Building envelope rehabilitation at an active government facility requires more than identifying deteriorated materials. Owners need to understand where the enclosure is underperforming, which repairs should take priority, how adjacent systems interact, and how improvements can be implemented within budget and operational constraints.
Those were the primary challenges at the Tim Curry Criminal Justice Center in downtown Fort Worth, Texas, where Tarrant County retained Allana Buick & Bers, Inc. (ABB) to perform a building envelope condition assessment and develop recommendations for rehabilitation.
The 46,656-square-foot facility was constructed in 1990 and features a post-modern exterior incorporating brick and cast stone. ABB evaluated the roof, windows, exterior walls, curtain wall, masonry, sealants, and related exterior components to help Tarrant County develop a coordinated approach to repair and long-term capital planning.
Project Overview
Project: Tim Curry Criminal Justice Center
Location: Fort Worth, Texas
Client: Tarrant County
Building Size: 46,656 SF
Original Construction: 1990
Building Type: Government / Criminal Justice
Exterior: Brick, cast stone, glazing, and curtain wall
ABB Services: Condition assessment, water testing, remediation recommendations, budget estimating, and rehabilitation planning
Starting With a Building Envelope Condition Assessment
When an existing building has several aging exterior systems, beginning repairs based only on the most visible deterioration can result in addressing symptoms without understanding the broader condition of the enclosure.
ABB began the Tim Curry project with a comprehensive condition assessment. The evaluation considered multiple exterior systems, including:
- Roofing
- Windows and glazing
- Exterior walls
- Curtain wall
- Brick and cast stone
- Sealants and mortar
The assessment provided the foundation for determining where rehabilitation was needed and helped answer important questions for the owner: Which systems are deteriorating? Which repairs should be prioritized? Which conditions can be maintained or monitored? And where should capital funds be allocated first?
Using Water Testing to Better Understand Performance
ABB supplemented the condition assessment with water testing.
Visible deterioration does not always reveal how water is entering or moving through a building enclosure. A condition observed around a window, masonry joint, curtain wall, or sealant joint may be a symptom rather than the source of the performance issue.
Water testing provided additional information that could be considered alongside visual observations and existing construction conditions.
Following the assessment and testing, ABB documented existing conditions and developed remediation recommendations and budget estimates for Tarrant County.
Evaluating the Building Envelope as an Integrated System
The Tim Curry assessment was not limited to one façade material or isolated building component.
ABB evaluated roofing, windows, exterior walls, curtain wall systems, masonry, sealants, and related conditions.
This broader approach was important because exterior systems do not perform independently. Windows connect to walls. Sealants occur at transitions between materials. Curtain walls interface with adjacent construction. Roofing terminates at walls and parapets.
Evaluating these relationships helped Tarrant County develop a more complete understanding of the building’s exterior condition and identify coordinated repair needs.
Developing Targeted Exterior Repair Recommendations
ABB’s assessment identified several exterior restoration measures, including:
- Façade cleaning
- Sealant replacement
- Mortar repair
- Masonry patching
- Window repairs
The objective was not to replace every exterior component simply because the building was aging. Instead, the assessment helped identify where targeted maintenance and repair were appropriate and where more substantial rehabilitation should be considered.
This distinction can be particularly important for owners managing existing buildings with multiple enclosure systems and limited capital budgets.
Preserving Architectural Character While Improving Performance
The Tim Curry Criminal Justice Center’s post-modern design incorporates brick and cast-stone elements that contribute to its architectural character.
The rehabilitation strategy therefore needed to balance preservation and performance.
Tarrant County wanted to retain the building’s architectural qualities while addressing deterioration, applicable code requirements, and long-term enclosure performance.
Rather than approaching the project as a complete façade replacement, ABB’s recommendations considered:
Existing Materials → Existing Appearance → Current Condition → Performance → Code Requirements → Long-Term Maintenance
The objective was to improve exterior performance while respecting the building’s existing architectural expression.
Connecting Repair Recommendations With Capital Planning
Identifying deficiencies is only part of an effective building envelope assessment. Owners also need information that helps them determine what to repair first and how to budget for the work.
ABB provided budget estimates for the roof, windows, exterior walls, and curtain wall systems alongside its remediation recommendations.
This gave Tarrant County a framework for considering:
Condition → Risk → Recommended Repair → Estimated Cost → Priority
By connecting technical recommendations with budget information, the assessment could support longer-term capital planning rather than functioning only as a list of observed deficiencies.
This was particularly important because the recommendations needed to align with Tarrant County’s budget constraints and long-term asset-management goals.
Incorporating Code Requirements Into the Rehabilitation Strategy
ABB’s design-development report also identified applicable code-compliance upgrades.
Existing-building rehabilitation can begin as a maintenance or performance issue, but once more substantial work is planned, applicable building-code requirements may also need to be considered.
The Tim Curry rehabilitation strategy therefore addressed both existing enclosure conditions and code-related scope requirements as part of the broader renovation plan.
Working Around an Active Criminal Justice Facility
Another major consideration was that the Tim Curry Criminal Justice Center remained occupied and operational.
Assessment activities and testing needed to be coordinated around:
- Criminal justice operations
- Public access
- Security requirements
- Daily facility activities
The project documentation reports that ABB’s work was completed without impact to daily facility operations.
For active government and institutional facilities, this type of coordination can be as important to project planning as the technical investigation itself.
From Assessment to a Building Envelope Rehabilitation Strategy
ABB’s work gave Tarrant County a defined path from identifying existing conditions to planning future capital improvements:
The resulting recommendations addressed roofing, windows, walls, curtain wall, masonry, sealants, and other exterior conditions while considering architectural preservation, facility operations, available budget, and long-term asset-management objectives.
What Can Government and Institutional Owners Learn From This Project?
Assess the Entire Building Envelope
A visible masonry, window, or roofing problem may involve adjacent systems. Evaluating the enclosure as a whole can provide a better basis for determining appropriate repairs.
Use Testing to Supplement Visual Observations
Water testing can provide additional information about enclosure performance before repair recommendations are developed.
Repair Strategically Rather Than Replacing Everything
Building envelope rehabilitation does not necessarily require wholesale replacement. A condition assessment can help distinguish targeted repairs from more substantial rehabilitation needs.
Connect Technical Findings With Budget Priorities
Pairing recommendations with budget estimates gives owners a more practical basis for prioritizing capital expenditures.
Consider Operations During Project Planning
Occupied government and institutional facilities may need to remain operational throughout assessment and rehabilitation. Security, access, occupants, and daily activities should therefore be considered when developing the project approach.
Planning Building Envelope Rehabilitation?
For owners managing an aging building, the first question may not be:
“Which exterior materials should we replace?”
A more useful set of questions is:
“Where is the building envelope underperforming, which systems are contributing to the problem, what should be repaired first, and how can the work be incorporated into a practical capital plan?”
ABB provides building envelope condition assessment, testing, remedial design, and construction-phase consulting to help owners evaluate existing buildings and develop coordinated rehabilitation strategies.