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Services

What We Do

JRS Engineering provides professional building envelope consulting services for buildings of any type and size.

From investigations and assessments to new construction, rehabilitation and repairs, JRS’s goal is to deliver high-performance buildings that offer our clients improved durability, energy efficiency, and value.

Our diverse portfolio includes hands-on experience with a myriad of envelope systems, materials, and building types. Please visit our Projects Gallery to learn about specific JRS projects.

Services

Existing Buildings

A significant portion of JRS’s business focuses on assessing and working on existing buildings, and helping property managers.

Whether the focus is window assemblies, wall systems, balconies, or parking lots, JRS has a long history and thorough understanding of renewing building envelope assemblies, rehabilitating deteriorated buildings, and preserving historic structures. We’re also the “go-to” engineering firm for depreciation reports, warranty reviews, building condition assessments, leak investigations and parking lot/concrete reviews. We work with hundreds of property management companies, law firms, insurance companies, homeowner associations, and co-op/condo boards throughout the Pacific Northwest.

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One of JRS’ primary specialties is designing and managing building envelope repair projects.  We have completed numerous rehabilitation projects and architectural updates on buildings of any construction. Our projects range from small, targeted repairs to full scale, complete building envelope renewals, where our in-house architects can provide architectural renderings to provide visual options.

The following are types of projects:

  • Roofing replacements
  • Cladding renewals
  • Window upgrades
  • Balcony rehabilitation
  • Painting and sealant projects
  • Parkade and concrete restoration
  • Waterproofing repairs
  • Historic building preservation

Related testing and services:

  • Concrete sounding surveys
  • Leak investigation and membrane scans
  • Paint and membrane adhesion testing
  • Water and flood testing
  • Infrared scanning for air and water leaks

We have a significant amount of experience working with property managers and building owners right from the discovery of a building envelope issue, all the way through fixing the problem. This includes early assessments, going to annual or special general meetings, providing strategy on funding, executing a proper tender, navigating the city permit process, signing off on the project and coordinating all the relevant insurance, bonding and warranty documents.

 

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Services

New Construction

JRS provides practical, effective building envelope solutions to help architects and developers deliver high-performance buildings affordably.

With our knowledge and experience, we can help you maximize your building envelope’s performance and avoid potentially costly issues and construction delays.

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Our core business of building envelope construction, failure investigation, and repairs has given us a deep understanding of what is needed—theoretically and in practice—to make building envelopes perform exceptionally well. We know what works and what doesn’t, which can save the architect, developer and owner time and money and free them up to focus on handling other critical aspects of their design and construction project.

Some of the building envelope services we provide for new construction include:

Design support & assistance
Construction documents reviews
Full envelope design & detailing
Tendering support & bid evaluation
Letters of assurance
Shop drawing reviews
Review of submittals and RFIs
Field reviews and reporting
Performance testing & energy modeling
LEED support & documentation.

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Services

Roofing & Waterproofing

JRS provides realistic, affordable, constructible roofing and waterproofing solutions that are designed to perform over the long-term.

At JRS, our people focus on roofing and waterproofing, we take specialized training to ensure we are aware of all roofing and waterproofing systems that are available on the market and have even helped manufacturers develop a few. Having a broad experience in roofing systems means we don’t believe that one roofing or waterproofing product is suitable for every application. Our philosophy is to provide the client with the pros and cons of each system as well as our recommendation and help the client make an informed decision.

Roofing and waterproofing is a specialized area of the building envelope and not everyone fully appreciates the intricacies of how these systems go together. Our experience will help maximize your buildings overall performance.

JRS’s roofing and waterproofing staff are specially trained, we have many Registered Roof Observers and a Registered Roof Consultant. We also have a ticked BC Red Seal Certified Roofer on staff.

Here are just a few of the different types of roofing systems we work with:

  • TPO / PVC roof assemblies
  • SBS modified bituminous roofing
  • Pitched asphalt roofing
  • Metal panel systems
  • Concrete, clay or slate tile
  • EPDM roof assemblies
  • Liquid roof membranes
  • Pitched cedar roofing
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Services

Design Services

As building enclosures become increasingly complex and performance driven, there is value in having a specialist consultant involved to help realize the enclosure design.

Whether we act as a sub-consultant to the Architect for a new construction project, or the lead design professional on an existing building rehabilitation, JRS can provide design services to help each project reach their goals for the building enclosure. We can provide a wide range of intensity to our services, from production of architectural design packages to peer review services, each project has an approach that is tailored to suit the needs of our clients.

