Navigating Architectural Field Reviews in British Columbia
When embarking on any construction project in British Columbia, the term “field review” or “FR” is a cornerstone of quality assurance, regulatory compliance, and successful project delivery.
For projects constructed under the British Columbia Building Code (BCBC), or the Vancouver Building By-law (VBBL), understanding and meticulously executing field reviews is not just good practice; it’s a professional imperative.
Field Review: What It Is (and Isn’t!)
First, let’s clarify the terminology. You might hear “field review” referred to as general review, site review, or site observations. While these terms are often used interchangeably, their core purpose remains the same: for the architect to observe the progress and quality of work in relation to the design documents.
It is absolutely crucial to distinguish field reviews from site inspections. Site inspections are formal regulatory checks conducted exclusively by Authorities Having Jurisdiction (AHJ) building officials. An architect’s field review is not an inspection; it is an observational process to determine if the work is generally proceeding in conformity with the contract documents. We are looking for substantial compliance, not acting as a contractor’s superintendent or a building inspector.
The Mandate: Frequency and Necessity
In British Columbia, architects are required to conduct field reviews with a specified frequency. While architects must conduct a field review at least once a month, the actual frequency will, and must, be adjusted based on the specific needs and complexity of each project. For fast-paced, complex, or critical stages of construction, more frequent visits are essential to catch potential deviations early.
Furthermore, a critical aspect of field review is the principle that any work should be reviewed before it is covered or concealed. Once a component is hidden behind finishes, identifying deficiencies becomes significantly more difficult and costly to rectify. This proactive approach saves time, money, and ensures the integrity of the building.
Key Stages of Architectural Field Reviews
While every project has its unique demands, several critical stages consistently warrant dedicated architectural field reviews. These are often highlighted in the Letters of Assurance (Schedule B), where the architect commits to these reviews. Here are some of the main field review milestones:
- Foundation Insulation and Damp-proofing / Water-proofing: This is foundational (pun intended!) for the building’s longevity and performance. Ensuring these critical barriers are installed correctly before backfilling is paramount to prevent moisture ingress.
- SoG – Slab on Grade and Poly Vapour Barrier: The integrity of the vapour barrier under a slab-on-grade is vital for controlling moisture migration into the building envelope, protecting flooring, and maintaining indoor air quality.
- Framing (Architectural): A comprehensive review of the structural and non-structural framing ensures that wall layouts, openings, ceiling heights, and other architectural elements align with the design intent before insulation or drywall begins.
- Firestopping: This is a critical life safety component. Reviewing firestopping installations, especially at penetrations through fire-rated assemblies, is non-negotiable to maintain compartmentalization and limit fire spread.
- Walls and Roof Insulations and Vapour Barriers: Proper installation of insulation and vapour barriers is crucial for thermal performance, energy efficiency, and preventing condensation within the building envelope. These must be reviewed before being covered by interior or exterior finishes.
- Ceiling Drops Fire Stop: Similar to general firestopping, specific attention must be paid to firestopping details at ceiling drops or bulkheads where fire-rated assemblies are interrupted.
- G.W.B – Gypsum Wall Board Installation: While seemingly straightforward, proper GWB installation is vital for fire ratings, sound attenuation, and the final aesthetic. Reviews focus on appropriate fasteners, joint treatment, and specific board types in designated areas.
- Firestopping at Fire Rated Assemblies after G.W.B: Even after initial GWB installation, a review of firestopping in fire-rated assemblies is essential, especially around penetrations and before the installation of the cabinets, to ensure the integrity of the fire separation is maintained.
- Dry Run – Fire and Life Safety Systems: As the project nears completion, participating in “dry runs” of fire alarm, sprinkler, and other life safety systems allows the architect to observe the intended operation and coordination, although testing is formally witnessed by AHJ.
- Substantial Review: This comprehensive review determines if the project is substantially complete, meaning it can be occupied for its intended purpose, even if minor deficiencies (the “punch list”) remain. This triggers important contractual milestones.
- Final Review: The ultimate review with the AHJ inspector to confirm that all deficiencies have been addressed, all systems are operational, and the project is fully complete according to the contract documents, ready for the final occupancy permit.
It’s important to note that, depending on project scheduling and complexity, some of these field reviews can often be combined for efficiency and might be conducted by more than one discipline/ consultant. In future blog posts, we will dig deeper into each of these crucial field review types.
The Architect’s Professional Responsibility
In British Columbia, the requirements for architectural field reviews are deeply embedded in our professional practice. The Professional Governance Act (PGA) elevates the standard of professional accountability, ensuring that licensed professionals, including architects, uphold the highest standards of competence and ethics.
The Architects Act and AIBC regulations specifically delineate the responsibilities of architects, emphasizing the importance of diligence in field reviews to protect the public interest and ensure building safety and performance.
By diligently conducting these field reviews, architects play a vital role in ensuring that buildings in British Columbia are constructed safely, sustainably, and in strict adherence to regulatory requirements and design intent. This continuous engagement throughout the construction process is a hallmark of professional architectural service in our province.