Building Envelope Restoration in Metro Vancouver
Investigation-backed envelope repair for strata and commercial buildings. Scoped by building science professionals before it is priced, so the number your council approves is one that holds.
Engineer-led scopingLicensed & insuredWorkSafeBC in good standingStrata & commercial specialists
The warning signs
Is your building showing these symptoms?
In a coastal climate the building envelope decides whether everything behind it stays dry. By the time symptoms show inside a unit, the water has usually been travelling for a while.
Water stains inside units
Ceiling or wall staining below windows and decks means water has already found a path through the assembly.
Efflorescence on masonry
White streaking on brick or concrete is moisture moving through the wall and leaving minerals behind.
Failed sealant joints
Sealant that has pulled away or cracked is often the first open door water finds.
Stucco cracks that return
Cracks that come back after every repaint point to movement or moisture in the assembly, not the paint.
Before we quote
Evidence first, price second
- Assembly and records review
We review your depreciation report and any past engineering reports to understand how the building was detailed. - Exploratory openings
Openings at representative locations show us where water is entering and how far it has travelled. - Moisture readings
Readings at suspect details separate cosmetic issues from concealed damage.
The result is a scope defined by evidence. That is the difference between a repair that ends the problem and one that relocates it.
Scope of work
What envelope restoration includes
- Localised repairs at failed details: window perimeters, transitions, penetrations and flashings
- Replacement of deteriorated sheathing, framing and insulation
- Sealant replacement programs across elevations
- Full or phased rainscreen conversion of face-sealed assemblies
- Coordinated renewals combining cladding, windows and balconies in one mobilisation
- Close-out documentation of what went into the wall
Systems and materials: Stucco, vinyl, lap siding, ACM panels, and others. Selected to match the engineer of record’s specification where one exists. Where no consultant is engaged, we document the proposed assembly so your council has a record.
What to expect
Planned around an occupied building
Units stay occupied throughout. Expect scaffolding or swing stages on active elevations, defined working hours, protected access routes, and notice before any work that affects a specific unit.
2-6 wks
Typical targeted repair program
Phased
Elevation-by-elevation phasing across budget years where needed
1 contact
A named point of contact for owners and managers
0 move-outs
Envelope work almost never requires vacating units
For strata councils
Support for the Section 94 conversation
Envelope work is usually a depreciation report conversation and often a special levy conversation. We support that process end to end.
Itemised scopes
Mapped to your depreciation report’s components so owners see what the number is made of.
Phasing options
Where budgets require it, with the cost of phasing priced transparently.
Progress documentation
Records your council can circulate to owners as the work proceeds.
Consultant coordination
We work to your envelope consultant’s specification and review process, or tell you when the scope justifies engaging one.
Recent work
Envelope projects in Metro Vancouver
Common questions
Building envelope FAQs
Do we need an engineer before contacting a contractor?
Not necessarily. For localised, clearly diagnosed problems a well-documented contractor scope can be sufficient. For widespread symptoms or anything structural, independent investigation first protects the council, and we will say so when that is the case.
Can the work be phased across budget years?
Yes. Elevation-by-elevation phasing is common. The main cost of phasing is repeated mobilisation, and we price the difference transparently so the council can decide with numbers.
Will owners have to move out?
Almost never for envelope work. Units stay occupied; the main impacts are noise, scaffolding on the elevation, and temporary loss of balcony use.
Is the work warrantied?
Yes: warranty periods varies based on scope and specification requirements. Typical 2 year workmanship warranty plus applicable manufacturer warranties on membranes and cladding systems. Where the project qualifies, 2-5-10 coverage considerations are documented in the proposal.
Get an engineer-informed assessment of your building
Tell us what your building is doing: the stain, the leak, the report recommendation. We will tell you what we would investigate first and what a realistic scope looks like. No obligation, and your council gets something in writing either way.