Design Assistance and Design Review. JRS can provide assistance to the Design Team in the development of building enclosure components, systems, and details. This collaborative process includes assistance with material and system selection, markup of the Architect’s drawings and specifications, and production of guide details and written review reports. Services can be provided at any phase and are defined to cater to individual project needs and goals.

Enclosure Design and Detail Production. In many instances, it often makes sense for the building enclosure consultant to produce the details and construction documents for the building enclosure – allowing the Architect to focus more on the Architecture. As a design firm first, we have the technical knowledge and capability to produce high quality Construction Documents for the building enclosure components. Every building has unique qualities and project-specific conditions, so our design packages are much more than just standard details, we produce custom details for each job that are critical for construction teams to implement. We also produce written specifications that define material selections and methods of installation.

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Services

Construction Services

Implementation of the design intent in construction is a critical component of realizing durable and high performance performing structuresenclosures. JRS offers a variety of services during construction assist the construction team in following through on design intent.

Construction Administration. This service includes review of submittals, shop drawings, RFIs, pay applications, and other elements in order to cross check the Contractor’s documentation with the Design Documents. Documentation is an important part of the process and we provide great value to project teams with our technical knowledge in this area.

 

Field Reviews. JRS participation on construction sites is a fundamental service. We observe mock-ups, attend preconstruction meetings with subcontractors, and review work in progress. These visits are critical for follow through on implementation of deign intent.

Quality Assurance/Control Program Development. In support of owners and contractors, JRS has helped contractors and subcontractors develop quality control programs so that controlled processes and procedures are maintained through both component and building assembly.

Third Party Inspections. With our understanding of building science, we can provide independent review of buildings and components to evaluate whether construction is being completed per manufacturer and design requirements.

Building Envelope Commissioning. Enclosure commissioning (BECx) is a process that starts in design and carries through construction. It encompasses design review, construction documentation and some testing. We have experience and expertise with rigorous commissioning requirements and can aid in LEED V4 commissioning and State requirements.

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Services

Testing & Diagnostics

Qualitative and quantitative testing services provide evidence that completed components and buildings are constructed to meet design requirements.

These testing and diagnostic tools are used to evaluate construction quality as standalone tests, as part of a commissioning program or as diagnostics to evaluate issues.

Infrared Thermal Imaging. JRS has the equipment and trained personnel to conduct infrared imagining analysis. This is a diagnostic tool that measures surface temperatures and temperature differentials that can help indicate trapped water, air leakage and thermal bridging.

Whole Building Air Leakage Testing. Whether to meet energy code required testing or as a diagnostic tool, JRS has been conducting whole building air leakage testing since 2010. We are leaders in this area of expertise and can conduct tests to meet a variety of testing protocols. Results are both qualitative and quantitative.

Blower Door Testing. Many projects require compartmentalization or assembly air leakage testing to meet LEED requirements or to verify design goals for air barrier separations.  We have the right equipment, personnel, and expertise to perform the testing.

Water Penetration Testing. Installed glazing systems benefit from water tests that check the performance of the glazing systems as well as their integration into the building. We have the expertise and equipment to conduct tests with and without induced pressure.

Electronic Leak Detection. JRS’s can perform low voltage vector mapping to detect and pinpoint breaches in roofing and waterproofing membranes without damaging the waterproofing. This is often used as an alternative to flood testing and is a valuable quality control tool.

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Services

Depreciation Reports & Warranty Reviews

JRS provides comprehensive, yet easy to understand Depreciation Reports and detailed, yet practical Warranty Reviews

Our Depreciation Reports are among the best: easy to follow and easy to compare with other properties. We have differentiated ourselves among other firms in numerous ways. JRS was the first Engineering firm in BC to go through the CRP (Certified Reserve Planner) program with the REIC (Real Estate Institute of Canada) and the only engineering firm in Canada to also be members of the APRA (Association of Professional Reserve Analysts). No one else in the country can claim all three facets of Reserve Planning.

We know how to do proper Warranty Reviews. This type of review is very different from a depreciation report, capital reserve plan, building envelope condition assessment, leak investigation, maintenance review, or roof inspection, all of which have important, yet unique sets of objectives. The underlying purpose of a warranty review is to assist the client in determining potential warrantable defects, in order to fix as many of these as possible by the appropriate party. We have structured our non-destructive review and reporting so that it can be easily understood by all parties and quantifiable with exact locations for further review, repairs, or maintenance.

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