Unlocking Project Success: The Power of Measurable Metrics in Defining Requirements

I believe that building enclosure commissioning (BECx) was created to help fill the “(I Can’t Get No) Satisfaction” void by documenting the Owner’s performance criteria and following through with the project to confirm that those criteria were finally met and delivered to the Owner.

Harsh Take: Isn’t that the same as saying that BECx is hand-holding the traditional AEC team to ensure they do their jobs? Yes, it is.

Truth be known, both expectations and the projects themselves have gotten much more complex. Even the largest AEC companies rarely have the in-house breadth of skill to accomplish all that is required without many consultants and experts. BECx is another means of serving the Client’s interests.

Focus on Documenting the Owner’s Project Requirements

The key point of this article (besides goofy Stones references) is that designers need to work with the Owner on every project to determine building enclosure performance requirements during pre-design – with or without the involvement of building enclosure commissioning. 

Documenting the Owner’s Project Requirements will provide a firm basis for design decisions. It will clarify and inform the design team of the Owner’s performance priorities and preferences for the building enclosure.

This will influence material selection, construction techniques, and overall design strategies to ensure the final enclosure meets the written goals.

This document in Building Enclosure Commissioning is called an OPR. Outside of BECx, it can exist under any number of names.

Fundamental Point: Your documentation of the Owner’s Project Requirements should include verifiable metrics! 

Do not use vague descriptions or generic project goals whenever possible. Here is an example of how describing performance requirements is typically done and an example of a better, measurable way.

Non-measurable examples:

• Building materials should be kept dry to prevent mold and bacteria growth.

What is dry? Each material has a different moisture tolerance; to make things worse, few material manufacturers want to share a definition of “dry” for their products.

The proposed lighting program shall account for latitude and provide adequate light in the winter months.

Who defines “adequate?” Are you unintentionally leaving the design to others?

Measurable examples:

• Minimum insulation values for roofing shall be R-30.
• Windows shall be AAMA Certified AW-60.

Including measurable metrics is an actionable step to improve your project delivery process that you can begin executing today! 

Don’t be overwhelmed by the work of documenting measurable metrics. Focus first on the low-hanging fruit by adding measurable metrics to areas within your technical strengths.

What Do I Get Out of all this Extra Effort?

Benefits to Designers: Designers can innovate confidently, knowing their plans align with the Owner’s vision while adhering to industry standards and sustainability goals. This clarity fosters creativity and precision, leading to designs that resonate with the Owner’s objectives and stand the test of time.

Also, the original design is much easier to defend from nuisance substitution requests and proposed scope changes when created from a well-developed OPR that genuinely represents the Owner’s vision for the building enclosure requirements. (The Owner’s engagement and commitment will determine the overall success.)

Advantages to Owner: Well-captured performance requirements mean their investment materializes into a structure that meets, if not exceeds, their expectations in functionality, aesthetic appeal, and longevity. A building that aligns with the Owner’s vision directly impacts its value and the satisfaction of its occupants. It also ensures that the building’s performance aligns with the Owner’s long-term goals, be it energy efficiency, sustainability, user comfort, etc.

Impact on Contractors: Clarity in the Owner’s requirements translates into a smoother construction process for contractors. It minimizes misunderstandings, reduces the likelihood of change orders, and optimizes resource management. This clear direction is invaluable in adhering to project timelines and budgets, making the construction phase more predictable and manageable. It’s a roadmap that guides every step of the construction journey, ensuring alignment with the envisioned outcome. The short answer is that it reduces risk.

But Why is the Process so Hard?

Diverse Stakeholder Interests: An OPR must balance the needs, expectations, and priorities of various stakeholders, including the Owner, future occupants, maintenance staff, and even the community. Each stakeholder may have different requirements and expectations for the building’s performance, aesthetics, sustainability, and cost. Aligning these diverse interests into a cohesive and mutually agreeable document can be complex and time-consuming.

Technical Complexity and Detail: Building enclosures involve intricate details and various materials and systems, such as roofing, waterproofing, and exterior walls. Documenting requirements for these components demands a deep understanding of technical specifications, performance standards, and best practices. Ensuring that the OPR is both comprehensive and technically accurate requires specialized knowledge. It can be daunting for design teams without extensive experience in building enclosures. Building Enclosure Consultants are often brought in to assist.

Evolving Technologies and Standards: The construction industry continually evolves, with new materials, technologies, and building standards emerging regularly. Keeping abreast of these changes and incorporating them into the OPR can be challenging. The design team must be current with these advancements and able to predict their suitability and longevity for the project in question.

Budget and Time Constraints: Design teams often operate under tight budgets and schedules. Developing a thorough OPR requires significant time and resources, which can be difficult to manage alongside other project demands. Balancing the depth and detail of the OPR with the practical constraints of time and budget can be a delicate task.

Future-Proofing and Flexibility: An effective OPR should address current needs and anticipate future use, technology, and regulatory environment changes. This requires a forward-thinking approach and an understanding of long-term trends in building design and use. Designing for flexibility and adaptability while maintaining the integrity of the original project vision and requirements adds another layer of complexity to the OPR creation process.

Summing it Up

In the realm of AEC, understanding and capturing the Owner’s performance requirements isn’t just a good practice; it’s the cornerstone of excellence.

It ensures that every stakeholder, from the designer to the contractor, is marching to the beat of the same drum – the Owner’s vision. The benefits are clear: projects that meet and even exceed design, functionality, and efficiency expectations.

The message to AEC professionals is loud and clear: prioritize understanding and capturing the Owner’s requirements. It’s not just a pathway to success; it’s the only way to build legacies that stand the test of time.

Elevate | Innovate | Cultivate | Discover

Welcome to 2024! Embarking on a new year is a time to reset, refocus, and redefine your path to individualized success. To set the stage for a year of growth and achievement in both your personal and professional life, consider incorporating measurable metrics into your own life.