Building Resilience: Navigating Code Compliance for Safety, Stability, and Energy EfficiencyBenjamin Meyer, Building Enclosure Business Director, Siplast

With so many advancements in construction, owners and developers face a unique set of challenges when it comes to building resilience. It’s no longer enough to simply meet minimum code requirements; there is an increasing need to mitigate the risks associated with environmental hazards, stresses, and the unpredictability of climate conditions. Evolving energy codes, frequent and intense weather events, and growing awareness of embodied carbon in construction materials highlight the importance of long-term thinking in building design and development. Building for longevity, safety, and efficiency has become a core objective across the industry.

According to the U.S. Department of Energy, approximately 30 percent of the energy consumed in commercial buildings is related to the building envelope—composed of windows, walls, and roofs. This energy consumption makes it clear that construction professionals must prioritize efficient building enclosure designs. One of the most critical solutions in achieving this efficiency is the proper installation and use of air and water-resistive barriers (AWBs), which help optimize energy use while protecting against environmental damage.

Understanding Building Code Requirements

Building code compliance lays the foundation for creating safe, energy-efficient buildings, yet it serves as only the starting point for designing structures that can withstand the challenges posed by both environmental conditions and the expectations of modern building performance. To genuinely fortify a building’s resilience, professionals must delve into the evolution of building codes and their integration of safety and sustainability principles, which require a deep understanding of regulatory frameworks as well as voluntary standards.

The International Code Council (ICC) and the American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE) lead the development of essential codes aimed at enhancing building enclosure performance, addressing areas like thermal comfort, energy efficiency, and structural durability. The ICC, for example, publishes the International Building Code (IBC) and the International Energy Conservation Code (IECC), which establish minimum standards for construction that are continuously updated to reflect improvements in materials and methods. ASHRAE, through standards like ASHRAE 90.1, offers guidelines that set the minimum requirements for energy efficiency in buildings other than low-rise residential, impacting how systems and envelopes are designed to minimize energy use.

Alongside these mandatory codes, voluntary standards, such as those outlined by the US Green Building Council’s Leadership in Energy and Environmental Design (LEED), drive the adoption of sustainable practices. LEED certifications provide recognition for buildings that excel in sustainability and efficiency, pushing the envelope on energy-saving strategies, water conservation, and indoor environmental quality. These standards also encourage the integration of green design elements such as energy-efficient HVAC systems, sustainably sourced materials, and enhanced building envelope performance. Achieving LEED certification not only meets the high demand for environmentally responsible buildings but also establishes a competitive edge in the market as more owners seek green certifications to enhance property value and appeal.

The International Energy Conservation Code (IECC) and the International Green Construction Code (IgCC) have proven to be instrumental in driving advancements in energy efficiency across the construction sector. These codes are regularly updated, often in response to both innovations in technology and an evolving understanding of environmental impacts. For example, the 2021 update to ICC building codes introduced measures to improve building envelope performance, requiring stricter control of air leakage, enhanced insulation, and more advanced window technology. Such updates encourage architects, engineers, and contractors to consider the entire life cycle of a building, from initial energy use to long-term sustainability. By mandating higher standards for building components, these codes enable the construction of structures that are both more energy-efficient and resilient in the face of environmental stresses.

However, compliance with these broad standards often requires adjustment at local and regional levels. National and international codes lay the groundwork, but local building codes add nuanced, location-specific regulations that address unique climate conditions, seismic activity, and other environmental risks. For example, a coastal city with high hurricane exposure might demand stringent requirements for impact-resistant windows and roofing materials, while areas prone to frequent flooding might focus on enhanced water-resistive barriers to prevent mold and water damage. High-humidity regions might enforce specific requirements for air barriers and vapor retarders to reduce the risk of moisture infiltration. In colder climates, local codes may mandate higher insulation levels or specific thermal break requirements to minimize heat loss. These regional adaptations ensure that buildings can withstand local conditions and provide safe, comfortable environments for occupants.

Staying informed on regional code adaptations is crucial for construction professionals who wish to ensure optimal building performance. This knowledge not only helps in meeting compliance standards but also enables builders to address potential environmental risks proactively, tailoring their designs to create structures that are better equipped to handle the stresses imposed by specific climates. Understanding the intersection of national standards and regional adaptations allows architects and engineers to create a layered approach to resilience, taking into account everything from seasonal weather patterns to the frequency of extreme climate events. Additionally, this localized approach can yield significant long-term cost savings by reducing the likelihood of climate-related repairs and operational inefficiencies, which can arise from failing to account for regional environmental conditions.

By going beyond basic compliance and embracing the spirit of these codes, construction professionals can contribute to the development of safer, more resilient, and energy-efficient buildings. Advanced knowledge of regulatory frameworks, coupled with a proactive approach to integrating both mandatory and voluntary standards, empowers developers, architects, and engineers to set new benchmarks in sustainable design. With the right balance of national, regional, and voluntary standards, the industry can achieve buildings that not only comply with today’s requirements but are future-proofed against tomorrow’s challenges.

