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Here is a new twist on and old idea that is worth thinking about:

In order to ensure our health and wellness, most of us undergo regular physical examinations by our primary care physicians. We know this helps us maintain productive and healthy lives as we move forward – so, have you ever thought of getting a “physical” done on your building?

A physical examination is a lot like a building survey. It points out the positive, but focuses on the negative. It screens for early signs of trouble, looks at history and current conditions, interviews the subject, administers tests, reports the findings and maintains a record of it. Prescriptions for minor problems are issued on the spot. Further analysis and expert/second opinions are sought for more serious concerns before conclusions are reached and a strategy is agreed upon to tackle the situation.

The Physical Examination = A Building Envelope Capital Needs Assessment

A Capital Needs Assessment (CNA) is a reporting tool that sets an estimated value on capital needs, now and into the future. Commercial real estate stakeholders frequently find it necessary to anticipate and plan for capital expenses. It is common for 5, 10, 15, 20, and even 30-year assessments to be made. A building envelope is everything that separates and protects indoors from out, which may include exterior walls, roofing, foundations, windows and doors. These elements are exposed, aging, constantly moving and require proper maintenance, materials, and construction to function effectively. As time passes it is normal to have architectural and structural issues. If ignored, small problems can lead to very costly ones, and it is always in an owner's best interest to find and fix them as quickly as possible. A building envelope CNA is a pared back version of a full building CNA, that can be as simple as a visual inspection of the exterior of a building (or specific components such as the roof or façade). When visual inspections reveal symptoms of a bigger problem and/or a building owner has reason to believe one exists, a more comprehensive inspection and capital needs assessment may be recommended that could lead to one or more of the following steps:

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• An aerial inspection of the exteriors of the structure(s).

• Review of existing documentation and history of the building.

• An infrared scan of the exteriors of the structure(s) to further identify potential problem areas such as wet/damaged insulation and air leakage.

• An energy audit.

• A structural engineering evaluation of specific building components.

• Hazardous material sampling and testing.

• Targeted invasive investigations in areas of the building envelope, based on findings from the infrared scan and visual inspection. "Invasive" typically means the removal (and replacement) of portions of walls, windows and/or roofing to identify the conditions, details and extent of the problem.

• A detailed report explaining the current condition of the building envelope and recommendations for remediation, if applicable.

• Plans and specifications.

• A client review meeting to further explain the findings, solution options and address questions and priorities of the client.

Building envelope inspections are useful in that they identify areas of moisture infiltration and air leakage, which can lead to larger problems and energy inefficiencies. These inspections often reveal structural problems that are in need of immediate correction for the structural integrity of the building and the safety of its occupants. Other times, the inspections reveal smaller building defects that can be corrected prior to larger problems developing. These reports may include the roof, façade, masonry, windows, doors, decks, sheathing, weather resistant barriers, and visible flashing and seals. Budgets for maintenance/repair schedules are generally included.

Usually a meeting is held to discuss the report and the property. While reports stand alone, we recommend meeting with clients following the building envelope CNA report to address questions or concerns that usually surface based on the new information. This is particularly true of a property where significant problems have been discovered. We can also discuss our potential role as the Project Manager to facilitate remediation of problems, or to point our clients in the right direction. ADA, mechanical, electrical, plumbing, fire and life safety systems, elevators, IAQ (Indoor Air Quality), parking garages, seismic analysis, ALTA surveys and legal research can also be incorporated into the analysis if needed.

Sounds more and more like a physical, doesn’t it? There are a lot of elements to manage.

Elements Management and our Partners may be the solution for you.