Services

Existing Buildings

Leak investigation.
Roof and parkade membrane review.
Attic/crawl space review.
Building envelope condition assessment (BECA).
2-5-10 warranty reviews.
Design, tender, field review and contract administration for restoration projects.
Special building enclosure investigation/review:
- Surface condensation review.
- Air leakage review.
- Humidity related issues.
Building envelope monitoring:
- Surface moisture.
- Indoor air temperature/humidity.

New Construction

Building enclosure design review including architectural specifications review.
Construction field review for general conformance of installation materials and methods.
On-site testing of windows and doors for general conformance with ASTM E1105.
Blower door test for building air leakage rating.

Energy Audit

We provide means and methods of energy consumption and CO2 gas emission reduction. We provide ASHRAE Level 1, 2 and 3 energy audits. Our work includes:

Reviewing building drawings, focusing on envelope details and systems
Visual inspection of building systems
Analysis of historical utility bills
Energy modeling based on the audit level required
Preparing a detailed report with energy conservation recommendations that align with your operational and financial goals

Energy Modelling

We provide energy modeling for the reference building in order to review the performance as per ASHRAE 90.1. This includes:

Building enclosure interface thermal resistance analysis.
Energy simulation of the building.
On-site airtightness testing of the building.

Energy Advisory

We provide energy advisory services as required by municipalities (e.g. Energuide rating in City of Vancouver, and Energy Step Code enforced in some municipalities) including energy modeling submission package and airtightness testing.

Depreciation Report

This report provides the anticipated Reserve Fund expenditures and required contribution for a 30-year forecast period. Our services include:

Review of the avaialbe building drawings.
Review of the history of repairs performed at the building.
Review of the most recent financial documents including financial statement and balance sheet.
Visual condition review of the building elements within the common property.
Preparation of repair/replacement cost of the building elements within the common property.
Perpetration of draft written report including item descriptions, repair/replacement costs and 30-year cash flow scenarios (total of three scenarios).
As required meetings with Strata Council in order to gather their inputs.
A finalized Depreciation Report submission.

Maintenance Plan

This report provides valuable information regarding the required maintenance items in order to optimize the service life of a building. Our Maintenance Plan Report typically includes:

Descriptions of various building elements including functionality.
Required maintenance actions for the described element.
Frequency of each maintenance action.
Copy of available warranties.

Code consulting

Our building code consulting services help ensure your projects comply with the latest codes and standards in British Columbia. We provide expert guidance throughout the design and construction process, ensuring safety, compliance, and efficiency. Our services include:

Certified Professional (CP) Program
We participate in the Certified Professional (CP) Program, assisting with the design and approval process for building permits. This program streamlines the permit application process, ensuring quicker approvals and compliance with local regulations.

Building Permit Coordination
We manage the building permit process, coordinating with municipalities and regulatory bodies to ensure timely submissions, reviews, and approvals. This includes preparing and submitting all necessary documentation and liaising with stakeholders to prevent delays.

Alternative Solution to Building Codes
When standard code requirements don’t suit your project, we develop alternative solutions that meet safety and performance standards. We work with authorities to ensure these alternatives are accepted while maintaining compliance with applicable codes.

Fire and Life Safety Report
We prepare detailed fire and life safety reports, ensuring your project meets the required fire safety standards. This includes the analysis of fire protection systems, egress requirements, and building layout to optimize occupant safety.

Code Compliance Report and Drawing
We provide comprehensive code compliance reports and drawings, ensuring that your project adheres to the relevant building codes. Our services cover all aspects of code compliance, from structural elements to fire safety, accessibility, and environmental considerations.

Assess Fire Performance for Existing Assemblies
For existing buildings, we assess the fire performance of assemblies, including walls, floors, and other critical components. Our assessments help identify necessary upgrades to meet current fire safety standards and improve the overall safety of the building.

Electrical Planning Report

An Electrical Planning Report is a broader document that evaluates the entire building’s electrical systems to ensure they meet current and future operational requirements.

Purpose: To provide a complete assessment of the building’s electrical infrastructure—including service size, load distribution, panel capacities, and safety compliance.
Scope: Covers lighting, mechanical systems, life-safety systems, renewable energy integration (e.g., solar), and emerging loads like EV charging.
Regulatory Context: Prepared in accordance with the BC Electrical Code, municipal bylaws, and utility requirements (e.g., BC Hydro service upgrades).
Deliverable: A detailed engineering report with load calculations, upgrade recommendations, and a staged implementation plan, often required for permit applications or capital planning.

