When it comes to building restoration, many property and facility managers are understandably focused on budgets, schedules, and contractor selection. However, one crucial and often overlooked aspect is when to bring a restoration consultant into the process. All too often, we are asked to provide drawings or sign off on the scope after the contractor has already been chosen. This reactive approach may seem efficient on the surface, but it can create significant cost, quality, and long-term performance challenges for your project.
Below, we outline why engaging a restoration consultant early can safeguard your investment—and how waiting too long can unintentionally cause more work in the future.
Once the contractor is on board and the project is imminently going to start, or worse, already underway, our team is asked to “back into” a design to match a pre-established budget or scope. In many cases, essential elements are missing from the contract documents—things like fixing the cause of underlying water damage, incompatible materials, or outdated detailing practices. Sometimes there isn’t even a proper contract in place! We typically advise contractors to utilize an AIA contract as it is somewhat of an industry standard, and helps establish a cadence of monthly progress invoices.
Since we weren’t part of the initial planning, we’re asked to either work within existing, confining parameters, or push a holistic design through on an unrealistic time frame.
As an Example, One recent project involved a split slab waterproofing system. The owner had unknowingly agreed to utilize a product that came with a 5-year warranty, when they believed the product would come with a 20 year warranty. Additionally, the warranty that would be provided, didn’t cover the overburden, meaning the cost to remove the concrete or pavers installed over it in order to fix any issues would be on the Owner! The information was never provided to the Client for them to make an informed decision. This short-term waterproofing solution may have saved money upfront, but it effectively guaranteed another largescale restoration effort in the relatively near future.
Another issue that isn’t talked about enough is rushing to develop drawing packages after the contractor is mobilized not only reduces design quality but also increases costs. Consultants must reallocate resources and fast-track deliverables, which leads to higher professional service fees and greater risk exposure. Worse yet, rushed designs often lack the thorough coordination and foresight necessary to avoid change orders or construction delays. This typically compounds the Owner’s fears of getting a consultant involved in the first place!
Additionally, when consultants are involved early in a project, we can help evaluate the big picture. What is the service life of each material? How will systems interface? Are we making decisions that consider durability, future maintenance, and climate exposure? Contractors—although skilled—often focus on construction feasibility and immediate pricing. Restoration consultants bring a long-term, building science-based perspective. This article is not meant to bash on contractors in any way; they are a valuable part of the project team and one that gets a lot of blame in some scenarios that aren’t their fault, but asking them to do too much is almost certainly a recipe for disaster.
As an example: On a previous project, the client hired a contractor to paint a brick façade without understanding what “painting” brick really means. The contractor utilized a cost-effective exterior-grade latex paint. Within five years, the paint delaminated, large blisters were evident, and the brick even began to spall. Had a consultant been engaged early, it’s likely that they would have recommended a breathable coating with a 10+ year service life that better suited to the conditions, causing less long-term damage to the building. I say less because I have my own personal feelings about “painting” brick!
Many property and facility managers mistakenly believe that involving a restoration consultant means added bureaucracy or unnecessary design expense. In reality, our role is to protect owners’ interests and ensure that the right questions are asked before mistakes are made. Poor past experiences—perhaps with design firms unfamiliar with building enclosure science—can lead to the perception that a competent contractor can “do just as well.” Unfortunately, this is rarely the case in complex restorations.
Our services go beyond drawings:
- We analyze existing conditions with a scientific approach.
- We identify root causes of deterioration—not just symptoms.
- We guide material selection and ensure long-term compatibility.
- We advocate for performance-based detailing, not just code compliance.
In addition, consultants skilled in exterior restoration projects can help provide:
- Better budgeting: Early assessments help owners set realistic budgets and avoid sticker shock from change orders.
- Risk mitigation: We reduce litigation exposure by creating clear, defensible documentation and QA/QC standards.
- Smoother project delivery: Coordinated documents reduce rework and foster stronger contractor collaboration.
By involving a restoration consultant early, property and facility managers can avoid costly missteps and optimize project outcomes. Our role is not to complicate the process, but to streamline it—through expert insight, durability-driven design, and lifecycle-conscious decisions.
Kevin M. Duffy
Principal
Duffy Engineering
