Building air sealing

Energy efficiency is more than just a buzzword—it’s a necessity for property owners looking to cut costs and boost tenant satisfaction. According to the U.S. Department of Energy, air leaks can account for up to 30% of energy loss in commercial buildings, directly impacting your bottom line. This is where building air sealing comes in.

By preventing conditioned air from escaping through cracks and gaps, you can reduce energy waste and create a more comfortable environment for tenants. In this guide, we’ll explore the importance of building air sealing, how it’s done, and the tangible benefits it brings to your property.

What is air sealing?

Air sealing is essentially plugging all the small (and sometimes big) gaps where air might leak in or out of your building. Think about the cracks around windows, doors, and even gaps in your building’s walls or roof. By sealing these gaps, you’re making sure the air you pay to heat or cool stays inside, doing its job instead of slipping away unnoticed.

Without proper building air sealing, your building could be losing up to 20% of its energy through these cracks—money you’re essentially throwing out the window. Addressing these problem areas not only cuts costs but also keeps your tenants comfortable with a more stable indoor temperature.

Why is it important?

It’s not just about saving energy (though that’s a big part of it). Building air sealing also helps your building maintain a consistent indoor environment. If your HVAC system constantly has to battle against incoming drafts or leaking air, it’s working a lot harder than it needs to—this means higher energy bills for you and less comfort for your tenants.

Don’t forget about the humidity factor. Air leaks can lead to more than just uncomfortable drafts; they also let in moisture. Over time, this can harm sensitive equipment or cause building materials to degrade faster. Building air sealing can help protect your building’s long-term durability, while keeping your property well-maintained and comfortable for everyone inside.

How is air sealing done?

Air sealing might sound complicated, but it boils down to finding where the leaks are and fixing them with the right tools and materials. Remember, this isn’t a one-time thing. Your building may develop new gaps over time, so it’s a good idea to regularly inspect and maintain these seals to make sure they continue doing their job.

Here’s a simple breakdown of how it typically works:

• Inspection: Start by checking all the usual suspects—windows, doors, attics, basements, and even the roof. These are the areas where air most often leaks in or out of your building.
• Tools: You’ll need caulk, weatherstripping, foam sealants, and gaskets to tackle different types of gaps and cracks.
• Sealing: Apply caulk to smaller cracks and gaps, weatherstripping for things that move like doors and windows, and foam sealant for larger gaps. Gaskets around electrical outlets and wall openings can also help keep the building tightly sealed.

How much of a difference does it make?

The impact of building air sealing can be huge, especially if your building has been leaking air for a while. Sealing gaps helps to maintain a steady temperature inside, meaning you won’t need to rely on your HVAC system as much to make up for temperature loss. That leads to big energy savings and less wear and tear on your heating and cooling systems.

For example, many multifamily buildings that properly air seal have reported reducing their energy consumption by as much as 20%. Beyond that, air sealing can also improve humidity control, which is especially useful if your property is in a region with drastic seasonal changes. Better insulation and air control means less fluctuation in humidity, keeping both your tenants and building materials in better shape.

Impact of air sealing on energy efficiency and cost savings in CRE

The return on investment from air sealing is straightforward. By closing air leaks, you improve your building’s insulation, which means your HVAC systems don’t have to work overtime. Over the course of a year, this can lead to significant energy savings, and who wouldn’t want to lower their utility bills?

A well-sealed building also creates a more comfortable living space for your tenants. You’ll see fewer complaints about drafts or uneven temperatures, which can help boost tenant satisfaction and retention. On top of that, energy efficient improvements like energy efficient windows and air sealing can increase the overall value of your property.

How much money can you save by properly air-sealing your buildings?

Let’s talk numbers. Proper air sealing can cut your energy bills by around 10-20%, depending on the size of your building, its current condition, and the local climate. For a larger multifamily property, this can translate into thousands of dollars saved annually.

The exact amount you save will vary based on factors like the building’s size and the climate. For example, properties in areas with extreme weather—hot summers or freezing winters—stand to save even more because of the higher demand for temperature control. In fact, Energy Star estimates that a properly sealed and insulated building can reduce heating and cooling costs by 15% or more.

Enhancing HVAC system performance

If your building has air leaks, your HVAC system is likely working harder than it should. Every time air escapes, your heating or cooling systems have to work harder to maintain a comfortable temperature. This not only increases energy consumption but also shortens the lifespan of your HVAC equipment.

Air sealing minimizes the need for constant HVAC adjustments by preventing the loss of conditioned air. This reduces the system’s runtime and cuts down on energy use, and ultimately the costs associated with maintenance and repairs. When combined with a building management system that monitors air leaks and overall energy use, you can keep your HVAC systems running at peak efficiency.

Monitoring building envelope air leaks

One of the best ways to keep track of air leaks is through energy audits. Tools like thermal imaging cameras and blower door tests can help you pinpoint exactly where air is escaping from your building. By identifying these areas, you can target your air-sealing efforts where they will be most effective.

You can also monitor leaks continuously by installing sensors that track your HVAC system’s energy use. These sensors can alert your maintenance team to sudden spikes in energy consumption that could indicate a new leak. Using a smart building management system, you can even automate responses to leaks, making it easier to maintain energy efficiency over the long term.

Air sealing solutions for commercial buildings

There are several tried-and-tested solutions for air sealing commercial buildings, and the best option will depend on your building’s specific needs. Using a combination of these methods can help create a robust air barrier, ensuring that your building remains energy-efficient throughout the year. Here are some common air sealing techniques:

• Insulation boards: Often installed on exterior walls or roofs, these provide insulation and serve as air barriers, reducing air leaks and improving energy efficiency.
• Roof membranes: Materials like EPDM or TPO membranes are commonly used to seal roofs, providing both air and moisture barriers.
• Spray-on coatings: These versatile coatings can be applied to surfaces like concrete or wood to form an airtight barrier.

Foil-backed insulation boards: Combining insulation with vapor barriers, these are especially useful for regulating both temperature and humidity.