EV Ready Plan

An EV Ready Plan is a strategic document prepared for multi-unit residential buildings (MURBs) or other developments in BC to ensure the property is equipped for current or future electric vehicle charging needs.

Purpose: To assess the building’s electrical capacity, and infrastructure so it can accommodate a specified percentage (often 100%) of parking stalls with EV charging capability.
Scope: Includes electrical load analysis, proposed upgrades to distribution systems, and charging station specifications.
Regulatory Context: Many BC municipalities (including Vancouver, Burnaby, and others) now require EV Ready infrastructure as part of new construction or major renovations under local bylaws and the BC Building Code’s energy provisions.
Deliverable: A report outlining the technical design, cost estimates, and compliance path for installation, ensuring readiness without costly future retrofits. We would also apply for rebate on behalf of Strata.

Mechanical System

We focus on assessing and improving mechanical systems in existing buildings to ensure reliable, efficient operation. Our services include:

Condition Assessments and Troubleshooting

Plumbing condition assessments to evaluate system health and identify issues.
Building drainage review and troubleshooting to prevent and resolve drainage problems.
Mechanical room condition assessments to check equipment performance and maintenance needs.

Feasibility Studies for System Upgrades
We conduct feasibility studies to explore options for upgrading mechanical systems, helping clients make informed decisions on potential improvements.

Design, Tender, and Project Management
We provide full project services for mechanical upgrades, including design, tender management, field reviews, and contract administration. Our expertise covers:

Re-piping and domestic water system replacements.
Sanitary and storm system replacements and upgrades.
Hydronic heating system upgrades.
Mechanical room upgrades.
Replacement of make-up air units.

HVAC and Plumbing Design
We provide design and field review services for HVAC, plumbing, and gas systems, including:

Domestic water and re-piping
Sanitary and stormwater systems
Hydronic heating systems
Mechanical room layout and optimization

Fire Suppression Systems

We specialize in designing and optimizing fire suppression systems to meet the latest safety standards and regulations in British Columbia. Our services cover a range of fire protection solutions for various building types and hazards, ensuring compliance with NFPA standards and local building codes. Our expertise includes:

Fire Alarm System Design
We design fire alarm systems in compliance with NFPA 70, NFPA 72, and the latest local building code. Our services ensure early detection and reliable alarm signaling to enhance the safety of occupants and property.

Sprinkler and Fire Pump Systems
We design and layout automatic sprinkler systems as per NFPA 13, NFPA 13D, and NFPA 13R, ensuring effective coverage for both residential and commercial applications. We also specialize in fire pump design, adhering to NFPA 20 to ensure adequate water supply for fire suppression systems, even in high-demand situations.

Standpipe and Hose Systems
We provide design services for standpipe and hose connection systems according to NFPA 14, ensuring effective water delivery for firefighting operations, especially in multi-story and high-rise buildings.

Commercial Kitchen Fire Suppression
We design fire suppression systems for commercial kitchen exhausts following NFPA 96.

Tenant Improvement and Specialized Hazard Design
Our team provides fire suppression design for tenant improvements, including solutions for Ordinary Hazard, Extra Hazard, and Rack Storage environments. We ensure that modifications or expansions to existing systems meet the needs of new occupants and comply with applicable codes.

Warehouse and High-Piled Storage Systems
For warehouses and facilities with high-piled storage, we design ESFR (Early Suppression, Fast Response) sprinkler systems to protect against fire in large storage areas. These systems are tailored to handle the unique fire risks in warehouses with complex storage configurations.

Hydraulic Load Calculations and Pipe Size Optimization
We perform detailed hydraulic load calculations to ensure that fire suppression systems are optimized for water flow and pressure.

CAD Drawings and Field Reviews
We provide CAD drawings for all fire suppression systems, ensuring clear, precise designs for installation. Our team also offers professional field reviews to confirm that systems are installed correctly and comply with design specifications and safety regulations.

Electrical Systems

We provide comprehensive electrical services for existing buildings, focusing on condition assessments, upgrades, and reliable design solutions. Our services include: