Ace's new-construction envelope work covers Architect of Record services for the waterproofing scope, envelope-focused peer review, specification and detail development, mockup review, construction administration, and closeout verification. The engagement is priced fixed-fee, staffed by licensed design professionals, and delivered under Ace's stamped authority. On complex projects, Ace holds the envelope stamp end-to-end — from Design Development through the punch list.
Key Takeaways
- New-construction envelope work engages three types of clients differently — architect (AOR for waterproofing), developer (whole envelope), and GC (construction-phase QA support). Fee structure and stamped scope differ for each.
- The AOR model is where Ace holds stamped authority for the waterproofing scope end-to-end. On complex projects the general practice architect is not resourced to lead this specialty, and the AOR structure fixes that at the contract level.
- Mid-rise multifamily and mixed-use are the most common building types; healthcare and higher-education are the highest-stakes engagements where forensic-informed detailing matters most and where documentation defensibility affects outcomes years later.
- Every specification Ace produces is written for constructability. The failure mode Ace's forensic team investigates most often is a correctly-specified detail installed incorrectly — specifications that acknowledge trade practice reduce that class of failure structurally.
- Every deliverable is signed under Ace's design professional license, with construction administration authority to issue stamped clarifications in the field without routing back through the design architect. That is what turns CA from advisory into decisive.
01 — OverviewWhat Ace's New-Construction Envelope Work Covers
New-construction envelope work is the practice of designing, specifying, reviewing, and administering the envelope scope on projects being built from the ground up. Ace's engagement covers Architect of Record services for the waterproofing scope, envelope-focused peer review, specification and detail development, mockup review, construction administration with stamped authority, and closeout verification testing.
The commercial reason this practice exists as a specialty rests on a structural gap in the design profession. The general-practice architect's office is organized to lead the building as a whole — the plan, the program, the code path, the coordinated documents. Envelope details — where three trades and four materials meet at a specific plane, on a specific schedule, in a specific weather window — sit below the resolution most architectural offices staff for. The result on complex projects is a set of documents that read complete but that a forensic team will trace failures to years later.
This page covers what Ace's new-construction engagement includes — the three engagement models (AOR, peer review, or construction-phase QA), the arc from Schematic Design through Closeout, and the stamped deliverables. For related services see envelope design, peer review & VE, and construction admin & QA. For the broader parent context, see project types.
02The Three Engagement Models
New-construction envelope engagements arrive in three commercially distinct forms, each driven by a different client, each producing a different deliverable and stamped scope.
Architect of Record for the waterproofing scope
AOR is the highest-stakes model. Ace is contracted directly by the owner or developer, holds the stamp for the waterproofing scope end-to-end, and issues the waterproofing drawings and specifications as a separate set that coordinates with the design architect's set. On a mid-rise multifamily project this typically covers the podium deck membrane, plaza deck traffic coatings, planter waterproofing, below-grade sheet membrane, balcony coatings, roof membrane, and every transition between them. See envelope design (AOR) for the full scope description.
Envelope peer review
Peer review is the advisory model. The design architect holds the stamp for the whole envelope, and Ace reviews specific documents — 50% CD, 100% CD, submittals, VE proposals — issuing signed comments that the design architect adopts or documents dissent to. Peer review comments are classified as compliance (not optional), constructability (design team decides), or forensic (informational, cited to documented failure modes). See peer review & VE for the deliverable format.
Construction-phase QA support
Construction-phase QA is the field-focused model. Ace is engaged by the general contractor or owner during construction to run pre-installation conferences, hold-point inspections, mockup testing, submittal review, and field observation reports. The design architect keeps the stamp; Ace's role is to catch installation deviations before they're covered. See construction admin & QA for the deliverable format.
03The Engagement Arc — SD through Closeout
New-construction engagements run across the entire design and construction sequence. Where Ace enters the arc determines what the engagement can accomplish and how much of the eventual outcome is available to influence.
Schematic Design through Design Development
Early engagement produces the largest structural improvement. Ace's role in SD/DD is to establish the envelope basis of design — cladding system selection, WRB and air barrier strategy, thermal control layer, drainage plane, and the fenestration performance targets against Title 24 or the governing energy code. On projects where energy code compliance is a critical path item, Ace's thermal performance team runs THERM analysis on the assemblies at this stage — before the wall thicknesses are locked into the plan.
Construction Documents through Permit
CD is where the details become defensible. Ace's specification and detail production produces the drawings and specs the field crew will build against and the plan check will approve against. The specifications cover the waterproofing scope, the WRB and air barrier scope, and the fenestration scope, referencing ASTM E1105, ASTM D5957, and the FGIA/AAMA field-testing methods where the specification requires them.
Construction Administration through Closeout
CA is where the envelope actually gets built. Ace runs pre-installation conferences with each envelope trade, holds hold-point inspections at defined moments in the sequence, reviews submittals against the specification, issues stamped clarifications when field conditions require them, and closes the engagement with field observation reports and accredited field testing against the specification.
04Building Types and What Changes by Vertical
The envelope work is different by building type, not because the physics changes, but because the stakes, the assemblies, the regulatory context, and the failure modes vary meaningfully across verticals.
| Vertical | Common assemblies | Regulatory emphasis | What Ace flags most often |
|---|---|---|---|
| Multifamily (mid-rise) | Podium deck, balcony coatings, wood-frame WRB, fiber-cement or stucco cladding | SB 326/SB 721 balcony inspection at 6 years, SB 800 defect exposure | Balcony flashing sequence, podium-deck-to-planter transition |
| Mixed-use | Podium retail below residential, curtain wall or storefront at retail base | IBC occupancy separation, NFPA 285 assembly fire test | Retail-storefront-to-residential-cladding transition, plaza deck drainage |
| Healthcare | Pre-cast panels, curtain wall, roof membrane, air barrier continuity | OSHPD/HCAI review, infection control at penetrations | Air barrier continuity through infection-control zones, roof penetration sequencing |
| Higher education | Brick veneer, curtain wall, custom fenestration, roof assemblies | State construction agency review (California DGS or equivalent) | Brick veneer flashing at parapets, custom fenestration performance testing |
| High-rise | Unitized curtain wall, structural sealant glazing, roof and mechanical penthouses | Wind-driven rain design pressure, seismic drift accommodation, NFPA 285 | Curtain wall unit-to-unit seal, seismic drift joint waterproofing |
05Deliverables and Stamped Scope
Ace's new-construction deliverables are organized around the engagement model. AOR engagements produce a separate waterproofing set — drawings, specifications, and calculations — coordinated with the design architect's set. Peer review engagements produce signed comment sets. Construction-phase QA engagements produce field reports and stamped clarifications.
The AOR set includes plans keyed to the waterproofing scope (podium, plaza, planter, balcony, roof, below-grade), sections and details at every transition, fenestration performance specifications with test methods called out, and construction sequencing notes. Every drawing is stamped by Ace's licensed design professional. Every specification section is issued under Ace's professional liability coverage. The set is issued at 50% CD, 100% CD, and Permit issuance.
Construction administration deliverables include pre-installation conference minutes, submittal review with signed accept/reject determinations, hold-point inspection reports within one week of the site visit, stamped clarifications for field conditions that require them, and closeout documentation including ASTM D5957 flood test reports on horizontal waterproofing and FGIA/AAMA accredited testing reports on the fenestration.
Problem, Symptom, and Root Cause
Developers, architects, and general contractors engage Ace for new-construction envelope work when the project's envelope complexity exceeds the design architect's specialty capacity, when the project's stakes require forensic-informed detailing, or when the specification requires a stamped envelope authority separate from the design architect. The question they're really asking is not "do we need an envelope specialist" but "who holds the stamp when a field condition requires a decision that can't wait for an RFI cycle back through the design team."
Common triggers: a specification section requiring a stamped envelope AOR, a design architect requesting a specialty consultant for the waterproofing scope, a developer specifying an independent envelope authority as a claim-protection measure, an insurance carrier requiring documented envelope specialist involvement to bind coverage, or a general contractor facing a complex assembly they need envelope-specific construction administration support on.
New-construction envelope failures don't happen from bad materials — they happen from the interfaces between materials that no single trade owns end-to-end. Getting envelope right structurally requires a specialist holding stamped authority across all envelope scopes, from design through construction. That's what an envelope AOR provides.
Typical Engagement Timeline
Planning-baseline durations for a standard new-construction envelope AOR engagement on a mid-rise multifamily or mixed-use project. Project size, permit path, and construction schedule move these figures substantially — a healthcare project extends the CA phase by 12 to 24 months relative to a multifamily project of the same size.
How Ace Scopes an Engagement
The three-step process from initial contact to a written fee and schedule. Same-week turnaround on standard scopes.
Scoping Call
A 45-minute call to confirm project address, program (units, floors, use), engagement model (AOR, peer review, or construction-phase support), design team composition, and stamped-scope expectation. Ace names the fee structure and typical range on this call.
Written Fee & Schedule
A written fee, phase-by-phase deliverable list, phase-by-phase schedule, and terms — returned within two business days of the scoping call. New-construction engagements are priced by phase so the client can advance one phase at a time.
Engagement Start
On countersignature, work begins at the current phase of the project. Every phase closes with a signed deliverable set, so the client can hold at any gate without carrying open scope. CA deliverables turn around within one week of the site visit.
Have a new-construction project needing envelope AOR, peer review, or construction-phase support? Get a written fee and schedule within two business days.
Request a Fixed-Fee ScopeFrequently Asked Questions
What does "Architect of Record for the waterproofing scope" actually mean?
AOR for the waterproofing scope means Ace holds the stamped design authority for that scope — from the podium deck membrane through balcony coatings, plaza deck traffic coatings, planter waterproofing, below-grade sheet membrane, and every transition — for the duration of the project. Ace produces the drawings, specifications, and calculations for that scope, coordinates them with the design architect's set, and administers construction on that scope with stamped clarification authority.
When does the design architect keep the envelope scope vs hand it to a specialist?
