Welcome to part three of our series on Building Renewal Projects in British Columbia. Over a number of posts we are discussing this dynamic industry. We are looking at how the industry differs from construction and restoration? Who are the stakeholders? How to plan and budget for a building renewal project and how to select a contractor.
By the end of this series, you’ll have the knowledge and tools you need to properly tender your building renewal project and enjoy the benefits of an updated, more durable and energy efficient building. We hope to enjoy the series and find the information helpful.
Getting Started
Perhaps items in your building’s interior common areas require attention, or maybe your exterior window sealants need replacement? Who do we contact? How do we plan? What are the costs? With so many factors to consider, getting started on a building renewal project can be challenging for owners and strata councils.
What is the life cycle of a building? How do buildings age?
Building construction in Vancouver and other cities typically follow guidelines and codes. In British Columbia, renewal strategies are prescribed in a number of documents including the Guide to Managing Renewals published by BC Housing.
Materials and components on a building have varied replacement cycles; for instance, balcony membranes have a shorter service life than roofing membranes, which typically require replacement every 20 to 25 years. Although every building ages differently, certain general trends exist.
| Time Period | Description | Details |
|---|---|---|
| 1–9 Years | Initial period of lower activity after the original construction of the building | Painting, sealants (also known as caulking) |
| 10–25 Years | Increasing levels of activity in the 10 to 25-year period, when materials and components begin to need replacement | Deck membranes, roofing systems, boilers, sealers, caulking. |
| 25–45 Years | Significant renewal projects in the 25 to 45-year period as major elements are replaced, and the second and third replacement cycles for other components occur. | The first cycle for cladding, windows, and re-piping. The second cycle for balcony waterproofing. |
Manage Building Renewals B.C. | www.bchousing.org
Reactive vs Proactive Planning and how it impacts your renewal project?
Reactive Planning
Reactive renewal planning is a more traditional approach to project planning, where actions are taken in response to a problem or issue that has occurred. An example would be a leak. In this case, a leak is detected perhaps at a ceiling or window, an investigation of the building envelope takes place to source the leak and then repairs attempted to avoid further damage. Repair areas could be window seals, flashing, surrounding expansion or joints or any number of areas. The point is, reactive planning typically involves trial and error and can be inefficient.
Reactive planning focuses on a piecemeal approach to building retrofits or upgrades, where only the most urgent problems are treated without taking the long-term impacts of those changes into account. This may result in lost opportunities to reduce maintenance costs further, increase building efficiency, and save on energy.
Proactive Planning
On the other hand, proactive renewal planning entails foreseeing and resolving prospective problems before they arise. Typically, contractors under the guidance of Envelope Engineers perform a building inspection and make recommendations to increase building performance and then strategically perform upgrades and renovations. Proactive Renewal projects often follow guidelines set out in documents like the Green Buildings Policy, Zero Emissions Building Plan and Building Energy Retrofit Program.
| Parameter | Building 1 – Reactive Planning | Building 2 – Proactive Planning |
|---|---|---|
| Definition | Numerous specific repairs No maintenance is required Increased pressure on insurance claims and costs due to damages to the building | Some targeted repairs Maintenance is required, but late in service life |
| Timing | Re-piping is done over 24 years | Re-piping is done over 21 years |
| Cost Impact | Total cost over 26 years: $750,000 | Total cost over 26 years: $550,000 |
| Service Life | Projected service life of new piping service is 30 years | Projected service life of new piping service is 30 years |
Manage Building Renewals B.C. | www.bchousing.org
Building Renewals Planning Tools
There are a number of Renewal Planning Tools that can be used by building owners and managers to plan for and implement an upgrade. These tools are meant to assist in enhancing the energy effectiveness, sustainability, and general performance of buildings,
The goal of any renewal project is to increase long term durability and minuses maintenance thereby increasing cost savings, occupant comfort, and diminishing environmental consequences. Owner’s can work with engineers and contractors to draft and design any of the planning resources listed below.
| Depreciation Report | A depreciation report is a required planning tool that determines when building assets will need to be renewed, how much it will cost to renew them, and how much money may be budgeted for renewals. |
| Projection Report | The renewals plan organizes and schedules all tasks related to renewals. Frequently, it takes the form of planning tables, which include tasks, anticipated dates, and cost projections. |
| Maintenance plan | Specifies the timing of particular short-term or routine maintenance tasks, frequently in the form of a checklist. Includes suggestions and directions for carrying out specific maintenance chores. A manufacturer, developer, warranty provider, or other competent expert may offer a manual; they also may create one themselves. |
Manage Building Renewals B.C. | www.bchousing.org
Important Questions to discuss when considering a building Building Renewal project.
Finally, here is a list of questions to consider when you are planning any renewal project:
- Is this a renewal or restoration project?
- Which stakeholders need to be involved in this project?
- Was the item or concerns in question identified in our depreciation report, and should we consult with the author for more information?
- Who will act as a key liaison or owner’s representative for the planning process?
- How will this project be funded? Contingency, capital expense or special levy? If financing is required, who is gathering information?
- What is the time frame for planning?
Wolfgang Commercial Painters can help with the planning process including building inspections and urgent repairs when required. WCP offers a full suite of building renewal and commercial painting services. To learn more please reach contact us at [email protected]
Wolfgang Commercial Painters has completed commercial building renewal in Abbotsford, Burnaby, Coquitlam, Delta, Langley, Maple Ridge, New Westminster, Pitt Meadows, Port Coquitlam, Port Moody, Richmond, Surrey, Tsawwassen, Vancouver and White Rock.
Manage Building Renewals B.C. | www.bchousing.org
https://www.bchousing.org/publications/Guide-Managing-Renewals-Projects.pdf
