December - CHOA

MaintenanceMattersBuilding EnvelopeMaintenance BulletinNo.Deterioration dueto aging cannot beeliminated, but gooddesign, workmanshipand appropriatemaintenance will slowthe rate of deterioration.Exposed Wood StructuresThere is a long tradition of wood construction of residential buildings inBritish Columbia. Wood is valued for its strength, cost effectiveness andnatural visual qualities. In addition to its use in structural framing, woodis used as a finishing and cladding material. Much of the wood used inbuildings is concealed in walls and building interiors. However, in manybuildings, wood elements are also used on the building exterior and areexposed to the environment. Examples of exposed wood elements includesiding and trim, posts, decks, walkways, stairs, balcony guards and fences.This bulletin provides guidance on the review and maintenance of exposedwood to help ensure that these components achieve their intended servicelives and maintain their appearance.Why Perform Maintenance?Exposed wood posts, trim, balcony guardsand decks require regular maintenance to retaintheir appearance and function.Buildings represent a significant financial investment for society as a wholeand for individual homeowners. The costs associated with buildings can bebroken down into a number of categories. The costs of initial construction,review and maintenance, repair and eventually the costs of renewal orreplacement of components are all part of the building life cycle costs.Costs incurred after the initial construction of the building are significantlyaffected by decisions made at the time of the original construction. Whilemost owners have no control over these early decisions, they can minimizefuture repair and replacement costs through effective building management.All elements of a building that are exposed to the weather are subject todeterioration over time. Deterioration due to aging cannot be eliminated,but good design, workmanship and appropriate maintenance will slow therate of deterioration.Maintaining your building envelopeThis publication is one in a seriesof bulletins designed to provide practicalinformation on the maintenance of thebuilding envelope of multi-unit residentialbuildings, including townhouses, low andhigh-rise residential buildings.What is a building envelope/enclosure?The building envelope or buildingenclosure includes all parts of the building(assemblies, components and materials)that are intended to separate the interiorspace of the building from the exteriorclimatic conditions. It includes, for example,the foundation, exterior walls, windows,exterior doors, balconies, decks and the roof.Who should read this bulletin?Anyone who lives in or looks after a multiunitresidential building should read thisbulletin, including residents/unit owners,strata councils, housing co-operatives,maintenance managers, property managersor building owners. Proper maintenanceof the building envelope can helpprevent damage and avoid costly repairs inthe future.This bulletin is funded bythe Homeowner ProtectionOffice (HPO), a branch ofBC Housing, in partnershipwith Polygon Homes Ltd.Homeowner Protection Office 1 Maintenance Matters No. www.hpo.bc.caContinued on page 25.CHOA Journal | December 2011 23