Building Exterior Visual Assessments (BEVA)

As a part of Calgary's Building Maintenance Bylaw (33M2016), buildings that are five (5) stories or greater AND 10 years and older are required to have a building exterior visual assessment (BEVA) completed every five (5) years.? The key to these assessments is that the primary focus is life-safety, and that those completing it have sufficient education, training, skill, and experience to conduct these activities.? Unfortunately the wording for this is somewhat vague, and it opens the door for less scrupulous folks to say they can conduct these.. Ultimately you want someone that you trust to help prevent your building from becoming a statistic and newsworthy.?

The bylaw was created in response to several incidents over the years with the guiding principle of protecting the public - primarily from falling objects off tall buildings.? The intent is for the work to be proactive instead of reactive, which I am very much a fan of, and was developed in collaboration with the community, industry, and internal City groups.

Where I find the bylaw is somewhat lacking however, is the overall scope - the bylaw, guidelines, and other documents don't necessarily specify HOW you complete a BEVA.? Is it a driveby visual review?? Swingstage?? From grade only?? Rope access?? In theory anyone who is willing to provide the two BEVA forms can complete this work however they wish - it ultimately should be determined with reasonable prudence.? There are various reputable rope access companies in the city that provide these services - and these are likely some of the best quality BEVAs you can get as they get you the most up-close coverage of the building.? On the flip side there are other companies that will do the "driveby" and give you the same forms.. The question should come back to how badly do you want to keep the public protected, and your building OUT of the news?? Selfishly I will say the best BEVA is a combination - rope access + building envelope specialist/consultant.? You get a detailed review checking off the BEVA task, but also a specialist review of the building as a whole which may also proactively identify other issues not directly related to the BEVA.? As an example, you could have moisture entering your building, causing all sorts of internal damages, but the requirements of the BEVA do not necessarily need this to be reported or flagged if it doesn’t pose an imminent threat/risk to the public.? A specialist can provide context, risk, and next steps, as well as a better understanding of the overall impact.?

Furthermore with a BEVA has a slight gap when it comes to existing documentation - this can be important to better understand the existing assemblies; however, the bylaw only recommends a review be done, not required.? While it may be argued that the existing documents have questionable impact on the intent of the BEVA (ie: is something falling off or about to fall off), it may provide key understanding that is not immediately visually apparent.

Although labelled "Building Exterior Visual Assessment", the language of the bylaw itself is heavily focused on "building envelope" components and systems, which may be obvious to some, but further clarifies the systems that separate outside from inside spaces.

Some other "fun" facts about BEVAs:

• Drones/UAVs can be used - these are a great way to get more eyes on the building and fulsome coverage!

• The key word of the assessment is "Visual" - no destructive investigation, no testing, etc.

• BUT - If a risk is flagged, further destructive testing may be required as a follow-up to the initial BEVA.

• Think of a BEVA as a first touch of an understanding of the exterior - issues may be flagged that do not necessarily flag in a BEVA, but do require further follow-up.

• Cost?? It depends… (of course).? Depends on size of the building, height, how much coverage an owner wants, access logistics, etc.

• Reporting - Only 2 forms!? But remember, it is only 2 forms.. Does not replace a BECA (see my post from ~1 month ago).

• In some instances the City does have the authority to enforce a BEVA requirement on a building that is less than 5 stories, but NOT one that is less than 10 years old.