Five Signs That Your Aging Façade Needs Attention
07/25/2024
In: Lifecycle Management
Whether masonry, concrete or a glass curtain wall, the façade of a building is a visitor’s first impression. It’s also a building system that is exposed to the natural elements of rain, wind, chlorides, freeze-thaw and age. Wear and tear from weather cycles can cause the exterior façade of a building to deteriorate, can cause moisture or air to penetrate the building envelope or even pose a Life-Safety Issue to building occupants or passersby. It’s important to also remember that materials don’t last forever and need proper maintenance, if maintenance is neglected repairs or replacement will be required and underlying structural elements can be compromised.
5 Signs of an Aging Façade
Everything has a lifespan, including your building’s façade. Some signs of a compromised façade elements may be obvious and point to needed repairs, while other signs may be less noticeable to the untrained eye. Let’s review five signs that your façade is aging and in need of repairs/remediation.
- Cracking, Spalling or Delamination
Cracking, spalls and delamination can be indicative of larger issues that require further investigation.
- Location: Masonry, stone, terracotta, concrete
- Look for: Cracking, falling debris, spalls and delamination
- Leaks
Water intrusion is a sign that the building envelope has been compromised.
- Location: Indoors, ceilings, walls, around windows
- Look for: Failed sealants, failed external gaskets between window frames and glass, cracked or missing sealants around windows and doors
- Curtain Wall Issues
A curtain wall with visible deflection can pose a danger as it may be forced out of place, while condensation can indicate failure of the glazing and hairline cracks can indicate excessive thermal loading of the curtain wall.
- Location: Glass both outdoors and indoors
- Look for: Discoloration or clouded glass, deflection, frame bowing
- Displacement
Displaced stones or masonry can pose a Life-Safety Issue and be dangerous to passersby or vehicles.
- Location: Masonry, stone, terracotta, concrete
- Look for: Cracks and cladding that is out of plane with the rest of the façade
- Corrosion
Corrosion can indicate structural failure as well as pose a Life-Safety Issue. Rust product on steel or rebar expands and the subsequent force can crack and crumble surrounding concrete and masonry.
- Location: Areas with steel or rebar framing or support
- Look for: Exposed rebar, orange rust stains or cracking
Steps to Remediation
If you notice one or more of these signs of an aging, potentially compromised façade it’s best to start with a façade assessment. Some cities, like Cleveland, have façade ordinances in place requiring buildings of certain ages and heights to be assessed regularly by a professional engineer.
Façade assessments vary by building age, façade type and materials. Each component of the façade system is examined visually using binoculars or possibly aerial lifts, drones or swing stages. These systems include:
- Exterior Façade
- Foundation Walls
- Masonry
- Curtain Walls
- Stone Veneer
- Doors & Windows
- Above-and-Below Grade Waterproofing
Areas of concern are noted, and additional testing methods can be employed. After the assessment a report is generated along with recommendations for repairs. A schedule for preventative maintenance can also be created at this time.
Managing the exterior systems of your facility properly with regular condition assessments, repair and maintenance helps prolong the useful service life of your building and ultimately reduces your Total Cost of Ownership.
Contact Us Today!
At Technical Assurance we are passionate about helping Building Owners solve problems within their facilities, whether it’s one building or a multi-building portfolio. If you’re feeling overwhelmed with where to start on your proactive approach to sustainability take our facilities self-assessment to help you get started, or contact us today for a consultation.