EXISTING BUILDINGS

The majority of our projects are remediation and assessments to existing buildings. We have been involved in a variety of building types, including but not limited to single dwelling; low, mid and high rise; institutional; and commercial.

We have conducted condition assessments, project management services, building envelope remediation, parkade repairs, rooftop/balcony repairs, window and door assembly replacements, leak investigations, building envelope retrofits, prepared budgetary reports, warranty review and reports, roof assembly replacements, rainscreen cladding upgrades and more.

Specifications and Technical Drawings: We prepare specifications and technical drawings based on the scope of work for the project. The specifications clearly indicate all pertinent details of the project, including but not limited to general requirements, summary of work, warranties, selective demolition, site restoration, railings, materials and finishes, openings, etc. The technical drawings are a visual representation of the written specifications and are used as a standard for construction. These drawings include but are not limited to scope of work, wall assembly details, head/jamb/sill details for windows and doors with their schedules, wall penetration details, skylight installation sequence, with a focus on waterproofing.

Bid Documents and Call for Tender: We prepare the bid documents for the project. The bid documents include the project manual, instructions to bidders, bid forms and other relevant documents necessary for obtaining competitive bids. We pre-select qualified contractors and consult with the client prior to finalizing the list of contractors to be invited to bid on the project. The pre-selected contractors provide bid prices for the specified work according to the bid documents. During this process, we lead the mandatory site meeting with the contractors to give them the opportunity to review the area of work, ask questions and seek clarification pertaining to the scope of work. We obtain bid prices from the contractors, review and present the received bids for the clients review and assist in selecting the appropriate contractor for the job.

Building Permit Phase: We submit an application for the Building and Development Permit to the Municipality. The application requires submittal of a number of documents and drawings pertaining to the project, such as the scope of work, Letters of Assurance and other forms. If required by the Municipality, we will coordinate with additional sub-consultants such as architects, code consultants, Structural Engineer, etc., in order to comply with any additional requirements imposed by the Municipality for the Building and Development Permit application.

Construction Phase: We monitor and report on the construction of each project on a regular basis to ensure quality of workmanship and proper detailing. This commitment enables the project to progress with certainty as our team is able to locate and correct deficiencies in construction before it becomes an issue. We conduct meetings to include all related parties on the status of the project and the opportunity for discussions. If required, we issue change orders, change directives, contemplated change orders, and create additional drawings to support the revisions.

Zavosh Consulting works on behalf of the client to ensure that the project is a success.

Project Management
Assessments
- Building Envelope Condition Assessments
- Roof Condition Assessments
- Structural Assessments
Investigations
- Water Ingress (leak) Investigations
- Air Leakage Investigations
- Excessive Humidity Investigations
Reviews
- Building Envelope and Structural Warranty Reviews
- Building Envelope and Structural Maintenance Reviews
- Parkade Reviews
- Pre-Purchase Reviews
Replacements
- Balcony Membrane Replacements
- Window Assembly Replacements

PROJECT MANAGEMENT

Zavosh Consulting’s project management techniques are designed to move every construction project forward on time and within budget. We establish a system that makes open communication easy throughout the building process. This keeps all participants informed with up-to-date progress reports and the ability to gauge the overall status at any point in time.

Successful project management starts during the early stages of planning and design. The foundation of our many successful construction and remediation projects starts with our professional team and early communication with all other parties working on the project. Our team has the capability to handle every construction project from start to finish. Our total team effort enables consistent involvement, greater work efficiency and the most efficient use of resources throughout the entire project.

Zavosh Consulting’s Project Management services include:

Pre-Construction/Design Phase

Scope definition and management
Establishment and maintenance of communication procedures
Budget development
Master schedule development
Site selection assistance
Architect/engineer selection advisory
Specialty consultant selection advisory
Development of project-specific websites
Cost estimating and value analysis
Identifying phasing alternatives and establishing milestones
Constructability and bid-ability reviews
Procedures and logistics assessment
General conditions and contract requirements advisory
Assistance with testing/inspection sub-contractors
Bid phase management

Construction Phase

CPM scheduling and schedule monitoring
Cost control oversight
Professional on-site management
Leadership of job coordination meetings
Contract administration and management
Regular inspection and quality assurance enforcement
Progress and financial reporting
Documentation and file maintenance
Change order management
Open item tracking and reporting
Issue avoidance and dispute resolution
Contract closeout supervision
Commissioning oversight

