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BECx: Optimizing performance for cost incentives
Chyanne Husar Principal of Architecture and Sustainability, HUSarchitectureUnderstanding sustainability requirements
Across the US, there is an increased demand for improved indoor air quality, non-toxic materials, natural lighting, and resiliency to a changing climate. The building sector is seeing advancements in mechanical systems, their installations, and more complex architectural designs. It is through a balanced design approach between the mechanical and building envelope design that will have the largest impact on overall energy performance of a building.
Building Envelope Commissioning, or BECx, is the process of authenticating the complete construction and proper functioning of a building’s enclosure. The BECx process ensures internal mechanics, air quality, lighting, insulation, etc., function at maximum efficiency. The Envelope Commissioning process achieves a project’s energy efficiency goals, satisfies building regulations, saves money on operating costs, while meeting requirements to obtain new grants and tax incentives.
From our standard projects, we are typically seeing a growth in projects pursuing BECx due to three major factors:
1. Governing codes: Across the US, energy codes are becoming more demanding to meet building efficiency. Bolder, CO for instance has adopted a Net zero Energy code requiring new and remodeled residential and commercial buildings to meet net zero emissions by 2031. BECx is a critical way to achieve Net Zero
2. Agency requirements: Many institutions have sustainability standards that need to be met across their building portfolios. GSA requires LEED Gold for all new and substantial renovations, Chicago’s Public Building Commission requires all buildings to be LEED Silver. It is common for Universities and School systems to strive for LEED requirements or even more stringent net zero requirements. BECx earns you an additional two credits for enhanced commissioning.
3. Market Demands: According to JLL, there’s a 7% rental premium on green certified offices across the US and Canada. Across sectors, there’s a growing demand for buildings that are more efficient because of market perception as well as reduced operating costs. BECx saves approximately 15% on energy usage annually. The return on investment is fairly quick with median payback ranging from 0.7 years for existing buildings and 4.8 years for new buildings.
Saving energy, time, and money
The Building Envelope Commissioning Provider, or BECxP, represents the owners energy efficiency interests by holding the design and construction teams accountable to the project envelope goals. The BECx process is a critical tool to save costs from energy leakage and potential litigation. Energy losses from air leakage can be as much as 33%, Graineer and Lawrence Berkeley National Laboratory researchers documented. They stated that more than 15% savings can be gathered through a building envelope audit. Beyond air and energy leakages, water damage is a critical building concern and it has been shown that more than 70% of construction litigation comes from water intrusion.
Envelope Commissioning also saves money on operating expenses. As a passive energy efficiency solution, BECx balances energy efficient mechanical systems and produces a weather barrier that is adequate for our changing climate. Tight and efficient building envelopes naturally enhance the efficiency of internal mechanical systems. When mechanical systems are housed in the best possible climate, operating expenses are also reduced. Working with the BECxP
BECx work begins pre-design and ends post-occupancy. There are generally 5 phases through which a Building Envelope Commissioner is managing. Each is crucial to the successful completion of the project.
1. Pre-design: The BECxP determines the owner's requirements, assesses the needs of the building, and makes sure the project will satisfy all applicable regulations. At HUSarchitecture, we work to find funding sources that will offset upfront project costs specific to your project.
2. Design Phase: In the design phase, the BECxP holds the architect accountable to these requirements, making sure they’re reflected in design and building materials specifications. They focus on the budget and schedule required for commissioning of enclosure options and provide recommendations for the envelope’s efficiency, as well as feedback on design to avoid costly mistakes before construction begins.
3. Pre-Construction Phase: The BECxP works with the design team to review the details, provide specifications, and evaluate where testing and mock up locations will be most effective to test during the construction process. This is the most cost effective time to make changes and decisions to avoid re-work in the building process.
4. Construction: A contractor will bid the design documents which will include the testing and mock-up building process (if not included within the BECxP original scope). The BECxP will review submittals, observe mock-up locations, develop pre-functional testing checklists, and observe testing of the envelope. Reports will be provided so the owner and design team can track and manage the project progress.
5. Occupancy and Operations: In the final phase the BECxP will verify the total completion of the project as per the owner’s requirements, reviewing owner training and acceptance of all corrective actions. An ongoing commissioning plan for the building enclosure is developed that includes maintenance, renewal, and revitalization cycles. Prior to the end of the contractor’s warranty period, the BECxP will provide the final project commissioning report.
Building Envelope Commissioning, or BECx, is the process of authenticating the complete construction and proper functioning of a building’s enclosure.
Over the long-term, BECx decreases your overall operating costs, but the financial return from incorporating BECx into a project goes beyond saving on construction and future operating costs.
Envelope Commissioning qualifies your building for grants and tax incentives since it increases the efficiency of your building. The Green and Resilient Retrofit Program, or GRRP, awards approximately 600 grants each year, giving $2.1 billion towards green building. According to the Department of Housing and Urban Development (HUD)), GRRP grants “provide owners of HUD-assisted multifamily housing with capital resources to reduce carbon emissions, make utility efficiency improvements, incorporate renewable energy sources, and make properties more resilient against the effects of climate hazards.”
The 2023 Inflation Reduction Act, or IRA, gives financial assistance in the form of tax incentives, rebates, grants, and loans to a wide variety of green building developments. The tax incentives, available now, cover upwards of 30-50% of energy efficient building costs.
Funding options for energy efficient buildings abound. As a BECxP, HUSarchitecture assists owners and building developers to navigate their many funding options to ease or cover the costs of Building Envelope Commissioning services.
The Shared Path to Net Zero
The journey to Net Zero is only possible through collaboration between all phases of the building process and among all project teams. Without close collaboration and positive working relationships, details fall through the cracks and key sustainability measures, forgotten – costing us all more in the long run.
At HUSarchitecture, we often take on the role as sustainability project managers. With our varied experience coordinating sustainability measures among a wide array of project teams, we’ve experienced what it’s like when a company makes positive (and negative) impacts on our project teams and local communities. Through accountability and collaboration, we strive to leave a positive mark on the project from both a human and sustainability lens.
