Building Envelope Inspections & Repair Design

The building envelope—comprising the roof, façade and other exposed exterior components of a structure—serves as a shell, protecting the building and its interior from weather extremes and other natural elements. Our building envelope inspections identify and assess destructive issues before they can further damage the components and become more complex and costly to repair. Even if the building’s envelope has been properly designed, built, and maintained, prolonged exposure to water, sun, and wind inevitably deteriorates external structural elements, resulting in damage that weakens the structural integrity of the building and its systems and compromises residents’ safety.

Building Envelope Inspections

Lockatong performs building envelope inspections on many types of buildings, including multifamily residential and commercial properties, where owners and community associations need our expertise to fulfill their responsibility for maintaining the ongoing physical health of a property as well as the financial health of the association.

We conduct two types of building envelope inspections: a visual inspection and an invasive inspection.

We can perform a stand-alone visual inspection of the building envelope when an owner or association has concerns about water infiltration or an issue with a specific area of the building envelope. In addition, we include a visual inspection of the building exterior when we perform a reserve study or structural building evaluation for condominium associations as well as during a property condition assessment for commercial buildings. We look for cracks in the exterior walls, evidence of moisture penetration and deteriorating or absent caulking and flashing; check building joints around trim, windows and doors; examine those decks and balconies that are part of the exterior façade system; and inspect the roof and parapet. As we check the condition of these components, we also assess their safety and longevity.

When a visual inspection alone cannot tell our engineer what is causing an issue, an invasive inspection is the next step. This may include infrared testing to determine where water is entering the building. Or we may need a contractor to remove part of the façade so we can see what lies beneath, such as rotted plywood. An invasive inspection may also be called for when our visual inspection fails to confirm issues we have good reason to suspect, especially if façade renovations are under consideration or planned. Using the data this extensive inspection reveals, our engineer confirms and defines the extent of any damage and provides the necessary scope of work to make repairs.

Balconies & Decks

Many balconies and decks are constructed of wood or concrete, and exposure to weather conditions makes them prone to damage, especially under the extreme conditions that occur near the coast.

Windows & Doors

Windows and Doors are the primary penetrations in the building facade which are a critical component to maintain.

Roofs

The primary function of a roof is to shield a home or building from external elements. A well-designed roof acts as a barrier that prevents water infiltration, protects against wind-driven debris, and maintains the structural integrity of the building.

Lockatong Engineering offers design and construction management services for both repairs and capital improvements. Repair Design Drawings & Specifications for Contractor Bid includes engineering design, detailed project specifications, contractor bid documents, and bid evaluation. Construction Monitoring & Management includes project management guidance and contractor monitoring.