Assessments

Building Envelope Condition Assessments

A building envelope condition assessment is a report developed to provide a method for evaluating the current building envelope condition and performance, at a low initial cost. Our objective is to provide the most cost-effective, rational approach to identifying the current condition of the building and the needed strategies for continued maintenance or repair of the building. Our services typically include a combination of:

Reviewing the original architectural drawings, reports, and past maintenance and renewals inventory.
Providing the Owners with a questionnaire for distribution to all occupants.
Conducting a general visual review of the key building envelope components.
Conducting a moisture content survey.
Conducting exploratory openings in the building envelope components if necessary.
Preparing professionally sealed report summarizing observations, test results, and recommendations.
Meeting with the clients’ representative to discuss our conclusions and recommendations.

Our reports include observations of the current condition of the building envelope in a manner that is easy to understand, including supportive photographs and recommendations for repairs.

Roof Condition Assessments

Our many years of experience providing roof assessments in British Columbia and Alberta is your assurance that the job gets done right. We offer single and annual roof inspection programs designed to assess and monitor the age and condition of roofing systems. Our roof assessment services provide practical information on the condition of a roof, and with annual recorded assessments we can accurately predict the remaining life expectancy of roofing systems, allowing for proactive maintenance. These steps extend the life of roofing systems and protect one of your most valuable investments.

WHY PERFORM AN ANNUAL ROOF ASSESSMENT?

A roof may be the single most expensive building component that you will need to replace.
Protect your investment by preventing unforeseen roof repairs, replacements and minimize overall building maintenance costs.
Prevent leaks before they occur and damage the building interior or disrupt operations.
Undertake repairs in a controlled manner, rather than on an emergency basis in inclement weather.

WHEN SHOULD A ROOF ASSESSMENT BE PERFORMED?

An assessment can be conducted at anytime, weather dependent.
It is best to undertake the assessment in the spring following the snow melt. At this time, we can identify harsh winter weather damage.

DELIVERABLES

Drawings of all roof areas, roof drains, skylights, and rooftop equipment.
Identification of weathered, deteriorated and damaged sections of roof membrane and associated components.
Photographs of conditions noted.
Recommended remedial actions with budget cost estimates.

OUR SERVICES:

Roof Condition Assessments
Green Roof Consulting
Cut Tests
Infrared Thermography (roof scans)
Project Management

Structural Assessments

Zavosh Consulting specializes in structural assessments for every type of building. With over 30 years of experience, and BC’s and Alberta finest team of structural engineering consultants, we have both the technical abilities and communication skills required to accurately assess any building’s condition and convey that information to all associated parties.

Structural Assessment Service

Structural Foundation
Frame
Building Envelope

Zavosh Consulting has always strived to exceed our clients’ expectations through prompt service and professionalism. We inspect all types of buildings, from multifamily residential, industrial and retail, to sports complexes and schools.

Investigations

Water Ingress (leak) Investigations

BC and Alberta’s wet climates put heavy stress on a building’s envelope enclosure. We have over 30 years of experience investigating water ingress (leaks) in wet climates.

Depending on the material and area of a leak our team employs a variety of tests and procedures to verify the source. Our experienced personnel conduct a visual inspection at the location and water testing can be employed to confirm the leak source. If the situation dictates, smoke pencils, non-destructive capacitance meters or dye packs can also be used. Finding the source of the leak will enable you to lessen the damage to your roofing assembly or building, reducing your repair costs and minimizing the disruption to the interior of the building.

Air Leakage Investigations

Air tightness of a building envelope is an important key to understanding the performance of any building. Uncontrolled air leakage through the HVAC system can result in high fuel bills, failure of building components, and increased builder callbacks. We use a variety of performance testing equipment to diagnose and test for air and ventilation leaks within the building envelope enclosure.

Air Leakage Services include:

Gathering information about the property and any events that might have precipitated air leak problems.
Performing a building air leakage inspection on-site, beginning with scanning the structure with an infrared (IR) camera followed by confirmation using blower door investigation equipment.
Documenting the findings and upon request a video recording of the IR scan.
Creating a written report.