Compliance and Beyond: The Role of AWBs

In terms of energy efficiency, air and water-resistive barriers (AWBs) are crucial components of the building envelope. Energy codes are increasingly calling for whole-building airtightness performance testing as part of the certification process for occupancy. A well-installed AWB ensures airtightness, which significantly reduces the energy lost through the building envelope. This, in turn, lowers the energy demand for heating and cooling, which is essential for both energy savings and reducing a building’s overall carbon footprint.

However, the benefits of AWBs depend on proper installation. Improper installation can result in moisture intrusion, air leaks, and energy inefficiency. This is where education, training, and a clear understanding of local codes and climate-specific factors become crucial. To ensure performance, construction professionals must not only understand how to install AWBs properly but also how to select the appropriate materials based on the building’s location and specific environmental risks.

Regarding codes specific to AWBs, there are standards that directly impact their implementation. For example, ASHRAE 90.1 sets minimum requirements for energy efficiency, including provisions related to air barriers. In addition, some local jurisdictions may impose additional testing requirements for installed AWBs. It’s essential for architects and engineers to stay up-to-date on these evolving regulations. 

Furthermore, building codes are not static; they evolve in response to environmental changes, new materials, and technological advancements. This makes it vital for professionals across the industry to stay informed, continually updating their knowledge and practices to meet the latest standards. Innovation in AWB materials and systems can significantly influence compliance with these codes while promoting sustainability goals.

Safety and Stability

While energy efficiency is a key focus of AWBs, their role in ensuring the safety and stability of a building should not be overlooked. The primary function of an AWB is to prevent uncontrolled air and moisture from entering or exiting the building. This helps to maintain indoor climate conditions, but more importantly, it preserves the structural integrity of the building itself.

Moisture intrusion is a common issue in buildings that lack proper water-resistive barriers. When moisture penetrates the building envelope, it can lead to mold growth, wood rot, and corrosion of structural components. Over time, these issues compromise both the safety and stability of the building. This is particularly critical in regions prone to heavy rainfall, hurricanes, or snow accumulation, where water-resistive barriers play a pivotal role in protecting the structure.

In terms of safety, it’s also important to consider the long-term health implications of poor indoor air quality (IAQ). When AWBs are not installed correctly, they can allow moisture to accumulate within walls, leading to mold and mildew growth, which negatively impacts IAQ. Poor IAQ has been linked to a variety of health issues, including respiratory conditions and allergies. For buildings such as schools, hospitals, or office spaces, where occupants spend extended periods indoors, ensuring high IAQ through effective building envelope design is critical. [In addition to mold growth, safety concerns related to AWB failure might also include compromised insulation effectiveness, leading to temperature fluctuations that strain HVAC systems and increase operational risks.]

Sustainability and Energy Efficiency

Sustainability and energy efficiency are not just buzzwords—they are essential principles driving modern construction practices. A building’s sustainability profile is directly influenced by how well its AWBs function over time. When properly installed, AWBs improve the building’s energy performance by minimizing the need for mechanical heating and cooling. The ability to maintain a consistent indoor environment with minimal energy input is a critical factor in meeting net-zero energy goals.

Airtightness is a particularly important aspect of sustainability. When a building envelope is not airtight, conditioned air escapes, and unconditioned outdoor air enters, forcing the HVAC system to work harder to maintain a comfortable indoor temperature. This not only increases energy consumption but also shortens the lifespan of HVAC systems, leading to increased operational costs and carbon emissions over time. AWBs help mitigate this issue by controlling air leakage and providing a stable barrier against both air and water.

Furthermore, AWBs contribute to the reduction of embodied carbon in buildings. When buildings are constructed for durability and longevity, the need for repair and reconstruction diminishes, which in turn reduces the environmental impact of manufacturing new materials and the energy consumption associated with construction activities.

Conclusion

As building codes become more rigorous and the climate becomes increasingly unpredictable, designing and constructing buildings that are both resilient and energy-efficient is essential. By focusing on compliance with evolving codes and beyond, stakeholders in the construction industry can create structures that are not only safe and stable but also sustainable in the long term.

Incorporating best practices for AWB selection and installation, understanding the interplay of local and international codes, and staying ahead of technological innovations are all critical to success. For developers, architects, and builders, embracing this forward-thinking approach will help ensure that our buildings are equipped to meet the challenges of tomorrow.

Benjamin Meyer, AIA, LEED AP, serves as Building Enclosure Business Director for Siplast. He also serves as chair of the ASHRAE 90.1 Envelope Committee, Director of the Air Barrier Association of America (ABAA), Member at Large on the NIBS BETEC board, past LEED Technical Committee member, and past Technical Advisor of the LEED Materials (MR) TAG.