A new master-planned community is rising in Coquitlam, BC. The Grayson will have four six-story wood-frame buildings located across opposite sides of a city block.
The key enclosure feature we coordinated closely with Mosaic and the manufacturer on is the below-grade waterproofing system. The two-story below-grade structure is undrained and located below the water table. The cast-in-place concrete structure is being fully “bathtubbed” using both blindside and conventional waterproofing systems.
As this was Mosaic’s first time using the tanking system, the Seattle and Vancouver offices leveraged knowledge and experience across offices to help guide the process. We worked with them to evaluate different product options, outlining the advantages and disadvantages of each system before recommending a new approach.
Throughout the project, we provided ongoing support with product selection, detailing, and construction troubleshooting, helping give the team an added level of confidence and support throughout implementation.
Developer: Mosaic Homes
Architect: @yamamotoarchitecture
#BuildingScience #Team4EA #Waterproofing #Cotquitlam
Design is moving forward on the Vincent Apartments, with construction expected to begin this summer.
This seven-story, mixed-use development has an O-shaped layout with structured parking, townhomes, ground-floor commercial space, and apartment units organized around a central courtyard.
4EA is supporting the project with envelope design and energy code compliance modeling. We will continue our involvement through construction.
Always happy to be part of a project that adds housing and vibrancy to Northgate!
It also feels exciting and strange to be designing this project for the site of our first office space. We occupied suites on the first and fourth floors of the Northgate Office Building from 2006 until 2016.
Developer: lakeunionpartners
Architect: @weinstein_au
Contractor: @sierraind
➡️ Link in bio for more project like this one.
#Team4EA #Northgate #Seattle #BuildingEnclosure #multifamily
Supporting the next phase of the Broadway Campus redevelopment, introducing a new four-story intensive behavioral health services clinic in the heart of Everett, Washington. With outpatient and inpatient components, the Marc Healing Center is built on a sloped site and has occupied decks, a low-slope roof, and European fiber cement cladding.
At 4EA, our team supported the project through construction to help deliver a high-performing enclosure aligned with the owner’s goals.
This one brought together technical know-how and thoughtful coordination. Great work, team!
Owner: @compasshealthwa
Architect: @ankrommoisan
Contractor: @bnbuilders
➡️ Link in bio for projects like this one
#BuildingScience #Team4EA #BehavioralHealth #CompassHealth #Everett
A great day in the field with one of the best views in Seattle. Definitely one of the perks of what we do! 👍
This photo was taken during a façade assessment, where sometimes the best way to evaluate a building façade is by getting up close and personal.
Want to see more of what we do? Explore our services by clicking the link in our bio!
#Team4EA #BuildingScience #Seattle
Curious what it’s like to work with a smart, supportive, and genuinely fun group of people?
Here’s a peek behind the scenes at life at 4EA Building Science! We’re a growing, employee-owned consultancy with offices in Seattle, Oakland, and Vancouver, BC.
Our crew includes people with architecture, engineering, construction and building science backgrounds who bring a mix of curiosity, collaboration, and technical excellence to every project.
➡️ Click the link in bio to see our careers page if you want to join our team!
Going up in San Francisco! The Transbay Block 2 East project is taking shape in the heart of the Transbay District.
This 17-story residential building will bring 160 affordable and family-oriented homes to the neighborhood. 4EA contributed through enclosure design review, collaborating with the design team on assemblies, materials, and interfaces. Our involvement will continue through construction with reviews and field observation of the enclosure systems.
Owner: @mercyhousing
Architects: @kennerlyarchitecture & @y.a.studio
Contractors: @swinerton1888 & Rubecon Builders, Inc. ⬆️ Link in bio for more projects like this one.
#SanFrancisco #BayArea #Team4EA #BuildingScience #AffordableHousing
We’re excited to share that two projects we collaborated on with @runbergarchitecture received Merit Awards at the 62nd PCBC Gold Nugget Awards!
🏆Ondina Apartments, Bellevue, WA – Best Multi-Family Housing Community
An 8-story, transit-oriented development with shared amenity spaces and below-grade parking. 4EA provided building envelope consulting and cladding engineering services for the distinctive Cor-Ten steel façade.
Owner: @vulcanrealestate
Architect: @runbergarchitecture
General Contractor: @exxelpacific
🏆 Grand Street Commons, Seattle, WA – Best Multi-Family Housing Community & Mixed-Use Community of the Year
A three-building, transit-oriented development near the future Judkins Park light rail station, delivering 775 affordable + market-rate homes, with 60,000 SF of retail. 4EA worked in a full design role, providing envelope design, waterproofing, wall and glazing systems, and roofing consultation.
East & West Developer: Lake Union Partners
South Developer: @mtbakerhousing
Architect: @runbergarchitecture
Contractor: @wgclarkconstruction
A huge congratulations to all project partners who made these impactful communities possible!
#BuildingScience #GoldNuggetAwards #Multifamily #MixedUse #AffordableHousing #Team4EA
A great new community space is now open - Den Duyf Park Amenity Pavilion in Pemberton, BC. This community hub was designed to bring people together with a rooftop patio, outdoor seating, and a unique slatted passive solar design.
Our team supported the project with energy modelling and building enclosure consulting, while also helping with value engineering to keep costs down without sacrificing performance. By simplifying strategies, streamlining communication, and making quick, thoughtful decisions, we were able to support efficient delivery under a tight schedule.
A great collaboration with the @villageofpemberton and @starkarchitecture on this project.
➡️ Link in bio for more projects like this one.
#Team4EA #BuildingScience #CommunityDesign #EnergyEfficiency #PembertonBC
4EA is excited to celebrate the opening of Nichols Court, a 152,000 SF affordable housing community by the @lihihousing . This new development provides 148 units for individuals and families, along with a street-level early learning center.
4EA was the enclosure designer and provided support through construction through site visits and testing.
We’re proud to be part of meaningful work that expands access to quality, affordable housing in our communities!
Owner: @lihihousing Architect: @runbergarchitecture Contractor: @walshbuilds
⬆️ Link in bio for more projects like this one.
#Team4EA #LIHI #BuildingEnclosure #AffordableHousing #BuildingScience
Last week, we hosted our 2025 summer BBQ with all three of our offices coming together from Oakland, Seattle, and Vancouver BC.
It was a great day spent with coworkers and families enjoying summer activities like kayaking, canoeing, and sharing some delicious food. It’s always a special moment when our teams have the chance to connect in person and spend time together outside of work.
#Team4EA #BuildingScience #SummerBarbecue #Seattle #Oakland #VancouverBC
Another successful project wrapped up in Yesler Terrace!
Located in Seattle’s Yesler Terrace neighborhood, this mid-rise development includes 345 units (with 26% designated as affordable housing!) across two wood-framed buildings over a Type I podium.
4EA had the opportunity to support the project from design through construction, providing building enclosure drawings, field reviews, and testing. This project has some unique geometry and waterproofing considerations that made it especially exciting to work on. It’s also one of several developments we’ve contributed to in the growing Yesler community.
⬆️ link in bio for more projects like this one.
Owner: @vulcanrealestate
Architect: @ankrommoisan
Contractor: @andersen.construction
#CascaraApartments #YeslerTerrace #BuildingScience #Team4EA #Seattle