Excessive Humidity Investigations

Excessive humidity in a building can lead to a variety of problems including mold growth, corrosion, rot, insect proliferation, and water damage to materials. We take a multi-disciplinary approach to solving humidity problems in facilities.

Our expert team at Zavosh Consulting brings together skills from the professions of industrial hygiene, engineering, and building science to find and correct the problem. Typically, an industrial hygienist will identify the nature and extent of the mold problem, if the cause is high humidity, our engineers will resolve the humidity problem, and then our industrial hygiene staff will design and oversee the needed mold remediation.

In humid climates humidity inside buildings is typically controlled by the air conditioning system. However, air conditioning equipment is controlled by a thermostat to maintain comfortable temperatures in the conditioned space rather than directly controlling humidity. Despite the fact that it is not being controlled to dehumidify, air conditioning usually dehumidifies as well as cools – but not always. This scheme, of indirectly controlling humidity by controlling temperature, can come completely undone if too much humid outside air is drawn in, or is pulled into wall cavities, or if an interior vapor retarder, such as vinyl wall covering, traps water vapor behind it, or the cooling coil does not get cold enough.

Resolution of a high humidity situation usually starts with our industrial hygienists measuring temperature, humidity, monitoring cooling coil operations, measuring air flow where needed, and inspecting for the consequences of high humidity such as mold growth or insect proliferation. Our mechanical engineers and building scientists work with data provided by the industrial hygienists to determine the root cause of the high humidity condition, be it a building issue such as unintended ventilation and infiltration of humid air, or mal-operation of the air conditioning or ventilation systems.

Once the root cause of the humidity condition has been determined our architectural and engineering staff design the needed corrective measures, prepare bidding documents, assist the owner in securing a contractor, and then monitor the work of the contractor to make sure the problem is resolved. If mold remediation is required, our industrial hygiene and engineering staff collaborate to produce the necessary bidding and contract documents, monitor the performance of the remediation contractor and perform clearance testing.

Warranties & Reviews

Building Envelope Warranties

As required by the Home Protection Act (HPA), developers must provide a third-party warranty insurance for buildings constructed after July 1, 1999. The minimum coverage for this mandatory warranty insurance includes a review for:

2 Years – Defects in materials and labour.
5 Years – Building envelope and water penetration.
10 Years – Structural components.

The coverage associated with the 2-year warranty is for any labour and material defects as follows:

12 months for the Strata’s non-common property and detached homes
15 months for the Strata’s common property
24 months for all new buildings’ delivery and distribution systems, which includes plumbing, electrical, air conditioning, ventilation, etc.

To complete each warranty stage, it is recommended that a Professional Engineer conducts a site visit to thoroughly assess the buildings’ components. Based on the observations, a written report documenting any deficiencies associated with the warranty will be prepared, along with recommendations. Identifying these issues and taking action during the coverage period under the warranty insurance can significantly reduce future maintenance and repair costs.

Zavosh Consulting’s Process:

Visit the building to conduct visual observations of relevant elements.
Review the original architectural/structural drawings and specifications for the building to become familiar with the design. Review any other documents related to maintenance requirements and work/previous repairs done to the building.
Prepare a questionnaire to be distributed to the occupants of the building. The purpose of the questionnaire would be to obtain information from the owners on observed issues related to the warranty.
Assess the building and the potential faulty components. Perform tests and investigate any issues mentioned in the questionnaire.
Prepare a report based on the noted deficiencies that relate to the warranty. Make recommendations for repairs and future maintenance. If required, we can assist clients with submitting the warranty claim and provide consulting services for the repairs.

It is important to note that the warranties remain in effect until completion, regardless of changes in ownership.

Replacements

Balcony Replacements

A buildings’ balconies need to be safe and enjoyable structures. Balconies are susceptible to structural damage from the elements, fires and daily use. Maybe your balcony no longer meets your specific needs? Zavosh Consulting can devise a plan that will restore your balcony back to better than it’s original condition.

Window Assembly Replacements

Window assembly replacements can be a lengthy, expensive, and potentially disruptive project. With Zavosh Consulting the entire process is streamlined. The result will be better thermal insulation, energy efficiency, and noise reduction, as well as an improved aesthetic appearance to your building. We can help select and install the right products and window materials to give your project an optimal performance rating that best suits your building’s needs and architectural design.