The determining factor is complexity and stakes. Simple envelopes on small projects — Type V wood-frame with straightforward WRB, no podium, no balconies with SB 326 exposure — are within a general practice architect's comfort zone. Complex envelopes — mid-rise podiums, high-rise curtain wall, healthcare air barrier continuity, occupied renovation work — routinely exceed the specialty capacity a general practice office staffs for. The AOR structure exists specifically for that class of project.
What building types does Ace's new-construction work cover?
Multifamily (mid-rise and high-rise), mixed-use, healthcare, higher education, hospitality, senior living, K-12, government, and commercial/institutional. The most common building types are mid-rise multifamily and mixed-use because those are where podiums, balconies, and transitions concentrate. The highest-stakes engagements are healthcare and higher education because the specification and documentation standards are higher and the plan-check paths are more rigorous.
What's the difference between AOR and peer review on the same project?
AOR means Ace produces the scope's drawings and specifications and stamps them. Peer review means the design architect produces the drawings and specifications and Ace reviews specific milestones (50% CD, 100% CD, submittals, VE proposals) and issues signed comments. Peer review is advisory — the architect adopts or documents dissent. AOR is decisive — Ace holds the stamp.
Can Ace serve as AOR on projects where a separate design architect is stamping the rest?
Yes — that is the standard AOR model on complex projects. The design architect stamps the architectural set and holds AOR for the whole building; Ace stamps the waterproofing set and holds AOR for that scope. The two AORs coordinate through defined interfaces, and each stamps only what they hold authority for. This is a common structure on healthcare, higher education, and any project where the waterproofing scope is contractually separated.
What determines the fee for new-construction envelope work?
Four variables: engagement model (AOR is 2-4× peer review by fee, reflecting stamped-scope liability), project size, program complexity, and phase coverage (SD through Closeout vs a specific phase only). Ace quotes fixed-fee by phase so the client can advance one phase at a time and stop at any gate. Phase-by-phase quoting also lets the client compare Ace's scope against the design architect's proposed scope on the same phase.
How does Ace's CA differ from the design architect's CA?
The design architect's CA covers the whole building — architectural coordination, code compliance, RFI response, change order review. Ace's CA is envelope-specific: it goes deep on the waterproofing scope, the WRB and air barrier scope, the fenestration scope, and the transitions. Ace's field engineer is envelope-specialized and stamped to issue clarifications on that scope; the design architect's field engineer is a generalist. On envelope-heavy projects, both are typically engaged.
What deliverables are included through closeout?
AOR engagements include: stamped drawings and specifications at 50% CD, 100% CD, and Permit; construction administration through the punch list with pre-installation conferences, hold-point inspections, submittal reviews, and stamped clarifications; and closeout including ASTM D5957 flood testing on horizontal waterproofing, FGIA/AAMA accredited field testing on the fenestration, and a final envelope closeout report.
How does forensic experience change Ace's new-construction work?
Ace's forensic team investigates envelope failures — water intrusion, defect claims, warranty disputes — under ASTM E2128 methodology. That work produces a documented catalog of failure modes: which details fail, why they fail, what the failure signature looks like at years-in. Every new-construction specification Ace produces is written with that catalog in mind. Details that Ace's forensic team has traced failures to don't get specified without explicit rework of the failure mode.
Where does Ace serve? Do you cover projects outside California?
Ace's Western U.S. practice covers California primarily, with active project experience across Arizona, Nevada, Idaho, Oregon, Utah, and Washington. Four offices — Concord, Newport Beach, San Diego, and Nampa — support the geography. Design production is centrally staffed; construction administration and field testing are regionally staffed so scheduled mobilization is not travel-dependent.
New-construction envelope work is best evaluated against what the engagement actually buys: stamped authority on the waterproofing scope, defensible specifications, decisive construction administration, and closeout documentation the lender, insurer, and owner can rely on. That is how Ace scopes every new-construction engagement — with the stamped authority, the forensic-informed detailing, and the specialist depth larger general-practice firms structurally lack in the field. Ready to move forward? Call (866) 389-8883 for a fixed-fee scope.
References & Further Reading
- International Building Code (IBC) — Model construction code governing envelope assembly, construction type, and stamped-scope authority provisions.
- California DGS — Building Standards — California Building Standards Code administered by the Division of the State Architect — the enforcement framework Ace's stamped envelope drawings are approved against on California projects.
- California Civil Code §895 et seq. (SB 800) — California Right to Repair Act — governs residential construction defect claims and drives new-construction documentation standards.
- Fenestration & Glazing Industry Alliance (FGIA) — Industry-body test standards and accreditation program governing FGIA/AAMA field-testing methods invoked by Ace's specifications.
- Building Enclosure Design Guide (NIBS) — Whole Building Design Guide reference on envelope systems, assemblies, and new-construction specification standards.
- IIBEC — International Institute of Building Enclosure Consultants (Registered Roof Consultant, Registered Building Envelope Consultant credentials Ace field engineers hold).
- ASTM E2128 — Evaluating Water Leakage of Building Walls — The forensic-investigation framework Ace's failure-mode catalog is built on and that informs new-construction detailing.