface systems are closely related to the envelope but are sometimes managed separately. The envelope acts as a protective barrier, controlling air flow, moisture, and temperature to keep the structure durable and comfortable.<\/p>\n
\nKey components include the roof system, exterior walls and cladding, insulation, continuous air and vapor control layers, windows and doors, to foundations and below-grade <\/a>elements . Together, these elements form an integrated system designed to manage air, water, heat, and may assist with structural loads.<\/p>\n
\nThe building envelope is a core part of every commercial property. It protects against weather damage, reduces the risk of leaks, and directly impacts energy efficiency. A high-performing envelope lowers operating costs and can extend the life of the building.<\/p>\n
\nAn efficient building envelope reduces energy loss by controlling airflow and heat transfer between indoors and outdoors. Data by the International Energy Agency shows that advanced facades, well-sealed assemblies, and high insulation levels reduce the energy needed for interior conditioning. Additionally, the Insulation Institute notes that efficient envelopes also lower greenhouse gas emissions, reduce peak energy demand, and improve occupant comfort.<\/p>\n
\nThe best way to evaluate your building envelope is through a professional inspection or assessment that combines a visual survey with targeted diagnostics. Building envelope consultants and specialists use tools to detect air leaks, moisture intrusion, and thermal weaknesses.<\/p>\n
\nPerform routine visual inspections of the roof, flashings, penetrations and exterior fa\u00e7ades at least once a year, and always after major weather events. Schedule full professional building-envelope assessments every 1\u20133 years depending on system type, age, exposure and occupancy; these assessments can include infrared thermography, moisture testing and air-leak diagnostics. Critical or high-risk facilities (for example, hospitals or data centers) typically need more frequent monitoring. Your building-envelope specialist can recommend a site-specific inspection program.<\/p>\n
\nWhen selecting a roofing company or building envelope consultant, look for proven expertise in commercial projects<\/a>, knowledge of local codes, and a track record of durable, cost-effective solutions. Ask them for current proof of insurance, documented references or case studies, and clear, deliverable reporting (scope, methods, prioritized recommendations and cost estimates).<\/p>\n