The commissioning of a building envelope in part or whole involves two major phases: one – ensuring that the initial envelope design meets the end user’s requirements and, two – ensuring that once the designs are aligned with the end user’s needs that they are installed and functioning as designed.

The first phase is achieved through our early involvement with the Architect and Engineering team to ensure the owner’s performance requirements have been investigated and documented and that the Architect and Engineering designs have fully addressed the technical requirements of meeting those needs. Our consultants will review the construction working drawings and specifications to identify potential problems as well as reviewing contractor submittals to ensure they conform to contract documents.

The second phase of building envelope commissioning is achieved through the diligent review, inspection, and testing of installed envelope components. Documentation of deficiencies and complete follow-up helps us ensure that all issues have been successfully resolved. This second and final phase completion is marked by the handover of complete commissioning report.

The building envelope separates the interior and exterior of a building, protecting the indoor environment and facilitating its climate control. The physical components of the envelope include the foundation, roof, walls, doors and windows. Building envelope design is a specialized area of architectural and engineering practice and includes four major performance objectives: structural integrity, moisture control, temperature control and the control of air pressure boundaries. A properly designed building envelope prevents material deterioration, staining and microbial growth.

In order to determine the effectiveness and durability of the building enclosure system, Picco Engineering provides non-destructive building envelope investigation services including visual review, thermography, hygric survey, air leakage testing, water leakage testing, vector mapping survey, along with destructive testing services including assembly decomposition and materials sampling and testing.

Within the first year following the registration of a condominium, it is necessary to undertake an audit of its common elements, and in many Canadian provinces condominium corporations must periodically file audit reports. Our technical audits provide a complete assessment of the overall condition of a building to determine immediate and future repair requirements, and include the production of a list of deficiencies in the performance of common elements. This information is essential for condominium corporations in their maintenance planning.

Our engineers and technologists carry out concise evaluations of building assemblies and systems to assess their visual physical condition, general code compliance and deferred maintenance or replacement. We provide reports that highlight these observations and summarize the anticipated capital expenditures that will be required in the coming years. This service is of particular value during the real estate due diligence process and for supporting mortgage applications and renewals. Our Property Condition Assessment reports comply with industry standards based on ASTM E-2018-08 requirements.

In many provinces and states throughout Canada and the US, condominium corporations are legally required to maintain at least one reserve fund. Our engineers and technologists can assist in the planning and implementation of effective reserve fund strategies with an accurate and comprehensive Reserve Fund Study. This financial document provides the basis for the funding of major repairs and the replacement of the common elements and assets of a corporation and is crucial for projecting future costs and condominium owner contributions.

Our services include a Reserve Fund Study report, a Reserve Fund Component Inventory Description and Analysis and Financial Analysis.

We provide comprehensive Restoration Management services to help you evaluate and address a building’s restoration requirements. In order to provide specifications identifying the potential scope of restoration work and the conditions necessary to undertake a project, we begin by preparing a complete Project Manual that include drawings, details and specifications. We ensure that required tenders are prepared and distributed, and manage the collection of tender submissions. Concise summaries of submissions are produced for easy review and selection, and letters of intent are provided to the successful contractor once a tender has been selected.