Independent Assessment · No Construction Attached
Envelope IQ™ is our building envelope assessment and intelligence service: a photo-documented evaluation of roofs, walls, windows, sealants, and waterproofing that identifies risk, prioritizes capital, and answers repair-versus-replace with evidence. Envelope IQ™ never includes the construction work — the findings serve your asset, not a bid.
Building Envelope Assessments & Intelligence
Most envelope decisions get made off a contractor's walk-around and a number. That's how owners end up replacing a roof that had eight years left, or patching a wall that needed to come off. Envelope IQ™ separates the diagnosis from the treatment, so the plan is driven by condition instead of by whoever wants the job.
Roof systems, flashings, and drainage; walls, cladding, and masonry; windows, doors, and glazing; sealant joints, waterproofing, below-grade conditions, and balcony and deck assemblies. Thermal imaging and moisture readings where they add signal, not theater.
A written report with photographed findings located on the building, condition ratings by assembly, probable causes, remaining serviceable life estimates, and prioritized recommendations tied to budget years — plus the raw photo set.
We don't sell you the repair off the back of the assessment. Envelope IQ™ is delivered as an independent service, which is exactly what makes it useful to a board, an underwriter, a lender, or a buyer looking at the same building.
We define the assemblies in scope and review what already exists: original drawings, past repairs, warranty documents, leak logs, reserve studies, and prior reports. History explains most of what we find on the wall.
Systematic walk of roofs, elevations, transitions, and interior evidence locations, with photographs keyed to location. Thermal scanning, moisture metering, and test openings where warranted and authorized.
Findings are rated by severity and consequence, then sequenced: what's actively causing damage, what fails next, what can be monitored, and what's fine. Repair-versus-replace gets a recommendation with the reasoning behind it.
You get the report, the photo set, and a walkthrough of the findings with your team or board — including what to put in next year's budget and what can honestly wait.
Fit
Capital planning, acquisition diligence, and refinance support that needs a condition basis you can defend to a lender or an investment committee.
Assessment findings and a phased plan that give owners a reason for the number, and give the board cover for the decision — separate from any contractor's proposal.
A prioritized list of what's actually leaking, what's about to, and what a vendor is overselling — across one building or a whole portfolio.
Because the value of the assessment depends on it. The moment the assessor also profits from the scope, the findings are compromised. We keep Envelope IQ™ independent, and you're free to bid the work anywhere — including to RECON's construction side, through a separate competitive process.
A free inspection is sales activity. Envelope IQ™ is a paid deliverable: documented findings by assembly, severity ratings, remaining-life estimates, and a prioritized multi-year plan you can hand to a board, a lender, or an underwriter.
Yes. Scope can be a single assembly, a single building, or an entire portfolio. Most owners start with the assembly that's causing pain and expand once they see how the reporting works.
Underwriters and lenders want documented condition, dates, photos, and a maintenance and capital plan. That's precisely what the report contains. We can't promise how a specific carrier will respond, but it's a far stronger position than an undocumented building.
Envelope IQ™ assesses the building envelope only — roofs, walls, windows, waterproofing — and never includes construction work. A Property Condition Assessment covers the whole property, comes with a ROM budgetary figure and a 1, 3, or 5-year phasing plan, and can roll straight into execution — RECON self-performs the repairs or manages them as your CM. Need envelope-only independence? Envelope IQ™. Need the whole asset priced and fixed? PCA.
Request an Assessment
Tell us about the building and what you need the assessment to support — a reserve study, an acquisition, an insurance conversation, or a leak nobody can find. We'll scope the assessment, price it, and give you findings you can act on.
Thanks — your request is in. A RECON team member will reach out within one business day to get it scheduled. If it's urgent, call (720) 555-0134.